Annual Employment & Industry Monitor Report 2023-2024
Annual Employment & Industry Monitor Report 2023-2024
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1. Introduction
The Employment & Industry Monitor Report [the Employment Monitor] has been prepared in support of our Local Development Plan (LDP) 2032.
The first stage of the LDP was the draft Plan Strategy (dPS), published in October 2019 which was subject of independent examination by the Planning Appeals Commission in 2022. The dPS contains strategic and operational planning policies which, in the case of economic development primarily directs proposals to locate on the most suitable sites, including the thirty sites designated as zoned employment land across our area .
The sources of information used in the employment monitor are considered to be the most up to date at the time of its publication to inform its conclusions.
1.1 Background
The PS has taken account of regional strategic policy, Department development plans, the council’s Community Plan and its other non-statutory frameworks or strategies. Further, and in specific relation to employment land provision, a series of evidence gathering papers were published that took stock of the employment zonings transposed from Department development plans, including remaining land availability, land quality and their locations in the council area. Further evidence gathered detail on the quantity of employment land uptake, or loss over previous years, future forecasting, and likely scenarios of economic activity over the lifetime of the LDP to 2032.
The following strategic policies in the PS are relevant to the thirty sites designated as zoned employment land across the Council;
- Strategic Policy 01: Sustainable Development (page 36);
- Strategic Policy 04: Supporting Sustainable Economic Growth (page 37);
- Strategic Policy 11: Economic Development in Settlements, (page 70); and,
- Strategic Policy 12: Economic Development in the Countryside (page 82).
1.2 Legislative and policy context
Legislative context
In accordance with Section 21 of the Planning Act (Northern Ireland) 2011 and the Planning (Local Development Plan) Regulations (Northern Ireland) 2015 following adoption of our Plan Strategy and Local Policies Plan, we are required to publish an annual monitoring report and keep under review its LDP which, for the purposes of this Employment Monitor is by the following prescribed actions of the regulations:
- the annual monitoring report must cover the 12 month period commencing on 1st April in each year and ending on 31st March in the following year (Regulation 25(1)(a))
- the report must be published within 6 months following the end of the monitoring period (Regulation 25(1)(b))
- the report must specify the supply of land for economic development purposes in the council’s district (Regulation 25(2)(c))
An important element of the annual monitoring report is to provide such information as necessary for us to:
carry out a review of its local development plan every five years and no later than five years from the date that the local policies plan was first adopted or approved (Regulation 26(1)(a)).
The Regional Development Strategy (RDS) 2035
This provides the overarching strategic planning framework to facilitate and guide the public and private sectors. It is a legislative requirement that we must ‘take account’ of the RDS in the preparation of our LDP .
The RDS highlights:
- key driving forces for the economy such as population growth and movement, demographic change, an increasing number of households, transportation needs, economic changes, climate change
- the spatial implications of divisions that still exist in our society
It seeks to inform and guide the whole community in the drive to create a dynamic, prosperous, and progressive Northern Ireland in the third millennium.
It influences the future distribution of development throughout the region with two levels of guidance:
Regional Guidance (RG) to be applied to all of Northern Ireland
Regional Guidance (RG) 1: ensure adequate supply of land to facilitate sustainable economic growth; to ensure that Northern Ireland is well placed to accommodate growth in jobs and businesses
Such lands should be accessible and located to make best use of available services. As such the locational aspect of zoned sites is focused on larger urban centres in our area, taking advantage of the regional transport network.
To achieve RG1 requirements we needed to assess the quality and viability of sites zoned within its LDP for economic development.
The evidence papers were the starting point to meet RG1 and this employment monitor continues this, being the mechanism to evaluate the take-up, or loss of employment land to inform and, if necessary to aid modification in accordance with the legislative requirement of keeping the LDP under review.
The employment monitor is also a tool to inform those with interests in planning and investment decisions and actions to facilitate spatial and sustainable economic growth.
Spatial Framework Guidance (SFG) that applies to defined sub regions
Spatial Framework Guidance (SFG) 1: promote urban economic development at key locations throughout the Belfast Metropolitan Urban Area (BMUA) and ensure sufficient land is available for jobs.
This guidance seeks to identify and protect key locations for economic growth and, if policy compliant directing mixed use development towards sites which will enhance local regeneration initiatives.
The zoned employment sites in our area accord with SFG1 requirements.
Spatial Framework Guidance (SFG) 4: manage the movement of people and goods within the BMUA.
This guidance seeks to manage travel demand, improve public transport, integrate Land Use and Transportation and manage the efficient movement of freight.
These combined elements reinforce the guidance of SFG1 and as such the zoned employment sites provided throughout our area are at key locations to aid sustainability of movement.
The Strategic Planning Policy Statement for Northern Ireland (SPPS)
Paragraph 6.82 of the SPPS sets out the regional strategic objectives for economic development, industry and commerce, as follows:
- promote sustainable economic development in an environmentally sensitive manner
- tackle disadvantage and facilitate job creation by ensuring the provision of a generous supply of land suitable for economic development and a choice and range in terms of quality
- sustain a vibrant rural community by supporting rural economic development of an appropriate nature and scale
- support the re-use of previously developed economic development sites and buildings where they meet the needs of particular economic sectors
- promote mixed-use development and improve integration between transport, economic development and other land uses, including housing
- ensure a high standard of quality and design for new economic development
1.3 Departmental Development Plans
The Plan Strategy derives its Employment Land baseline from thirty zoned employment sites identified in and subsequently carried forward from the former Department for the Environment’s draft Belfast Metropolitan Area Plan (dBMAP) 2015, when planning powers passed to Council under transitional arrangements in April 2015. Whilst this is an emerging Development Plan this is considered to be the most up-to-date evidential baseline.
The baseline identified there were approximately 583 hectares contained in these employment zonings of which approximately 287 hectares had already been developed. Of the remaining 296 hectares, approximately 60 hectares are located in the proposed Strategic Mixed Use Site (SMU01) West Lisburn/Blaris with the remainder of that zoning (approximately 60 hectares) re-designated for development as Class C1 dwelling houses.
Taking this into account, approximately 236 hectares of undeveloped employment land exists throughout the remainder of the council area, of which approximately 221 hectares are considered to be developable.
Part 1, Pages 75 to 80 and Table 5 of the dPS provides detail of these figures.
1.4 Council’s Corporate Plan, Community Plan and other frameworks/strategies
The employment monitor also:
- acts as an aid to measure the effectiveness of our Corporate Plan 2024/2028, the vision of which is ‘To achieve better lives for the people who work, live in or visit the LCCC area’. A key theme of the Corporate Plan relates to economic success where ‘We benefit from a growing and vibrant economy’ (Strategic Theme 4).
- has direct linkages with our Community Plan which contains a similar theme, the outcome of which is that ‘Everyone benefits from a vibrant economy’ (Theme 2 the Economy)
Other council departments have strategies to which the employment monitor is a key aid, most specifically the Economic Development Unit that seeks to promote the district by supporting existing industries and attracting new industrial investments through its Business Growth Programmes and the Belfast Region City Deal.
1.5 Purpose of the LDP and Employment Monitor
The purpose of the LDP is to spatially interpret how our area has developed to the present day and, through its strategic policy framework how it will direct and guide where future development proposals are considered beneficial to us and the wider regional context.
Technical Supplement 3, Employment Land Review identifies that the 30 sites designated as zoned employment land are spatially distributed throughout our area, primarily in our largest urban settlements as these contain the greatest concentration of the working population.
These key employment areas, in addition to the Strategic Mixed Use locations at West Lisburn/Blaris (SMU01) and Purdysburn/Knockbracken (SMU02), are identified at the following locations:
A. Lisburn City – Knockmore
B. Lisburn Greater Urban Area – Derriaghy
C. Dundonald
D. Carryduff
E. Newtownbreda
These areas are strategically well placed to transport networks for ease of regional and national connectivity.
The purpose of the employment monitor is to provide an assessment of the zoned employment sites by quantifying how they have developed over the 2023/24 reporting period and how they are being utilised.
It also forecasts possible growth in the zoned employment sites by providing a list of extant planning permissions that may come to fruition in coming years.
In addition to keeping the effectiveness of employment strategies and policies of the LDP under review, the employment monitor, in conjunction with Technical Supplement 3, Employment Land Review and the Housing and Employment Topic Paper are sources of information that may be useful to other key stakeholders, including neighbouring councils, in terms of having regard to other relevant plans, policies and strategies.
1.6 Methodology
The employment monitor builds upon previous findings of Technical Supplement 3, Employment Land Review (October 2019) and the Housing and Employment Topic Paper (January 2021).
The findings of the employment monitor are primarily sourced from desk-based analysis of data held by, or available to the council.
Data sources include:
- histories of Building Regulation Completion Certificates in any of the zoned employment sites issued by our Building Control department in the period 2023/24. These confirm developments have been completed
- histories of planning permissions granted in any of the zoned employment sites either during the period 2023/24, or prior to that period which remain extant, or ‘live’ and therefore capable of implementation
- available Geographic Information Systems (GIS) and Geospatial Information, such as Ordnance Survey of Northern Ireland (OSNI) Spatial NI data, used to identify new development on the zoned employment sites
Where development of new buildings, or extensions to existing buildings has been carried out in any of the zoned employment sites these have been plotted to OSNI largescale mapping provided under the Local Government Mapping Agreement (LGMA). This has enabled the publication of accurate, up-to-date maps displaying the quantum of developed and undeveloped land within the zoned employment sites at the end of the reporting period covered by this monitoring report.
Whilst all of these sources of information are an aid to effective monitoring, some field work has been undertaken to confirm land uptake within the zoned employment sites.
Currently, acceptable uses on employment and mixed use zonings, except where otherwise specified in individual zonings (based on the Planning (Use Classes) Order (Northern Ireland) 2015), include:
- Class B1: Business (b) as a call centre
- Class B1: Business (c) for research and development
- Class B2: Light industrial
- Class B3: General industrial
- Class B4: Storage or distribution
In addition the dPS allows further flexibility for Class B1 (a) Business (offices, call centres and R&D) within zoned employment sites where no suitable alternative exists in a designated city or town centre or in other locations identified in the LDP such as a district or local centre or business park; or elsewhere within the settlement limits of cities or towns (see Operational Policy ED1 Economic Development in Cities and Towns, Part 2, Page 44).
2.0 Completed development on zoned employment land
Table 1 below details development carried out to erect new buildings or alter existing buildings within any of the zoned employment sites during this monitoring period. This data has been obtained from Building Control completions and observations made during field work. Where applicable building control completions have been matched to corresponding planning approvals. It should be noted however that not all Building Control completions require planning permission, some may be deemed permitted development in accordance with the Planning (General Permitted Development) Order (NI) 2015.
Table 1 describes the developments completed, the relevant use class for each completion; location by employment zoning; and the amount of land and/or floorspace created, if such data is available. Table 1A summarises the developed hectares and floorspace by use class listed in Table 1 and it can be seen that Class B development on employment zonings in this monitoring period equates to 8.96 hectares of land, the creation of 5130 square metres of new floorspace and extensions of 5,041square metres to Class B1(a) floorspace.
It is worth comparing this quantum of development with the findings contained in Section 5 of Technical Supplement 3, Employment Land Review (October 2019). Table 4.3 on Page 33 of that review summarises completed development for industry and employment uses over the years 2015 – 2019 and found that on zoned sites completions ranged between 0ha and 1.26 ha per annum.
The 1.59 hectares of completions recorded in this reporting year exceeds that data range and confirms the zoned employment sites continue to function and offer the opportunities for which they have been designated in the LDP.
There have been three Sui Generis completions in this reporting period equating to a loss of 0.4 hectares of Class B land/floorspace, although one proposal at LC14 Lissue Industrial Estate is for an extension of car park to an existing Class B unit.
Technical Supplement 3, Employment Land Review (October 2019) notes at Section 5, Paragraph 4.33 (Page 35) that in the years 2015 to 2019 there was an average loss of 0.5 hectares to Sui Generis uses per annum. In this monitoring period the loss of 0.4 hectares to Sui Generis alternatives remains within this past trend data range.
In accordance with the findings of Technical Supplement 3 and the Housing and Employment Topic Paper the employment zonings have also been colour coded to signify whether they are Good (Green), Average (Yellow) or Poor (Orange) site.
It is worth noting from Table 1 that all completions, whether Class B or otherwise, are evenly balanced between zones that are either Good or Average sites for their employment suitability. This confirms that the best located employment zonings are seeing completions and are attracting potential future development proposals. However, it is of note that non-Class B completions also compete for these best located employment zonings and as such are a threat to the purpose of zoning lands for employment use. This is a matter that requires continual monitoring to ensure sufficient land, in the most appropriate locations, remains to attract future Class B development.
| Site reference | Location | Description of works | Use class | Planning (LA) and Building Control (FP) reference numbers | Land Uptake Hectares(ha) and floorspace (sqm) |
|---|---|---|---|---|---|
| LC10 | 30 Altona Road, Lisburn | Warehouse/distribution building, ancillary offices/hardstanding |
B4 |
LA05/2019/0057/F | 2,261sqm 0.83ha |
| LC12 | Unit 1, 15 Ballinderry Road, Lisburn | Change of use to gym with ancillary offices and cafe | Sui Generis | LA05/2021/0373/F | 1,029sqm |
| LC14 | Unit 1, 7 Rathdown Close, Lissue Industrial Estate | Extension to existing car park | Sui Generis | LA05/2020/0592/F | 0.24 ha |
| 4 Hulls Lane, Lisburn | Retrospective change pf use from warehouse to gym | Sui Generis | LA05/2022/0081/F | 575 sqm | |
| CF08 | Carryduff Business Park | One industrial unit and ab extension of an industrial unit for assembly and storage | B2, B4 | LA05/2019/1294 | 954 sqm 0.09ha |
| LN07 | 175 metres north of 20 Glenavy Road, Moira | Industrial storage and distribution building | B4 | LA05/2022/0654/F | 1,080sqm 0.67ha |
| Use class | New build (hectares) | New build floorspace (sq metres) | Extensions floorspace (sqm) | Change of use (sqm) | Total floorspace (sqm) |
|---|---|---|---|---|---|
| Class B (business) | 1.59 | 4,295 | 0 | 4,295 | |
| Sui Generis | 0.24 | 0 | 1,604 | 1,604 | |
| Total | 1.83 | 4,295 | 0 | 1,604 | 5,899 |
2.1 Development outside zoned employment land
Table 2 below details development carried out to erect new buildings or alter existing buildings to Class B uses on land outside any of the zoned employment sites during this monitoring period. This information has been obtained from planning and building control data and observations made during field work.
Table 2 provides:
- the location
- description of development
- the relevant Class B use associated with the completion
- building control and planning reference numbers, where available
- the amount of land and/or floorspace created, where available
This data does not include information on Class B1(a) offices within defined centres as these are considered through office capacity studies to accompany the LDP.
The amount of Class B development outside employment zonings in this monitoring period equates to 1.74 hectares of land and the provision of 2,903 square metres (0.29 hectares) of floorspace (combined total, approximately 2.03 hectares).
It is worth comparing this figure with the findings contained in Section 5 of Technical Supplement 3, Employment Land Review (October 2019). Table 4.3, Page 33, of that review summarises completed development for industry and employment uses over the years 2015 – 2019 and found that outside zoned employment sites completions ranged between 0.9 ha and 3.76 ha per annum. Completions on non-zoned sites in this monitoring period are therefore firmly within that data range for those years.
Table 2 records there have been nine new developments or extensions to existing premises for Class B uses, eight of which are in rural locations, beyond urban settlements.
| Location | Description of works | Use class | Planning (LA) and Building Control (FP) reference numbers | Land uptake hectares (ha) and floorspace (sqm) |
|---|---|---|---|---|
| 108 Ballynahinch Road, Lisburn | Erection of new store and a side extension to existing factory | B2, B4 | LA05/2020/0428/F | 58sqm additional |
| 1 Dagger Road, Lisburn | Extension to existing warehouse | B4 | LA05/2021/0508/F | 865 sqm |
| 19 Mullaghcarton Road, Lisburn | Retention of workshop for car body repair | B2 | LA05/2021/0610/F UB/2021/0727 |
365 sqm |
| 109b Moneyreagh Road, Moneyreagh | Demolition of existing storage buildings and erection of new buildings | B2, B4 | LA05/2021/0829/F | 92 sqm |
| Sandy Bay Quay 17 Shore Road, Upper Ballinderry | Replacement modular office building, staff facilities, canteen, car parking | B1 (a) | LA05/2021/1193/F | 31 sqm additional |
| 2A Glenavy Road, Upper Ballinderry, Lisburn | Two storey portal framed workshop for machinery repair, storage, office, sales space and associated works | B2, B4, B1a | LA05/2022/0050/F | 611 sqm B2 631 sqm B4 250 sqm B1(a) |
| 50 Stoneyford Road, Lisburn | Outdoor storage area | B4 | LA05/2022/0834/F | 0.55 ha |
| 23 Mullaghcarton Road, Ballinderry Upper, Lisburn |
from a 'Quarry Storage Yard' to a 'Building Contractor's Storage Yard' | B4 | LA05/2023/0119/CLOPUD | 0.97 ha |
| Lands at 2A Lough Road, Lisburn | Established business (storage/distribution/industrial), offices, yard, fencing, parking and access | B2, B4 | LA05/2023/0652/CLEUD | 0.22 ha |
2.2 Zoned employment land – extant planning permissions
Tables 3 and 3A below detail extant planning approvals during this monitoring period for proposals to erect new buildings, alter existing buildings and the amount of floorspace to be created within the employment zonings.
This data has been extrapolated from our planning development management database, supplemented by field work confirming none have been completed. This information provides:
- a snapshot of what potential development may occur on zoned employment lands in forthcoming years
- the amount of land essentially ‘reserved’ for these proposals
- what uses may be envisaged, be they Class B or otherwise
Table 3 details:
- each permission
- their location in the relevant zoned site (site reference number and name)
- a description of proposed development; the use class upon which the permission has been approved
- planning reference number
- the amount of land and/or floorspace to be created were the development completed
There are 26 extant planning permissions across 12 of the zoned employment sites. Of these the majority, 16 permissions, seek new buildings or extensions to existing buildings for Class B uses with one permission also seeking a Sui Generis element. Three of the other permissions seek Class B and/or Class C (residential) development on two zoned employment sites. The first of these Class C extant permissions seeks to develop the old Knockmore Mill site within zoning LC13, Flush Park Industrial Estate. It is noted that demolition of the mill had commenced in 2024. This permission will see residential development on the majority of the site.
The second and third extant planning permissions are at MCH05 Millmount/Comber Road for the development of Class C residential units over the majority of the zoning (approximately 7.4 hectares) and 1.7 hectares of Class B to provide 2,735 square metres of floorspace.
Building works for the Class C permissions were observed to be ongoing in early 2024 however, it did not appear at that stage that work on the Class B development had commenced.
If all of the Class B permissions were to come to fruition, they represent an additional 15 hectares of land uptake in employment zonings and the creation of an additional 25,799 square metres of floorspace (See Table 3A below).
10.37 hectares would be lost to Class C residential use which, along with lands lost to other non-Class B uses is a matter for continued monitoring in future review years.
One extant planning permission seeks Class D (community) use at MCH06, Carrowreagh as a community garden.
The remaining seven extant planning permissions, on five zoned employment sites, seek development of lands or change of use of buildings to a variety of Sui Generis uses. These account for approximately 18.06 hectares within zoned employment sites. This figure is high compared to other monitoring periods because approval of the link road through zoning SMU01 (17.6 ha) was granted by the Department in October 2023.
In accordance with the findings of Technical Supplement 3 and the Housing and Employment Topic Paper the employment zonings have been colour coded to signify whether they are a Good (Green), Average (Yellow) or Poor (Orange) site. See Part 3 below for further detail on this matter.
There are several points worth noting on the location of these extant planning permissions, which is apparent from the colour coding on Table 3. These permissions are evenly spread between zonings that have been considered either Good or Average sites. SMU01, West Lisburn/Blaris is the exception.
As set out in Part 3 below, SMU01 is classified as a Poor site only by the fact that the Knockmore Link Road remains to be constructed. When built, this road will open up the potential of SMU01 and will change its classification to that of a Good site.
Also, and importantly the extant permissions that propose Sui Generis/A1 uses are located on employment zonings considered as Good or Average sites. Non-Class B uses that affect employment zonings across the Council district is a matter for continued monitoring in forthcoming reports.
| Site reference | Location | Description of works | Use class | Planning reference | Potential uptake Hectares (ha) and floorspace (sqm) |
|---|---|---|---|---|---|
| SMU01 (LC05) | 67 Blaris Road | Land for display and sale of motor vehicles | Sui Generis | LA05/2019/1079/F | 0.15 ha |
| West Lisburn | Link road (1.6km) connecting the M1/A101 roundabout to Moira/Knockmore Road Jnt | Sui Generis | LA05/2018/1155/F | 17.6 ha | |
| LC09 | Ballinderry/Knockmore Lisburn | Industrial unit & offices | B1 (a), B2 | LA05/2023/0127/F |
160 sqm B1(a) 0.42 ha |
| Extension to factory | B2 | LA05/2019/1177/F | 450 sqm | ||
| LC10 | Blaris Industrial Estate | Demolition of existing light industrial unit, erection of 4 no. light industrial units | B2 | LA05/2021/0819/F | 836 sqm |
| Extension to cold storage building | B4 | LA05/2020/1045/F | 1,530 sqm | ||
| Small scale buildings associated with biomass plant | B4 | LA05/2021/0935/F | 0.38 ha | ||
| Demolition of existing light industrial unit, erection of 4 no. light industrial units | B2 | LA05/2021/0819/F | 836 sqm | ||
| LC11 | Enterprise Crescent | Storage and distribution warehouse with covered canopies for loading | B4 | LA05/2022/1181/F | 0.36 ha 1,364 sqm |
| LC13 | Flush Park Enterprise Centre | Demolition of existing buildings, development of residential (91 no. units), 6 no. Class B2 industrial service yard; 3 no. flexible workspaces, 2 no, take away coffee pod units and infrastructure | B2, C1 | LA05/2022/0830/F | 1,398 sqm B2 0.6 ha B2 3.0 ha C1 |
| LC14 | Lissue Industrial Estate | New car showroom, workshop, office building and site works replacing existing building | Sui Generis | LA05/2018/1164/F | 350 sqm (gross additional over existing floorspace) |
| 9 no. light industrial units | B2 | LA05/2017/0255/F LA05/2022/0502/CLEUD |
0.99 ha 1,671 sqm |
||
| ML06 | City Business Park, Derriaghy | Petrol filling station, retail unit, car parking and site works | Sui Generis & A1 | LA05/2018/1032/F | 0.31 ha 419 sqm |
| MCH05 | Millmount/Comber Road | 7 no. detached dwellings | C1 | LA05/2016/0985/F | 0.87 ha |
Mixed use, housing (119 units) and 18 no. industrial units
|
C1, B1b, B1c and B2 | LA05/2017/1153/F | 6.5 ha Class C (approx) 1.7 ha Class B (approx) 2,736 sqm Class B floorspace |
||
| MCH06 | Upper Newtownards Rd/Carrowreagh | Office/storage unit with car parking | B1a & B4 | LA05/2019/0592/F | 0.06 ha 188 sqm |
| Change of use from open space to a community garden | D2 | LA05/2019/1176/F | 0.03 ha 300 sqm |
||
| Warehousing/light industrial/showroom & ancillary offices | B1 9a), B2, B4 | LA05/2022/0763/F | 0.3 ha 60 sqm Class B1(a) 178 sqm Class B2 238 sqm Class B4 |
||
| CF08 | Carryduff Business Park | Back up electricity compound | Sui Generis | LA05/2020/0962/F | 287 sqm |
| Switch room and control room | Sui Generis | LA05/2021/1282/F | 48 sqm | ||
| LN07 | Glenavy Road, Moira | 20 no industrial units | B1 and B2 | LA05/2016/1239/F LA05/2022/0362/LDP |
7.15 ha |
| Asphalt batching plant, perimeter fence, security gates, access, ancillary site works | B2 | LA05/2022/0686/F | 0.99 ha |
||
| Industrial unit, associate storage yard, landscaping and ancillary site works | B4 | LA05/2023/0252/F | 1.49 ha 5,563 sqm |
||
| Agricultural vehicle servicing workshop, sales depot, wash bay, associated yard, access and ancillary site works | B1 9a), B4, Sui Generis | LA05/2023/0275/F | 86 sqm B1(a) 228 sqm B4 812 sqm Sui Generis 0.97ha |
||
| CR01 | Maryland Industrial Estate | Extension to provide 1 no. additional industrial unit | B2, B3 | LA05/2023/0220/F | 288 sqm |
| Extensions to distillery to provide additional store facility | B4 | LA05/2023/0655/F | 148 sqm |
| Use class | New build (hectares) | New build floorspace (sq metres) | Extensions floorspace (sqm) | Total floorspace (sqm) |
|---|---|---|---|---|
| Class B (business) | 14.15.03 | 23,383 | 2,416 | 25,799 |
| Class C (residential) | 10.37 | |||
| Class D (community) | 0.03 | 300 | ||
| Sui Generis | 18.06 | 1,916 | 1,916 | |
| Total | 42.76 | 25,599 | 2,416 | 28,015 |
3.0 Quantum of developed/undeveloped zoned employment land
Table 4 below is a summary of the thirty employment zonings recording those completions set out in Table 1 and noting the extant permissions shown in Table 3. As a result of the completions in this reporting year Table 4 provides a revised tally of remaining lands capable of development within the zonings. The purpose of this is to provide ongoing consideration on the ‘health’ of each zoning.
This monitoring report and the Table 4 tallies are an ongoing ‘health check’ of employment lands which build upon and should be read in conjunction with the previous assessments of these zonings contained in Appendix 4 of Technical Supplement 3: Employment Land Review, October 2019 and Appendix 2 of Housing and Employment Topic Paper, January 2021.
The assessments were based on a scoring matrix that classified each site as being either Good, Average or Poor, when considered against the criteria as set out in Figure 1.
Figure 1 Site assessment criteria
| Criteria | Key considerations |
|---|---|
| Access | Road access |
| Public transport access | |
| Pedestrian/cycle access | |
| Site context | Proximity to residential area/community facilities |
| Buildings quality and condition (if applicable) | |
| Brownfield/greenfield status (undeveloped area only) | |
| Adjoining uses | |
| Proximity to infrastructure | |
| Environment | Landscape and environmental designations |
| TPOs | |
| Topography | |
| Contamination | |
| Flood risk | |
| Market strength | Levels of market demand (where known) |
The assessments established scorings for each zoning and determined by way of colour coding that 14 of them were considered Good (Green) sites, 10 were Average (Yellow) sites and 6 were Poor (Orange) sites. This colour coding is replicated in Table 4 below.
| Good |
| LC09, LC11, LC12, LC13,, LC15, ML06, MCH12, CF05, CF07, CF08, CF09, CF10, CF11, LN07 |
| Average |
| SMU02 (MCH13), LC06, LC10, LC14, MCH05, MCH06, MCH07, MCH08, CF06, CR01 |
| Poor |
| SMU01 (LC05), LC08, DA05, LC07,ML05,GY05 |
West Lisburn/Blaris
It is important to note that LC05, the proposed Strategic Mixed Used Site (SMU) 01 West Lisburn/Blaris in the dPS, whilst presently scored as Poor, is dependent on the construction of the Knockmore Link Road to realise its potential.
Technical Supplement 3 refers to this (Section 5, Appendix 4, Page 72 – 73) however, the Housing and Employment Topic Paper is more robust in its narrative on LC05 (Section 4, Pages 55 – 67). It considers a number of points which resulted in the poor scoring but re-emphasises that Technical Supplement 3 highlighted the Knockmore Link Road as being ‘critical to unlocking the site and for its delivery’ and that the site, when the road is constructed ‘could become a “prime location” for access to the M1 and A3’. As such the Knockmore Link Road when constructed and operational will elevate the status of SMU01 to that of a ‘Good’ site. See Table 4.1, Page 57 of the Housing and Employment Topic Paper for further detail.
| Zoning | Activity up to and including current year (19/20) | Developed area 2022/23 | Developed area | Developable area |
|---|---|---|---|---|
| SMU01 (LC05) West Lisburn/Blaris |
2 extant planning permission (Table 3) | 0.35 | 52.14 | |
| SMU02 (MCH13) Knockbracken Healthcare Park |
41.53 | 44.01 | ||
| LC08 Barbour Threads | 5.53 | 2.83 | ||
| DA05 Rathfriland Road |
0 | 3.28 | ||
| LC06 Knockmore/Lissue Road | 0 | 3.09 | ||
| LC07 Lissue Road | 0 | 10.86 | ||
| LC09 Ballinderry/Knockmore Road | 2 extant planning permissions (Table 3) |
25.88 | 15.49 | |
| LC10 Blaris Industrial Estate | 1 implemented planning permission (Table 1) 4 extant planning permissions (Table 3) |
0.83 | 25.29 | 0.0 |
| LC11 Enterprise Crescent | 1 extant planning permission (Table 1) |
13.19 | 0 | |
| LC12 Ballinderry Road | 1 implemented planning permission (Table 1) COU floorspace only | 7.43 | 0.00 | |
| LC13 Flush Park Industrial Estate | 1 extant planning permission (Table 3) | 4.91 | 3.55 | |
LC14 Lissue Industrial Estate |
2 implemented planning permissions (Table 1) 2 extant planning permissions (Table 3) |
0.24 | 50.31 | 2.51 |
| LC15 Coca Cola, Lissue Road | 1 implemented planning permission (Table 1) | 18.50 | 0 | |
| ML05 Seymour Hill Industrial Estate | 6.07 | 3.81 | ||
| ML06 Derriaghy Industrial Estate | 1 extant planning permission (Table 3) | 39.77 | 4.77 | |
| MCH05 Millmount/Comber Road | 3 extant planning permissions (Table 3) | 0.68 | 8.56 | |
| MCH06 Upper Newtownards Road/Carrowreagh | 3 extant planning (Table 3) | 11.56 | 23.08 | |
| MCH07 Newtownbreda Factory Estate, Cedarhurst Road | 2 | 0 | ||
| MCH08 Cedarhill Industrial Estate, Beechill Road | 1.705 | 0.315 | ||
| MCH12 Forster Green, Saintfield Road | 2.34 | 0.20 | ||
| CF05 Ballynahinch Road, Carryduff | 0.44 | 9.04 | ||
| CF06 Comber Road, Carryduff | 0.27 | 5.28 | ||
| CF07 Cyril Johnston & Co, Carryduff | 2.19 | 0 | ||
| CF08 Carryduff Business Park | 1 implemented planning permission (Table 1) 2 extant planning permissions (Table 3) |
0.09 | 5.06 | 0 |
| CF09 Saintfield Road, Carryduff | 3.33 | 0.47 | ||
| CF10 Eastbank Road, Carryduff | 0.79 | 1.10 | ||
| CF11 Edgar Industrial Estate, Carryduff | 6.05 | 0.76 | ||
| GY05 Gobrana Road, Glenavy | 0 | 6.27 | ||
| LN07 Glenavy Road, Moira | 1 implemented planning permissions (Table 1) 4 extant planning permissions (Table 3) |
0.67 | 13.89 | 10.17 |
| CR01 Maryland Industrial Estate, Crossnacreevy | 2 extant planning permissions (Table 3) | 5.58 | 0 | |
| Totals for Employment Monitoring Report (23/24) | 1.83 | 294.645 | 211.585 |
4.0 Conclusions
It is clear from the above analysis that there is sufficient allocated employment land within the area to meet the overall needs of the Local Development Plan.
The draft Plan Strategy recognises the range and distribution of supply at five key locations:
A. Lisburn – Knockmore
B. Lisburn Greater Urban Area – Derriaghy
C. Dundonald
D. Carryduff
E. Newtownbreda
Some sites (including lands at West Lisburn/Blaris) are proposed in the draft Plan Strategy to accommodate mixed use development.
The findings of Technical Supplement 3: Employment Land Review and the Topic Paper: Housing and Employment provide the rationale for retaining future Class B land are succinctly detailed in Part One, Page 77 of the dPS as follows:
'Overall, the Employment Land Review identified that there remains 220 hectares of developable land for economic uses within industrial zoned sites'. The Employment Land Review sought to qualify future employment land requirements over the plan period by consideration of 5 scenarios, derived from both UK economic forecasts and past completion trends on employment sites in the district. None of the scenarios can be given certainty as their subsequent outcomes are merely forecasts.
Scenario 5: Past Completions is considered the most appropriate as it builds upon the quantifiable completion figures of previous years and is therefore the most likely forecast outcome for the council area. Scenario 5 forecasts a need for 44.85 ha of developable land need over the plan period. This equates to approximately 2,250 new Class B jobs on the basis of 50 jobs per hectare of new build. This figure aligns very closely with Scenario 3: Past Employment Trends that records 2,250 Class B employment jobs in the period 1993 to 2017.’
Retaining an oversupply of 211 hectares (rounded down revised figure of this EI Monitor) against a scenario need of 44.85 hectares, based on past completions is justified at this stage of the plan making process given the comparable level of completed development on employment sites to those recorded in Technical Supplement 3 for the previous four years. In addition, if all extant planning permissions shown on Table 3 were to be developed (42.76 hectares – Table 3A) the retained oversupply would reduce further to 168 hectares (rounded down figure).
It is however emphasised that a further Employment Land Review will be carried out at the Local Policies Plan Stage and could address any market changes such as more demand for mixed use, owing to the changed nature of modern industry. The review of each zoned employment site will therefore be an ongoing and essential component of the LPP.