You need to consider what the information you have gathered tells you in the light of these questions:

Write your answers here. Base them on the information you have gathered:

Conclusion

It's a Fact

Strength

Weakness

Opportunity

Threat

Need more info

How have vacancy levels for commercial properties changed in the last three years?

Significant issues:

• few opportunities/scope for additional land for business premises; in fact ,
• there have been a number of instances where vacated business premises have been converted into houses in Jarvis Brook; need to be aware of this trend.
• No one estate agent in Crowborough specialises with Commercial property
• Although the trend towards shorter term leases continues there is no movement towards variable short termism to help ‘start ups’ or ease the transition from ‘home based’ to own premises (e.g. 3 months – 3 years.

The latest publication (October 2004) relating to the next stage of the Wealden Local Plan review quoted “the main change (in Crowborough) is that land at Steel Cross Farm, on the north-eastern edge of Crowborough, is allocated for recreational use in addition to the extension already planned to Goldsmith’s recreational ground. The sites previously allocated for housing and business development remains broadly unchanged ***/*****

Developer interest has remained relatively light but there have been a few new builds in Crowborough built to order for specific occupiers rather than for speculative purposes****/*

The trend for shorter lease terms has continued****

The commercial and industrial property markets in Wealden generally comprise traditionally constructed sheds located on industrial estates in the main towns including Crowborough***

An analysis of current supply indicates that of about available industrial units 35% of units less than 5000 sq ft are in Crowborough**/; Crowborough has around 20% of the supply of available offices****

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Are existing commercial and industrial firms planning to expand?

Significant issues:

• Need to know current state of play and plans for the short/mid term future as far as expansion by local companies etc.,
• Need to revisit the demand for local premises

Analyses of the 2002 Business Opinion Survey from responses from over 90 of the business in Crowborough with premises (circa 400) shows:

85% (74) said that their existing premises are adequate for their 2002 level of business*/**

67% (52) said that their existing premises do not have room/space for expansion*/***/*****

Need up to date more specific information (?)

Companies such as Baldwin Boxall are extending their existing** premises; Penfold intend to expand into Sybron Way. Silver Homes had planned to relocate within Crowborough but have decided not to do so

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Are there sufficient premises at affordable rents for new small businesses, and for businesses that want to expand?

Significant issues

• Insufficient premises of all kinds.
• Lack of flexibility by WDC to introduce shorter more variable lease terms for starter units. Crowborough’s lack of ability to attract funding as easily as other towns / communities to use as match funding with WDC to subsidise variable/shorter term starter unit leases
• Rents/leases tend to be relatively less expensive that larger surrounding towns.
• Uckfield is much better placed to attract larger companies and is a direct competitor with Crowborough

Not from what existing local businesses said within the 2002 BOP survey*, and not unless those larger businesses expanding beyond their current premises’ capacity and/or those multi site companies relocate elsewhere other than Crowborough*****. If this happens, relatively smaller businesses with tangible potential to expand would then have the opportunity to relocate to the vacated larger premises within the town****. This is, of course, providing the multi site businesses do not sell their freehold property for housing development*****.

Many businesses raised the issue of lack of affordable commercial and industrial premises in Crowborough as a very real barrier and disincentive within the 2002 BOP survey*****.

There is a distinct lack of affordable ‘starter units’ in Crowborough***** but the market sector will not thrive as there needs to be a greater flexibility from WDC Planning Authority**** over shorter term and more variable short term leases (say from 3 moths and beyond. For example, WDC are endeavouring to provide/encourage small retail) units in Jarvis Brook / Crowborough Hill; Servomex’s planning approval included starter units****.

A local businessman is keen to acquire land in Crowborough that should become available during the summer of 2005 and introduce starter units as a primary business venture*****

Analyses of the 2002 Business Opinion Survey* from responses from over 90 of the business in Crowborough with premises (circa 400) shows:

39 factors inhibiting new businesses in Crowborough included ‘not enough affordable Office accommodation; lack of industrial area/ units; high rents and business rates’*****/***

Bearing in mind the number of homebased businesses in the locality and the inevitability that some will expand beyond the physical constraints of their houses, demand for commercial space is bound to increase*****/****.

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What is the overall demand for, and gaps in the provision of, different types of commercial and industrial property. Take into consideration size and age of available property.

Significant issues:

• demand cannot be met in much of the short term unless there is relocation out of existing premises by relatively larger businesses.
• Industrial estate gateways are poorly presented.
• Need to flag up somewhere the problems associated for business with the Railway Bridge
• Accessibility to primary road routes can be poor to/from some industrial estate, as can be the quality of some buildings
• A Signing Strategy for Crowborough that included Signposting to industrial estates was implemented during 2004 and has yet to be reviewed
• Although Crowborough rents/leases are relatively less expensive that in surrounding towns, many businesses raised the issue of lack of affordable commercial and industrial premises in Crowborough as a very real barrier and disincentive within the 2002 BOP survey
• Demand for good quality office space in the town centre cannot be met
• There is a trend for company owners to want to live nearer their premises

A concluding summary in the Wealden Local Plan report for Crowborough quotes “demand is likely to remain localised for business premises in Crowborough. No new locations are proposed, and whilst there has been some development at Farningham Road, other allocations have not been taken up.

There are no further available sites in the town due to physical and environmental constraints”***/*****

Generally, the level of supply for both industrial and office premises has fallen considerably over the last 3 years***/*****

Strongest occupier demand is for freehold owner occupation****/*****

Current land allocations generally are virtually unchanged from 1999 with very few sites having been brought forward for development***. Nevertheless, two storey premises have been developed in Farningham Road**/****

Developer interest has remained relatively light but there have been a few new builds in Crowborough built to order for specific occupiers** rather than for speculative purposes***

There is demand for good quality office space (modern, Category 5 wiring, air conditioning) in the town centre****. This is not available and enquirers will not consider Jarvis Brook as an option*****

Retail property in Crowborough is about the best it has been for 10 years and vacant premises are taken quite quickly**/****

There is an increasing trend for business people (company owners) to travel less far to work than before****. Industrial space within the 3k to 4k square feet capacity are in demand from medium sized, mature (5 yrs+) existing local companies****/*****

The demand from commercial occupiers for the Wealden Industrial Estate (By Jarvis Brook railway station) is adversely affected by its poor accessibility to the main road routes of the A23(M) and M25. Hence demand for commercial space here has been slow there in recent years*/***.Other smaller industrial estates generate little demand due to poor access and deteriorating buildings*/***

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What Issues has this highlighted ?

• few opportunities/little scope exist for additional land for business premises;
• there have been a number of instances where vacated business premises have been converted into houses in Jarvis Brook; need to be aware of this trend.
• No one estate agent in Crowborough specialises with Commercial property
• Need to know current state of play and plans for the short/mid term future as far as expansion by local companies etc.,
• Need to revisit the demand for local premises
• Insufficient premises of all kinds.
• Lack of flexibility by WDC to introduce shorter more variable lease terms for starter units. Crowborough’s lack of ability to attract funding as easily as other towns / communities to use as match funding with WDC to subsidise variable/shorter term starter unit leases
• Rents/leases tend to be relatively less expensive that larger surrounding towns.
• Uckfield is much better placed to attract larger companies and is a direct competitor with Crowborough
• demand cannot be met in much of the short term unless there is relocation out of existing premises by relatively larger businesses.
• Industrial estate gateways are poorly presented.
• Need to flag up somewhere the problems associated for business with the Railway Bridge
• Accessibility to primary road routes can be poor to/from some industrial estate, as can be the quality of some buildings
• A Signing Strategy for Crowborough that included Signposting to industrial estates was implemented during 2004 and has yet to be reviewed
• Although Crowborough rents/leases are relatively less expensive that in surrounding towns, many businesses raised the issue of lack of affordable commercial and industrial premises in Crowborough as a very real barrier and disincentive within the 2002 BOP survey
• Demand for good quality office space in the town centre cannot be met
• There is a trend for company owners to want to live nearer their premises