wyre local plan examination statement by wyre … · 4 examination document library reference...

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WYRE LOCAL PLAN EXAMINATION

STATEMENT BY WYRE BOROUGH COUNCIL ON THE INSPECTOR’S MATTERS, ISSUES AND QUESTIONS

MATTER 6

Employment Policies (including town centres and tourism)

Issue 1 – Existing Employment Land and Sites

1.1 Are Policies EP2 and EP3 sufficiently flexible in permitting other uses on

employment sites?

1.1.1 Yes, they are.

1.1.2 As noted in the Council’s response to the Inspector’s preliminary questions1, Policies EP2 and EP3 provide appropriate flexibility to consider non B-class uses on existing employment areas and sites.

1.2 Do the sites protected by Policy EP2 have a reasonable prospect of being used for employment use e.g. land in Copse Road, Fleetwood?

1.2.1 Yes they do. 1.2.2 The Wyre Employment Land and Commercial Leisure Study (section 9) and its

Appendix2 undertook a review of existing employment areas. This included an assessment of the characteristics and quality of the employment provision and their suitability to meet future employment development needs. Subsequent to the assessment, a further seven employment areas were identified by the Council that reflected planning commitments or small rural employment areas. The additional sites were assessed according to the suitability criteria included in the 2012 Employment Land and Commercial Leisure Study and the additional proformas are available in Appendix A3.

1.2.3 In relation to land on Copse Road in Fleetwood, the Employment Land and

Commercial Leisure Study4 considered vacant land within the existing Copse Road employment area. It recommended that all parcels should be maintained for employment use with the exception of northern parcel (0.3ha) that is recommended for mixed-use5. Paragraph 9.76 concludes that having regard to surrounding uses, B-class employment remains the most suitable form of development in the centre of the estate and these site should be retained for employment use.

1 Examination Document Library Reference EL1.001b, paragraph 53 2 Submission Document Library Reference ED103 and 104 3 The seven additional site proformas were completed in June 2017 and the seven sites were identified on the Publication draft Policies Map (SD002). The Council omitted to append the additional proformas to ED104. The additional site proformas are available in Appendix A. 4 Examination Document Library Reference ED103, site reference WY08, page 95-97 5 Northern parcel WY/08/01 is recommended for mixed use with employment that could accommodate other commercial uses. Part of the site has a subsequent prior approval for Change of Use from Use Class B1 to C3.

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Issue 2 – Main Town Centre Uses

2.1 Are the thresholds for impact assessment within Policy EP5 justified? 2.1.1 Yes they are. 2.1.2 The threshold for impact assessment for retail developments is based upon

robust and proportionate local evidence. This is set out in the Locally Set Floorspace Threshold Advisory Note6. The threshold set is based upon an analysis of a number of matters including: scale of proposals relative to town centres, existing vitality and viability of town centres, and the scope for new retail and potential impact on centres. The analysis found that the vast majority of existing retail units in each centre provide less than 500 sq.m gross floorspace, and no more than a handful of retail units in each centre provide more than 500 sq.m gross floorspace. Across all centres only 10 per cent of existing convenience units and 4 per cent of existing comparison units exceed 500 sq. m gross.

2.1.3 The Technical Advisory Note recommends a local floorspace threshold of 500

sq.m gross retail floorspace. Fleetwood is the least healthy of all the town centres and the threat posed to the centre by the Freeport Shopping Village in particular warrants a tighter local floorspace threshold. The performance of Cleveleys Town Centre is also relatively weak in relation to comparison retailing.

2.1.4 A local floorspace threshold of 500 sq.m gross retail floorspace will help to

ensure that any edge- and out-of-centre retail development will not further jeopardise the vitality and viability of Fleetwood or Cleveleys, and protect the improved performance of Poulton-le-Fylde that is expected to result from the redevelopment of the Teanlowe Centre.

2.1.5 The Impact Assessment threshold as set in policy EP5 is justified and in line with

paragraph 26 of the National Planning Policy Framework (NPPF) and paragraph 016 (Reference ID: 2b-016-20140306) of the NPPG Ensuring the Vitality of Town Centres.

2.2 Is the policy requirement for ‘no unacceptable impact’ in relation to

Fleetwood justified? 2.2.1 Yes it is. 2.2.2 The threshold of no ‘unacceptable’ impact for assessing impact of retail, leisure

and office development in Fleetwood is considered robust and based upon proportionate local evidence.

2.2.3 The Fylde Coast Retail Study (FCRS) Volume 3 – Detailed Health Check Report7

identifies Fleetwood Town Centre to have a strong convenience sector. However in contrast, the comparison goods offer was found to be weak and focused on the lower end of the market. This was considered to result from the proximity of

6 Submission Document Library Reference ED084, paragraph 1.6.5-1.6.7 – page 11 7 Submission Document Library Reference ED082, paragraph 2.130-2.147, page 40-44

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the out-of-centre Freeport Outlet Village. Vacancy levels were also identified to be increasing.

2.2.4 The Council’s biannual town centre vacancy rate monitoring is published in the

North West Springboard report. Appendix B includes an extract relating to Fleetwood. This shows a consistent increase in vacancy levels in Fleetwood since 2015, which is in contrast to the declining UK and North West vacancy trend. At January 2018, Fleetwood’s vacancy level of 16.8% significantly exceeded the North West (11.4%) and UK (8.9%) average. It is also in contrast to other centres within Wyre, which have vacancy rates between 2.38% (in Poulton) and 8.0% (in Cleveleys).

2.2.5 In view of the weak position of Fleetwood Town Centre, the Local Plan includes a

contracted Fleetwood town centre boundary and primary shopping area. The FCRS health check observed that vacancies located on the outer part of the town centre could be reused for more viable uses so as to encourage a more focused and viable retail core. This recommendations has been considered within the Town Centre Boundaries Review8 and has resulted in the contraction of Fleetwood town centre boundary and the primary shopping area.

2.2.6 The requirement for no ‘unacceptable’ impact threshold as set in policy EP5 is

considered a justified mechanism to protect Fleetwood Town Centre from inappropriate out of centre retail, leisure and office development. Although the no ‘unacceptable’ impact in Policy EP5 for Fleetwood is a higher test than ‘significant adverse’ impact set out in paragraph 27 of the NPPF, it is appropriately justified.

2.3 Are the criteria within Policy EP6 in relation to primary and secondary

frontages too restrictive? 2.3.1 No they are not. 2.3.2 The purpose of the criteria in relation to primary and secondary shopping

frontages is to support the shopping function of town centres. Primary and secondary shopping frontages define the ‘Primary Shopping Area’ of a centre. The glossary to the NPPF defines the ‘Primary Shopping Area’ as the areas where retail development is concentrated (Council’s emphasis).

2.3.3 As indicated in the Council’s response to the Inspector’s preliminary matters9 the

criteria are considered appropriate. The broad nature of class A1 add further flexibility to the policy.

2.3.4 It is appropriate that a greater proportion of primary shopping frontages remain in

retail use whilst the lower percentage in relation to secondary frontages provide opportunity for diversification of uses. However, it is important that the policy protects against the dominance of non-retail uses in a particular frontage so that the retail function of the ‘Primary Shopping Area’ is not undermined.

8 Submission Document Library Reference ED117a, paragraph 4.8-4.14, page 8 9 Examination Document Library Reference EL1.001b, paragraph 55

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2.3.5 Maintaining an active pedestrian level shopfront is important in maintaining the vitality of different frontages and of the ‘Primary Shopping Area’.

2.3.6 As noted in the Council’s Response to preliminary matters10, a modification is

proposed to delete criteria 1(e) and 2 (d). 2.4 Are the criteria within Policy EP7 relating to local convenience stores too

restrictive? 2.4.1 No they are not. 2.4.2 National policy in the NPPF11 seek to ensure the vitality of town centres. Retail

development should be directed to town centres in the first instance. 2.4.3 In line with the NPPF, the Local Plan directs retail development in line with the

retail hierarchy in Policy EP4. Local convenience stores covered in policy EP7 would be at the bottom of the retail hierarchy.

2.4.4 Policy EP7 is a positive policy approach that seeks to provide opportunities for

new local convenience provision within accessible locations not currently already served whilst protecting the vitality and viability of existing retails centres and contributing to the sustainability of places. The Sustainability Appraisal Report12 concludes that the policy makes a positive contribution to sustainability.

2.4.5 Policy EP7 sets a number of parameters for the provision of such local

convenience store to ensure that their purpose is as intended and that they do not undermine the retail hierarchy in Policy EP4 or have an adverse impact on existing centres. Criterion (a) seeks to control the scale of provision to ensure that provision is for local needs and it is of a scale that will not have an impact on identified centres higher in the retail hierarchy. As indicated in the Council’s Response to Preliminary Matters13, a modification is proposed to alter the threshold to 280 sq. m. net sales area.

2.4.6 Criterion (b) seeks to direct new local convenience provision to existing available

A-use class units, to ensure against a proliferation of such stores which may impact on defined centres. Criterion (c) directs such developments where possible to locate close to existing shops to maximise opportunities for linked trips and support the vitality of existing neighbourhood centres and parades which often have a wider service role than isolated shops. Strong local and neighbourhood centres have wider benefits in promoting healthy and cohesive communities in line with paragraph 69 of the NPPF.

10 Examination Document Library Reference EL1.001b, paragraph 55 11 Examination Document Library Reference ED013 12 Submission Document Library Reference SD005a, page 55 13 Examination Document Library Reference EL1.001b, paragraph 56

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Issue 3 – Other policies relating to the economy

3.1 Taking into account proposed modifications would the other policies

relating to the economy be justified and consistent with national policy?

3.1.1 Yes they would be. 3.1.2 The Council has proposed minor modifications14 to Policies EP9, EP11 and EP15

and modifications to Policies EP9, EP10 and EP11 in response to the Inspector preliminary questions.15

3.1.3 It is consider that these modifications relating to the economy are justified and

consistent with national policy.

14 Submission Document Library Reference SD003a 15 Examination Document Library Reference EL1.001b, question 57-59

APPENDIX A: ADDITIONAL EXISTING EMPLOYMENT AREAS (June 2017)

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EXISTING EMPLOYMENT SITE Reference Area (ha)

Ray Lane Industrial Estate, Barnacre WY28 4.05 ha

Criteria Comment Score (out of 5)

Current Use Warehousing and general industry including scrap metal / coal merchants.

Greenfield/Brownfield

Local Road Access

The site is located on Ray Lane. It is located down narrow lanes and approached over a narrow bridge over the canal. Road is free flowing.

3

Proximity to urban areas, and access to labour & services

Poor pedestrian access. Out of town. No bus stop on Ray Lane. 1

Compatibility of adjoining uses

An established industrial area located to the west of Creamery Industrial Estate. Terraced housing is located to the east of the industrial area.

4

Site characteristics and development constraints

Level site in two parcels that is intersected by Ray Lane. Site has very strong boundaries from railway line and canal, irregular shape Flood Zone 2.

2

Market Attractiveness

Located near Creamery Industrial Estate that has modest demand.

3

Planning / Sustainability Factors

Brownfield site. The site is located outside the settlement boundary and is within the Countryside (SP13) in the Wyre Local Plan. The A6 corridor may be an area for employment growth in the forthcoming Local Plan.

4

Infrastructure Moderate infrastructure. Parking located within the curtilage of the units. Utilities assumed to be provided. No landscaping or pavements.

1

Barriers to Development

Redevelopment would require substantial renewal of infrastructure and some remediation.

2

Other Comments Site may be in multiple ownerships.

DATE: MAY 2016


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(i.e. ownership factors, barriers to development where available)

FOR EXISTING SITES ONLY

Type of Existing Use (B1/B2/B8 other)

Business, General Industrial and Storage and Distribution B1, B2 & B8.

Existing Vacancy Levels

Understood units are fully occupied. The open storage area adjacent to Walki Ltd does not appear to be in active use.

Age of existing Premises (pre war; 1945-1970; 1970-90; 1990-00; post 2000)

1970s-90s, 1990-00 post 2000.

Condition of Existing Premises

A range of buildings of various scales, including some new profile metal clad units.

Environmental Quality of Estate [parking, infrastructure, legibility]

Site is split between two parcels of land that are accessed of Ray Lane. No defined estate access, landscaping etc.

Amount of Development Land Available

There is the potential for the future redevelopment of the site if land or premises become available. Area of open storage adjacent to Walki has the potential to be redeveloped.

Potential for Alternative Employment Use

Retain for employment use as provides a source for rural employment and comprises some smaller individual units.

Existing Occupiers Walki (Packaging manufacture); Dewhurst Richards & Sons Ltd

[Scoring: 5 = best, 1 = worst

TOTAL SCORE: 20


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Longacres Business Park, Stalmine WY29 1.15 ha


Current Use General industry and Storage and Distribution.


Local Road Access

The site is accessed of Back Lane that is a country lane that is narrow and slow moving. The nearest A road is Strickland’s Lane (A588) which is 0.5km away.

2


The site is located to the south east of Stalmine and approximately 1km to the edge of the settlement. There is poor pedestrian access and no bus stops on Back Lane.

1


There are some residential dwellings located on the access road to the site.

3


The site is level and regular in shape with hedgerows and some trees located on part of the perimeter. There are two dwellings located adjacent to the site to the north. The site is in Flood Zone 1, with the land directly to the south-west in Flood Zone 2.

3


In a rural area where demand is likely to be local and suit agricultural businesses. Low profile area due to no road frontage.

2


Brownfield site. The site is located outside the settlement boundary and within the Countryside (SP12) in the Wyre Local Plan.

3

Infrastructure Moderate infrastructure. Parking located within the curtilage of the units.

2

DATE: MAY 2016


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Utilities assumed to be provided. No landscaping or pavements.


Site has poor highways access. Redevelopment would require substantial renewal of infrastructure.

2

Other Comments (i.e. ownership factors, barriers to development where available)

Site may be in multiple ownerships. Two residential dwelling adjacent to NW corner of site.



Business, General Industrial and Storage and Distribution B1, B2 & B8.


The majority of units are understood to be occupied.


1990s & 2000s.


A range of prefabricated structures and agricultural buildings that have been adapted for employment use.


Premises are in good condition, however concrete/tarmac hardstanding and circulation areas are poor. Poor road frontage to site. No defined estate access, landscape etc.


There is the potential for the future redevelopment of the site if land or premises become available. There is further land to the south west of the existing employment area.


Retain for employment use as provides a source for rural employment and comprises some smaller individual units.

Existing Occupiers Six buildings on site, some units are subdivided. Number of premises without business occupier provided. Units include: Selby Joinery Limited Art Mosaic Company Willowtree Tiles Blackpool Roof Tech


TOTAL SCORE: 18


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Back Lane / The Weind, Great Eccleston WY30 0.51 ha


Current Use Business, General industry and Storage and Distribution. Also includes a retail unit. B1, B2, B8 & A1.


Local Road Access

Site is accessed of the High Street (B5293). Access is narrow and alternative access on Back Lane is also narrow. Access is via residential roads. Site is within 0.5km of Garstang Road (A586).

3


Site is centrally located within the urban area of Great Eccleston. There is good pedestrian access to residential areas and numerous bus stops are located along the High Street (retail area\).

5


There are residential areas surrounding the site. The area is an established employment area, commercial properties are located to the south, Garstang Road is located to the north (but does not provide direct access) and residential dwellings are located to the east and west.

3


Level and regular site that is intersected by Back Lane, located in Flood Zone 1.

4


In a rural area where demand is likely to be local and suit agricultural businesses. Low profile area with some minor road frontage on to a C Road.

2


Brownfield site. No formal designation in the Wyre Local Plan. Site located within settlement boundary of Great Eccleston.

5

Infrastructure Tarmac roads and concrete hard standing, limited circulation and car parking. Limited specification.

2

DATE: MAY 2016


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Redevelopment would require substantial renewal of infrastructure.

2


Site may be in multiple ownerships.



Business, General Industrial and Storage and Distribution B1, B2 & B8. Includes small workshops with emphasis on motor related businesses.


The majority of units are understood to be occupied.


1945-1970 and 1970-90


Some of the smaller workshops are in poor condition with the larger prefabricated buildings in good condition.


Narrow access through site to south with limited circulation area. No main road frontage to site. No defined estate access, landscaping etc. Car parking is available within the curtilage of the larger units.


There is some vacant land within the existing curtilage of the two larger units that could be used for the intensification of the existing businesses. There is the potential for the future redevelopment of the site if land or premises become available.


Retain for employment use as provides a source for rural employment. Located in a sustainable location within the settlement of Great Eccleston. Smaller units could be used by start-ups.

Existing Occupiers Principally local businesses occupy the smaller units with two large businesses (Supplement Solutions and Multiply Components Limited) occupying large prefabricated buildings. Other occupiers include: The Mini Door Company, The Old Egg Packing Station and A1 Barbers.


TOTAL SCORE: 26


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Nightjar, Higham Side Road, Inskip WY31 1.93 ha

PICTURE NOT AVAILABLE


Current Use Offices, General industry and Storage and Distribution. Also includes a children’s day nursery. B1, B2, B8 & D1.


Local Road Access

Site is accessed of Higham Side Road (C Road). The nearest A road is Fleetwood Road (A585) which is over 5km away. The site fronts a minor road.

3


The site is located to the south of Inskip and approximately 1km to the edge of the settlement. There is poor pedestrian access and no bus stops on Higham Side Road. The nearest bus stop is located at Inskip.

2


There is a children’s day nursery located within the employment area and a farm located adjacent to the site. There are numerous aerials associated with DHFCS Inskip within the area and a United Utilities pumping station.

4


The site is level and regular in shape with hedgerows and some trees located on part of the perimeter. The majority of the site is in Flood Zone 1, with land to the south in Flood Zone 2.

3


Located within a rural area where demand is likely to be associated with the rural catchment and start up business. Low profile area due to no road frontage.

2



4

DATE: APRIL 2016


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Infrastructure Moderate infrastructure. Parking located within the curtilage of the units. Utilities assumed to be provided. No landscaping or pavements.

2


Redevelopment would require substantial renewal of infrastructure. 2


Site may be in multiple ownerships.



Business, General Industrial and Storage and Distributions. Children’s nursery. B1, B2, B8 & D1.


The majority of the units are understood to be occupied.


1945-1970 and 1970-90.


Numerous Nissen huts that have been converted for employment use and prefabricated buildings. Units are generally in good condition.


Concrete/hardstanding and circulation areas are poor and no landscaping/pedestrian paths.


There is the potential for the future redevelopment of the site if land or premises become available. There are some small plots within the site that could be occupied for employment / employment intensification.


Retain for employment use as provides a source for rural employment and comprises some smaller individual units that could be used by start-up.

Existing Occupiers There are approximately 16 units on the site, some units have been subdivided. Number of premises without business occupier details available. Various buildings on site include: F Brown PLC Thunderbird Spares Rigby Window Blinds J Boardman (Car)s Preston Power Steering John Rowe Architects D & N Engineering Ltd Nightjar Inskip Ltd Customwear Ltd Inskip Pre-School

[Scoring: 5 = best, 1 = worst TOTAL SCORE: 22


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Cabus Commercial Park, Cabus WY32 2.14 ha


Current Use General Industry and Storage and Distribution. Also includes Petrol Filling Station, office furniture and carpet showroom. A1, B2, B8 A1 and Sui Generis.


Local Road Access

Site has wide entrance and is located on the A6. A6 is a free-moving single carriageway road that avoids housing areas.

5


Distant from urban area, located approximately 3km north of Garstang. Site is located within 1km of Hollins Lane and Forton. There is pedestrian access along the A6 and the nearest bus stop is approximately 0.3km that provides a regular bus service along the A6.

3


The site abuts the A6 to the west and countryside to north and east. There is a single residential dwelling located to the South West corner of the site and further residential dwellings located on the opposite side of the A6.

3


The site is level and regular in shape with some trees located on part of the North West perimeter. The site is in Flood Zone 1. There is a dwelling on the South West corner.

3


Site has a prominent location on the A6, site is detached from the nearest town (Garstang) but A6 corridor has a reasonable level of demand.

3


Brownfield site. The site is located outside the settlement boundary and 4

DATE: APRIL 2016


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within the Countryside (SP12) in the Wyre Local Plan.

Infrastructure Moderate infrastructure. Parking located within the curtilage of the units. Utilities assumed to be provided. No formal landscaping or pavements.

2




Site may be in multiple ownerships. One residential dwelling adjacent to south west corner of site.



General Industry and Storage and Distribution. Petrol Filling Station and retail/showroom. A1, B2, B8 A1 and Sui Generis.


The majority of the units are understood to be occupied.


1970-90 1990-00


Includes stone buildings and prefabricated buildings. Buildings in good condition with large areas of open storage.


Concrete/hardstanding and circulation areas, no formal landscaping/pedestrian paths.


Narrow strip of land available along road frontage. Large areas of open storage within site which could be redeveloped.


Retain for employment use as provides a source for rural employment.

Existing Occupiers Various buildings on site, including: S Williams Carpets Roadrunners Tyre Trading Coggins Office Furniture


TOTAL SCORE: 25


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Tarmacre Hall Business Park, St. Michaels WY33 1.9 ha


Current Use General industry and Storage and Distribution. B2 and B8


Local Road Access

The site has a wide entrance and is located on Garstang Road (A586). The A586 is free flowing single carriageway road that avoids housing areas.

5


The site is located to the north of St-Michaels and approximately 1.5km to the edge of the settlement. There is poor pedestrian access, with the nearest bus stop in St-Michaels.

3


Existing housing located to the south

3


The site is level and regular in shape with mature trees on entrance and perimeter of the site. Existing housing to south. Flood Zone 1.

3


Located on A586 which joins the A6 to the east, close to A6 corridor where there is reasonable level of demand.

3



4

Infrastructure Moderate infrastructure. Parking located within the curtilage of the units. Utilities assumed to be provided.

2



Other Comments Site likely to be in single ownership.

DATE: April 2016


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(i.e. ownership factors, barriers to development where available)



General industry and Storage and Distribution. B2 and B8


none


1990-00, Post 2000


Modern buildings in good condition


Estate road with landscaping, no pavements. Concrete/ hardstanding and circulation areas.


Land available for development, area of land used for open storage.


Established industrial area which should be retained for general employment use

Existing Occupiers Flitcraft


TOTAL SCORE: 25


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Hillfoot Farm, Scorton WY34 0.59 ha


Current Use General industry and Storage and Distribution. B2 and B8.


Local Road Access

The site is accessed of Station Road that is a country lane. It is approached under a narrow railway bridge with restricted width access. The nearest A road is Preston Lancaster Road (A6) which is approximately 1km away. The site has minimal road frontage.

3


The site is located to the west of Scorton and within 0.2km to the edge of the settlement. There is pedestrian access to the site from the settlement. The nearest bus stop is approximately 400metres away on The Square. The bus stop on A6 approximately 1km away provides a more frequent service.

3


Two residential dwellings located to south of site with further residential properties located along Station Road to the East.

2


The site is level and regular in shape. Overhead pylons cross the site in the North West corner. The whole site is in Flood Zone 2.

3


From the nature of the site, demand is likely to be associated with the rural catchment and start-up businesses. Low profile area due to no road frontage.

2


Brownfield site. The site is located outside the settlement boundary and 3

DATE: March 2017


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within the Countryside (SP12) in the Wyre Local Plan.

Infrastructure Moderate infrastructure. Parking located within the curtilage of the units. Utilities assumed to be provided. No formal landscaping or pavements.

2




Two residential dwelling to south of site. Electricity pylons located to North West of the site. Site likely to be in single ownership.



General industry and Storage and Distribution. B2 and B8.


None known


1945-1970 1970-90


A range of buildings of various conditions arranged into two strips of various former agricultural buildings.


Poor road frontage to site. Gated entrance to site. Concrete / hard standing and circulation areas, no formal landscaping and pedestrian paths.


Small strip of land available to rear of the site, part currently used for car parking and open storage which could be redeveloped.


Retain for employment use as provides a source for rural employment and comprises some smaller industrial units.

Existing Occupiers There are approximately 10 units that are occupied by local business occupiers. Number of premises without business occupier details available. Businesses on site include: William firth woodcraft Anvilsing Ironworks


TOTAL SCORE: 20

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Fleetwood

North West

North_West

Survey Date: January 2018

42.9%

Fleetwood

11.4%

8.9%

% Independent Units

91.5%

58.7%

North West

UK

North West

UK

Vacancy Rate Survey

Springboard Vacancy Rate Survey % Vacant Ground Floor Units

Fleetwood 16.8%

Fleetwood

January 2018

The National Town Centre Vacancy Rate was 8.9% in January 2018.

This is a drop of 0.4% from the vacancy rate of 9.3% in October 2017 which, in turn, was a 0.3% reduction on the 9.6% vacancy rate recorded in July 2017.

The result this quarter and those throughout the year, albeit moving in a positive direction remain higher than the benchmark low of 8.7% recorded in January 2016.

Apr-15 Jul-15 Oct-15 Jan-16 Apr-16 Jul-16 Oct-16 Jan-17 Apr-17 Jul-17 Oct-17 Jan-18

Fleetwood 14.1% 13.6% 10.3% 10.3% 11.4% 13.3% 12.4% 15.4% 0.0% 16.7% 0.0% 16.8%

North West 13.5% 12.6% 12.3% 12.9% 12.2% 19.6% 13.0% 13.2% 13.7% 13.3% 11.8% 11.4%

Uk 10.2% 9.8% 9.1% 8.7% 9.6% 10.1% 9.5% 9.4% 9.3% 9.6% 9.3% 8.9%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

National Vacancy Rate Results

Table of Results

Historic Results

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APPENDIX B

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UK Regional Map

Local Town Results - North West

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APPENDIX B

wyre local plan examination statement by wyre … · 4 examination document library reference...

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