Park Lane Developments (Renfrewshire) LLP
Renfrewshire Council · 26 September 2024
Back to Council — 26 September 2024 and its agenda
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___________________________________________________________________ To: Council On: 26 September 2024 ___________________________________________________________________ Report by: Director of Finance & Resources ___________________________________________________________________ Heading: Park Lane Developments (Renfrewshire) LLP ___________________________________________________________________ 1. Summary 1.1 Council agreed in December 2009 to participate in regenerating the Arnotts site in partnership with Park Lane Developments through membership of a Limited Liability Partnership (LLP). Since then, the LLP has through a phased approach steadily progressed the redevelopment of the site in Paisley town centre into a successful mix of residential and commercial space; with the full redevelopment of the site now complete. 1.2 The objectives of the LLP now being satisfied, it is proposed that the LLP be voluntarily wound up. ___________________________________________________________________ 2. Recommendations It is recommended that the Council: 2.1 Note the redevelopment of the former Arnotts site in Paisley town centre is now complete.
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2.2 Agree the proposal that Park Lane Developments (Renfrewshire) LLP be voluntarily wound up, noting that this decision will rest with the LLP Board. 2.3 Authorise the Director of Finance & Resources in consultation with the Director of Environment, Housing and Infrastructure and the Head of Housing Services (all as Council representatives on the LLP Board) to take all necessary action to proceed with the voluntary winding up of the LLP. 2.4 Authorise the Head of Corporate Governance to sign on the Council’s behalf all documents required to formally conclude the Council’s participation in the LLP and voluntarily wind up the LLP. 2.5 Note that a further report will be provided to the Economy and Regeneration Policy Board to advise on the conclusion of the voluntary winding up process. _________________________________________________________ 3. Background 3.1 Council agreed in December 2009 to participate in regenerating the Arnotts site in partnership with Park Lane Developments through membership of a Limited Liability Partnership (LLP). Since then, the LLP has through a phased approach steadily progressed the redevelopment of the site in Paisley town centre into a successful mix of residential and commercial space; with the full redevelopment of the site now complete. 3.2 The Arnotts site was a particularly prominent vacant and derelict site and its regeneration offered the opportunity to deliver transformational change in the appearance of the town centre. Through the joint working of the Council along with Park Lane Developments, supported by financial contributions from both as well as from the Town Centre Regeneration Fund and the Scottish Government’s Affordable Housing Supply Programme, the redevelopment of the site – through the operation of the LLP - is a good example of the Council exercising its wider power of wellbeing to achieve a positive outcome which would not otherwise occur. 3.3 It was intended that the LLP would have a 6 - 8 year lifespan, reflecting the likely development period for full regeneration of the site. However, the economic situation over the past decade or more combined with the impact of the pandemic impacted on the original delivery timescales.
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3.4 The Council’s patient approach has however now proved successful, with the site now fully developed to include 149 residential apartments and 330sqm of ground floor commercial space. The development has a mix of tenures, with 11 private homes, 31 new homes for mid-market rent and low cost home ownership shared equity as well as 107 new homes for social rent. The Arnotts site was identified as a key priority site for redevelopment within the Council’s Strategic Housing Investment Plan (SHIP) and the social rented, mid market and shared equity homes were supported by £11,303,216 of Scottish Government Affordable Housing Supply Programme (AHSP) funding. Attached at Appendix 1 for members information is a summary economic and social value statement produced by the LLP which provides both background to the redevelopment and further information on the impact the redevelopment has made in the town centre. 3.5 As agreed by Council in February 2024, the Council’s representatives on the LLP Board are the Director of Finance and Resources, the Director of Environment, Housing and Infrastructure and the Head of Housing Services. It is proposed that authority be granted to the Director of Finance & Resources, in consultation with the other Council representatives on the LLP Board, to now progress jointly with the representatives from Park Lane Developments with the voluntary winding up of the LLP. There are two potential routes to achieve this – a voluntary strike off of the LLP, or a members’ voluntary liquidation. Advice as to the most appropriate route will be secured from both advisers to the LLP Board and from the Council’s own legal services. It is anticipated the process will take several months to work through. 3.6 In addition to the voluntary winding up, there are three small areas of the site which will revert to the Council. Two of these areas will require to be held in perpetuity to enable resident access otherwise not possible, and are the subject of long term factoring arrangements with relevant apartment owners. The remaining small site is undevelopable due to the condition of adjacent buildings and will be hard landscaped prior to the transfer of ownership back to the Council. Solicitors acting for both the LLP and the Council will progress with the relevant conveyancing at the same time as the winding up progresses. 3.7 It is proposed that authority is granted to the Head of Corporate Governance to sign any documentation required from the Council to progress with the conveyancing and the winding up. It is also proposed that at the conclusion of the above legal processes, that a report is provided to the Economy & Regeneration Policy Board to advise of the outcome of the above processes.
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___________________________________________________________________ Implications of the Report 1. Financial – there are not anticipated to be any significant costs which will be incurred in the winding up process. The LLP has appointed its own legal advisers and costs will be funded from remaining LLP cash balances. It is anticipated there may be a small cash balance remaining on the winding up of the LLP which would revert to the Council. 2. HR & Organisational Development - none 3. Community/Council Planning – • Our Renfrewshire is thriving – the redevelopment of this prominent town centre site into both commercial and housing provision is a clear indication of the Council’s aim to grow the Renfrewshire economy. • Working together to improve outcomes - the LLP model, working in partnership with an expert developer, has delivered both regeneration and economic development in Paisley town centre. 4. Legal – as outlined in the report 5. Property/Assets – three small areas of land will revert to the ownership of the Council. There will be insignificant ongoing maintenance costs which the Council is likely to incur for one of these areas. 6. Information Technology - none. 7. Equality & Human Rights - the recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified. 8. Health & Safety - none 9. Procurement – none 10. Risk - none 11. Privacy Impact - none 12. Climate Risk – not applicable
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13. Children’s Rights – none 14. Cosla Policy Position – not applicable ___________________________________________________________________ Author: Alastair MacArthur, Director of Finance & Resources
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Economic and Social Value Statement Regeneration of the former Arnotts Department Store, Paisley September 2024
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Content Executive Summary 4 Introduction 5 Economic Strategy and Investment Context 8 Economic impacts 10 Social Value 14 Summary 18 1 2 3 4 5
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£2.8 MILLION £0.9 MILLION £5.9 MILLION 149 new homes Former Arnotts, Paisley £0.7 MILLION £1.1 MILLION Total additional expenditure generated 40 Retail and Leisure Jobs Supported by resident expenditure accommodating 450 residents Total additional leisure expenditure generated by residents Total salaries collected by new residents annually Total additional comparison goods expenditure generated by residents Total additional convenience expenditure generated by residents Combined, the residential and commercial elements associated with the regeneration of the former Arnotts Department Store in Paisley willhelp to increase footfall, have a positive impact on local expenditure and support the ongoing vitality of the town centre. The expenditure generated by the increased resident and working population, together with the ‘Full Circle’ spin-off benefits generated for Paisley Town Centre are presented below. Note: Some figures may not sum due to rounding. Executive Summary 4
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Introduction This Economic and Social Value Statement quantifies the major economic, regenerative and social value benefits being generated through the delivery of the Abbey Quarter Masterplan in Paisley, which is centred around the redevelopment of the former Arnotts Department Store. The Arnotts site occupies a prominent location in the heart of Paisley Town Centre adjacent to Paisley Abbey and Paisley Town Hall. This site is bounded by the railway line to the north, Gauze Street to the south and Lawn Street and Smithhills Street to the east and west respectively. The Piazza Shopping Centre is also located immediately to the west. The Arnotts Department Store laid vacant for a number of years, having most recently been occupied by House of Fraser which closed in 2004. Various options for redevelopment were subsequently explored over a number of years containing varying amounts of retail, leisure, office space and residential space. After many failed attempts to secure larger retail occupiers on Gauze Street, the resultant masterplan, 1 Gauze Street Paisley Abbey Town Hall Smithhills Street Former Arnotts Building Piazza Shopping Centre Figure 1 – Site Location within Masterplan Context approved in 2009 based on the delivery of a residential- led scheme with a smaller element of lower ground floor commercial, was proven to be a deliverable version of that mixed use vision. 5
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Phase Date of works Description Phase 1 2011-2014 New build residential development of 31 apartments on the corner of Gauze Street and Lawn Street which was completed in autumn 2015 Phase 2 2014-2016 Retention of a B-Listed façade on Gauze Street to deliver a residential development of 11 apartments over ground floor retail space and was subsequently completed March 2016. Phase 3 2016-2018 Demolition of 6-12 Smithhills Street and redevelopment of the site to provide 26 apartments completed in 2018. Phase 4 2022-2024 New-build residential development of a further 81 apartments to the north of the site. Completed in summer 2024. Table 1.1 The approved masterplan has since been implemented introducing 149 residential apartments and 330 sqm of ground floor commercial space over the period from 2011 to 2024 via four separate phases of development, as described in Table 1.1. A vision for Paisley Town Centre1 has also subsequently been published by Renfrewshire Council in partnership with Scotland’s Towns Partnership and the Scottish Government. The document outlines the vision for Paisley Town Centre up to 2030 and explores how existing vacant retail space could be transformed to enhance the community experience for residents and visitors to Paisley. The creation of a new residential quarter, introducing significant levels of urban living to the town centre as well as a variety of tenures, represents a key priority for repopulating the town centre with the associated increase in footfall and consolidation of underutilised retail space offering the potential to support the retention of the remaining key retailers. The redevelopment of the former Arnotts Department Store is evidently acting as a major catalyst for investment in support of this vision, whilst also delivering many economic, regeneration and social benefits for the town and wider Council area. Figure 2 – Aerial photograph of the site 6
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Purpose of this statement The purpose of this statement is to evidence the benefits that the redevelopment of the former Arnotts Department Store has generated for Paisley, the local economy of Renfrewshire and more widely across Scotland. Three distinctive pieces of analysis are presented which each consider the economic and fiscal impacts, wider regenerative benefits of the mixed-use scheme (the ‘Full Circle’ analysis) and social impact of the development. The three areas of analysis and reported benefits are summarised to the right. The assessment draws on a variety of methodologies. The economic impact assessment and Full Circle analysis are informed by a bespoke Economic Impact Model developed by Turley Economics. This utilises approaches in line with UK and Scottish government guidance. The Social Value assessment is more qualitative in nature and draws on published research on the wider societal and health benefits of regeneration projects such as this. A case study illustrating how wider community benefits have been delivered in partnership with a local contractor is also presented. Economic and fiscal impact modelling Documenting the supportive expenditure impacts of mixed use schemes Wider societal benefits • Construction and operational employment • Economic Productivity • Council Tax • Business Rates • Increased resident and working population • Discretionary spend to support town centre • High quality housing • Employment and skills • Increased physical activity • Reducing social isolation • Mental wellbeing Economic Impact Assessment Full Circle Analysis Social Value Assessment Document Structure The remainder of this Economic and Social Value Statement is structured as follows: • Section 2: Economic Strategy and Investment Context – Provides a summary of the key policy and strategy relevant to the development. • Section 3: Economic Impacts – Provides an assessment of economic and wider regenerative (‘Full Circle’) impacts of the development. • Section 4: Social Value – Provides an assessment of the anticipated social value and community benefits generated by the development. • Section 5: Summary – Summarises the economic, regenerative and social value benefits generated. 7
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2 Economic Strategy and Investment Context This section provides an overview of the relevant economic policy and strategy context. It demonstrates the national and local Government commitment to supporting sustainable economic development through the planning system, particularly in terms of policies focusing on housing delivery and town centre regeneration and investment. National Policy and Strategy National Planning Framework 4 The fourth National Planning Framework, NPF4,2 was adopted by Ministers in February 2023. The development plan for any area therefore includes NPF4 as well as the relevant local development plan. It sets out the Scottish Government’s development priorities over the next 20-30 years and is guided by six overarching spatial principles which include ensuring the transition to net-zero is fair and inclusive, supporting local living and community health and balancing development to create opportunities for investment in areas of past decline. NPF4 sets out the National Spatial Strategy for Scotland, which incorporates 18 national developments. National developments will be a focus for delivery, as well as exemplars of the Place Principle, placemaking and a Community Wealth Building (CWB) approach to economic development. NPF4 identifies CWB as a policy objective (Policy 25). The purpose of this policy is to encourage a new strategic approach to economic development. This approach is primarily targeted at improving wellbeing and delivering community benefits by supporting employment and local supply chains to improve community resilience, reduce inequalities and support local supply chains. Housing to 2040 In March 2021, the Scottish Government published ‘Housing 2040’,3 a long-term vision for housing in Scotland. This outlines a delivery plan to support its ambition for everyone to have a safe, good quality and affordable home that meets their needs. Community is also key to this strategy, with the Scottish Government aiming to implement an approach to housing that puts quality places at its core. Scotland’s Economic Strategy for Economic Transformation Scotland’s National Strategy for Economic Transformation was published by the Scottish Government in October 2022 and recognises housing as key to economic transformation. This document outlines the Government’s ambition to create a ‘wellbeing’ economy over the next 10 years, which is fairer, wealthier and greener. There is a desire that Scotland will be recognised internationally as a great place to live and work with high living standards and a vibrant, diverse culture in which all sectors of the economy work to eliminate poverty. The strategy emphasises the importance of aligning with existing strategies (such as Housing 2040) in order to create and sustain a resilient national infrastructure that can support a high-productivity economy. 8
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A Vision for Paisley Town Centre The vision for Paisley Town Centre5 was published in 2020 which outlines the vision for Paisley Town Centre up to 2030 and explores how existing vacant retail space could be transformed to enhance the community experience for residents and visitors. This includes consolidation of the retail elements of the town centre and reintroducing a variety of uses including residential. The Vision Strategy outlines a number of themes in which the Town Centre could be enhanced including rebalancing, repopulating and repositioning. The repopulating theme includes creating a new residential quarter. By creating a new residential quarter, this will enable clusters of retail space to form and evolve away from the “80s/90s Clone Town”. The Strategy states that after 60 years of town centre erosion, there has been a reduction in the residential offer of the town centre, and therefore Paisley Town Centre would benefit from an increased residential offer to energise the town centre and encourage town centre living. Specifically, the Vision Strategy emphasises that a key element to rebalance the town centre is to introduce significant levels of urban living in mixed use blocks and developing residential units that are inclusive with a variety of tenures, including affordable and social housing. Summary Planning and economic priorities as expressed through national and local policy and strategy documents, which highlight the importance of regeneration and housing projects in order to support growth in the local economy as well as across the regional and national economy, population and workforce. There is also a clear local policy priority to safeguard and enhance the vitality of Paisley town centre, and for the town centre to adapt to serve the changing needs of communities. Through the publication of the Paisley Town Centre Vision there is also a recognition of the role of mixed-use development (incorporating residential alongside a range of retail and leisure units) in offering greater resilience in the face of recent macro-economic challenges and declining demand for retail floorspace. Local Policy and Strategy Renfrewshire Development Plan The Renfrewshire Development Plan4 was adopted in December 2021 by Renfrewshire Council. The Local Development Plan has five key principles namely: Economy, Centres, Infrastructure, Places and Environment. The purpose of the main two principles relevant to the development are outlined below: • Centres: The Local Development Plan supports investment in Renfrewshire’s centres which will deliver vibrant, well designed and accessible spaces. This will help to create a safe and well-maintained environment. • Places: The Local Development Plan supports investment which will help to create stronger communities and contribute to the creation of attractive places in Renfrewshire with a focus on regeneration and enhancing existing places. This also includes delivering housing in the right locations to meet the needs of both existing and future residents. Policy P3 outlines that “Development proposals that provide a mix of housing types and tenures to meet current and future housing needs and support sustainable mixed communities will be supported”. The mix of 1-3 bedroom apartments that have been delivered via the Arnotts redevelopment project have evidently made an important contribution to this policy, ensuring that the “smaller units” being targeted in the policy are provided within Renfrewshire, whilst also enhancing the choice and mix of homes available in Paisley. 9
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3 Economic impacts The redevelopment of the former Arnotts Department Store has introduced new vibrancy to a landmark site in Paisley town centre, whilst also generating a range of economic and fiscal benefits for Paisley, Renfrewshire and the wider Scottish economy. The quantified employment impacts generated during the construction phase and over the longer term through the development’s subsequent operation are presented below. The assessed impacts include full-time equivalent (FTE) jobs and economic productivity impacts, which is measured as Gross Value Added (GVA), along with the financial benefits accrued for Renfrewshire Council. Homes and Communities Agency’s Additional Guide (4th Edition, 2014)6 and the 2008 Scottish Enterprise Additionality & Economic Impact Assessment Guidance Note7 and draws on published statistical data sources. The evaluation considers the quantifiable impacts of the development during both the construction and it’s operational lifetime. Economic impact estimates are presented as net figures, accounting for leakage, displacement and multipliers, and outlined with respect to Renfrewshire (local impact area) and Scotland (wider impact area). Construction Phase Operational Phase £29.7 million Productivity Boost Total GVA2 generated during construction, including £19 million in Renfrewshire 40 gross direct jobs Full time equivalent (FTE) jobs supported on average during construction (c. 8 years) Generating 30 net direct jobs FTE jobs in Scotland, including 15 for Renfrewshire residents Plus 25 net indirect/induced jobs FTE jobs in the Scotland, including 5 for Renfrewshire residents 15 £540,000 £275,000 £21,000 Gross jobs Accommodated on site Gross value added To the Renfrewshire economy per annum Council Tax Paid annually to Renfrewshire Council Business rates Collected annually 10
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Construction Phase Economic Benefits Employment The investment in the construction phase of the project is estimated to have generated an average of 40 full-time equivalent (FTE)8 construction jobs on-site annually over the construction period. Reflecting on the skills of the labour force and the latent demand for construction employment9, a proportion of the construction jobs could have drawn from the local labour market within Renfrewshire and wider labour market across Scotland.10 Circa 30 direct FTE jobs are likely to have been held by residents living within Renfrewshire, with a further 15 jobs likely to have been taken by those living elsewhere in Scotland. The positive economic impacts of the development will have extended beyond construction employment. Expenditure on construction materials, goods and other services will have far- ranging benefits both locally and further afield as it filters down the supply chain. As a result, the initial investment is amplified in an economic ‘multiplier’ effect both locally and across the wider impact area. Construction of the development is therefore likely to have supported a further 25 FTE jobs within Scotland per annum via indirect and induced effects, 5 of which are likely to have been taken by Renfrewshire residents. Taking the above factors into account, a total of 55 net additional FTE positions11 are estimated to have been generated across Scotland during each year of construction, with 20 of these taken by Renfrewshire residents. Economic Output (Gross Value Added) The construction phase of the development will have also generated a significant increase in Gross Value Added (GVA). GVA measures the value of output created (i.e. turnover) net of inputs purchased and used to produce a good or service (i.e. production of the output). Therefore, GVA provides a measure of economic productivity. Applying the appropriate GVA measures to the net additional employment impact generated by construction of the development indicates that an additional £3.7 million in GVA is estimated to have been generated annually across the wider impact area during the construction period. This is inclusive of £2.4 million in the local impact area. Over the 8 years of construction activity, this equates to £29.7 million in GVA generated across the wider impact area and £19 million across the local impact area. 11
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Operational Phase Impacts Employment Once fully operational, the development will deliver additional jobs within Renfrewshire. It is estimated that the uses proposed could generate a total of 15 additional FTE jobs on site. After accounting for leakage and displacement, it is estimated that the scheme will generate an uplift of 10 direct jobs which are likely to be held by residents across Scotland, of which 5 jobs are likely to be held by residents of Renfrewshire. The operation of the Development will have indirect / induced effects through supply chain spending, procurement and employee spend. Therefore, the direct effect is amplified, resulting in a multiplier effect. It is estimated that an additional 20 indirect / induced FTE jobs will be generated across the wider impact area, of which 10 jobs are likely to be taken by those living in Renfrewshire. Economic Productivity (measured as Gross Value Added) The operational phase of the Development will also contribute to economic productivity across the local and wider impact areas. Applying relevant measures to the net additional employment effects presented above, suggests that an additional £870,000 GVA will be generated annually across the Scotland, including £540,000 concentrated within the local Renfrewshire economy. Increased Revenue to Local Authority Council Tax Revenue The occupation of new housing will also increase Council Tax revenue to Renfrewshire Council. Based on the current mix of homes, the development is expected to generate circa £275,000 in additional Council Tax payments annually, equating to circa £2.6 million over 10 years at 2023/24 rates. This could provide an important source of revenue funding for Renfrewshire Council to support public service delivery and investment across Renfrewshire. Generation of Business Rates Occupiers of the commercial floorspace will make business rate payments to Renfrewshire Council. Analysis of nearby floorspace in similar use indicates that the business rates to be collected annually by Renfrewshire Council will equate to circa £21,000 per annum or £210,000 over ten years. Phase 3 12
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1.5 Context: Site Photos Above L&R : View West from Gauze Street with and without corner building which is now demolished Below: Panorama View West from Gauze Street (current) showing relationship with adjacent Methodist Hall Arnott Building Regeneration, Paisley: Development Proposals. June 2014 DESIGN STATEMENT 1.0 Site Overview / Analysis Panorama View West from Gauze Street (current) showing relationship with adjacent Methodist Hall Local Labour Force The delivery of 149 new homes could grow the local population by up to 450 residents, once fully occupied.12 The latest evidence suggests that 48.1% of Renfrewshire residents are of working age and economically active.13 Assuming that the delivery of 149 new homes will grow the local population by up to 450 residents, the Development could attract up to 215 additional economically active residents of working age. Based on employment rates for the local area, the development could accommodate 210 employed residents. Enhanced Local Spending Power An occupied new home represents a net gain to the local economy, as household income and expenditure in the local economy will occur over a long period. The Annual Survey of Hours and Earnings (ASHE) provides income data by occupational group. Applying this to the estimated occupational profile of new residents indicates that employed residents of the new homes could receive a collective income of circa £5.9 million per annum. This income will be used to meet housing and other fixed household costs, although a considerable proportion will be available for discretionary expenditure within the local economy. Expenditure from new residents will make a significant contribution towards sustaining local shops and businesses in Renfrewshire and the wider economy, thus supporting local employment. Oxford Economics estimates that households in the local area spend an average of £13,175 annually on convenience and comparison retail goods and services.14 On this basis, new residents could generate total retail expenditure of circa £1.9 million on convenience and comparison goods and services. In addition, it is estimated that residents in the local area spend an average of £6,382 annually on leisure goods and services.15 New residents could therefore generate further expenditure of £0.9 million per annum on leisure goods and services. Collectively, this uplift in local expenditure will increase footfall, vitality and trading performance for existing shops and leisure services within the site’s locality which could support an additional 40 retail and leisure related jobs in Renfrewshire and the wider regional economy annually. 13
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4 Social Value This section considers the broader social value benefits which can also be expected to be generated for new and existing local residents, workers and other users of the development over the long term for Renfrewshire, with impacts also extending to other areas of Scotland. These fall under the following themes: increasing the housing supply, supporting employment and wellbeing, increasing social cohesion and promoting active, healthy lifestyles and integration within the wider green network. Social Value Impacts Healthy housing Helping to meet Paisley and Renfrewshire’s housing needs Promoting active-travel Through people-focused streets and on-site green amenity spaces Increasing Social Cohesion through the delivery of a mixed-use development with communal spaces helping to reduce social isolation Employment and skills opportunities through the delivery of new jobs and apprenticeships, which can positively affect local wellbeing A socially conscious contractor Contractors working on the site have supported the delivery of a range of community benefits, including: • Providing graduate, apprenticeship and work placement opportunities • Holding mock interviews and other careers engagement sessions as part of an ongoing partnership with Glasgow Clyde College and Mary Russell School • Work alongside local charities such as Spifox aswell as the Community Payback Team at Renfrewshire Council • Support Mental Health Awareness Day by providing information to employees and donating money to Public Health Scotland to sponsor a Mental Health First Aid Course 14
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Increasing housing supply A person’s ability or otherwise to access housing which is of good quality and which meets their needs can have a significant impact on their physical and mental health. As outlined by guidance published by Public Health Scotland,16 housing is a key ‘social determinant of health’, and to improve physical health and mental wellbeing and tackle health inequalities in communities across Scotland, everyone must have access to a warm, dry and safe home which meets their needs. Factors relating to housing conditions determine the potential ‘risk factors’ associated with poor-quality housing (for example, damp and humidity, overcrowding, fuel poverty and anti- social behaviour) which in turn can cause or exacerbate physical and mental health conditions (such as respiratory diseases, allergies and stress anxiety and depression). Poor housing conditions have also been shown to be associated with physical illnesses including eczema, hypothermia and heart disease, with respiratory health also having been shown to be particularly affected in both adults and children. Poor physical conditions can also negatively impact on mental health, due to the stress caused by living in insecure, overcrowded, cold, polluted or damp conditions.17 The delivery of new homes across private sale, shared ownership and social rented tenures, provides high quality, healthy housing that will support the wellbeing of 149 households and c.450 new residents living on the site, whilst also making an important contribution to much needed affordable housing in the Paisley area. Increasing social cohesion For most people, the easiest and most appropriate forms of physical activity are those that can be incorporated into everyday life, such as walking or cycling. Therefore, it is imperative that the built environment is designed, created and built to support and enable people to incorporate movement, particularly walking and cycling into their daily lives. Active travel – for example, walking and cycling integrated as part of general daily activities – is highlighted by the UK Chief Medical Officers Physical Activity Guidelines18 as a key means of improving physical activity rates and, by extension, health and wellbeing. The key active travel routes within the scheme will run parallel to the proposed green amenity space and will include an integrated cycle and footpath network which will provide access to road paths. The provision of cycle and footpaths is beneficial in connecting the site to existing networks and will help to encourage residents and workers to use sustainable and active modes of travel as well as improve the mental health outcomes due to the access to amenity space. The delivery of a mixed-use development will contribute to the creation of a sustainable and cohesive community in this part of Renfrewshire. The delivery of communal spaces will reduce social isolation and foster a sense of community amongst residents. Annual Council Tax receipts of c. £275,000, will contribute to maintaining and enhancing local services and infrastructure, thereby supporting social cohesion within the local area. This will further be supported by annual Business Rates receipts of c. £20,000. Phase 4 15
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Promoting active, healthy lifestyles and integrate developments with wider green network As highlighted by the NHS HUDU,19 strong, vibrant, sustainable and cohesive communities require good quality, accessible public services and infrastructure, supported by high-quality public realm and places which enable people to lead healthy lifestyles. The development provides residential uses alongside on-site green amenity spaces which will promote physical and mental wellbeing. Furthermore, the provision of cycle and footpaths will maximise the potential for walking and cycling, resulting in health benefits for residents and make a positive contribution towards reducing emissions. This will also be supported through the provision of cycle storage and through the site’s proximity to a wide range of public services and amenities. Supporting employment and wellbeing The UK Government’s Office for Health Improvements and Disparity highlights20 that unemployment causes psychological stressors related to status and self-esteem, lead to unhealthy behaviours, including increased smoking and alcohol consumption, decreased physical exercise and can increase the risk of poor mental health among the families of those who are unemployed. The ONS regularly monitors national wellbeing, and its research21 highlights a correlation between unemployment and people experiencing feelings of loneliness. The Community Wealth Building Strategy for Scotland,22 which was recently published by the Scottish Government, sets out how Community Wealth Building can deliver local economic development by giving people a greater stake in the economy. The strategy places emphasis on increasing fair work and developing local labour markets that support the wellbeing of communities. Employment and skills opportunities created throughout the construction and operation of the development therefore offer the potential to meet both an economic and a social need and can be considered as contributing effectively towards supporting wellbeing of Renfrewshire residents. 16
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Community Benefit Report Abbey Quarter Link Case Study: Ashleigh Building - Delivery of Contractor-Led Community Benefits Working in Partnership with local contractor, Ashleigh Building, has enabled a range of community benefits to be realised during the construction phase of the Arnotts site. This has been reflected in Ashleigh Buildings commitment to supporting local employment training and skills initiatives, working in close partnership with local schools and other education providers such as Glasgow Clyde College. They have partnered with local charities and Public Health Scotland, sponsoring events and Mental Health First Aid training courses. The following summarises the range of initiatives and outcomes supported: Local Employment: • Supporting local employment and providing opportunities for apprenticeships and graduate entrants to the labour force. • Recruitment of an apprentice Administration Assistant as well as a graduate Business Development Coordinator from the local community. • Providing two one-week work placements at Abbey Quarter with the Painting and Decorating team and half-a-days work placement shadowing the Health and Safety Advisor. • Supporting training for the National General Certificate in Occupational Health & Safety, SVQ Level 2 - Diploma in Administration, NVQ Level 2 – Joinery, NEBOSH – Construction, Adobe Illustrator Training Course and Modern Apprentice - Occupational Work Supervisor at SVQ Level 3. School Engagement: • Mock interviews at Paisley Grammar school. This includes engaging with 20 students to ensure students are ready for the workplace. • Partnership built with Glasgow Clyde College. This provided opportunities to offer trade work experience placements to students to help develop students’ knowledge and skills within the sector. Furthermore, Ashleigh Building provided a careers fair to allow students to explore careers within the construction sector. • Trade lecturers from Glasgow Clyde College were also invited to receive Passivehaus training, which comprised a site visit and an information sharing session. • Partnership with Mary Russell ASN which is a school that provides facilities for those with additional support needs. Ashleigh Building run sessions to provide students with opportunities to engage with the workplace and engage with career support. This included career presentations, STEM activities as well as site visits for 5th year pupils (which equates to approximately 12 students). Charitable Giving: • Working alongside local charities such as Spifox raising money for children’s charities within Scotland as well as volunteering for the ‘Zip-slide the Clyde’ fundraising event. • Recurring support for the Community Payback Team at Renfrewshire Council for supporting the building of a fence at a local church. Mental Health Support • Supporting a Mental Health Awareness Day by providing information to employees including helplines and long-term support. • Donation of £100 to Public Health Scotland for the sponsorship of a Mental Health First Aid Course. Ashleigh Building has ensured that the Community Coordinator has completed the Scottish Mental Health First Aid Qualification. 17
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5 Summary This report has considered the quantifiable economic impacts generated by construction and operation of the Development, both locally within Renfrewshire and across Scotland, which are summarised again below. Construction of the Development generated the following economic impacts: • Investment in the construction sector of a scale that will support 40 FTE gross jobs on an annual basis during the demolition and construction period; • Creating an average of 55 direct, indirect and induced net additional FTE employment opportunities in Scotland throughout construction, inclusive of 20 for residents of Renfrewshire; and • Contributing a total net additional £29.7 million GVA to the economic output of the Scotland economy during construction, of which £19 million will be concentrated in Renfrewshire. 18
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Page 3Arnott Building Regeneration, Paisley: Development Proposals. June 2014 Introduction Section 1.0 Site Overview and Analysis Section 2.0 Masterplan Concept Section 3.0 Regeneration Vision Section 4.0 Building Condition and Recommendations Section 5.0 Developing Proposals Section 6.0 Conclusion Above: Arnott Building (Left) In Abbey Quarter Context CONTENTS Arnott Building (Left) In Abbey Quarter Context Operational impacts that will persist over the longer term include: • Supporting 20 FTE net additional employment opportunities once operational for residents of Scotland, supporting a GVA uplift of £870,000 in the Scotland economy including £540,000 concentrated within the local Renfrewshire economy. • The development is expected to generate circa £275,000 in additional Council Tax payments annually, to be collected by Renfrewshire Council. Further, on-site commercial floorspace are anticipated to induce an uplift in business rate collections of £21,000 per annum. • The 149 new homes are expected to have a population of 450 residents, once fully occupied. Of this, it is expected that 210 will be economically active and employed having a combined resident income of circa £5.9 million per annum. • It is estimated that the new households will spend £2.8 million a year on retail and leisure goods which will increase footfall and boost the vitality and trading performance of Paisley town centre aswell as other nearby shops and leisure services within the site’s locality. This expenditure is expected to support an additional 40 retail and leisure related jobs in Renfrewshire and the wider regional economy annually. The development has also generated, both directly and indirectly, a number of social value impacts which will be benefit both existing and new members of the community. These include: • Providing 149 high-quality new homes that will ensure the c. 450 new residents can live in accommodation that will support their physical and mental health. • A range of employment, skills and training opportunities created throughout the construction and operation contributing to the mental wellbeing of Renfrewshire residents, by helping to reduce the negative impacts of unemployment. • The delivery of a mixed-use development, with communal spaces, will contribute to the creation of a sustainable and cohesive community in Paisley town centre. • Contractor-led delivery of community benefits including support for local education facilities, in particular colleges, through the provision of work placements, apprenticeships and careers presentations. They have also partnered with local charities and Public Health Scotland, sponsoring events and Mental Health First Aid training courses. 19
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1 Threesixty Architecture on behalf of Renfrewshire Council (2020) A Vision for Paisley town centre 2030. 2 Scottish Government (February 2023) National Planning Framework 4 Revised. 3 Scottish Government (2021) Housing to 2040. 4 Renfrewshire Council (2021) Renfrewshire Local Development Plan. 5 Threesixty Architecture on behalf of Renfrewshire Council (2020) A Vision for Paisley town centre 2030. 6 Homes and Communities Agency (2014) Additionality Guide (4th Edition). 7 Scottish Enterprise (November 2008) Additionality & Economic Impact Assessment Guidance Note. 8 FTE is equivalent to 1 employee working full-time for 1 year. A person-year of employment is defined as the amount of work done by an individual during a working year. 9 ONS (2023) Jobseeker’s Allowance by Occupation (August 2023) Construction Sector Groups. 10 ONS (2021) Census 2011 - Location of usual residence and place of work by sex (WU01UK). 11 Net additional is the sum of the direct and indirect impacts. 12 Based on the estimate of 450 residents from living at the Development provided by the client. 13 ONS (2023) Annual Population Survey (April 2022-March 2023). 14 Oxford Economics (2023) Resident Expenditure Data, via Precisely – average spend in Renfrewshire. 15 Ibid. 16 Public Health Scotland (2021) Healthy housing for Scotland: A briefing paper setting out the fundamental link between housing and public health. 17 Shelter (2013) People living in bad housing – numbers and health impacts. 18 Department for Health & Social Care (2019) UK Chief Medical Officers’ Physical Activity Guidelines. 19 NHS Healthy Urban Development Unit (2019) Rapid Health Impact Assessment Tool (fourth edition). 20 Office for Health Improvement and Disparities [formerly Public Health England] (2015) Local action on health inequalities: Increasing employment opportunities and improving workplace health. 21 Office for National Statistics (2021) Opinions and Lifestyles Survey. 22 Scottish Government (2022) Community Wealth Building. 20
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