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THE EFFECT OF MAXIMUM CAR PARKING STANDARDS INCLUDING INWARD INVESTMENT IMPLICATIONS

Executive Summary

This report presents the findings of a research study investigating the effects of maximum parking standards including the potential impact on inward investment. The research study was considered to be an important piece of work prior to the proposed publication of an addendum to National Planning Policy Guidance 17 (NNPG17) "Transport and Planning" which is planned to contain a set of National Maximum Parking Standards for major travel generating developments.

The research was carried out in a staged approach as follows:

• Identification of the current situation pertaining to maximum parking standards in Scotland and the UK;
• Identification, and then confirmation of potential case studies with respect to developments which have been subject to maximum parking standards;
• Identification, and then confirmation of potential case studies with respect to inward investment interests; and
• Undertaking detailed research for each case study, and discussions with inward investment interests.

Through discussions with local authorities in Scotland a number of case studies were developed in Glasgow, Edinburgh and the North East. English case studies were also included in research where there is more experience with maximum parking standards.

Discussions with inward investors researched the potential effects that maximum car parking standards may have on:

• the attractiveness of Scotland to inward investors;
• locational choice implications of potential business / office developments; and
• locational choice implications of potential retail / leisure developments.

Case studies were, after identification developed to establish contacts and gather information through discussions with the relevant local authority and the developer.

Despite national guidance in 1999, the majority of Scottish Local Authorities have been found to be using minimum parking standards although some have been applying these standards as maximum or at least taking more consideration of accessibility to developments through alternative travel modes.

Within England, the final publication of the Revised PPG 13 has established the formal framework for the adoption of maximum parking standards both by Regional Planning bodies, and by all tiers of local authorities. Historically, it has been found that despite maximum parking guidance being developed by the roads authority, these have not necessarily been adopted/implemented by the planning authority.

Case studies were developed to cover a range of land uses and locations. Land uses covered include:

• University / Higher Education;
• Hospitals;
• Shopping Centres and non food retail;
• Food retail;
• Office / Business developments;
• Business park developments;
• Science Park developments; and
• Hotel and conference facilities

Although the case studies have individual circumstances a number of key conclusions were drawn from the discussion with developers and local authorities regarding these developments. These include:

• In general, those contacted expressed a willingness to participate and provide information;
• All of the Scottish Local Authorities who were contacted were helpful and keen to contribute to the study;
• The overriding perception of maximum parking standards determined from the 19 case studies undertaken has been positive;
• The need for a sustainable approach to development is widely recognised, as is the role that car parking can play in encouraging alternative modes of transport;
• The implementation of maximum parking standards or restricted parking practices has encouraged the uptake of sustainable transport modes and green transport plans;
• Based on the travel plans developed as part of the case studies identified in this study there appear to be a range of effectiveness of the plans implemented to date;
• In many cases, it would appear that travel plans not linked to Section 75 agreements or planning conditions encourage cosmetic improvements many of which may be unrealistic in their aims to encourage a modal shift;
• Whilst the need for a sustainable approach to development is widely recognised, there still appears to be a lack of understanding amongst the public of the need to reduce car parking associated with workplace locations;
• It is clear from the case studies and other studies that accessibility, by whatever mode is the key issue in terms of the site selection process;
• Where there are a number of business and industrial occupiers on a site there can be difficulties in co-ordinating efforts that are required to address area based transportation problems;
• Whilst the overall feedback from the case studies was positive towards the concept of maximum parking standards and the resulting expansion in the choice of sustainable transport modes the main concern expressed was the ability to retain employees and customers when competing with an alternative or competing development with a relatively unsuppressed level of car parking.

Inward investment discussions revealed the following key conclusions:

• In general, when considering locations car parking is a concern but one of many concerns that are to be considered throughout the decision making process.
• Car parking is unlikely to come into the decision making process until a specific area or range of locations has been identified.
• This research exercise has illustrated a shift in emphasis by Local Enterprise Companies and Local Authorities away from targeting large scale inward investment opportunities. It appears that the emphasis has now shifted in favour of encouraging indigenous expansion and employment creation at a local scale to try and maximise local economic benefits and secure long term economic growth.
• This trend is developing nationally in line with the Scottish Executive's policies and is likely to lead to a greater emphasis on relocations within, and between Local Authorities, potentially highlighting the need for a level playing field in considering car parking as a locational consideration.
• Whilst transport is a primary issue for locational decision making, parking is a secondary issue which will probably not be considered until comparing sites at a local level.

Overall, the findings from this study suggest an acceptance of maximum parking standards but highlight a need for enforceable agreements and conditions to ensure real mode shift is achieved.

It would also appear that inward investors will not be deterred from Scotland on the basis of maximum parking standards although the recruitment and retention of staff may pose a serious threat. Workforce availability is the most important criteria for most businesses encountered in this study and therefore all efforts must be made to ensure employees, customers and students feel there is genuine alternative to the private car for access to sites.

A number of recommendations have surfaced from this study, as follows:

• The need for a carrot and stick approach has been highlighted and developments that will have restricted parking must have benefits from public transport use, cycling and walking and drawbacks to car use.
• The public do not always see the need for measures such as maximum parking standards and green transport plans, therefore travel awareness must continue to be a focus for the Scottish Executive.
• There is a need and desire for a level paying field, particularly in the interest of indigenous industry growth, highlighting the need for a national set of standards.
• A follow up study would be recommended to ascertain the position after the standards have been published and have been allowed a "bedding-in" period.

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