EMPLOYMENT
Employment Aim
4.1 The key aim of the Local Plan in relation to employment is:
“to encourage economic prosperity and identify enough land to meet the District’s employment needs.”
Employment
Objectives
4.2 To further this aim, the employment objectives of the Local Plan
are:
Objective
7: Land Allocation
To identify a sufficient quantity and quality of land for employment uses,
in accordance with Structure Plan policies and sustainability objectives.
Objective
8: Urban Employment Diversification
To encourage the diversification of industry with an emphasis on the development
of the Service Sector and high technology industry.
Objective
9: Rural Economy
To safeguard and strengthen existing small-scale rural businesses and encourage
a diverse rural economy.
Objective
10: Environmental Quality and Regeneration
To ensure that new employment locations are designed to high standards and
to encourage the environmental enhancement of existing locations.
Objective
11: Infrastructure
To encourage the provision of adequate transport infrastructure.
Objective
12: Town Centres (office uses)
To promote town centre locations as the focus for office uses.
Introduction
4.3 Kidderminster and Stourport-on-Severn are the major employment
centres in the District. Kidderminster has long been renowned as a leading
centre for carpet production in the world. Stourport-on-Severn owes its existence
entirely to the Staffordshire & Worcestershire Canal, with its historic
activity including employment centred around the basins linking the canal
to the River Severn.
4.4 The economic base of the District is still dominated by the manufacturing
sector in general and the carpet industry in particular. Recent research indicates
that over 4000 jobs, or 12% of the total employment in the local economy,
are dependent on the carpet industry. It is still the largest single employment
sector in Worcestershire. Of equal significance is the continuing under representation
of employment in the service sectors of transport, banking, finance and insurance,
public administration, defence and other services.
4.5 The concentration of employment within one sector of the economy
has a number of disadvantages. The continuing need for economic diversification
is recognised by Wyre Forest District Council, and is reflected in the District’s
Economic Development Strategy.
4.6 The 1991 Census showed that just over 32,000 people were employed
in the District. There remained a slightly higher percentage of employees
in manufacturing compared with the UK average. The figures (10% sample) indicated
that of the 42,580 residents in employment, 12,310 commuted out of the District
to work. At the same time, the number of people living outside the District
but who travelled to work was 6,510, resulting in an overall net out-commuting
of some 5,800 people. Given the proximity of the Conurbation and the range
of employment opportunities generally available, the 1991 figures indicate
the continuing importance of the West Midlands Conurbation and other neighbouring
destinations in providing employment for residents of the District.
4.7 The 72 hectare trading estate at Hartlebury provides a major growth
location for industry and business in north Worcestershire. It is an important
source of employment for residents of Wyre Forest District, who account for
some 60% of its employees. Most of the estate is within the Kidderminster
Travel To Work Area, and many of the companies have close ties to the Wyre
Forest business community.
Structure Plan Context
4.8 The Worcestershire County Structure Plan 1996-2011 was adopted in June 2001. Policies D.19 – D.23 set out the strategic employment land allocations within the County, based on the EIP Panel’s recommendations. The strategy links the provision of land for new housing and new employment uses, with the aim of achieving balanced communities. An estimate has been made of the amount of employment land required to ensure a level of balanced growth in the plan period. This estimate is based on providing one hectare of employment land for every 70 new dwellings, and is itself based on the County Council’s analysis of current land uses in various towns in Worcestershire, with an adjustment to account for existing levels of commuting.
4.9 Policy D.19 of the Structure Plan sets out the employment land provision for each District in Worcestershire for the plan period 1996 – 2011. This is expressed in terms of “about”, to allow a degree of flexibility within the strategic policy framework. For Wyre Forest District the Structure Plan proposes “about 45 hectares” of land for employment uses within Classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order. To provide further detail, Policy D.20 states that the employment land to be provided in each District under Policy D.19 will comprise a portfolio of sites in terms of size, location and quality, including the redevelopment or re-use, where appropriate, of previously developed land.
4.10 Policy D.21 aims to ensure that land should only be allocated for economic development where there is a reasonable expectation that it will be available for development during the plan period. Policy D.22 sets the framework for additional employment land releases in the event that a balanced portfolio of sites cannot be achieved; that existing commitments are not in the correct location to balance new housing growth; or that it is essential to ensure a continuing supply of available land in view of take-up rates.
4.11 Policy D.23 deals with the issue of reviewing existing employment allocations, in order to comply with new policy D.20 (referred to in paragraph 4.9 above), and to avoid over provision.
Employment Land Provision
4.12 The Worcestershire County Structure Plan 1996-2011 requires the
provision of “About 45 hectares” of land in Wyre Forest District
for “employment uses within Classes B1, B2 and B8” between April
1996 and March 2011. In order to satisfy the Structure Plan requirement, this
section of the Local Plan contains policies relating to the location of Class
B employment land. The provision of such land can be phased to ensure that
a ready supply of serviced land is available.
Employment Land Provision
|
Policy E.1 Sufficient
land will be provided in the District to meet the Structure Plan requirement
of about 45 hectares for employment uses within Classes B1, B2 and B8
of the Town and Country Planning (Use Classes) Order 1987 (as amended). |
4.13 To enable accurate monitoring of land supply, the Forward Planning section of the Council’s Planning, Health and Environment Division produces an Employment Land Availability report in April each year. It monitors the amount of land committed to, and developed for employment uses in the current plan period. The 1st April 2002 edition was used to inform the preparation of this Plan. Table E1 below sets out the position regarding employment land provision in Wyre Forest District as at 1st April 2002.
|
Table
E1 |
|||
|
Completions 1st April 1996 – 31st March 2002 |
AREA (HA) | ||
|
|
1996
- 1997 |
0.3 |
|
|
Total
completions 1st April 1996 – 31st March 2002 |
12.3 24.2 36.5 |
||
|
Structure Plan provision 1996 – 2011 Balance |
"about 45" 8.5 Hectares |
||
4.14
A total of 24.22 hectares is identified as “available sites” in
Table E1 above. These sites are either under construction; proposed for employment
development in the Local Plan; committed sites within the boundary of Rushock
Trading Estate; have outstanding planning permission for Class B use; or are
within areas identified for Class B uses with a lapsed planning permission.
One of the available sites is identified in Policy E.2 [EMP.2] at Worcester
Road, Kidderminster. This is a greenfield site adjacent to the A449. Proposals
for this site will be subject to consultation with the Highways Agency in
accordance with Policy TR.9
4.15 Details of these sites can be found in the Council’s Employment
Land Availability report dated 1st April 2002. Copies are available from the
Planning, Health and Environment Division.
4.16 This Plan seeks to address previously expressed concerns regarding
the need to have a balanced portfolio of available employment sites, in terms
of quantity and quality.
4.17 In addition to the available sites, redevelopment opportunities
exist within the areas identified for Class B1, B2 and B8 uses, subject to
detailed planning consent. The principal redevelopment sites are the British
Sugar Factory site and the former Folkes’ foundry, at Stourport Road,
Kidderminster. These sites are now vacant and suitable for redevelopment,
and offer a premium opportunity as brownfield employment sites, and are expected
to be redeveloped for employment uses within the plan period and beyond. Therefore
they are identified as proposed sites for employment development.
Folkes Forge, Stourport Road
4.18 The British Sugar Factory at Stourport
Road, Kidderminster, closed in 2002. The main factory site occupies some 25
hectares, and is within an area identified for Class B1, B2 and B8 uses. A
redevelopment opportunity has arisen for the provision of a major strategic
employment site, centrally located to meet the District’s medium and
long term needs. A planning and development brief will be prepared for the
redevelopment of the site, in association with British Sugar. In view of the
scale of the site, it is expected to enable the continued provision of employment
land beyond 2011. The site is subject to Policy
E.3.
4.19 Two sites in the District are identified in Policies
E.4 and E.5 below as Major Developed Sites
within the Green Belt. Redevelopment of these sites is in accordance with
the existing provisions of Annex C of PPG2. The Lea Castle Hospital site offers
a potential redevelopment opportunity for Class B1 high technology employment,
making a positive contribution to a balanced portfolio of sites sought by
the Council to meet the requirements of the Structure Plan. Rushock Trading
Estate occupies land and buildings within the curtilage of a former military
site, and contains several of the available sites in Table 1 above.
4.20 The Council has adopted the Severn Road Planning and Development
Brief, which covers an area on the edge of Stourport-on-Severn Town Centre,
which includes land formerly in employment use, and the former Lichfield Canal
Basin. In accordance with Structure Plan Policy D.13, the Severn Road area
is identified for a mixed use development to include retail, housing and employment
uses. Further details can be found in the Town Centres chapter.
4.21 Policy E.2 enables the development
of Class B1, B2 and B8 uses on allocated employment areas. The redevelopment
of sites for employment uses will contribute to the required employment land
provision during the plan period.
4.22 The sites listed above, together with opportunities for redevelopment,
are considered to provide a balanced portfolio of employment land capable
of development within the Plan period, as required by Worcestershire County
Structure Plan 1996-2011 Policy D.20. Consideration will be given to the preparation
of development briefs, where appropriate, for sites identified in Policy
E.2.
Safeguarding of land for employment uses
4.23 The District Council is seeking to ensure that proposed employment sites, and areas allocated for Class B uses, are safeguarded for those uses, in order to maintain the District’s existing asset base for utilisation by local manufacturing and commercial enterprises. Many of these allocated areas have a long history of industrial uses, many of which contain established industries. Most of these areas are well placed in relation to the lorry route network and provide a dispersed pattern to local employment provision within the main towns of Kidderminster and Stourport-on-Severn.
4.24 In the event that sites within any of these areas become redundant the District Council would wish to see their re-use or redevelopment for appropriate Class B employment uses. Provision is made in the Local Plan within the town centres for retail developments, and sufficient land is identified as being available to meet the Worcestershire County Structure Plan 1996-2011 requirements in respect of residential development (as set out in the Housing chapter). PPG3 advises in paragraph 42 that consideration should be given to reallocating some employment land for residential or mixed use development, particularly where the employment allocation cannot realistically be taken up in the lifetime of the plan, or where the designation is no longer compatible with policy set out in current PPGs.
4.25 Paragraph 30 of PPG3, however, gives advice to local planning authorities on the identification of housing sites, stating that “they should not extend the search further than that required to provide sufficient capacity to meet the agreed housing requirement”. The Council has carefully considered the question of reallocating employment land for other uses, including redevelopment opportunities capable of implementation during the plan period, and has identified the mixed use redevelopment area at Severn Road, Stourport-on-Severn, and a number of housing sites on land adjacent to the route of the now deleted Kidderminster Ring Road Phase 5 scheme.
4.26 The land availability information reveals that the supply and availability of both residential and employment land in the District is sufficient to meet the requirements of the Structure Plan, including a balanced portfolio of sites. Following careful considerations in the light of the Structure Plan, and Paragraph 30 of PPG3, the Council considers that further re-allocations of employment land to other uses would not be appropriate at the present time.
Employment Land Proposals
| Table E2 | |
| Employment Land Proposals |
AREA
(HA)
|
| Total completions 1st April 1996-31st March 2002 |
12.3
|
| Available sites 1st April 2002 |
24.2
|
| Sub-Total |
36.5
|
| Folkes’ Foundry Site, Stourport Road, Kidderminster |
5.6
|
| British Sugar Factory Site, Stourport Road, |
12.0
|
| Kidderminster (Policy E.3) | |
| Land at Lea Castle Hospital (Policy E.4) |
6.0
|
| Land at Barracks Road, Stourport-onSevern |
0.57
|
| Total Employment Land Provision |
60.67
|
4.27
The District Council considers that the most appropriate location for B1 office
development will generally continue to be within the town centres, in order
to maximise potential for public transport use and complement the retail and
service functions of the centres. Provision is made within the town centres
for such developments, in line with the scale of each centre.
4.28 There are a number of uses relating to the motor trade, which
lend themselves quite comfortably to employment locations and which do not
fall within a specific class of the Use Classes Order (Sui Generis). Policy
E.2 makes specific provisions relating to these additional uses. Proposals
involving car showrooms will be limited by condition to prevent any future
change of use to retail (A1).
4.29 Proposals in employment areas, including sites EMP.2 (Worcester
Road) and the British Sugar Factory Site (Policy
E.3), which lie adjacent to railways, should not prejudice the operational
needs of the railway. Specifically, proposals shall not adversely affect the
general operation, safety or efficiency of the railway.
Employment Land Proposals
|
Policy E.2 Within the following areas, development falling within Class B uses will be permitted subject to compliance with other policies in the Plan:
Within areas subject to policy E.2, other uses will be limited to car showrooms and vehicle maintenance, repair and service centres. |
4.30
The British Sugar Factory Site is the main employment location for the Plan
period and will provide the catalyst for the regeneration of the Stourport
Road Employment Corridor.
4.31 The allocated area on the Proposals Map extends to about 24ha.
A first phase of about 12ha. at the front of the site has been identified
and is included in Table E2 (Employment Land Proposals for the District).
This phase of development will require the preparation of a Transportation
Assessment in accordance with PPG13 and Policy
TR.18 together with implementation of proposals arising from the Assessment.
Such an assessment will consider the necessary improvements to the existing
access arrangements to Stourport Road including appropriate traffic management
measures.
British sugar Factory, Stourport Road
4.32 The subsequent release of substantially
more development land is likely to require significant improvement to the
road infrastructure for the area. The benefits of a link road connecting Stourport
Road (A451) to the Worcester Road (A442) and/or the Chester Road (A449) roundabout
will be considered during the Plan period to 2011 and as part of the Local
Transport Plan (LTP) and the District Local Plan. The benefits of a Park and
Ride facility at this location will also be considered during the next review
of the LTP.
4.33 Given the constraints on development of
later phases and the benefits of regeneration to the wider area, the District
Council will work in close partnership with the owners of the site, the County
Council and Advantage West Midlands in bringing this site forward. The process
will result in an agreed Development Brief for the site, addressing phasing,
infrastructure improvements and other relevant considerations. During preparation
of the Development Brief an assessment of the site’s suitability to accommodate
a sports stadia will be considered.
British
Sugar Factory
|
Policy E.3 Proposals for the redevelopment of the British Sugar Factory Site, as shown on the Proposals Map, will be encouraged and should accord with the following criteria:-
|
Major Developed Sites
4.34 Two sites in the District are identified as Major Developed Sites within the Green Belt, suitable for redevelopment for employment uses in accordance with the provisions of PPG2 Annex C. They contain land which is expected to be available for development within the plan period. Policy GB.4 sets out the criteria which will apply to the consideration of any redevelopment proposals.
Lea Castle Hospital
4.35 The Lea Castle Hospital site lies north-east of Kidderminster, between the A449 Wolverhampton Road and the A451 Stourbridge Road. It lies within the Green Belt, and contains a variety of buildings set out in an attractive landscape, well screened from the surrounding agricultural land by extensive belts of trees. The site has been developed since the late 1950’s and used for a number of years by a variety of minor National Health Service uses. In recent years consolidation of these activities to other locations has led to a large part of the site (estimated to be approximately 15,700 square metres in footprint) becoming, or expected to become surplus to requirements. It is appropriate to apply the provisions of PPG2 Annex C to the site, identifying it as a major developed site in the Green Belt. This will avoid the possibility of redundant buildings, or the whole site, becoming derelict.
4.36 As a Major Developed Site in the Green Belt lying adjacent to the built up areas of both Kidderminster and Cookley and with potential for improved bus connectivity, the site accords with Policy SD.4 and T.1 of the Worcestershire County Structure Plan 1996-2011. In light of the site’s status and character and having regard to Policy SD.7 and paragraph 4.43 of the above plan, it is considered to be sequentially preferable. In considering proposals for the Lea Castle hospital site, the Council will require significant improvements in public transport connectivity and highway safety. The Council will require the proposal to be accompanied by an associated Transport Assessment and Travel Plan prepared in accordance with Policy TR.18 and TR.19, which will be subject to particular scrutiny. The provisions of Policy TR.9 will also be particularly relevant when considering such proposals.
Lea Castle
Hospital
4.37 The surplus part of the site presents an opportunity for low density redevelopment with the potential to create a prestigious high quality employment development. Based on a site coverage ratio of about 26%, this releases a developable area of approximately 6 hectares. It will therefore make a positive contribution to a balanced portfolio of sites sought by the Council to meet the requirements of the Structure Plan. A detailed development brief will be prepared for this site (containing detailed redevelopment proposals), and approved by the Council prior to the consideration of any planning application
4.38
The Council is working in partnership with other organisations to include
the site as a High Technology Business development opportunity as part of
the emerging proposals for the Birmingham to Worcester Technology Corridor.
Lea Castle Hospital
|
Policy E.4 Proposals for the re-use of Lea Castle Hospital, to include employment uses within Class B1 of the Town and Country Planning (Use Classes) Order 1987, as amended, will be considered according to Policy GB.4. |
Rushock Trading Estate
4.39 Rushock Trading Estate occupies the buildings within the curtilage of a former military site within the Green Belt. It is close to Hartlebury Trading Estate, and is accessed from the A442 Kidderminster – Droitwich road. The Estate meets the criteria for identification as a major developed site in the Green Belt which is suitable for redevelopment. The application of the provisions of PPG2 Annex C to the Estate would create flexibility within the planning policy framework, to enable the re-use and redevelopment of land and buildings within the curtilage of the site for employment uses.
Rushock Trading Estate
|
Policy E.5 Proposals for the use of land within the curtilage of Rushock Trading Estate for employment uses within Classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987, as amended, will be permitted provided they are in accordance with Policy GB.4. |
Areas Allocated for Mixed Uses
4.40 The areas identified on Inset 1 of the Proposals Map for mixed uses are:
Mill Street in Kidderminster;
Horsefair/Stourbridge Road in Kidderminster;
Mitton Street and Baldwin Road in Stourport-on-Severn;
Worcester Road in Stourport-on-Severn.
4.41 These areas generally contain a mixture of existing business and commercial uses, and provide a useful source of subsidiary accommodation for these uses within convenient locations. It is intended that these areas remain predominantly for mixed business, commercial and residential uses.
Worcester
Road, Stourport-on-Severn
Areas
Allocated for Mixed Uses
|
Policy E.6 Within those areas allocated for mixed uses outside town centres, the following uses will be permitted subject to satisfactory access and parking arrangements being made, and subject to consideration of the impact on adjacent uses:
|
Hazardous
or Dangerous Substances
4.42 Applications for development involving, or with potential to affect, or be affected by hazardous substances or installations will be subject to detailed examination. The Planning (Hazardous Substance) Regulations 1992, and the Planning (Control of Major Accident Hazards) Regulations 1999 require that land use planning policies take into account the prevention of major accidents involving hazardous substances, and aim to limit their consequences for the environment. Particular attention will therefore be given to development proposals involving, or in the vicinity of installations containing hazardous substances. Any decision will have regard to the advice of the Health and Safety Executive, the degree of risk and the likely hazard or consequences of an accident occurring, together with other environmental considerations. In accordance with Circular 04/2000 the Local Authority will consult the Health and Safety Executive, as appropriate, about the siting of any proposed dangerous substance establishments.
4.43 Detailed controls over the storage or use of hazardous substances were brought into operation on 1st June 1992. These controls require a Hazardous Substance Consent to be obtained, normally from the District Council, where it is intended to store or use hazardous substances above certain prescribed control limits. Hazardous Substance Consents are separate from the need to obtain Planning Permission where the proposals involve development such as new buildings.
Development
Involving Hazardous or Dangerous Substances
|
Policy E.7 Proposals for development or activities involving hazardous substances or installations will only be permitted where the relevant authorities are satisfied that the proposals are acceptable, and, where necessary, appropriate measures to protect the public and the environment can be implemented and enforced. |
Rural Employment
4.44 Wyre Forest District contains extensive areas of countryside, with high quality, attractive landscapes. To the east of the River Severn the rural areas are subject to Green Belt policies. The remainder of the rural area of the District (west of the River Severn) lies beyond the Green Belt, and is designated as a Landscape Protection Area, reflecting the high quality and attractive nature of this undulating and elevated landscape. The Wyre Forest itself together with its outliers are major features within the landscape, and are also of importance to nature conservation, reflecting the rich biodiversity of the area.
4.45 In line with Green Belt policy and a development strategy focused on urban concentration, the Local Plan exercises strict control over new development within the rural area. However, there is also a need to sustain a healthy rural economy, particularly in view of the declining employment opportunities in agriculture. Tourism plays an important role in the rural economy of the District, based on the recreation opportunities offered in the Wyre Forest and Severn Valley, the West Midland Safari Park, the Severn Valley Railway and historic towns of Bewdley and Stourport-on-Severn.
4.46 Government advice in PPG7 lays considerable emphasis on the encouragement of economic activity in rural areas whilst at the same time conserving and enhancing the countryside.
4.47 The Rural White Paper, published in November 2000, contains a vision of a living, working, protected and vibrant countryside. The Local Plan policies have been prepared with the aims of the White Paper in mind, so that the planning system can accommodate its initiatives and proposals, and help to deliver them in Wyre Forest District. The inclusion of Bewdley Ward within the Regional Development Agency’s (Advantage West Midlands) Rural Regeneration Zone initiative, and Bewdley and Stourport-on-Severn within the Government’s Market Towns Initiative, is an opportunity to address not only the needs of these historic towns, but also wider strategic matters including employment, tourism and leisure.
4.48 Proximity of the area to the District’s major towns and influence of the West Midlands conurbation means that unlike more remote rural areas there are a considerable range of employment opportunities within what is considered by many people to be a reasonable commuting distance. This is particularly the case in the Green Belt area east of the River Severn. When considering proposals for industrial or commercial development, wider environmental and sustainability considerations must be taken into account.
4.49 In particular any development must not have a significant adverse impact on the landscape or areas of nature conservation interest. Adequate services must exist or should be provided at the developer’s expense in an environmentally acceptable manner. Traffic generation is a particular concern, as one of the important characteristics of the District is its attractive, quiet rural lanes. Accordingly, any proposals for employment development should have safe access to the main lorry route network. For all developments, the traffic expected to be generated must be capable of being safely accommodated on the local road network. Any necessary highway works should take into account the provisions of Policy LA.7, and may be subject to a planning obligation under Section 106 of the Town & Country Planning Act.
4.50 The Worcestershire County Structure Plan 1996-2011 policy of concentrating economic development in or around main urban areas is generally supported by the District Council, and is reflected in the employment allocations in Policy E.2. In rural areas, the emphasis should be on small-scale sustainable employment opportunities.
4.51 In order to ensure continued provision of employment opportunities and the maintenance of a local business economy, small-scale industrial and commercial developments in the form of either extensions to existing premises or the conversion of rural buildings will normally be permitted, provided that environmental considerations are carefully addressed. For development involving farm diversification or the conversion of rural buildings, proposals should comply with policies relating to the Re-use and Adaptation of Rural Buildings, in the Countryside chapter of the Plan.
4.52
An extensive part of the District’s rural area lies beyond the Green
Belt, to the west of the River Severn. An outstanding employment development
commitment exists at Long Bank, near Bewdley, which will provide valuable
employment opportunities in a relatively sustainable location.
Employment Development in the Rural Area
Outside the Green Belt
|
Policy E.8 Within
the rural areas of the District west of the River Severn, proposals
for the development of new greenfield sites, or large scale extensions
or conversions for industrial or commercial developments falling within
Use Classes B.1, B.2 or B.8 of the Town and Country Planning (Use Classes)
Order 1987 (as amended), will not normally be allowed.
|
Rural Employment Within the Green Belt
4.53 Within the Green Belt, the construction of new buildings is inappropriate development, unless it is for the purposes set out in paragraph 3.4 of PPG2. Proposals for the construction of new buildings for industrial and commercial uses in the Green Belt, except under the provisions of Annex C of PPG2, constitute inappropriate development, and will not be permitted.
4.54 The re-use of rural buildings within the Green Belt for employment purposes is acceptable according to PPG2.
4.55
Any proposal for re-use must be capable of being accommodated in the existing
building without the need for new development, either in the form of new buildings
or extensions which increase the scale of built development, and would therefore
not normally be allowed under the Green Belt policy. Such development proposals
should comply with policies on the Re-use and Adaptation of Rural Buildings
in the Countryside chapter of the Plan.
Employment Development in the Green Belt
|
Policy E.9 Within the Green Belt, with the exception of the Major Developed Sites identified in Policy GB.4, proposals for the development of new buildings, or extensions for industrial or commercial developments will be regarded as inappropriate development, and will not be allowed. The re-use of existing buildings for small-scale industrial or commercial developments will be permitted, provided that:
|
Business Development Outside Allocated Areas
4.56 As sufficient provision has been made for employment development within the areas identified in Policy E.2, proposals for such development elsewhere within the built-up areas will not normally be allowed. The exception is for Class B1 Business Uses in the town centre areas. However, proposals falling within the Business Use Class B1 may be acceptable in certain other locations such as residential areas, provided they do not give rise to environmental objections. Such uses will not be permitted where either individually or cumulatively they would adversely affect the residential character, or harm the amenities of the area, particularly by virtue of traffic generation. Within the town centres as shown on Inset Plans 2, 3 and 4, such proposals will be assessed against policies in the Town Centres chapter of the Plan. For non-residential uses in residential areas, Policy H.8 applies.
Business
Development Outside Allocated Areas
|
Policy E.10 Within the urban areas, but outside the allocated areas identified in Policies E.2 and E.3, employment development will only be allowed for Class B.1 uses. The Council will follow a sequential approach to office development. Preference will be given to town centre sites, then edge-of-centre locations, then district and local centres, followed by areas identified for employment development and finally out-of-centre locations that are accessible by a choice of means of transport. In having regard to the suitability and availability of sites, applicants will need to demonstrate that this sequential approach has been followed. Outside the areas identified in the sequential approach, development for B.1 (light industrial uses) will only be permitted where:
|
Storage Facilities within Developments
4.57 As a general guiding principle the outdoor storage of goods, materials and components should be avoided if feasible. Such a phenomenon often leads to the creation of an unsightly haphazard form of development which detracts from the appearance of the built environment of industrial or trading estates, and is particularly to be avoided in the case of sites occupying prominent public locations.
4.58 The aim should be to provide for storage facilities within properly designed buildings sufficient to meet the needs of the business. Where this is not practicable permanent screening of an appropriate style and design should be incorporated into the proposal with particular attention being paid to sensitive boundaries. Particular attention should be given to Policy D.10 in the Design chapter of the Plan.