Back to Contents - Back to Introduction     4.0 EMPLOYMENT, ECONOMIC REGENERATION AND TOURISM   Introduction 4.1 Chesterfield's economy has undergone considerable structural change over the last 15 years. The decline of the traditional industries based on coal, steel and heavy engineering led to high levels of unemployment through most of the last decade. The manufacturing sector now accounts for just over 16% of the workforce. Growth of service sector jobs has compensated to some extent with jobs in the public sector now accounting for almost 33% of the total workforce, retail/pubs/restaurants 24% and financial and business services 11%. 4.2 Although the level of unemployment has declined steadily from the high levels of the nineties, it still remains higher than both the regional and national rates and is the second highest in Derbyshire. The joint Economic Development Strategy for Chesterfield and North East Derbyshire (2005 - 2015) puts forward a vision for North Eastern Derbyshire that by 2015 it will be: "A competitive location, providing quality employment opportunities." The local plan review seeks to contribute to this end by identifying sufficient land for new and existing businesses to meet structure plan requirements, consistent with the principles of sustainable development. Structure plan provision for employment land is concentrated on class B uses, comprising office, business and light industry (B1), general industry (B2) and distribution (B8), which are dealt with in this chapter. Policies to cover employment in other sectors such as retail, leisure, food and drink and entertainment, education, medicine and care and other services are dealt with in other chapters of this plan. 4.3 A key theme of the plan's strategy is regeneration and this chapter includes a review of existing employment allocations to ensure that an appropriate range of sites, in terms of quality, size and location, is identified to meet future employment requirements emerging from various economic studies of the coalfield area. In addition to the continuing importance of manufacturing employment in the local economy, there is an identified need for high quality business and office space to accommodate growth in the knowledge-based sectors including ICT and high tech office development. It is vital that growing companies are afforded the widest possible choice of plots and buildings, including managed workspace and starter units, to avoid having to move from the area in order to expand. 4.4 Major employment opportunities have been identified both in the Staveley area at Markham Vale (formerly known as the Markham Employment Growth Zone) and in the Chesterfield area along the A61 corridor. Together they will provide the range of sites required for different types of B1-B8 employment use. Further employment opportunities are expected to come from redevelopment within the Areas of Major Change at the Town Centre Northern Gateway site and to the south of Chatsworth Road in the A619 corridor and also from redevelopment on the Donkin/UEF site off Derby Road. 4.5 This chapter also includes policies to guide and promote tourism, which is an important element of the council's economic development strategy. The tourism industry is a significant and growing part of the local economy and by supporting it the plan can enhance Chesterfield's role as a tourist and visitor destination.     Employment Land Provision 4.6 The Derby and Derbyshire Joint Structure Plan 2001 (JSP) requires the provision of 110 hectares of employment land within the B1, B2 and B8 use classes in Chesterfield Borough over the period 1991-2011. 4.7 The structure plan only sets out required provision until 2011. In line with the period of this plan, therefore, a recalculation has been made to cover the period up to 2016. If 110 hectares of land is required between 1991 and 2011, this is an average of 5.5 hectares per year, so that 27.5 hectares will be needed for the additional 5 years. The recalculation for the period up to 2016 therefore increases the requirement to 137.5 hectares. 4.8 51.14 hectares of this has already been built (April 2005) leaving a need to develop a further 86.36 hectares. At the same date 62.19 hectares were already identified as being available for employment use, either with planning permission or allocated in the 1996 adopted local plan. 4.9 All employment land allocations in the 1996 local plan were re-examined to identify whether they are still suitable for employment development and capable of being brought forward for development before 2016. Those sites considered to be constrained or unsuitable and unlikely to be developed during the plan period have been left out of the revised list of local plan allocations, thereby enabling proposals for new land to be brought forward which are capable of being developed in the plan period. 4.10 As a result four small sites have been removed from the list of allocated employment sites. These are Private Drive (1ha.), Newbold Road (0.28ha.), Scarsdale Road, Whittington Moor (0.16ha), and south of Station Road North (0.4ha.) Old Whittington. For the reasons set out in detail in paragraphs 4.32 and 4.33 below, a 20 hectare allocation at North Brimington and a 7.56 hectare allocation at Troughbrook works are considered to be sites which are only likely to come forward in the long term. They are therefore included in policy EMP6 to come forward after 2016. 4.11 The exclusion of the above six sites from the 62.19 hectares of land previously identified as available for development up to 2011 reduces this figure by 29.4 hectares to 32.79 hectares. There is, therefore, a requirement to identify a further 53.57 hectares of land for employment development to meet the balance of the structure plan provision. The following table summarises the employment land situation in relation to the structure plan provision for industrial development.     Table 2a Comparison of Structure Plan Employment Land Requirement against Land Available and Allocations   Structure Plan requirement 1991 – 2016 137.5ha Land Completed or under construction 1991- 2005 51.14ha Outstanding commitments (13.01 hectares land with planning permission at 31st March 2005  together with 19.61 hectares land allocated in 1996 adopted local plan and reallocated in policy EMP5) 32.62ha Sub Total of Land Available and Developed 83.78 ha Shortfall to be met 53.72 ha New Allocation,  Markham Vale  (Policy EMP1) 64.6   ha Overprovision 10.88  ha     4.12 The majority of employment land in the borough is located along the A61 and A619 corridors where, in recent years, the closure or reduction in size of major companies has left large tracts of derelict and unused land and buildings. Policies in the 1996 local plan sought to retain these areas in employment use by allocating them for redevelopment for industrial purposes including perhaps offices or warehousing. 4.13 In several cases mixed use regeneration schemes are considered to be the most effective way of bringing derelict and redundant industrial land and buildings back into beneficial use. Residential led mixed-use schemes provide the best opportunity, although they may not be suitable on sites which are subject to adverse environmental conditions. The retail needs of the borough can be met by sites within existing centres and sites close to, or on the edge of, Chesterfield town centre, such as the Donkin/UEF site which is allocated for a large format DIY retail store as well as local shopping facilities as part of the mixed use regeneration scheme for the site. Three key regeneration opportunity sites are identified as Areas of Major Change in policies GEN11, GEN12 and GEN13. They are located in or close to areas of high economic and social deprivation. Large parts of these sites are proposed to be retained for employment uses within mixed use schemes, but not necessarily employment provided by industrial uses of land. 4.14 Therefore, in considering the scale of employment land provision, there are a number of qualifying factors which need to be taken into account:   The assumption has been made that sites at Troughbrook Works and North Brimington do not contribute before 2016 for the reasons set out in paragraphs 4.32 and 4.33. Within the Areas of Major Change along the A61 and A619 corridors it is likely that there will be a net loss of industrial land area even if jobs are replaced, as intended. There is likely to be a change from industrial to housing on some unknown sites in the future, based on government guidance and current trends. Part of the plan's strategy is to seek redevelopment of key areas of underused or vacant industrial land to provide other employment sector jobs. 4.15 Other land is identified in the plan for employment development, which was still in operational use as business or industrial land at 1991. Its redevelopment will only replace that lost since the start of the structure plan period and therefore does not contribute to the strategic requirement. 4.16 The table below sets out details of the employment land provision in the plan, identifying which sites contribute towards structure plan requirement. Although this shows a total provision of 97.22 hectares of land set against the requirement of 53.72 hectares in table 2a above, this includes the 32.64 hectares of land with an outstanding commitment identified in table 2a which have been reallocated in this plan. Therefore, the net additional allocation is 64.6 hectares at Markham Vale in order to meet the 55.41 hectares shortfall. This meets the required local plan allocation up to 2016 and makes an overprovision of 10.88 hectares (7.9%). At this level the excess provision is within the normal 10% allowance which should be made for possible non-implementation of sites within the plan period.     Table 3 Employment land supply (including permissions)   Site Structure Plan Contribution to 2016 (ha) Not counted against Structure Plan (ha) New Allocations Markham Vale (Policy EMP1) 64.6 20.6 Reallocations from 1996 adopted local plan (policy EMP5) Whitting Valley Road 3.28 Station Road 5.6 Hartington Tip 3 Dunston Road South 3.8 Dunston Road North 2.1 Land off Brimington Road North 1.83 Sites with planning permission as yet unimplemented 13.01 Redevelopment of existing employment sites Donkin/UEF (Policy EMP2) 4 Former Dema Glass Site (Policy EMP3) 2 Former Pearsons Pottery site (Policy EMP3) 4 Lockoford Lane (Policy EMP3) 2 Former Lavers and Kitchens site (Policy EMP3) 7 Goytside Road (Policy EMP4) 5 TOTAL 97.22 44.6     Proposed development sites Markham Vale 4.17 The concept of the Markham Vale development, (previously known as MEGZ, the Markham Employment Growth Zone) originated as a response to the Coalfields Task Force Report "Making the difference - a new start for England's Coalfield Communities". The 2002 RPG8 recognisesd the need to regenerate the Northern Coalfield as a priority and the Quality of Employment Land (QUELS) study, requested by Policy 12 of RPG8, concluded that the development of Markham Vale would significantly enhance the supply of employment land in the sub-region both in terms of quantity and quality. 4.18 It is considered that the Markham Vale proposal will contribute to the regeneration of the Northern Coalfields sub-area which continues to be afforded priority status. It makes use of brownfield land including the former Markham Colliery and addresses problems of dereliction and contamination. It provides a regeneration catalyst to an area with concentrated economic, social and environmental problems associated with the decline of the coal industry. It is well placed to serve the employment needs of a range of settlements, both urban and rural and will have good accessibility to road and rail infrastructure, including government approval in principle for access from a new Junction 29a on the M1 motorway. Finally, it will provide improved local landscapes and environmental improvement. 4.19 Outline planning permission for the scheme was issued in April 2005, in line with proposals set out in the deposit and redeposit drafts of this replacement local plan. It provides approximately 127.3 hectares (gross) of land for employment development of which 85.2 hectares is within Chesterfield Borough. It is anticipated that the project will be completed over a period of 10 years, from when permission was granted, within the period of this revised plan. Although it is now a commitment, a policy continues to be included in this plan in order to provide continuing context for the development. 4.20 Within the borough a total of 20.6 hectares (gross) of the proposed Markham Vale development was in active employment use at the structure plan base date of 1991, so their redevelopment for employment uses does not count against the structure plan requirement. Therefore, the total amount of new employment land at Markham Vale to be set against the outstanding structure plan requirement up to 2016 is 64.6 hectares. 4.21 The development of Markham Vale is also intended to assist the development of further allocated industrial sites in the Staveley area. The scale of the necessary infrastructure also highlights the need to provide a range of employment opportunities and associated services. The magnitude of the scheme and the demands likely to be generated by it justify the inclusion of hotel and conference facilities, which will also help to promote neighbouring tourism attractions. Any retail, leisure and other service facilities should be limited to those which are strictly essential for meeting the daily needs of people working in and visiting businesses in the area.   EMP1 MARKHAM VALE DEVELOPMENT 85.2 HECTARES OF LAND WITHIN THE BOROUGH AT MARKHAM VALE IS IDENTIFIED AS PART OF A NEW EMPLOYMENT SITE OF REGIONAL IMPORTANCE FOR B1, B2 AND B8 USES TO BE DEVELOPED ONLY AS PART OF A COMPREHENSIVE EMPLOYMENT SCHEME INVOLVING LAND WITHIN THE ADJACENT DISTRICTS OF NORTH EAST DERBYSHIRE AND BOLSOVER. DEVELOPMENT OF THIS LAND MUST INCORPORATE THE FOLLOWING ELEMENTS: (a) A NEW JUNCTION 29A ON THE M1; (b) PROVISION OF THE STAVELEY LOOP ROAD; (c) PROVISION OF PUBLIC TRANSPORT CONNECTING TO SURROUNDING SETTLEMENTS, TO INCLUDE BUS SERVICES, A PARK AND RIDE FACILITY AND, WHERE FEASIBLE, PASSENGER RAIL SERVICES; (d) PROVISION FOR A RAIL FREIGHT TERMINAL; (e) NO MORE THAN 6 HECTARES OF B1 (A) OFFICE USE, SUBJECT TO A SEQUENTIAL TEST; (f) PROVISION FOR A HOTEL IN THE SOUTHERN PART OF THE SITE NOT EXCEEDING 1 HECTARE IN AREA; (g) A DESIGN FRAMEWORK FOR THE DEVELOPMENT, INCLUDING PUBLIC ART IN LINE WITH THE PERCENT FOR ART POLICY; (h) SUBSTANTIAL LANDSCAPING AND TREE PLANTING.   top Donkin/UEF Site, Derby Road 4.22 This 20 hectare site is located on Chesterfield's southern gateway approach to the town centre. It is considered to be a strategic high quality employment site, as defined by policy 15 of the 2002 Regional Planning Guidance for the East Midlands (RPG8). Following public consultations on the first deposit version of the replacement local plan, planning permission was granted in 2004. Development has not yet begun and the proposal is retained in this local plan as a formal statement of the council's intentions and to guide the scheme in the future. A vision and general master plan for the site has been prepared, which aims to create a new high quality employment scheme, largely comprising B1 office development, as well as allowing existing employment uses on the site to be retained. 4.23 Other uses are also necessary in order to achieve an economically viable scheme. The council's Retail Capacity Study recognises the capacity for a large format DIY retail warehouse and the qualitative benefits this would bring to the town. A comparison of potential out-of-centre sites concluded that the Donkin/UEF site is best placed to offer a high level of accessibility by all modes of travel and the potential to generate linked shopping trips to the town centre. As well as housing, community facilities and local shops, therefore, the 2004 outline planning permission includes a large format DIY outlet. The opportunity will also be taken to open up the River Hipper frontage as an attractive public open space with a walking and cycling route linking the site to the town centre, Queens Park and the railway station.   EMP2 DONKIN/UEF SITE, DERBY ROAD 20 HECTARES OF LAND IS IDENTIFIED AS A MAJOR MIXED USE REGENERATION OPPORTUNITY ON THE FORMER DONKIN/UEF SITE AT DERBY ROAD. REDEVELOPMENT OF THE SITE SHOULD MEET THE FOLLOWING OBJECTIVES: (a) THE DEVELOPMENT OF A MINIMUM OF 4 HECTARES AND 25,000 SQUARE METRES FOR A HIGH QUALITY B1 BUSINESS PARK FRONTING DERBY ROAD. (b) THE RELOCATION OF BRYAN DONKIN VALVES TO A NEW 1.3 HECTARE SITE WITHIN THE BOROUGH'S EXISTING INDUSTRIAL AND BUSINESS AREAS; (c) THE RETENTION OF CHESTERFIELD CYLINDERS ON A 4.8 HECTARES SITE. (d) THE DEVELOPMENT OF A LARGE FORMAT DIY RETAIL WAREHOUSE ON A 3.9 HECTARE SITE. (e) THE DEVELOPMENT OF 5.57 HECTARES OF LAND FOR HOUSING, INCLUDING SPECIAL NEEDS DWELLINGS TO SATISFY AFFORDABLE HOUSING REQUIREMENTS AND LOCAL OPEN SPACE TO SATISFY CHILDRENS' PLAY REQUIREMENTS. (f) THE DEVELOPMENT OF LOCAL SHOPS AND COMMUNITY FACILITIES, INCLUDING DOCTORS' SURGERY, PHARMACY, AND MEETING ROOMS FOR COMMUNITY USE. (g) THE CREATION OF AN AMENITY AREA IN THE NORTHWEST OF THE SITE COMPRISING A RIVERSIDE WALKWAY THROUGH TO QUEENS PARK, PUBLIC OPEN SPACE (INCLUDING A SKATEBOARD PARK), WETLAND NATURE AREA, FOOTPATH AND CYCLEWAY LINKS TO THE TOWN CENTRE VIA HIPPER STREET SOUTH AND TO THE RAILWAY STATION VIA THE DISUSED RAILWAY LINE. THE BOROUGH COUNCIL WILL REQUIRE THE SITE TO BE REDEVELOPED COMPREHENSIVELY IN ACCORDANCE WITH SECTION 106 OBLIGATIONS REQUIRING, IN ADDITION TO THE ABOVE, CAR PARKING SCHEMES FOR THE OFFICES AND RETAIL STORE, PROVISION FOR PUBLIC ART, RECYCLING AND SUSTAINABILITY MEASURES SCHEMES, AN ACCEPTABLE HIGHWAY ACCESS SOLUTION AND PROVISION FOR THE CONSTRUCTION OF A MINIMUM OF 2,323 SQUARE METRES OF B1 OFFICE FLOORSPACE PRIOR TO THE OCCUPATION OF THE DIY WAREHOUSE.   top A61 Corridor 4.24 Much of the land in the borough historically and currently used for industry and business is located along the A61 corridor, mostly to the north of the town centre. The Sheepbridge/Dunston area has been the largest industrial development area in the borough and is one which has attracted a considerable level of business inquiries. 4.25 There are previously allocated sites in this corridor, which are retained in this review of the plan. These are the former Wagon Works site at Station Road, which has a completed access road as far as the edge of the site and the Whitting Valley Road site to the east of Station Road. It is also proposed to retain the two sites at Dunston Road. Dunston Road South has already received planning permission and both sites would extend the successful "hi-tech" scheme. All of these sites are listed in Table 3 above as part of the future industrial land provision for the borough and are allocated along with other smaller sites in Policy EMP5. 4.26 Further south in the same corridor there are other former industrial areas, which have become derelict due to the closure or contraction of major companies. These areas are extremely well located to accommodate business growth from both local and footloose companies which want to locate in the central part of the borough to take advantage of high-profile sites close to the railway station and the town centre. Several important sites are located here, including the disused Dema Glass works at Sheffield Road, the unused land to the rear of the former Pearsons Pottery, land at Lockoford Lane East, and on Brimington Road the former Lavers timber business and the Trebor Bassett factory which ceased production in 2005. 4.27 Policy GEN11 in chapter 2 allocates this whole area in the south of the A61 corridor as an Area of Major Change suitable for regeneration through development for a mixture of uses, guided by a masterplan. Employment will be a key element of this mix, in both business and light industrial sectors, as defined in Policy EMP3. Other uses proposed include a canal basin with waterside businesses to attract visitors (including accommodation), an open space corridor around the river and canal, apartments and houses, a new football stadium on the glassworks site, leisure and offices. Major retail development would not be acceptable in these out-of-centre locations, given current government guidance in PPS6 and the plan's aim of maintaining and enhancing the vitality of the town centre.   EMP3 LAND FOR EMPLOYMENT DEVELOPMENT IN THE A61 CORRIDOR AREA OF MAJOR CHANGE PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT DEVELOPMENT INCLUDING APPROXIMATELY 60,000 SQ.M. OF B1 AND B2 FLOORSPACE WITHIN THE A61 CORRIDOR AREA OF MAJOR CHANGE, AS SHOWN ON THE PROPOSALS MAP, SUBJECT TO THE TERMS OF POLICY GEN11. THE EMPLOYMENT DEVELOPMENT WILL BE PART OF A COMPREHENSIVE SCHEME TO REDEVELOP THE CORRIDOR AND WILL TAKE PLACE IN FOUR MAIN AREAS: (a) FORMER DEMA GLASS SITE, SHEFFIELD ROAD; (b) FORMER PEARSONS POTTERY SITE, POTTERY LANE EAST; (c) FORMER ARNOLD LAVERS AND KITCHENS SITES, BRIMINGTON ROAD; (d) FORMER TREBOR BASSET FACTORY SITE, BRIMINGTON ROAD. DEVELOPMENT PROPOSALS FOR EMPLOYMENT GENERATING USES OTHER THAN THOSE WITHIN USE CLASSES B1 AND B2 WILL BE CONSIDERED IN TERMS OF THE NUMBERS OF JOBS CREATED AND THE CONTRIBUTION THE DEVELOPMENT MAKES TOWARDS THE OVERALL AIMS OF POLICY GEN11   top A619 Corridor (Chatsworth Road, South) 4.28 In the area to the south of Chatsworth Road a number of works have contracted or closed in recent years. Much of the land in this area is owned by one company, Robinson, which is seeking to redevelop it in a comprehensive way. The council welcomes this approach and has therefore identified it as an Area of Major Change in policy GEN13 in chapter 2, to be developed in a comprehensive way, in accordance with an agreed general development framework and planning briefs. A mixture of uses within this area is most likely to contribute positively to the quality of life of the town and surrounding neighbourhoods and achieve sustainable development. As with the A61 corridor, employment will be an important element of this mix, as defined in policy EMP4, particularly on the south side of Goyt Side Road where there are ongoing industrial employment activities. There is potential for high quality housing and apartments in a riverside setting, offices and some ancillary leisure and food and drink uses. 4.29 As with the vacant industrial sites along the A61 corridor, major retail development would not be acceptable in these out-of-centre locations, given current government guidance in PPS6 and the council's intention of enhancing the vitality of the town centre. An extension of the Wheatbridge Road retail warehouse park would also not be acceptable, since further capacity for retail warehousing is already provided for south of Markham Road, nearer to the town centre. However, there is scope for small scale retail and associated commercial development on the immediate frontages to Chatsworth Road, provided that it is appropriate in scale and character to the facilities of the district shopping centre. 4.30 The redevelopment of land on or adjacent to Goyt Side Road will require the upgrading of that road to adoption standard to enable any development to proceed. The council will apply conditions to this effect or seek to negotiate it through a legal agreement linked to the granting of any planning permission.   EMP4 LAND FOR EMPLOYMENT DEVELOPMENT IN THE AREA OF MAJOR CHANGE TO THE SOUTH OF CHATSWORTH ROAD PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT DEVELOPMENT WITHIN THE AREA OF MAJOR CHANGE TO THE SOUTH OF CHATSWORTH ROAD (A619 CORRIDOR), AS SHOWN ON THE PROPOSALS MAP, SUBJECT TO THE TERMS OF POLICY GEN13, AS PART OF A COMPREHENSIVE MIXED USE APPROACH FOR THIS AREA. IN GRANTING PLANNING PERMISSION THE COUNCIL WILL SEEK TO NEGOTIATE AN OBLIGATION UNDER SECTION 106 OF THE 1990 ACT TO SECURE THE UPGRADING OF GOYT SIDE ROAD TO AN ADOPTABLE STANDARD, INCLUDING THE PROVISION OF A DEDICATED CYCLE LANE.   top Other sites for employment development 4.31 A number of smaller sites were identified for employment development in the 1996 local plan, which as yet remain undeveloped. Several of these are in the A61 corridor as mentioned in paragraph 4.25, but others are outside the areas of major change identified in policies GEN11, GEN12 and GEN13 and continue to need specific policy coverage. As part of the review of employment sites these were considered to offer important opportunities for industrial, business and high tech development within the plan period, particularly for small and medium sized businesses. They are therefore reallocated for B1, B2 and B8 employment uses.   EMP5 OTHER SITES FOR EMPLOYMENT DEVELOPMENT PLANNING PERMISSION WILL BE GRANTED FOR B1, B2 AND B8 USES ON THE FOLLOWING SITES, AS SHOWN ON THE PROPOSALS MAP: (a) LAND AT WHITTING VALLEY ROAD (3.28 HECTARES) (b) LAND AT STATION ROAD (5.6 HECTARES) (c) HARTINGTON TIP (3 HECTARES) (d) LAND AT DUNSTON ROAD (SOUTH) (3.8 HECTARES) (e) LAND OFF BRIMINGTON ROAD NORTH (1.83 HECTARES) (f) LAND AT DUNSTON ROAD (NORTH) (2.1 HECTARES) PLANNING PERMISSION WILL BE GRANTED SUBJECT TO THE CRITERIA LISTED IN POLICY EMP8 BUT ON SITE (d) WILL BE LIMITED TO B1 OFFICE USE. PROPOSALS FOR RETAIL DEVELOPMENT AND COMMERCIAL LEISURE USES WITHIN CLASS D2 WILL NOT BE PERMITTED UNLESS THEY ARE ANCILLARY TO THE MAIN INDUSTRIAL OR BUSINESS ACTIVITIES.   top Sites for Employment development in the Long Term 4.32 A 20 hectare site at North Brimington cannot be developed at present as it has no road access. It relies on the proposed Chesterfield-Staveley regeneration route to open up this major new development opportunity. Although this route is safeguarded by the plan, it is unrealistic to expect the new road to be constructed in the near future so that the industrial site can be fully or even partly developed within the plan period. It is proposed, therefore, that this site is only included as an allocation in the longer term, beyond the period of this local plan (after 2016). However, in view of its excellent location, the site needs to be reserved for future employment development. 4.33 The nearby site at Troughbrook Works, east of Works Road (7.56 hectares) is close to hazardous chemical industries, which severely limits its development potential and the type of business activity likely to be attracted to the site. With such constraints it may not be developed within the period of the local plan up to 2016. It is therefore proposed to reserve the site for longer term business and industrial development, possibly in conjunction with any future plans for the redevelopment of the adjoining chemical works. However, the borough council will grant planning permission for other uses which would provide employment, providing they are compatible with adjoining land uses. 4.34 While reserving these two sites for employment development beyond the plan period, policy EMP6 does allow for their earlier development if required to meet a shortfall of employment land in relation to the strategic requirement. This situation could arise should the take-up of other allocated employment sites be lower than expected through sites not coming forward for development, allocated sites being lost to other forms of development and regeneration, or unexpectedly low levels of job creation or floorspace provision arising from employment developments. In such circumstances it would be clear that the supply of employment land was inadequate, and that the early release of either of these sites would not lead to an oversupply of employment land.   EMP6 SITES FOR EMPLOYMENT DEVELOPMENT IN THE LONG TERM TWO SITES WILL BE SAFEGUARDED FOR EMPLOYMENT DEVELOPMENT BEYOND THE PLAN PERIOD, UNLESS EARLIER DEVELOPMENT OF EITHER SITE IS NEEDED TO MEET A SHORTFALL OF EMPLOYMENT LAND IN RELATION TO THE STRATEGIC REQUIREMENT: (a) TROUGHBROOK WORKS (7.56HA) (b) NORTH BRIMINGTON (20HA) DEVELOPMENT OF BOTH THE TROUGHBROOK AND NORTH BRIMINGTON SITES WILL ONLY BE PERMITTED FOLLOWING THE COMPLETION OF THE CHESTERFIELD - STAVELEY REGENERATION ROUTE. IN THE CASE OF TROUGHBROOK WORKS DEVELOPMENT WILL ONLY BE PERMITTED IF IT IS COMPATIBLE WITH ANY EXTANT PERMISSION FOR HAZARDOUS INDUSTRIAL USES ON THE ADJACENT SITE.   top Development in existing employment areas 4.35 Existing industrial and business areas are largely built-up. However, there may be scope for small scale development, for example for the expansion of existing uses or, in some cases, redevelopment. It is important that such development is allowed in order to protect existing jobs and facilitate new job opportunities. The maintenance of an adequate and diverse supply of employment land is a key objective of the plan. Therefore, proposals for alternative uses, including retail development, will not normally be permitted. 4.36 It is important that sufficient land is allocated and available for business and industrial use to meet the strategic requirements. However, the council also recognises that in a modern economy not all employment opportunities fall strictly within the B1, B2 or B8 use classes. Particular attention will therefore be paid to the job creation potential of any alternative proposal. The council will take account of the extent to which the new 'alternative' development can reasonably co-exist with existing business and industrial operations. It will seek to ensure that development does not inhibit industrial or business activity on land allocated for that use. In considering proposals, the council will give full weight to other policies of this plan and the need to maintain an adequate supply of employment land for business and industrial purposes.   EMP7 DEVELOPMENT IN EXISTING BUSINESS AND INDUSTRIAL AREAS WITHIN THE ESTABLISHED EMPLOYMENT AREAS, AS SHOWN ON THE PROPOSALS MAP, PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT DEVELOPMENT SUBJECT TO THE CRITERIA LISTED IN POLICY EMP8. IN ASSESSING SUCH PROPOSALS OUTSIDE THE B1, B2 AND B8 USE CLASSES, REGARD WILL BE HAD TO THE EMPLOYMENT GENERATING POTENTIAL OF THE ALTERNATIVE USE. PROPOSALS FOR RETAIL DEVELOPMENT AND MAJOR COMMERCIAL LEISURE USES WITHIN USE CLASS D2 WILL NOT BE PERMITTED UNLESS THEY ARE ANCILLARY TO THE MAIN INDUSTRIAL OR BUSINESS ACTIVITIES. PLANNING PERMISSION WILL ONLY BE GRANTED FOR THE REDEVELOPMENT OF EXISTING EMPLOYMENT SITES FOR OTHER ALTERNATIVE USES, PROVIDED THAT THE FOLLOWING CRITERIA ARE MET: (a) (IN THE CASE OF SITES NEAR TO RESIDENTIAL AREAS) A SATISFACTORY LIVING ENVIRONMENT FOR RESIDENTS CAN BE CREATED AND ADEQUATE SUPPORTING COMMUNITY FACILITIES PROVIDED OR THERE IS A HIGH LEVEL OF ACCESSIBILITY TO EXISTING FACILITIES; (b) THE PROPOSAL WOULD NOT PREJUDICE THE DEVELOPMENT POTENTIAL OF OTHER LAND IDENTIFIED FOR EMPLOYMENT USE BY ADVERSELY AFFECTING MARKET IMAGE OR PHYSICAL LAYOUT; (c) THE PROPOSAL WOULD NOT LEAD TO A QUALITATIVE OR QUANTITATIVE DEFICIENCY IN THE SUPPLY OF EMPLOYMENT LAND; (d) THE PROPOSAL WOULD NOT UNDULY INHIBIT EXISTING OR FUTURE BUSINESS ACTIVITY IN THE AREA THROUGH INCOMPATIBLE ENVIRONMENTAL OR OPERATIONAL DEMANDS.   top Layout and design of Employment Development 4.37 It is the council's aim to achieve a high quality environment in new employment areas and improve the environment in existing employment areas, whenever the opportunity arises. It is also important to ensure that the impact of employment development on the surrounding areas is minimised.   EMP8 LAYOUT AND DESIGN OF EMPLOYMENT DEVELOPMENT WITHIN THE PROPOSED AND EXISTING EMPLOYMENT AREAS REFERRED TO IN POLICIES EMP1, 2, 3, 4, 5 AND 7, PROPOSALS FOR THE DEVELOPMENT OR REDEVELOPMENT OF LAND, THE EXTENSION OF EXISTING PREMISES, OR THE REUSE, (INCLUDING THE CONVERSION) OF VACANT EMPLOYMENT PREMISES FOR EMPLOYMENT USES (USE CLASSES B1, B2, AND B8) WILL BE PERMITTED PROVIDED THAT: (a) A SAFE, EFFICIENT AND ATTRACTIVE ROAD LAYOUT AND ACCESSES ARE PROVIDED, INCLUDING ACCESS FOR BUSES WHERE APPROPRIATE; (b) ADEQUATE SPACE IS PROVIDED FOR THE PARKING AND LOADING/UNLOADING OF VEHICLES WITHIN THE SITE TO SATISFY BOTH OPERATIONAL AND NON-OPERATIONAL REQUIREMENTS, HAVING REGARD TO THE PARKING STANDARDS SET OUT IN APPENDIX B; (c) ADEQUATE SPACE IS PROVIDED WITHIN THE SITE TO MEET FORESEEABLE EXTENSION NEEDS AND TO ACCOMMODATE SATISFACTORILY ALL EXTERNAL STORAGE; (d) INDIVIDUAL BUILDINGS ARE OF A HIGH STANDARD OF DESIGN AND APPEARANCE AND RELATED, WHERE APPROPRIATE, TO ADJOINING BUILDINGS, THE AREA GENERALLY AND THE NATURAL FEATURES OF THE SITE IN TERMS OF SITING, SCALE, ORIENTATION, DETAILING AND MATERIALS; (e) THE IMPORTANCE OF LANDSCAPING IS RECOGNISED IN TERMS OF CREATING A PLEASANT WORKING ENVIRONMENT AND REDUCING THE IMPACT OF THE BUSINESS, INDUSTRIAL OR STORAGE DEVELOPMENT ON ADJACENT AREAS, AND THE NEED TO DESIGN AND TREAT MEANS OF ENCLOSURE, WHERE NECESSARY, AS AN INTEGRAL PART OF THE SITE DEVELOPMENT IS ALSO RECOGNISED; (f) SITES ARE PLANNED AND LAID OUT ON A COMPREHENSIVE BASIS IN AN EFFICIENT AND VISUALLY PLEASING MANNER WITH PARTICULAR ATTENTION PAID TO THE LOCATION AND SCREENING OF STORAGE AND SERVICE AREAS AND THE ARRANGEMENT OF CAR PARKS, BUILDINGS AND LANDSCAPING; (g) FOR SITES IN CLOSE PROXIMITY TO HOUSING OR RECREATION USES, LANDSCAPED "BUFFER ZONES" ARE PROVIDED ALONG THEIR MORE SENSITIVE BOUNDARIES AND CONSIDERATION GIVEN TO THE USE OF OTHER MEASURES SUCH AS SOUND INSULATION, POLLUTION CONTROL, TRAFFIC MANAGEMENT AND RESTRICTED HOURS OF WORKING IN ORDER TO MINIMISE THE ADVERSE IMPACTS OF DEVELOPMENT ON THE AMENITY OF RESIDENTS; (h) FOR SCHEMES COMPRISING A NUMBER OF SMALL FACTORY UNITS, COMMUNAL VEHICLE CIRCULATION AND PARKING FACILITIES ARE PROVIDED, WHERE APPROPRIATE, THOUGH EACH UNIT WILL STILL BE REQUIRED TO HAVE ITS OWN LOADING/UNLOADING AREA.   top Employment development outside new and existing employment areas 4.38 Major new office developments have taken place or have been approved on the fringes of Chesterfield town centre, notably on the former Royal Hospital site; Durrant Road; Boythorpe Road and the redevelopment of Chetwynd House. Two business centres have also been developed by the borough council at Tapton (within the site of a former country house) and on the new "hi tech" Dunston Technology Park campus. 4.39 It is anticipated that the large majority of new employment opportunities will be met within the new and existing employment areas in the plan. In particular the provision of at least 25,000 square metres of new B1 office space at the Donkin/UEF site will be the main focus for this type of employment use with further provision at Markham Vale and in the A61 Corridor in due course. However, there is still further potential for small-scale office-based employment within residential areas and on the edge of shopping centres, particularly on the eastern and southern fringes of Chesterfield town centre. Any B1 office proposals within retail centres should not involve the loss of shopping facilities or important retail frontages. Policy SHC1 provides guidance on appropriate locations for B1 uses within existing centres. 4.40 Within residential areas small B1 businesses can operate without detriment to the amenities of neighbouring residential properties in converted dwellings or purpose-built accommodation on appropriate sites. This could include large houses in their own grounds. There is also a need to facilitate the expansion of working from home as a highly sustainable contribution to improving the local economy. However, it will be important to ensure that adequate controls are in place to protect the amenity and privacy of neighbouring residential properties and prevent residential communities from becoming dominated by employment uses.   EMP9 BUSINESS AND INDUSTRIAL DEVELOPMENT IN RESIDENTIAL AREAS WITHIN RESIDENTIAL AREAS PROPOSALS FOR NEW EMPLOYMENT DEVELOPMENT WITHIN CLASSES B1, B2 AND B8 WILL BE PERMITTED OUTSIDE EXISTING AND ALLOCATED SITES PROVIDED THAT THE PROPOSAL DOES NOT HAVE AN UNACCEPTABLE EFFECT ON THE CHARACTER OF THE SURROUNDING AREA AND THE AMENITIES OF LOCAL RESIDENTS THROUGH: (a) THE INAPPROPRIATE SITING AND SCALE OF THE DEVELOPMENT; (b) THE NATURE OF THE PROCESSES OR ACTIVITIES; (c) THE TRAFFIC GENERATED BY IT. ANY PROPOSALS WILL ALSO BE SUBJECT TO POLICY EMP 7 AND CAR PARKING POLICY. PROPOSALS FOR NEW EMPLOYMENT DEVELOPMENT WITHIN CLASSES B2 AND B8 WILL NOT BE PERMITTED IN RESIDENTIAL AREAS UNLESS THEY ACCORD WITH THE CRITERIA LISTED ABOVE AND ARE MINOR IN SCALE.   top Tourism 4.41 Tourism plays a valuable role in Chesterfield's economy. It is estimated that approximately 3.5 million people visited Chesterfield in 2002 and that their expenditure of £135 million supported 3400 jobs. Chesterfield town centre is a major attraction with its world famous Crooked Spire and many historic buildings and traditional open market. The proximity of the town to the Peak District National Park and attractions such as Chatsworth, Haddon, Hardwick, Sherwood Forest and the Chesterfield Canal makes it an ideal base for visitors to the area. 4.42 The borough council's Tourism Strategy seeks to increase the social and economic benefits that sustainable tourism can bring whilst safeguarding the environment and the interests of the local community. It sets out a number of objectives including:   (a) to encourage appropriate new investment in tourism and leisure related businesses, and to develop the existing product in order to benefit the economy and contribute to the atmosphere of the town   (b) to ensure that Chesterfield's infrastructure provision is of the highest standard and takes into consideration not only the needs of the resident population but also the needs of the visitor to Chesterfield   (c) to encourage sustainable tourism activity and promote the importance of protecting and enhancing the environment 4.43 The council has been steadily adding to and improving its existing tourism infrastructure. Developments have included:   major new shopping facilities in Chesterfield town centre at Vicar Lane environmental improvements in Chesterfield and Staveley town centres major country parks at Holmebrook Valley and Poolsbrook a new Tourist Information Centre in Chesterfield town centre major leisure and cultural facilities restoration of part of the Chesterfield Canal the creation of multi-user trails forming part of a national and regional network the development of over 50 works of public art which form Chesterfield's art trail. 4.44 In order to promote further visitor growth in the borough it is important to try to encourage new visitor attractions. Specifically the council has granted planning permission for a major new leisure development, the Ecodome, on the western side of Sheffield Road at Sheepbridge. The proposal consists of a large, climate-controlled dome for a wide variety of leisure and educational activities, together with a lake for outdoor leisure uses and accommodation in lodges. 4.45 The original proposal is being amended to facilitate a greater degree of daily use of the facilities and enable visitors to access the site by a range of transport means. 4.46 The development of the Ecodome as a major new visitor attraction would be a significant boost to revitalising the local economy and increasing the number of overnight stays. 4.47 In view of its location within the Green Belt, the council would not consider any alternative development which is not aimed at increasing the number of tourists to the town. 4.48 The further restoration of the Chesterfield Canal both within the borough and in neighbouring authorities will bring greater numbers of visitors, particularly when the western and eastern sections are linked to provide a complete waterway to the Trent. The development of further strategic walking and cycling routes, linking to Greenways (including the existing Trans Pennine Trail and the Sustrans regional and national cycle route) will also benefit tourism in the borough and lead to further opportunities for leisure facilities related to the use of the canal and trails, together with additional visitors for the Chesterfield and Staveley open air markets. The Solar Pyramid, a large-scale artwork proposed at Pools Brook Country Park, will be a further major attraction for tourists.   EMP10 TOURISM DEVELOPMENTS PLANNING PERMISSION WILL BE GRANTED FOR THE DEVELOPMENT, ENHANCEMENT AND EXPANSION OF VISITOR ATTRACTIONS AND RELATED FACILITIES, PROVIDED THAT: (a) THE PROPOSALS MEET THE TEST OF THE SEQUENTIAL APPROACH WHICH GIVES PREFERENCE TO MORE CENTRAL LOCATIONS UNLESS THE PARTICULAR DEVELOPMENT IS BASED ON AN EXISTING RESOURCE; (b) THEY ARE OF A SCALE, NATURE AND DESIGN WHICH WILL BE COMPATIBLE WITH, AND CONTRIBUTE TO THE PROTECTION AND ENHANCEMENT OF THE ENVIRONMENT; (c) THE TRAFFIC GENERATED IS ACCEPTABLE; (d) THEY DO NOT CONFLICT WITH OTHER POLICIES OR PROPOSALS IN THE PLAN; (e) THEY ARE, OR CAN BE MADE, WELL SERVED BY THE PUBLIC TRANSPORT NETWORK.   top   EMP11 ECODOME PROPOSAL LAND IN THE GREEN BELT NORTH OF THE A61 AT SHEEPBRIDGE AND WEST OF SHEFFIELD ROAD WILL BE SAFEGUARDED FOR DEVELOPMENT OF THE ECODOME LEISURE PROJECT IN ACCORDANCE WITH THE PLANNING PERMISSION FOR THE SITE.   top 4.49 A key factor in promoting Chesterfield as a tourist and visitor destination is the quality and availability of accommodation in the town. A number of new hotels have been built in recent years, including the Travelodge, Travel Inn and Ibis and improvements have also been made to existing hotel facilities. The provision of a range of tourist accommodation, including hotels, guest houses, bed and breakfast, self-catering and camping and caravanning accommodation would assist the objectives of the council's tourism strategy. Business tourism is also a growing sector of the tourist industry and allowing growth in connection with major employment proposals such as Markham Vale and Donkin/UEF could also contribute to the borough's tourism/visitor offer. 4.50 Locations for new visitor accommodation should be highly sustainable i.e. within the built-up area and well related to the public transport network. Proposals in countryside locations, including the conversion of suitable existing rural buildings, would be controlled by policies EVR 1 and EVR 2.   EMP12 PROPOSALS FOR VISITOR ACCOMMODATION PROPOSALS FOR THE DEVELOPMENT, EXPANSION OR IMPROVEMENT OF VISITOR ACCOMMODATION AND RELATED FACILITIES, INCLUDING CONFERENCE FACILITIES, WILL BE PERMITTED IN THE FOLLOWING LOCATIONS PROVIDED THEY MEET THE TEST OF THE SEQUENTIAL APPROACH WHICH GIVES PREFERENCE TO MORE CENTRAL LOCATIONS (UNLESS THE PARTICULAR DEVELOPMENT IS BASED ON AN EXISTING RESOURCE): (a) CHESTERFIELD TOWN CENTRE, PARTICULARLY IN AREAS WELL RELATED TO THE RAILWAY STATION; (b) OTHER AREAS WHICH ARE, OR CAN BE MADE, WELL SERVED BY THE PUBLIC TRANSPORT NETWORK; (c) MAJOR NEW EMPLOYMENT AREAS; (d) WITHIN THE AREAS OF MAJOR CHANGE AS IDENTIFIED IN POLICIES GEN11, 12 AND 13; (e) OTHER SITES WITHIN THE BUILT-UP AREA WHERE THE PRIVACY AND AMENITY OF ADJOINING RESIDENTS IS NOT ADVERSELY AFFECTED.   top 4.51 Camping and caravan sites provide an increasingly popular form of tourist accommodation. There is a gap in provision not only in Chesterfield but throughout North Eastern Derbyshire. There is also no hostel accommodation for visitors and only a limited number of self-catering units. Planning restrictions in the Peak District National Park and Green Belt areas provide an opportunity for increasing this form of visitor accommodation in the borough where there is easy access to the National Park and other attractions in North Derbyshire. 4.52 A site on Dunston Road (the Mullan Park site) has planning permission for caravan and chalet use. Whilst initial construction work was carried out, the site has remained undeveloped for a number of years. The site is located on the fringe of the National Park and is well placed for this use. Any alternative form of tourist development will need to comply with policy EVR2. 4.53 Elsewhere in the borough similar proposals will be encouraged provided that they also comply with policy EVR2, if they are located in areas of open countryside. Proposals in the Green Belt would be inappropriate.     top