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6. ECONOMY
   
 
E1 General Scale of New Employment Development
E2 Committed Employment Sites
E3 Employment Development in Towns
E4 Employment Development in Villages
E5 Employment Development in the Open Countryside
E6 Employment Development in the Green Belt
E7 Employment Development in Residential Areas
E8 Home-based Businesses
E9 Royal Ordnance Factory, Radway Green
E10 Re-use of Redevelopment of Existing Employment Sites
E11 Owner-specific Employment Sites
E12 Distribution and Storage Facilities
Roadside Facilities
E13 General
E14 Motorway Service Areas
E15 Heavy Goods Vehicle Parking
Tourism and Visitor Development
E16 Facilities and Attractions
E17 Serviced Accommodation
E18 Camping and Caravanning Sites
E19 Telecommunications
   
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  INTRODUCTION
6.1 This chapter looks at the following aspects of the economy of the Plan Area:
 
  • business and general industrial development
  • distribution and storage facilities
  • roadside facilities
  • tourism and visitor facilities
  • telecommunications
6.2 6.2 Other aspects closely linked to the economy such as retailing, commercial and leisure activities are dealt with in other chapters of the Local Plan. Specific allocations for employment uses are not included within this chapter but are contained within chapter 10.
6.3 The policies of the Local Plan in respect of the economy seek to ensure that land is allocated and measures are in place which will facilitate an increase in jobs sufficient to meet local needs. Whilst a Local Plan cannot ensure that jobs are created or conversely will not be lost, it can provide the framework for future economic growth. Congleton Borough occupies a location of strategic importance for employment development by straddling the M6 Motorway, being close to the Potteries conurbation and being on the north-south communication routes between the major industrial areas of the North West of England and the West Midlands. The District therefore, has the opportunity to capitalise on the advantages arising from its location so as to promote the development of new jobs and investment and, in particular, to endeavour to diversify the local economy which traditionally has been dominated by manufacturing and a few large employers concentrating on a relatively narrow range of activities. Moreover, continued economic development is needed in the Borough to seek to address the imbalance between housing and employment provision which is apparent from the level of commuting that takes place to locations outside the District, particularly to Greater Manchester and Staffordshire.
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  NATIONAL CONTEXT
6.4 6.4 Planning Policy Guidance (PPG) Note 4 ‘Industrial; and Commercial Development and Small Firms’ provides guidance on a range of issues relating to industrial and commercial development and small firms. It places particular emphasis on the need for development plans to take account of both the locational demands of business and the wider environmental objectives. It stresses that it is important that sufficient land is available which is capable of development, well served by infrastructure and with an adequate range of sites to meet differing needs.
6.5 Providing a sustainable economy which provides for growth in productivity and employment in ways which make better use of resources is also one of the main thrusts of the Government’s strategy for sustainable development.
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  STRATEGIC CONTEXT
6.6 Policy IND1 of the approved Structure Plan requires that 180 hectares of land is made available for business, general industrial, storage and distribution development in the Borough between 1996 and 2011. This policy figure implies a doubling of the past rate of industrial and business development to reduce net out-commuting and to build on the locational advantages of the west of the Borough. It includes provision for two Regional Employment Sites to be allocated in or on the edge of Sandbach and Middlewich (policy IND10), each of between 8 and 50 hectares.
6.7 In allocating land to meet these requirements, policy IND2 of the Structure Plan requires that Local Plans should locate sites in areas easily accessible by a variety of means of transport, facilitate the improvement of existing employment areas, utilise former industrial and business sites, and allocate sites which can be realistically developed.
6.8 It should be noted that the Structure Plan requirement relates to business, industrial, storage and distribution uses only as defined by Classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order (see Appendix for details) and does not include land for retail, tourism or leisure uses. It also excludes “owner specific” sites as these are retained by landowners for their own use and are not available for speculative employment uses.
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  LOCAL CONTEXT
  Economic Development Strategy
6.9 The Borough Council’s Economic Development Strategy was adopted in February 2001 and sets a framework of the role the Council will play in developing the Borough’s economy. It sets out a vision based on 6 strategic objectives and an overall goal “to support the creation of a prosperous, inclusive and sustainable local economy, which in turn will enable the quality of life of residents to be enhanced whilst preserving the character and environment of the Borough.
6.10 Much of the Borough Council’s Strategy is to be delivered through the South East Cheshire Enterprise of which the Borough is a major partner. Their own ‘Borough of Congleton Economic Development Strategy – 2000 and Beyond’, is closely aligned to that of the Borough and has, as a key element, the promotion of the Borough and its towns as a place for business and tourism and ensuring a match between the supply and demand for employment land.
   
  Employment Land Study
6.11 A study of employment land addressing both the quantitative and qualitative issues was undertaken to assist in identifying the most appropriate sites for new employment development. The study took into account other studies and surveys relating to the Borough’s economic and employment needs which had already been undertaken by the Borough of Congleton Economic Partnership, the Borough’s Economic Development and Tourism Manager and the Economic Development Committee’s Employment Sites Working Group.
6.12 The study found that:
 
  • There is evidence of a lack of range of sites and uneven distribution geographically with a particular scarcity of employment land in Congleton
  • Many existing employment sites are not genuinely available because of site and ownership constraints
  • The need to identify major strategic employment sites to meet Structure Plan requirements must be balanced against the need to meet local needs and reduce out commuting
  • Opportunities for identifying additional employment land on brownfield sites is very limited. It is likely that the bulk of new employment land will need to be on greenfield sites
  • There is a particular need in the Borough to increase provision of jobs in the service sector to meet future local employment needs and reduce outcommuting
  • The Borough needs to be in a position to compete on a sub-regional level with adjacent Districts by providing attractive larger sites suitable for inward investment.
  Availability of Land and Premises
6.13 Whilst the Borough has been successful in providing a continual supply of employment land to meet its land supply requirements for the plan period to 2001, the current amount of land available for employment development is unlikely to meet the long term needs of the Borough because of its location, nature and limited availability. The preparation of a revised Local Plan gives an opportunity to review existing employment allocations which have not been taken up and identify new sites which will attract inward investment as well as address any imbalances in provision. There is a need also to provide greater variety of employment sites which will meet the needs of both large established companies and smaller businesses.
  Demand for Land and Premises
6.14 The pleasant environment of the Borough means that it is an attractive place in which to work, providing employment for a large number of people - both for residents and in-commuters. With an increasing population and a greater number of women seeking work, the local labour supply is expected to increase significantly by the end of the plan period. The nature of employment opportunities available is also likely to continue to alter over the next decade as the workforce grows and new forms of economic development arise.
6.15 Whilst there is a healthy demand for land and premises, particularly in the Congleton area and from existing firms, there is evidence of a mismatch between the type of employment provided within the Borough and the occupations of its residents; there is a need for the Borough to increase the provision of service jobs to meet the qualifications and occupational needs of its own workforce. The changing pattern of job requirements from manufacturing to service will also mean ensuring that land has a good quality environment with good access for its workforce and market; there may also be increasing opportunities for town centre sites and for the conversion of existing buildings.
6.16 Despite recent loss of jobs in some of the Borough’s traditional manufacturing firms, manufacturing remains a major provider of jobs in the Borough. There is therefore also a need to ensure that adequate measures are taken to safeguard these through appropriate planning policies and proposals which facilitate the expansion, modernisation and retention of existing firms, and to provide sites capable of meeting a variety of needs to attract inward investment and facilitate new startup businesses.
   
  Rural Diversification
6.17 The rural areas continue to make an important contribution to the Borough’s economy. However, whilst the countryside has traditionally been dominated by agricultural activities and food production, the recent changes in the agricultural industry has created a need to foster the diversification of the rural economy. Diversification of the rural economy is also necessary to provide wider and more varied employment opportunities for local people and to help sustain rural communities. On the other hand the high agricultural land quality, nature conservation value and good landscape character of much of the countryside in the Borough means that new uses need to be sensitive in their nature and design. The guiding principle for employment development in the rural areas is therefore that it should be necessary, benefit local rural communities and maintain or enhance the environment.
   
  Tourism
6.18 Although tourism does not, as yet, play a major role in the economy of the Borough, it is a growth industry and, in view of the many natural and man-made features of interest which exist in the area and its good regional location, could become a significant source of employment in the future. The potential impact of tourism upon areas of value, both directly through development and indirectly through increased numbers of visitors, requires that adequate controls are in place to ensure that it is managed to minimise its impact on sensitive areas.
   
  Commuting
6.19 The car has brought many economic benefits, but the increasing use of the car for commuting in the Borough has become a significant problem causing increasing levels of pollution, delays to commuters and costs to businesses. Much of the problem lies in the imbalance between where people live and where they have to work. In the Borough there is a significant imbalance between the employment needs of residents and the provision of local jobs, particularly in Congleton, leading to significant out-commuting of those in the service sector to areas such as South Manchester and The Potteries.
6.20 Addressing this problem means ensuring that there is sufficient suitable employment land provided to attract more businesses into the Borough, especially service industries in areas such as Congleton.
   
  Reuse of Existing Employment Sites
6.21 There has been a significant increase recently in the number of industrial premises becoming vacant due to closures and relocation, both in the urban and rural areas. These are valuable brownfield development sites which should, whenever possible, be retained for employment use in order to reduce the need to develop greenfield sites. However, it is sometimes the case that due to their location or the nature of the premises they are not suitable for continued employment use. In such cases consideration needs to be given to suitable alternative uses for the site or premises which would make best use of an existing resource, providing it does not compromise the objectives and strategy of the plan.
   
  New Technology
6.22 The rapid pace of technological change facing the local economy is such that it is difficult to predict with any accuracy long term employment needs. Telecommunications and information technology will inevitably place different demands on land use than the traditional manufacturing industries. It may also provide opportunities for more localised business activities which reduce the need to travel. The Local Plan needs to be able to embrace these changes through flexible policies and regular monitoring of changes.
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  EMPLOYMENT LAND REQUIREMENTS
Note: The employment land figures and requirements referred to in this Plan are based on the situation as at 31st March 2004.
6.23 The Borough’s employment land provision for the period mid-1996 to mid 2011 will comprise of:
 
  • Completions – land developed for B1, B2 and B8 uses between 1st July 1996 and 31st March 2004.
  • Commitments – land under construction and sites with current or past planning permission for B1, B2 and B8 uses (not owner-specific) as at 31st March 2004.
  • Allocations – new sites to be allocated in this Local Plan.
6.24 Between 1st June 1996 and 31st March 2004 a total of 31.33 hectares of land had been developed for B1, B2 and B8 employment purposes within the Borough. A further 62.65 hectares of land was identified as being available towards the requirement for the Borough of 180 hectares (excluding ‘owner-specific’ sites) giving a total land supply of 93.98 hectares. This leaves a requirement of 86 hectares which will need to be identified in the Local Plan. Table 1 below sets out the current provision of employment land in the Borough for each of the sub-divisions (Note there are no sub-divisional policy figures for employment land).
 

Table 1 Summary of Current Employment Land Supply (all figures in hectares)
Sub-Division Policy Requirement Completions
(1996-March 2004)		 Current Commitments Total Supply Net Residual Requirement
Congleton
4.83
5
9.83
Sandbach
3.8
15.28
19.08
Alsager
1.45
0
1.45
Middlewich
20.16
39.75
59.91
Rural
1.09
2.62
3.71
Borough
180
31.33
62.65
93.98
86.02
6.25 The sites allocated in Policy DP1 amount to 65.2 hectares giving a total provision for the plan period of 159.2 hectares.
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ECONOMY POLICIES
GENERAL SCALE OF NEW EMPLOYMENT DEVELOPMENT
E1  
THE BOROUGH COUNCIL WILL ENSURE THAT SUFFICIENT LAND OF THE RIGHT TYPE AND OF SUITABLE QUALITY IS MADE AVAILABLE TO PROVIDE FOR 180 HECTARES GROSS OF LAND FOR BUSINESS, GENERAL INDUSTRIAL, STORAGE AND DISTRIBUTION DEVELOPMENT THROUGHOUT THE BOROUGH BETWEEN MID-1996 AND MID-2011.
6.26 The figure of 180 hectares of land is the Congleton district allocation for new industrial and business development as contained in the approved Cheshire 2011 Replacement Structure Plan. This level of allocation allows a doubling of the past rate of development to build on the locational advantages of the west of the Borough and to reduce net out-commuting, particularly in Congleton. It includes provision for two Regional Employment Sites at Middlewich and Sandbach in accordance with the requirements of Structure Plan Policy IND10. In Sandbach this requirement is met by the committed site at Junction 17/Old Mill Road, Sandbach, and in Middlewich by a combination of the committed employment site to the north of Cledford Lane, and further land allocated to the south (DP1(M1).
6.27 Some of the required level of provision has already been met through completions since mid-1996 and existing commitments. The remainder will be met from new allocations which are identified in the Local Plan. Details of proposed allocations are set out in the Development Proposals chapter of the Local Plan (Chapter 10).
COMMITTED EMPLOYMENT SITES
E2  
ON SITES WHICH ARE CURRENTLY COMMITTED TO EMPLOYMENT DEVELOPMENT, APPLICATIONS FOR THE RENEWAL OF PLANNING PERMISSION FOR EMPLOYMENT USES WILL BE REVIEWED CRITICALLY TO DETERMINE WHETHER THE EXISTING PLANNING PERMISSION SHOULD BE RENEWED BY ASSESSING THE PROPOSAL AGAINST THE RELEVANT POLICIES OF THE LOCAL PLAN, HAVING FULL REGARD TO ANY MATERIAL CHANGES IN PLANNING CIRCUMSTANCES.
6.28 This policy is intended to maintain the supply of land for employment development, and to bring into beneficial use land which has been deemed to be appropriate for employment development where the proposed use remains appropriate to the area.
EMPLOYMENT DEVELOPMENT IN TOWNS
E3  
PROPOSALS FOR EMPLOYMENT DEVELOPMENT ON LAND NOT ALLOCATED FOR SUCH PURPOSES WITHIN THE SETTLEMENT ZONE LINE OF THOSE SETTLEMENTS IDENTIFIED IN POLICY PS4 WILL BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL DOES NOT UTILISE A SITE WHICH IS ALLOCATED OR COMMITTED FOR ANY OTHER PURPOSE IN THE LOCAL PLAN;
II) THE PROPOSAL IS APPROPRIATE TO THE LOCAL CHARACTER IN TERMS OF ITS USE, INTENSITY, SCALE AND APPEARANCE;
III) THE PROPOSAL COMPLIES WITH POLICY GR1;
IV) THE PROPOSAL ACCORDS WITH OTHER RELEVANT LOCAL PLAN POLICIES.
6.29 In addition to providing opportunities for the creation of new jobs on sites allocated for employment use, the Local Plan also seeks to maintain and increase existing employment opportunities and to encourage the growth of existing firms. This Policy consequently allows for proposals which involve the conversion, extension or redevelopment of existing buildings - which will primarily be existing industrial, warehousing or commercial undertakings - within the settlements identified in Policy PS4, as well as the introduction of new businesses, providing that the requirements of Policy GR1 are satisfied. Generally it is expected that such development will be within existing established employment areas - development within primarily residential areas will only be acceptable where it meets the requirements of policy E7.
EMPLOYMENT DEVELOPMENT IN VILLAGES
E4  
PROPOSALS FOR EMPLOYMENT DEVELOPMENT ON LAND NOT ALLOCATED FOR SUCH PURPOSES WITHIN THE SETTLEMENT ZONE LINE OF THOSE SETTLEMENTS IDENTIFIED IN POLICY PS5 WILL BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL IS FOR A SMALLSCALE ENTERPRISE APPROPRIATE TO A RURAL SETTLEMENT OR RELATES TO AN EXISTING BUSINESS;
II) THE PROPOSAL DOES NOT UTILISE A SITE WHICH IS ALLOCATED OR COMMITTED FOR ANY OTHER PURPOSE IN THE LOCAL PLAN;
III) THE PROPOSAL COMPLIES WITH POLICY GR1;
IV) THE PROPOSAL ACCORDS WITH OTHER RELEVANT LOCAL PLAN POLICIES.
6.30 Opportunities for new industrial or commercial enterprises within existing settlements are limited, but when such opportunities do arise then their development by businesses which can be carried on without unacceptable disturbance to their surroundings may be appropriate. In some settlements, vacant or under-utilised land and buildings may be suitable for employment purposes and such use will be encouraged, provided that environmental and development control standards can be met. The provision of employment development may also help to make villages more sustainable by aiding the opportunity and choice for residents to be able to work locally. Generally, acceptable uses will be those which fall within Class B1 of the Use Classes Order (see appendix) and are of a scale which would not conflict with the rural character of a village.
EMPLOYMENT DEVELOPMENT IN THE OPEN COUNTRYSIDE
E5  
PROPOSALS FOR EMPLOYMENT DEVELOPMENT IN THE OPEN COUNTRYSIDE WILL ONLY BE PERMITTED FOR THE FOLLOWING:
I) THE EXPANSION OR REDEVELOPMENT OF AN EXISTING BUSINESS
II) NEW SMALL-SCALE DEVELOPMENT
III) THE REUSE OF AN EXISTING RURAL BUILDING
IV) THE DIVERSIFICATION OF AN EXISTING FARM ENTERPRISE
PROVIDING THE FOLLOWING CRITERIA ARE SATISFIED:
A) THE PROPOSAL IS FOR A BUSINESS ENTERPRISE APPROPRIATE TO A RURAL AREA OR IS ESSENTIAL TO THE CONTINUATION OF OPERATIONS WHICH ARE ALREADY ON SITE AND THERE ARE NO SUITABLE EXISTING BUILDINGS WHICH COULD BE REUSED;
B) IN THE CASE OF THE CONVERSION OF A RURAL BUILDING, THE PROPOSAL COMPLIES WITH POLICY BH15;
C) THE PROPOSAL DOES NOT UTILISE A SITE WHICH IS ALLOCATED OR COMMITTED FOR ANY OTHER PURPOSE IN THE LOCAL PLAN;
D) THE PROPOSAL COMPLIES WITH POLICY GR1;
E) THE PROPOSAL ACCORDS WITH OTHER RELEVANT LOCAL PLAN POLICIES.
6.31 A prime objective of the Local Plan is to concentrate development within the urban areas and to avoid encroachment into land in the open countryside beyond that which has already been identified. It is, however, recognised that existing firms in rural locations should be allowed to expand, where such expansion can be accommodated satisfactorily and is environmentally acceptable. In such cases the proposed use should be one which relates to the existing operations of the business.
6.32 New development in the countryside is generally discouraged because of the need to protect the countryside and because remoter locations are less likely to be sustainable in terms of travel to work and servicing. However, it is recognised that limited new development may be beneficial in terms of providing local employment opportunities and assisting in diversifying the rural economy. Only where the proposal is of a small scale (generally below 5,000 sq. ft. net), relates to a rural employment business which requires a rural location and there are no suitable existing buildings which could be reused, may new development be acceptable. Wherever possible such uses should utilise sites on the edge of existing settlements or adjoining an existing building complex to minimise their impact on the open character of the countryside. Normally such uses should fall within Class B1 of the Use Classes Order (see appendix).
6.33 This policy also aims to diversify rural employment opportunities and promote sustainable development by bringing back into beneficial use wasted resources in the form of unused/underused buildings and ensuring the retention of buildings of merit, providing the proposed use can be accommodated without detrimental environmental effects.
EMPLOYMENT DEVELOPMENT IN THE GREEN BELT
E6  
PROPOSALS FOR EMPLOYMENT DEVELOPMENT IN THE GREEN BELT WILL NOT BE PERMITTED UNLESS IT IS FOR THE FOLLOWING:
I) THE LIMITED EXPANSION OR REDEVELOPMENT OF AN EXISTING BUSINESS
II) THE REUSE OF AN EXISTING RURAL BUILDING
III) THE DIVERSIFICATION OF AN EXISTING FARM ENTERPRISE
PROVIDING THE FOLLOWING CRITERIA ARE SATISFIED:
A) THE PROPOSAL IS FOR A BUSINESS ENTERPRISE APPROPRIATE TO A RURAL AREA OR IS ESSENTIAL TO THE CONTINUATION OF OPERATIONS WHICH ARE ALREADY ON THE SITE;
B) THE PROPOSAL AND ANY ASSOCIATED USE OF SURROUNDING LAND DOES NOT CONFLICT WITH THE OPENNESS OF THE GREEN BELT;
C) IN THE CASE OF THE CONVERSION OF A RURAL BUILDING, THE PROPOSAL COMPLIES WITH POLICY BH15;
D) THE PROPOSAL DOES NOT UTILISE A SITE WHICH IS ALLOCATED OR COMMITTED FOR ANY OTHER PURPOSE IN THE LOCAL PLAN;
E) THE PROPOSAL COMPLIES WITH POLICY GR1;
F) THE PROPOSAL ACCORDS WITH OTHER RELEVANT LOCAL PLAN POLICIES.
6.34 Whilst this Policy contains a general presumption against new industrial or commercial uses in the Green Belt - in order to safeguard its character and appearance - it does, however, allow for the expansion of existing undertakings, subject to such expansion being able to be accommodated satisfactorily and also being environmentally acceptable.
6.35 Section (II) of the Policy provides for the use of existing buildings within the Green Belt for industrial or commercial purposes (subject to compliance with stated criteria) - and by so doing, seeks to fulfill the utilisation of an existing un-used/ under-used resource, meet local employment needs without the necessity to provide new buildings, and ensure the preservation of buildings which contribute to the appearance of the locality. Normally such uses should fall within Class B1 of the Use Classes Order (see Appendix).
EMPLOYMENT DEVELOPMENT IN RESIDENTIAL AREAS
E7  
PROPOSALS FOR EXTENSIONS TO EXISTING BUSINESS PREMISES, THE ERECTION OF NEW BUILDINGS ON EXISTING OR NEW SITES, AND THE CONVERSION OR CHANGE OF USE OF EXISTING BUILDINGS FOR EMPLOYMENT PURPOSES WITHIN PRIMARILY RESIDENTIAL AREAS WILL ONLY BE PERMITTED WHERE THE DEVELOPMENT PROPOSED, ITS SCALE AND ITS TRAFFIC GENERATION WOULD NOT BE LIKELY TO UNACCEPTABLY AFFECT THE CHARACTER OF THE SURROUNDING AREA OR ITS AMENITIES.
6.36 Small scale industrial and commercial/business uses - particularly where they occupy existing buildings - can be acceptable in residential areas, providing that the type of activity concerned is appropriate to its location and carefully controlled to ensure that it does not cause harm or nuisance. In some cases, a use which appears to be potentially unacceptable can be made to be acceptable through the imposition of appropriate conditions concerning matters such as use of power tools, hours of operation, outside storage. Inevitably, locations within residential areas may ultimately impose severe constraints on the ability of businesses to expand - in those circumstances, the Borough Council would aim to direct those businesses experiencing such difficulties onto sites specifically allocated for industrial use, or to other suitable vacant sites/premises.
6.37 Those proposals involving minor extensions or alterations which consequently would have minimal impact on the surrounding area will normally be acceptable. It is also possible that development proposals of a larger scale could also be considered favourably where associated environmental improvements are such that there would be no reduction of residential amenities, and particularly in those instances where the development proposed would actually result in beneficial improvements to the amenity of the locality.
6.38 Advice and guidance is given in the Borough Council’s Supplementary Planning Guidance Note on Sustainable Development.
HOME-BASED BUSINESSES
E8  
PROPOSALS FOR THE USE OF ANY PART OF A DWELLING OR DOMESTIC CURTILAGE FOR BUSINESS PURPOSES WILL ONLY BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON THE NATURE AND CHARACTER OF THE AREA, THE AMENITIES OF ANY NEARBY EXISTING RESIDENTIAL PROPERTIES AND HIGHWAY SAFETY;
II) THE PROPOSAL WOULD RETAIN A SATISFACTORY STANDARD OF RESIDENTIAL ACCOMMODATION AND ANCILLARY PARKING PROVISION;
III) THE PROPOSAL WOULD NOT RESULT IN THE CHARACTER AND APPEARANCE OF THE ORIGINAL DWELLING BEING SIGNIFICANTLY ALTERED.
6.39 Businesses operating from home are becoming an increasingly important part of the Borough’s economy and can help reduce the need for travel. Where planning permission is required for such businesses, the Borough Council wishes to facilitate their provision in a manner which minimise their impact on their surroundings and prevents inappropriate development taking place.
ROYAL ORDNANCE FACTORY, RADWAY GREEN
E9  
PLANNING PERMISSION WILL BE GRANTED FOR THOSE APPLICATIONS SEEKING APPROVAL FOR THE RE-USE OR REDEVELOPMENT OF BUILDINGS AND LAND WITHIN THE EXISTING CONFINES OF THE ROYAL ORDNANCE FACTORY AT RADWAY GREEN, AS DEFINED ON THE INSET MAP, FOR THOSE USES FALLING WITHIN USE CLASSES B1, B2 AND B8 OF THE USE CLASSES ORDER 1988, SUBJECT TO COMPLIANCE WITH THOSE CRITERIA SET OUT IN POLICY GR1.
6.40 Although a policy of restraint is applicable to major employment applications in Alsager, it is acknowledged that the Royal Ordnance factory presents a complex of existing buildings and land in a good location near to Junction 16 of the M6. Some of the land and buildings within the existing boundaries of the site are now redundant and surplus to requirements and as such, represent an under-used facility for which an appropriate use should be found. This policy seeks to enable the re-use of such unused land and buildings within the boundaries of the existing site, and by doing so minimises the need for new employment development on greenfield sites.
6.41 Although the Radway Green site does not comprise part of the identified supply of employment land, once new developments are completed on the site they will be included within the on-going totals of completions for employment related uses.
RE-USE OR REDEVELOPMENT OF EXISTING EMPLOYMENT SITES
E10  
PROPOSALS FOR THE CHANGE OF USE OR REDEVELOPMENT OF AN EXISTING EMPLOYMENT SITE OR PREMISES TO NON-EMPLOYMENT USES WILL NOT BE PERMITTED UNLESS IT CAN BE SHOWN THAT THE SITE IS NO LONGER SUITABLE FOR EMPLOYMENT USES OR THERE WOULD BE SUBSTANTIAL PLANNING BENEFIT IN PERMITTING ALTERNATIVE USES THAT WOULD OUTWEIGH THE LOSS OF THE SITE FOR EMPLOYMENT PURPOSES.
IN CONSIDERING WHETHER THE SITE IS NO LONGER SUITABLE FOR EMPLOYMENT USES ACCOUNT WILL BE TAKEN OF:
A) THE LOCATION OF THE SITE OR PREMISES AND THE PHYSICAL NATURE OF ANY BUILDING
B) THE ADEQUACY OF SUPPLY OF SUITABLE EMPLOYMENT SITES AND PREMISES IN THE AREA
C) WHETHER REASONABLE ATTEMPTS HAVE BEEN MADE TO LET OR SELL THE PREMISES FOR EMPLOYMENT USES
IN CONSIDERING WHETHER THERE WOULD BE A SUBSTANTIAL PLANNING BENEFIT FROM AN ALTERNATIVE USE ACCOUNT WILL BE TAKEN OF:
A) ANY BENEFITS IN TERMS OF TRAFFIC GENERATION, NOISE OR DISTURBANCE TO AMENITY
B) THE IMPACT THE PROPOSAL WOULD HAVE ON THE ENVIRONMENT & ECONOMY OF THE LOCAL AREA
C) THE NEED FOR THE PROPOSAL AND ITS POTENTIAL CONTRIBUTION TO THE LOCAL AREA
D) THE REQUIREMENTS OF OTHER RELEVANT POLICIES OF THE LOCAL PLAN
6.42 The retention of existing employment sites is considered important in order to maintain an adequate range of land and buildings suitable for employment purposes across the Borough. However, it is recognised that in some instances the continued retention of an employment use may not be appropriate. Therefore, only where it can be demonstrated that the site would no longer be suitable for continued employment use or there would be substantial planning benefit from the removal of employment uses in the area and from any successor development, would the Borough Council consider other forms of use or development.
6.43 For the purposes of the policy existing employment sites include unused sites or premises last used for employment purpose, committed or allocated sites, as well as those currently in use. In cases where it is argued that a substantial planning benefit arises from the avoidance of dereliction or ensuring that the site remains in beneficial use, and the loss of the site or premises from employment use would adversely affect the availability of employment land in the locality, applicants will be required to demonstrate that reasonable attempts have been made to let or sell the site or premises and should therefore provide details of any marketing undertaken, over what period of time the site has been actively marketed and any interest arising in the site etc.
OWNER-SPECIFIC EMPLOYMENT SITES
E11  
PROPOSALS FOR NEW DEVELOPMENT OR THE REUSE OR REDEVELOPMENT OF BUILDINGS AND LAND ON OWNER-SPECIFIC EMPLOYMENT SITES AS DEFINED ON THE PROPOSALS MAPS WILL BE PERMITTED FOR EMPLOYMENT USES APPROPRIATE TO THE BUSINESS OR OPERATIONS OF THE OWNER. OTHER USES WILL BE CONSIDERED AGAINST THE RELEVANT POLICIES OF THE LOCAL PLAN.
6.44 There are a number of sites which are either committed or available for employment use within the Settlement Zone Line which are ‘owner-specific’, i.e. they are retained by the owner for their own use and are not therefore currently available for use by other businesses. These sites do not count towards the employment land requirements of the Structure Plan and are therefore not identified as employment land commitments or allocations in the Local Plan. This policy seeks to ensure that such sites remain available for employment use by the owners during the plan period. Where such sites become developed, they will then count towards the employment land provision for the Borough. Should the owners no longer require these sites for their own operations, then other uses will be considered against the relevant Local Plan policies. The term ‘Other Uses’ also includes other non-owner specific employment uses.
DISTRIBUTION AND STORAGE FACILITIES
E12  
IN ADDITION TO THE REQUIREMENTS OF POLICIES E3 - 7, PROPOSALS FOR DISTRIBUTION AND STORAGE FACILITIES WHICH ARE LIKELY TO GENERATE SIGNIFICANT AMOUNTS OF FREIGHT WHICH COULD BE REALISTICALLY MOVED BY MEANS OTHER THAN ROAD, WILL ONLY BE PERMITTED ON SITES WHICH HAVE, OR CAN ECONOMICALLY BE PROVIDED WITH, ACCESS TO A RAILWAY LINE OR PIPELINE AS WELL AS TO THE PRINCIPAL ROAD NETWORK.
6.45 This policy reflects the guidance in Structure Plan policy IND4 which seeks to steer new development which will generate significant amounts of freight to locate near to a railway or pipeline to reduce traffic generation on roads. Where such firms intend to use only road transport for the foreseeable future, the site layout should nevertheless safeguard the space necessary for the future installation of cargo handling facilities.
ROADSIDE FACILITIES

E13

  
PLANNING PERMISSION FOR ROADSIDE FACILITIES (EXCEPT ON MOTORWAYS) SUCH AS PETROL FILLING STATIONS, CAFES AND RESTAURANTS WILL ONLY BE GRANTED WHERE ALL OF THE FOLLOWING CRITERIA CAN BE SATISFIED:-
I) THE PROPOSAL IS WITHIN OR ADJACENT TO THE EXISTING SETTLEMENT BOUNDARY OF THOSE SETTLEMENTS DEFINED IN POLICIES PS4 AND PS5;
II) SATISFACTORY VEHICULAR ACCESS TO THE SITE CAN BE ACHIEVED FROM A PUBLIC HIGHWAY;
III) SUFFICIENT CAR PARKING IS AVAILABLE WITHIN THE SITE;
IV) THE PROPOSED DEVELOPMENT IS LOCATED ON OR ADJOINING A CLASSIFIED (CLASS I OR II) ROAD;
V) THE PROPOSAL WOULD NOT ADVERSELY AFFECT THE AMENITIES OF ADJACENT PROPERTIES OR THE SURROUNDING AREAS;
VI) ANY NEW BUILDINGS SHOULD BLEND INTO THE SURROUNDINGS, IN TERMS OF SITING, DESIGN AND MATERIALS USED;
VII) ADVERTISEMENT SIGNS AT ALL ROADSIDE FACILITIES SHOULD GENERALLY COMPLEMENT THE SITE AND SURROUNDINGS AND NOT BE UNDULY INTRUSIVE BY REASON OF EITHER; NUMBER, SIZE, TYPE, CHOICE OF MATERIALS, OR INTENSITY AND TYPE OF ILLUMINATION;
VIII) IN THE CASE OF PETROL FILLING STATIONS, PROPOSALS FOR THE SALE OF GOODS OR SERVICES, SHOULD BE ANCILLARY TO THE FILLING STATION ITSELF OR OF A MINOR NATURE WHERE ADDITIONAL AND ADEQUATE CAR PARKING PROVISION CAN BE DEMONSTRATED.
6.46 The Borough Council considers it preferable to locate roadside facilities (other than farm shops (see policy S9)) within or very close to existing settlement boundaries in order to support policies which restrict development in the open countryside. In most cases where roads approach or are within a settlement, speed limits are in force and therefore motor traffic is generally slowing down. Accordingly, subject to appropriate access arrangements, interference by vehicles slowing to use roadside facilities will prove least open to objection.
6.47 The location, siting, signing and advertising of such roadside facilities should fully consider the amenities of their surroundings and, where possible, the promotion of key individual sites will be encouraged where a range of facilities might be provided for road users’ convenience and thereby reduce the overall number of individual accesses from the classified road. However, the individual uses on these sites would have to be assessed according to the relevant policies in force and to the nature and characteristics of the site and its surrounding area.
Motorway Service Areas
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PLANNING PERMISSION FOR A NEW MOTORWAY SERVICE AREA (MSA) OR FOR EXTENSION TO EXISTING MSA'S WILL ONLY BE GRANTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSED MSA MEETS THE DEPARTMENT OF TRANSPORT'S REQUIREMENTS CURRENT AT THE TIME OF THE PLANNING APPLICATION;
II) THE PROPOSED MSA WOULD NOT UNACCEPTABLY AFFECT THE AMENITIES OF NEARBY LOCAL RESIDENTS OR THE CHARACTER AND APPEARANCE OF THE SURROUNDING AREA;
III) ANY NEW BUILDINGS SHOULD BLEND INTO THE SURROUNDINGS, IN TERMS OF SITING, DESIGN AND MATERIALS USED;
IV) THE PROPOSAL SHOULD BE DESIGNED SO AS TO MINIMISE VISUAL OR NOISE INTRUSION OR VEHICLE EMISSIONS.
6.48 The Department of Environment, Regions and Transport continues to have interests in MSAs in relation to motorway safety and traffic management and therefore issues such as the spacing of MSAs, parking requirements, minimum facilities requirements, access etc are best dealt with by them. This policy therefore seeks to ensure that any proposal for such development not only meets the Department's current or future requirements but also would not be unduly detrimental to the amenity of any local residents or on the overall character and appearance of the area surrounding the proposed MSA location.
Heavy Goods Vehicle Parking
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PLANNING PERMISSION FOR THE PROPOSED PARKING OF A HEAVY GOODS VEHICLE OR VEHICLES WILL ONLY BE GRANTED WHERE ALL OF THE FOLLOWING CRITERIA CAN BE SATISFIED:
I) THE SITE IS LOCATED WITHIN OR CONTIGUOUS TO THOSE SETTLEMENTS DEFINED IN POLICIES PS4 AND PS5;
II) THE SITE IS NOT SITUATED WITHIN A PREDOMINANTLY RESIDENTIAL AREA;
III) IT WOULD NOT BE VISUALLY INTRUSIVE OR OUT OF KEEPING WITH THE CHARACTER OF THE AREA;
IV) ACCESS AND EGRESS CAN BE ADEQUATELY AND SAFELY OBTAINED;
V) EXCESS TRAFFIC WOULD NOT BE GENERATED ONTO THE HIGHWAY NETWORK;
VI) IT WOULD NOT DETRIMENTALLY AFFECT NEIGHBOURING RESIDENTS;
VII) IT WOULD NOT REDUCE PARKING PROVISION FOR OTHER USERS.
6.49 This policy aims to ensure that sites for the parking of lorries are provided only in locations where they will not cause a nuisance to residents and other road users or where they would be environmentally or visually intrusive. Ideally such sites should be located adjoining or within existing industrial areas and be well screened.
TOURISM AND VISITOR DEVELOPMENT
Facilities and Attractions
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PROPOSALS FOR THE PROVISION OF TOURIST AND VISITOR FACILITIES AND ATTRACTIONS WILL BE PERMITTED FOR THE FOLLOWING:
I) DEVELOPMENT WITHIN THOSE SETTLEMENTS DEFINED IN POLICIES PS4 AND PS5
II) THE REUSE OF AN EXISTING RURAL BUILDING IN THE OPEN COUNTRYSIDE OR GREEN BELT
III) SMALL SCALE DEVELOPMENT IN THE OPEN COUNTRYSIDE
IV) THE EXPANSION OF AN EXISTING FACILITY IN THE OPEN COUNTRYSIDE OR GREEN BELT
PROVIDING THE FOLLOWING CRITERIA ARE SATISFIED:-
A) THE PROPOSAL IS FOR A TOURIST OR VISITOR FACILITY APPROPRIATE TO THE AREA;
B) THE PROPOSAL AND ANY ASSOCIATED USE OF SURROUNDING LAND DOES NOT CONFLICT WITH THE OPENNESS OF THE GREEN BELT
C) IN THE CASE OF THE CONVERSION OF A RURAL BUILDING, THE PROPOSAL COMPLIES WITH POLICY BH15;
D) THE PROPOSAL DOES NOT UTILISE A SITE WHICH IS ALLOCATED FOR ANY OTHER PURPOSE IN THE LOCAL PLAN;
E) THE PROPOSAL COMPLIES WITH POLICY GR1;
F) THE PROPOSAL ACCORDS WITH OTHER RELEVANT LOCAL PLAN POLICIES.
6.50 This policy seeks to improve the facilities available for tourists and visitors in the Borough, whilst maintaining and improving upon the quality of the environment. It recognises the potential of tourism uses to generate benefits for the local economy and employment and to help diversify the rural economy. Whilst it is expected that the bulk of tourist facilities should be located within existing towns and villages where there is greater choice of access and the provision of other related services and facilities, it is recognised that some proposals will necessarily have to locate in the countryside. In such cases particular care is needed to ensure they do not adversely affect the character or appearance of the area. It is important that the quality of such development proposals reflect environmental concerns and respond positively to the local environment.
Serviced Accommodation
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PROPOSALS FOR THE PROVISION OF SERVICED TOURIST AND VISITOR ACCOMMODATION WILL BE PERMITTED FOR THE FOLLOWING:
I) DEVELOPMENT WITHIN THOSE SETTLEMENTS DEFINED IN POLICIES PS4 AND PS5
II) THE REUSE OF AN EXISTING RURAL BUILDING IN THE OPEN COUNTRYSIDE OR GREEN BELT
III) THE EXPANSION OF EXISTING ACCOMMODATION IN THE OPEN COUNTRYSIDE OR GREEN BELT
PROVIDING THE FOLLOWING CRITERIA ARE SATISFIED:-
A) IN THE CASE OF THE CONVERSION OF A RURAL BUILDING, THE PROPOSAL COMPLIES WITH POLICY BH15;
B) THE PROPOSAL AND ANY ASSOCIATED USE OF SURROUNDING LAND DOES NOT CONFLICT WITH THE OPENNESS OF THE GREEN BELT
C) THE PROPOSAL DOES NOT UTILISE A SITE WHICH IS ALLOCATED FOR ANY OTHER PURPOSE IN THE LOCAL PLAN;
D) THE PROPOSAL COMPLIES WITH POLICY GR1;
E) THE PROPOSAL ACCORDS WITH OTHER RELEVANT LOCAL PLAN POLICIES.
6.51 This policy is aimed at assisting in the provision of tourist and visitor accommodation in the Borough to enable visitors to stay in the area longer and increase the opportunity for "business" tourism which forms an important part of the market in the North West Region. The types of uses to which this policy applies would include hotels, motels guesthouses, bed & breakfast or other serviced accommodation. New hotels and other tourist accommodation should be concentrated within existing settlements where there is choice of access and the provision of other complementary services and facilities. It is, however, essential that any new development is of a high standard and design, protects the amenity of nearby residential properties and is of an adequate standard in respect of highway safety and car parking.
6.52 This policy maintains the Council's approach to restricting inappropriate new development in the open countryside and in areas defined as Green Belt. The development of new buildings often detracts from the appearance of the countryside and can be expensive to service. However, this policy recognises that in appropriate circumstances serviced tourist accommodation enables old buildings, which make a significant contribution to the rural scene, to be restored to a beneficial use and can assist in diversifying the local economy. It is also recognised that there are a number of existing established tourist and visitor accommodation facilities already in the open countryside and green belt which should be allowed to expand on a limited scale.
Camping And Caravanning Sites
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PROPOSALS FOR THE PROVISION OF CAMPING AND HOLIDAY / TOURING CARAVAN SITES WILL BE PERMITTED PROVIDED THAT THEY SATISFY THE FOLLOWING CONDITIONS:-
I) THE SITE IS PHYSICALLY CAPABLE OF ACCOMMODATING THE USE SATISFACTORILY;
II) THE SITE IS SITUATED ADJACENT, OR CLOSE TO THE MAJOR ROUTES THROUGH THE BOROUGH;
III) THE PROPOSAL IS OF AN APPROPRIATE SCALE WHICH WOULD NOT DETRACT FROM THE VALUE OF THE SURROUNDING LANDSCAPE AND IS WELL SCREENED;
IV) THE PROPOSAL WOULD NOT ADVERSELY AFFECT THE AMENITIES OF THE SURROUNDING AREA;
V) ANY PERMANENT BUILDINGS REQUIRED BLEND INTO THE SURROUNDING LANDSCAPE IN RESPECT OF SITING, DESIGN AND MATERIALS USED;
VI) THE SITE IS CAPABLE OF BEING CONNECTED TO EXISTING SERVICES;
VII) THE PROPOSAL HAS NO MATERIALLY DETRIMENTAL EFFECT ON LANDSCAPE, WILDLIFE OR ARCHAEOLOGICAL SITES AND DOES NOT INVOLVE THE PERMANENT LOSS OF AGRICULTURAL LAND OF GRADE 1,2, AND 3A;
VIII) THE PERMANENT STATIONING OF CARAVANS IS PROHIBITED;
IX) THE PROPOSAL ACCORDS WITH OTHER RELEVANT POLICIES IN THE LOCAL PLAN.
6.53 This policy aims to ensure that there is a well planned approach towards the provision of touring or transit caravans and camping sites within the Borough, the main intention being to minimise the environmental impact of such sites when approved. Also, to limit the number of cars with caravans which travel on rural roads through the Borough, and to ensure the highest standards in respect of layout, design and landscaping so as to minimise the impact of such sites.
6.54 The Local Planning Authority does not wish to encourage the creation of additional permanent holiday caravan sites or chalets, or the extension of existing sites, primarily because they would have a disruptive environmental impact which would prejudice the conservation objectives of this Local Plan, and can affect the amenity of nearby residential properties. In addition, such sites can be difficult to monitor and control leading to the prospect of permanent occupation outside the main holiday season.
TELECOMMUNICATIONS
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PROPOSALS FOR TELECOMMUNICATIONS INSTALLATIONS, INCLUDING SATELLITE DISHES, REQUIRING PLANNING PERMISSION WILL ONLY BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL WOULD NOT ADVERSELY AFFECT THE AMENITIES OF LOCAL RESIDENTS;
II) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT UPON IMPORTANT AREAS OR FEATURES OF LANDSCAPE, NATURE CONSERVATION, ARCHITECTURAL AND HISTORIC VALUE;
III) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON THE LANDSCAPE OR TOWNSCAPE OR ADVERSELY AFFECT VIEWS OF LOCAL SIGNIFICANCE OR VISUAL AMENITY IN GENERAL;
IV) THE PROPOSAL INCORPORATES SUITABLE LANDSCAPING WHERE APPROPRIATE;
V) ADEQUATE ACCESS ARRANGEMENTS AND UNOBTRUSIVE ON-SITE PARKING IS PROVIDED WHERE THIS IS NECESSARY FOR OPERATIONAL REASONS;
VI) THE PROPOSAL IS SITED IN SUCH A WAY AS TO MINIMISE IMPACT ON THE APPEARANCE OF ANY BUILDINGS OR STRUCTURES USED FOR INSTALLATION IN SO FAR AS IS PRACTICABLE AND WHERE THIS IS OPERATIONALLY AND TECHNICALLY FEASIBLE; PREFERENCE SHOULD BE GIVEN WHENEVER POSSIBLE TO PROPOSALS WHICH AVOID THE NEED TO ERECT LARGE NEW MASTS BY USING EXISTING BUILDINGS AND STRUCTURES OR SHARING EXISTING FACILITIES.
6.55 The Borough Council recognises the particular needs, problems and impact of telecommunication installations as outlined in PPG8, and encourages prior discussion with the Planning and Estates Division to ensure that there is understanding where possible on the optimum siting of such facilities. Proposals will be expected to create the minimum possible impact on visual and residential amenity, especially in sensitive areas with consideration given to the possibility of sharing other existing facilities or using existing structures or buildings. Where new masts are proposed they should whenever possible include additional structural capacity to take account of the growing demands for network development from the telecommunications industry. Such later extensions requiring planning permission will however be considered separately on their own planning merits. In appropriate cases where planning permission is granted, the Borough Council may withdraw permitted development rights.
6.56 Applications for new mobile phone base stations should be accompanied by a statement that self certifies to the effect that when operational the base stations will meet the ICNIRP guidelines. Performance data including information on the frequency and modulation characteristics and details of power output will be required.
   
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