City of Derby Local Plan Review - Revised Deposit Autumn 2002 - Header Graphic
 
   

Chapter 7

ECONOMIC PROSPERITY
   

Introduction
7.1 The Council aims to create a prosperous, successful and vibrant economy in Derby. The Local Plan Review seeks to contribute to this objective by identifying sufficient land to meet Structure Plan requirements in the right places to meet the needs of the local economy and wider social objectives. A key theme is regeneration and this Chapter includes policies for some of the priority areas identified in the Regeneration Chapter, including Pride Park and Raynesway / Acordis. Major employment opportunities to the south of Sinfin, and on the Wyvern to the south of Chaddesden, are carried forward from the CDLP. In some cases, the new policies have been refined to give clearer guidance as to the preferred form of development.
7.2 Sites put forward for development have been chosen to provide opportunities to meet the wide range of needs of Derby's economy. This includes meeting the needs of the aerospace, railway engineering and information technology sectors which have been identified by Regional bodies as potential growth sectors over the next few years. Some sites are protected for more specific employment uses where they offer rare qualities of location and environment. This Chapter also includes policies to guide and promote tourism as an important part of Derby's overall economic development strategy.
   

Employment Land Provision
7.3 The Derby and Derbyshire Joint Structure Plan requires the provision of 315 hectares of business and industrial land within the B1, B2 and B8 Use Classes in Derby over the period 1991-2011. 78 hectares of this has already been built leaving a requirement to identify a further 237 hectares. The Local Plan identifies around 272 hectares of available land, including contributions from land identified in the City Centre and Regeneration Chapters. However, not all of this land will contribute to the Structure Plan requirement. Some of it was still in operational use as business or industrial land at March 1991, and its redevelopment will only replace that lost since the start of the Structure Plan period. To include it as land contributing to the Structure Plan would be 'double counting', although it is important that the Local Plan sets out clear policies for its redevelopment. Some 12 hectares of land identified in the Local Plan falls into this category.
7.4 The table below sets out details of the employment land provision in the Plan. Given the mixed use nature of some of the sites it is possible that some of this land may come forward for uses outside the B1, B2 and B8 Use Classes and thus the total employment land supply may eventually be lower than that shown. In addition, it is possible that some of these sites may contribute more than we have estimated. Consistent annual monitoring of the employment land supply will clarify this position over time.
  Table 7.1: Structure Plan Requirements
 
Policy Location Total Allocated Site Area
(ha)		 Area Remaining Contributing
(ha)1		 Area Remaining
Not-Contributing
(ha)1
CDLP Review Allocations
EP1* Chellaston Business Park - Wilmore Road, Sinfin 86.8 86.8
EP2* Raynesway / Acordis land, Spondon 64.7 64.7
EP31* Pride Park 13.28 10.56 2.71
EP4* West Raynesway 10.5 1.6 8.9
EP5* Bombardier land 14.9 10.93
EP6* Chaddesden Sidings, West 9.6 6.6
EP7* Chaddesden Sidings, South 28 28
EP8a* Chaddesden Sidings, East 5.5 2.75
EP8b Land south of Chellaston 3 3
H13* Rykneld Road, Littleover 2.4 2.4
EP9a Harvey Road 0.6 0.6
EP9b* Osmaston Park Road 5.3 5.3
EP9c* Station Road, Spondon 3.3 0.52
EP9d* Nottingham Road, Spondon 3.31 2.36
EP9e* Wilmore Road, Sinfin 2.6 2.6
EP9f* Station Road, Spondon 2.1 2.1
EP9g* Nottingham Road, Spondon 2 2
EP9j* Mansfield Road 0.6 0.42
EP9k Alfreton Road 0.6 0.6
EP9n Alfreton Road 4.2 4.2
Sub Total 263.29 237.86 11.61
Regeneration and ‘Other’ Contributing Sites2
R4* Kingsway Hospital 38 6.9
CC City Centre Chapter All Sites 2
Sub Total 38 8.9  
Other unallocated sites with planning permission
Sub Total – All sites 1.88 1.88  
Contributing land developed between 1991-2004 and under construction at April2004
Sub Total 78.55 78.55  
 
Totals 383.29 327.19  
  1. Land remaining at April 2004
  2. Areas given represent potential contribution to employment land supply
  * Sites carried forward from the Adopted CDLP.
   
 

Summary
 
Structure Plan Requirements 1991-2011 315 hectares
Allocated Sites – Land Remaining 237.86 hectares
Contributions from other sites 8.9 hectares
Land Developed between 1991-2004 or under construction at April 2004 78.55 hectares
Other unallocated sites with planning permission (contributing) 1.88 hectares
Allocated land not contributing to the Structure Plan 11.61 hectares
TOTAL LAND IDENTIFIED 338.8 hectares
   

Proposed Development Sites
  EP1 Land South of Wilmore Road, Sinfin -Chellaston Business Park  (Click here to see map)
  86.8 hectares south of Wilmore Road is identified as an area for prestige manufacturing, research and associated development.  The City Council will permit only proposals which exhibit a high overall standard of design and landscaping. 
  Planning permission will be granted for the following:
  EP1a: 55.4 hectares for a mix of Business (B1) (major office development unrelated to existing activities will be subject to Policy EP10), General Industrial Uses (B2) and Storage and Distribution Uses (B8);
  EP1b: 14.9 hectares for Business (B1) (major office development unrelated to existing activities will be subject to Policy EP10) only;
  EP1c: 16.5 hectares for Business (B1) (major office development unrelated to existing activities will be subject to Policy EP10) and General Industrial Uses (B2).
  No more than 16 hectares shall be developed until a satisfactory road link has been developed between the A50 / A514 and Wilmore Road on the route safeguarded by Policy T12.
  On areas affected by noise from Rolls-Royce test beds, planning permission will only be granted subject to Policy E14.
  Developers of the site will be required to:
  1. Contribute to the costs of providing the A514 / A50 Wilmore Road link;
  2. Provide for the environmental measures set out below:
    EP1(1): The provision of an environmental protection zone along Sinfin Moor stream and, either side of Sinfin Moor Lane, to include a cycleway-walkway and a bridleway;
    EP1(2): The provision of a buffer protection zone to include a walkway;
    EP1(3): The provision of a wildlife site and walkway;
    EP1(4): Structural planting along the site’s western boundaries; and
    EP1(5): Extensions to Moor Plantation.
  3. Provide 1.2 hectares on the western boundary as an open space extension to Sinfin Moor Park
   
7.5 The majority of this site was identified as a 'Class B' Strategic High Quality Employment Site (SQHES) by a consultant's study carried out for the East Midlands Regional Development Agency (emda) and the East Midlands Regional Local Government Association (EMRLGA). This was due to its high quality environment, access and potential demand from prestigious occupiers. Another study commissioned by the EMRLGA into the Quality of Employment Land in the Region (QUELS) also identified this as a 'high quality' site, particularly in terms of market demand. The City Council wishes to see a high quality scheme, supporting a cluster of hi-tech manufacturing and research businesses, particularly those in the aerospace industry. The uses permitted are intended to meet this objective and to reflect its status as an SQHES.
7.6 In line with PPS6 and Regional Guidance the Council would wish to see proposals for free-standing major office development (i.e. over 2,500sqm) conform to the sequential approach outlined in Policy EP10. This is in order to promote more sustainable patterns of development and travel while trying to promote more central areas, particularly the City Centre, for major office development. Storage and distribution uses (Use Class B8) will be permitted in EP1a only. In view of the typical scale of warehouse units and their likely impact on the countryside, B8 uses will not be permitted in plots EP1b or EP1c.
7.7 Land on the western side of the site, included within EP1 (b) is suitable for B1 uses only in order to protect residential amenity of nearby properties. Outside of this zone, land to the south of Sinfin Moor Lane (EP 1 (c)) is suitable for both B1 and B2 uses. However, throughout the whole site, the impact of development on residential amenity and the appearance of the countryside will be a material consideration.
7.8 EP1(1)-EP1(5) identifies the areas in which environmental protection measures will be required. Planning policies for the site aim to retain the existing high quality of the environment and lessen any impact on residential areas beyond the Green Wedge and open countryside to the south. A small part of the north-eastern corner of the site may be affected by noise from Rolls-Royce test bed operations and use of land may be restricted. Policy E14 sets out guidance on this issue. Developers will be required to identify arrangements to attenuate surface water discharge and avoid flood risk. Such measures may involve improvements to the Cuttle Brook in association with other measures, including making maximum provision for Sustainable Drainage Systems (SuDS) to prevent the instantaneous discharge of surface water into the Cuttle Brook.
7.9 A traffic study carried out for the Adopted CDLP indicated that full development of the site would require a new access road (Policy T12). This will help avoid unacceptable congestion on existing routes and greatly improve the site's attractiveness by developing a direct link to the national road network. Part of this road has already been developed to the south of Chellaston. Until the remainder of the road is complete, no more than 16 hectares of the site can be developed.
  EP2 Raynesway / Former Acordis Land, Spondon   (Click here to see map)
  64.7 hectares of land are identified as a major regeneration opportunity for new business and industrial development. The precise area available for development will depend on the outcome of hydraulic modelling to determine the extent of the floodplain and any additional flood protection measures. Planning permission will be granted for:
  EP2a: Up to 60.3 hectares for Business Uses (B1) (major office development will be subject to Policy EP10), General Industrial Uses (B2) and Storage and Distribution Uses (B8); and
  EP2b: 4.4 hectares for Business Uses (B1) (major office development will be subject to EP10), General Industrial Uses (B2), Storage and Distribution Uses (B8) and trade and showroom type sales.
  Access to the site will be from the south, from the junction of Raynesway and the Alvaston Bypass. An access from the north will only be permitted if the impacts of a Transport Assessment are found to be satisfactory; otherwise the construction of a bridge across the River Derwent will be required.
  A landscaped buffer protection zone will be required on each side of the River Derwent.
   
7.10 This site offers substantial opportunities for regeneration and economic development. The site is in a flood risk area and hydraulic modelling is needed to determine the full extent of the floodplain and to clarify the actual area appropriate for development. Developers are advised to liase with the Environment Agency and the City Council regarding the provision of flood protection measures.
7.11 The main access will be provided from the junction of the Alvaston Bypass and Raynesway. Access from the north will only be permitted if detailed assessment demonstrates no adverse effects on the transport network. Otherwise a link bridge over the River Derwent will be required to connect the two parts of the site (Policy T11). Good quality cycle and pedestrian links into, out of and within the site will be required.
7.12 The land to the north of the river is one of the City's best resources for less intensive uses and heavier industrial operators due to its industrial setting and distance from residential areas.
7.13 The Council will seek to ensure that the site is developed comprehensively and that development on one part of the site does not prejudice development on the remainder.
7.14 The environment alongside the river is of higher quality than the remainder of the site and a landscape buffer will be required to protect and enhance the biodiversity, visual, and recreational use of the river banks. Nearby features of nature conservation importance should also be safeguarded in accordance with other relevant policies in the Plan.
  EP3 Pride Park   (Click here to see map)
  The City Council will continue to identify Pride Park as a major regeneration opportunity.  Planning permission will granted for in different parts of the site as follows:
  EP3a: The extension of existing uses and new; business, industry and storage and distribution uses (B1, B2 and B8).
  EP3b: Business uses (B1), indoor leisure uses (D2), non-residential institutions (D1), residential institutions (C2) and hotels (C1).  Development will be required to achieve a high standard of urban form and take full account of existing listed buildings on the site.  Within these buildings, planning permission will be granted for conversion to the above uses and residential (C3) and food and drink uses (A3, A4 and A5).  Land east of Derby Midland Railway Station, adjoining the Clock Tower, will include provision for a ‘civic square’.
  EP3c: The expansion of Pride Park Stadium, and other development associated with, and ancillary to, Derby County Football Club, subject to the satisfactory resolution of traffic or transportation issues.
   
7.15 Pride Park is the most significant mixed use redevelopment and regeneration opportunity in the City. It is an extremely sustainable location for development, owing to the three main road links that have been developed into the site, its proximity to the train station (augmented by a purpose built pedestrian link) and a park and ride scheme operating from Pride Park stadium.
7.16 EP3a covers the majority of Pride Park. A large amount of development has taken place for a variety of uses. The majority of the land still available for development is adjacent to the recently opened Wilmorton Link. This land is particularly well suited for business and industrial uses. There is still scope for the consolidation and expansion of existing uses on the site.
7.17 EP3b contains listed buildings that are important to Derby's industrial heritage. The uses allowed should not harm these buildings or their setting. The 'Civic Square' is intended to form a gateway to Pride Park and will be linked to the pedestrian footbridge. Its design will pay particular attention to its relationship to the nearby buildings. Proposals for other development will also need to be sensitive to the character of this area.
7.18 The area within EP3c has been developed mainly by Derby County Football Club. The Club and stadium have become a very important tourist and conferencing attraction for the City. Expansion of the club's current facilities within this area would be of benefit to both the club and the City.
  EP4 West Raynesway  (Click here to see map)
  10.5 hectares west of Raynesway is identified as an opportunity for business (B1) (major office development will be subject to Policy EP10); industrial storage and distribution uses (B2 and B8); and trade and showroom type sales.
  In addition, planning permission will be granted for a hotel (C1) and food and drink uses (A3) provided that the proposals are located near to the proposed Raynesway / Alvaston Bypass Junction to the east of the site.
   
7.19 Detailed land requirements for the Alvaston Bypass extension have yet to be determined. Part of the site has outline planning permission and could be developed independently of the road scheme. However, the timing of the road proposals may constrain development on the remainder of the site. Developers will need to consult with the City Council at an early stage to discuss the highways implications of any proposals. The Council will prepare a planning brief to provide further guidance on how this site can be bought forward.
7.20 In line with the Plan's environmental policies, any development should be sympathetic to the adjoining green wedge containing Alvaston Park and the River Derwent, which itself is identified as a site of local importance for nature conservation (Policy E4). Developers are also advised to contact the Environment Agency at an early stage to discuss access for river maintenance and flood protection measures.
  EP5 Bombardier  (Click here to see map)
  14.9 hectares of land lying between Osmaston Road and London Road are identified as a major regeneration opportunity.  Planning permission will be granted for business (B1) (major office development will be subject to Policy EP10) and industrial and storage and distribution uses (B2 and B8), provided that no uses within the B2 and B8 occupy land which fronts on to London Road or Osmaston Road, or which adjoins the curtilage of dwellings on Ellesmere Avenue.
  Planning permission will also be granted for the following uses, subject to the criteria set out below:
  a. Food and drink uses (A3, A4 & A5)
  b. Hotels (C1) and hostels;
  c. Residential Institutions (C2);
  d. Non-Residential Institutions (D1);
  e. Assembly and Leisure Uses (D2); and
  f. Trade and showroom type sales
  These uses shall occupy no more than 1 hectare along the frontage of London Road and 1 hectare along then frontage of Osmaston Road.  Proposals for uses other than business, industrial and storage and distribution uses (B1, B2 and B8) not on these frontages will only be permitted provided they would not prejudice future business and industrial development in the area and should not cumulatively exceed a total of 2 hectares.
  In addition, developers of the Carriage and Wagon Welfare Club’s sports ground will be required to provide another site which has the same or better facilities in terms of community benefit.
   
7.21 This land is surplus to the main Bombardier site and includes the Carriage and Wagon Welfare Club's sports ground.
7.22 Restrictions have been placed on the location of B2 and B8 development in the interests of residential and environmental amenity. A limit has been placed on the level of non-industrial development in order to ensure that there is a good supply of land for industrial and business uses. A development brief for the former Adtranz land was approved in September 1996. This is an important form of supplementary planning guidance, which contains detailed considerations for development.
7.23 The sports ground has been surplus to its owners' requirements for some time. Replacement of these facilities will be required in accordance with PPG17 (Sport and Recreation) because there is a deficiency in sporting facilities in this area.
  EP6 Chaddesden Sidings, West  (Click here to see map)
  On 9.6 hectares at Chaddesden Sidings, West, planning permission will be granted for business (B1) (major office development will be subject to Policy EP10) and industrial and storage and distribution uses (B2 and B8).
  Developers will be required to provide detailed proposals for the satisfactory treatment of the area adjoining the River Derwent in terms of its visual, recreational and natural history importance (wildlife sites).
   
7.24 This site is prominently situated on the A52, the major eastern approach to the City Centre. It is bounded on the east by the CostCo development, existing business and industrial land to the north and green wedge to the south. This land forms part of the Chaddesden Sidings grouping of employment sites, and relates well to Pride Park.
7.25 Development of part of it may be constrained by the need to retain the rail lines for the infilling operation on the adjacent site and the temporary operation of a recycling facility. The proximity of the site to green wedge land and to the River Derwent to the south means that any development must be carefully and sensitively designed. It should also ensure good quality cycle and pedestrian links into, out of and within the site in accordance with Policy GD4 . The Council will seek to promote more sustainable travel patterns of transport. To help achieve this objective, the Council will encourage developers to contribute to the implementation of the riverside cycleway / walkway and link to this site proposed by Policy T15. Should proposals for major freight uses be put forward, the Council will encourage developers to consider the provision of a rail connection. In any event, the City Council will have regard to Policy T13 which seeks to protect the routes of former rail lines and the potential for freight connections.
  EP7 Chaddesden Sidings, South   (Click here to see map)
  On 28 hectares to the south of the Wyvern Retail Park, planning permission will be granted for business (B1) (major office development will be subject to Policy EP10) and, industrial and storage and distribution (B2 and B8) development following the completion of current land filling.
  Developers will be required to provide detailed proposals for the satisfactory treatment of the area adjoining the River Derwent in terms of its visual, recreational and natural history importance (wildlife sites).
   
7.26 This site is located to the south of the Wyvern Retail Park and can be accessed from Wyvern Way. It is well related to both Pride Park and the Wyvern Business Park and will provide a natural extension to it when current land filling works have been completed. It is anticipated that these works will be completed towards the end of the Plan period.
7.27 The river has been identified as a site of importance for nature conservation and any development on the site should take this into account. Development should also not weaken existing flood protection measures and should take account of the proposal for a canal route along the south west perimeter of the site in line with Policy L9, as part of the Derby and Sandiacre Canal Restoration project. Any development scheme should make adequate provision for good quality cycle and pedestrian links into, out of and within the site in accordance with Policy GD4 to promote more sustainable patterns of transport. Should proposals for major freight uses be put forward, the Council will encourage developers to consider the provision of a rail connection. In any event, the City Council will have regard to Policy T13 which seeks to protect the routes of former rail lines and the potential for freight connections.
  EP8 High Quality Business Park Opportunity Sites
  On the following sites, planning permission will be granted for business use (B1) (major office development will be subject to Policy EP10):
  a. 5.5 hectares at Chaddesden Sidings East; and  (Click here to see map)
  b. 3.0 hectares on land to the south-west of Chellaston, between the Derby Southern Bypass and the proposed road linking the A514 with the Wilmore Road. (Click here to see map)
  Development will be required to be of a high overall standard of design.
   
7.28 As a result of their extremely accessible and 'gateway' locations, these small sites are particularly suitable for high quality business park development or for larger single users requiring a high quality environment.
7.29 EP8a is a prime high quality employment site, situated on the A52 at the entrance to the City Centre. Known as the Wyvern Business Centre, over 5000 square metres of high quality B1 business development has taken place since 1993. The City Council anticipates the remaining development to be of a similar vein. Development along the southern perimeter should allow for possible new canal construction in line with Policy L9, as part of the Derby and Sandiacre Canal Restoration project.
7.30 EP8b is located south of the large housing site at West Chellaston (Policy H5) and is easily accessible from the A514 / A50 Wilmore Road Link. Part of this has already been built under Policy T12. This is also a prime gateway site to the City and it is important this should be reflected in the design of any proposals. A high quality, carefully designed, B1 development will also be more compatible with the new housing to the north, and the largely rural environment outside the City. Planning permission exists for roadside services on the site and, should this come forward, a mixed-use development with B1 uses would be acceptable. However, in the event that the roadside service development is not forthcoming, the Council would prefer to see the whole site developed for business uses.
7.31 Developers of EP8b are advised to liase with the Council and Environment Agency to discuss issues of watercourse and water balancing improvements.
  EP9 General Business and Industrial Opportunity Sites
  The City Council has identified the following sites for business and industrial development.  These offer opportunities for a range of investment, from small and medium enterprises to larger single users.  On all sites major office development will be subject to Policy EP10.
  In order to encourage the establishment of small industrial firms, the City Council will welcome the provision of small scale development, including starter units and workshop accommodation.
  Planning permission will be granted for the uses specified below.
  Sites suitable for business use (B1):
  a. 0.6 hectares at Harvey Road.  (Click here to see map)
  Sites suitable for business, industrial, storage and distribution uses (B1, B2 and B8):
  b. 5.3 hectares at Osmaston Park Road;  (Click here to see map)
  c. 3.3 hectares at Station Road, Spondon;  (Click here to see map)
  d. 3.0 hectares at Nottingham Road, Spondon;  (Click here to see map)
  e. 2.6 hectares at Wilmore Road, Sinfin – subject to Policy E14;  (Click here to see map)
  f. 2.1 hectares at Station Road, Spondon;  (Click here to see map)
  g. 2.0 hectares at Nottingham Road, Spondon;  (Click here to see map)
  h. 0.6 hectares at Mansfield Road;  (Click here to see map)
  i. 0.6 hectares at Alfreton Road.  (Click here to see map)
  Site suitable for a combination of business, industrial, storage and distribution uses (B1, B2 and B8) and community uses:
  j. 4.2 hectares at the Sinfin Tannery site, subject to satisfactory remediation of any contamination, to the satisfactory treatment of the boundary of existing residential properties and provided that the need for community uses is established.  (Click here to see map)
   
7.32 It is important that the Plan provides a wide variety of sites which can meet the needs of different operators and uses. The range of sites identified under this policy offer particularly good opportunities for the establishment of new small and medium enterprises (SMEs) and / or the relocation of existing businesses.
7.33 The developers of sites b and e will be encouraged to liaise with the City Council, the Environment Agency and other developers in relation to improvements to the Cuttle Brook required for surface water drainage. Developers of sites c, d, f, and g will be encouraged to liaise with the City Council, the Environment Agency and each other to provide a co-ordinated approach to land drainage.
7.34 The following key points should be kept in mind for the individual sites:
  a. This is a vacant industrial site that has been part of the employment land supply for some time. In order to protect residential amenity, uses have been restricted to B1.
  b. Development will be carefully considered in terms of its potential impact on the Melbourne Junction site of nature conservation value (Policy E4).
  c. This site is now known as the Stoney Cross Industrial Estate on which several units have already been developed. In considering further planning applications, the City Council will have regard to the existing features of environmental importance within the site, the adjacent canal corridor and recreation route and the possibility of the canal restoration.
  d. Part of this site may be required as expansion land for existing businesses in the area. In addition, an area of vacant land which was formerly part of the Nottingham Road allotments is also considered suitable for industrial and business development. This site is adjacent to the canal corridor and development should take account of the recreation route along this and possible proposals for canal restoration.
  e. This site may be affected by noise from nearby Rolls Royce test beds and its use may be restricted. Policy E14 sets out these restrictions. In considering development proposals on this site, the City Council will have regard to the existing features on the site of wildlife interest. Developers are asked to liase with the Derbyshire Wildlife Trust.
  f. The site is adjacent to the canal corridor and development should take account of the recreational route along this and possible proposals for canal restoration.
  g. This is an infill site within a predominantly built up area. Any proposal should take account of the site's former use as a refuse tip, the adjacent canal corridor and recreation route and the possibility for future canal restoration.
  h. This is the remaining part of a larger site already developed for a car showroom. The Environment Agency have advised that balancing facilities for the site as a whole are required to assist drainage. Developers are advised to liaise with the Environment Agency.
  i. This is a small site which remains vacant as part of the Pektron complex and offers a valuable opportunity for expansion.
  j. It is possible, should a need be established, taking into account other appropriate policies in the Plan, that some of the site could be given over to community uses. This site was previously used as a tannery and it is believed to be contaminated. Developers should liaise with the City Council, the Environment Agency and the Health and Safety Executive at an early stage and any development should ensure that, as part of the development site, the contamination is suitably dealt with as per Policy E13. There are residential dwellings adjacent to the western boundary of the site and it is important that any development does not have a detrimental impact on their amenity.
   
 

General Economic Prosperity Policies
  EP10 Major Office Development
  Proposals for major office development over 2,500 square metres gross floorspace will not be granted unless a sequential approach to site selection is demonstrated.  First preference should be given to City Centre sites, followed by edge-of-centre sites and only then out-of-centre sites in locations that are accessible by a choice of means of transport.
   
7.35 Individual proposals for major office development which are likely to have a high density of employment and / or which are of a large overall scale, will be considered against this policy. Major office developments have the potential to employ large numbers of people which, in turn, have the potential to generate a large number of trips.
7.36 This policy is intended to meet sustainable development objectives by ensuring that larger office schemes adopt a sequential approach to site selection in accordance with PPS6. The City Centre is the preferred location because it offers the best opportunities for travel by the whole range of transport modes and for 'linked trips' with retail and leisure based activities. If City Centre sites are not available then sites on the edge of the City Centre with good access by a choice of means of transport will be acceptable. If suitable sites in these areas are not available, then out-of-centre locations, which are accessible by public transport, pedestrians and cyclists are an acceptable alternative. In these circumstances, allocated employment sites are preferable to new isolated out-of-centre locations.
  EP11 Development in Existing Business and Industrial Areas
  Within the established business and industrial areas, planning permission will be granted for business, industrial and storage and distribution uses (B1, B2 and B8).
  Where B2 or B8 uses would be likely to adversely affect the amenity of nearby residents, planning permission will be restricted to development within the B1 Use Class. 
  Planning permission will only be granted for the redevelopment of existing business or industrial sites or premises for alternative uses, provided that the following criteria are met
  a. In the case of sites near to residential areas, redevelopment would lead to an improved environment for residents;
  b. It would not lead to a qualitative or quantitative deficiency in the supply of employment land;
  c. The proposal would not be incompatible with established employment activity;
  d. The proposal would not decrease the development potential of nearby land identified for business and industrial use.
  In considering alternative residential proposals (C3) a satisfactory living environment must be created and adequate supporting community facilities provided.
  In considering alternative non- residential proposals, regard will be had to the employment generating potential of the alternative use.
   
7.37 Existing industrial and business areas are largely built-up. There may, however, be scope for additional development or redevelopment, especially for the expansion of existing uses. Allowing development in such areas will prevent the accumulation of redundant land and protect job opportunities.
7.38 Some existing industrial and business areas are either located within mainly residential areas or are close to residential properties. Further economic development within these areas should ensure the protection of residential amenity. Where impact on amenity is a concern, business uses within the B1 Use Class are more able to complement a residential environment.
7.39 In some cases, the redevelopment of land used for business and industrial uses could alleviate conflicts between these and surrounding uses. This can bring benefits for the area as a whole, particularly where there is conflict between residential properties and business use. Residential redevelopment and associated community uses may help to improve the local environment and provide the opportunity to create more open space in inner-city areas. Residential redevelopment in these areas may also improve the mix of complementary land uses and help meet brownfield housing targets. It is, however, a requirement of the Structure Plan that an adequate business and industrial land supply is maintained and so proposals for development of existing business and industrial land should not override the employment objectives of the Plan.
  EP12 Alternative Uses of Proposed Business and Industrial Areas
  Planning permission will be granted for alternative uses provided that;
  a. The proposal would not lead to a qualitative or quantitative deficiency in the supply of employment land;
  b. The proposal would not be incompatible with established employment activity;
  c. The proposal would not decrease the development potential of nearby land identified for business and industrial use.
  In assessing such proposals, regard will be had to the employment generating potential of the alternative use.
   
7.40 It is important that sufficient land is allocated and available for business and industrial use to meet the economic needs of Derby and the Structure Plan requirements. However, in some circumstances it may be appropriate to consider alternative uses to those specified in the policies, particularly for uses where specific sites have not been allocated. A key factor in any application for an alternative use will be the site's value to the employment land supply. This is not only in terms of the overall amount of land in the City but also the prevalence, range and quality of sites in the vicinity of the proposal. In addition, the Council will carefully consider whether new 'alternative' development can reasonably co-exist with existing business and industrial operations and try to ensure that development does not prohibit industrial or business activity on land allocated for that use. The Council also recognises that in a modern economy not all employment opportunities fall strictly within the B1, B2 or B8 use classes. Therefore, the job creation potential of any alternative proposal will be taken into account. In considering proposals, the Council will give full weight to other policies of this Plan.
  EP13 Business and Industrial Development in Other Areas
  In order to maximise employment opportunities, the City Council will grant planning permission for business and industrial uses outside allocated sites, provided that it would not conflict with other policies of the Local Plan and:
  a. It would not lead to a gross over-supply of business and industrial land in relation to the Structure Plan requirement;
  b. Where B2 or B8 uses would be likely to adversely affect the amenity of nearby residents, planning permission is restricted to development within the B1 Use Class.
  c. The proposal is well integrated with the existing pattern of development and avoids prominent intrusion into the countryside.
   
7.41 There will be occasions where proposals are made to use unallocated sites or buildings for business use. Such development can often be beneficial to the economy of the City and to specific local areas. Such proposals may offer sustainable development advantages such as improving the mix of land uses in an area. National advice in PPG4 specifically advocates provision for small businesses in residential areas.
7.42 It would, however, be counter-productive to allow very high levels of development on unallocated sites resulting in an oversupply of land. This could lead to allocated sites not coming forward for development, many of which are key regeneration or redevelopment sites. Much of the land outside existing and proposed business and industrial areas is also sensitive in some way. In such locations, it is unlikely that employment objectives would outweigh residential amenity issues or other objectives of the Plan, such as Green Belt or Green Wedge designations.
  EP14 Employment with Potential Off-Site Effects
  Planning permission will be granted for the following:
  a. Development which involves the storage, handling or distribution of explosive, highly flammable, toxic or corrosive materials;
  b. Development which involves dangerous and / or noxious processes;
  c. The bulk storage of materials (such as foodstuffs, domestic waste and timber) which might give rise to environmental amenity or health problems; and
  d. Development which would give rise to high levels of noise or other disturbance.
  provided it can be demonstrated that:
  1. There would be no significant risk or detriment to the health, environment or amenity of nearby residents, employees or others in the area;
  2. There would be no significant risk of escape of dangerous, pollutant or malodorous material;
  3. Existing and future business activity in the area would not be unduly inhibited; and
  4. The proposal is sited well away from residential or other environmentally sensitive areas and within one of the existing or proposed industrial and business areas as defined on the Proposals Map.
   
7.43 It is important to assess proposals with potential off-site effects thoroughly to ensure that they do not create unacceptable risks to health, safety, amenity or environment. The advice of the Environment Agency, the Health and Safety Executive and the City Council's Chief Environmental Health Officer should be sought on appropriate applications.
   
 

Tourism
  EP15 Visitor Attractions
  Planning permission will be granted for the development, enhancement and expansion of visitor attractions and related facilities.  The City Council will particularly seek to encourage the development of such facilities in the following areas:
  a. The City Centre;
  b. Within the Normanton Road / Peartree Road Linear Centre and around the Arboretum and the Crown Derby site;
  c. Along the corridor of the River Derwent, especially within the nominated World Heritage Site;
  d. Within Policy EP3b on Pride Park; and
  e. Other locations which are easily accessible by alternative modes of transport to the car, including foot, cycle and public transport.
   
7.44 Tourism plays a very important part in Derby's economy. In order to promote further visitor growth in the City it is important to try to encourage new visitor attractions. The areas listed are examples of where existing visitor attractions could be added to or where there may be some potential for future tourism development.
  EP16 Visitor Accommodation
  In addition to locations where specific provision has been made in the Plan, the City Council will permit the development, expansion or improvement of visitor accommodation and related facilities, including conference facilities, in the following locations:
  a. The City Centre, particularly in areas well related to the railway station;
  b. Other areas which are well served by the public transport network; and
  c. Areas which are well related to existing or new visitor attractions.
   
7.45 A key factor in promoting Derby as a tourist and visitor destination is the quality and availability of accommodation in the City. Business tourism is also a growing sector of the tourist industry, and allowing growth of conferencing facilities or exhibition space could also contribute the City's tourism / visitor offer. The locational criteria included in the policy are intended to encourage more sustainable patterns of development in line with the other policies of the Plan.
 
 
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