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5 EMPLOYMENT
 
EMP2 Durham Science Park
EMP3 Mount Oswald
EMP4 Business Parks
EMP5 Prestige Industrial Sites – General
EMP6 Prestige Industrial Development at Belmont
EMP7 Prestige Industrial Development/Rail Freight Terminal, Tursdale
EMP8 General Industrial Sites
EMP9 Local Industrial Sites
EMP10 Bad Neighbour Activities
EMP11 Employment Outside Designated Sites
EMP12 Office Development – General
EMP13 Office Development – Sites outside City Centre
EMP14 Office Development – Outside Designated Areas
EMP15 Taxi Booking Offices
EMP16 Employment in the Countryside
EMP17 Farm Diversification
EMP17A Agriculture and Forestry Development
EMP18 Home Based Business
EMP19 Notifiable Installations – New Proposals
EMP20 Notifable Installations – Development in Close Proximity Thereto
  INTRODUCTION
5.1 This Chapter examines the employment structure of the District and formulates a series of Policies aimed at sustaining its economic prosperity.
5.2 For the purpose of the Plan, the employment uses referred to in this Chapter are those defined in The Town and Country Planning (Use Classes) Order 1987, and other industrial processes as defined in The Town and Country Planning (General Permitted Development) Order 1995. (See Appendix 2)
  GENERAL BACKGROUND
  The Local Economy
5.3 With its location within the "Central Corridor" of the County astride the East Coast Main Railway Line and A1(M) motorway midway between the conurbations of Tyneside and Teesside and the quality of its built and natural environment, the City of Durham has been able to attract inward economic investment to the extent that it now serves as an employment centre for an area extending well beyond its administrative boundary with a substantial net inflow of workers from the surrounding Districts. In 1993 there were 36,678 people employed within the District (Census of Employment 1993).
5.4 Service employment accounts for 80% of the total within the District compared with only 11% in manufacturing thus indicating its strength as an administrative and business centre of Sub-Regional importance. This is reflected by the fact that the City has a significantly greater percentage of its workforce from the County average employed in professional, managerial and non-manual groups. Its role as an administrative centre is endorsed by the presence of the Department of National Savings, Land Registry, Inland Revenue, Northumbrian Water Limited, Northumbria Tourist Board, the Northern and Yorkshire HQ of the NHS as well as the headquarters of Durham County Council, Durham Constabulary, Durham and Darlington Fire and Rescue Service and Durham County Ambulance Service.
5.5 The development of the Mountjoy Research Centre over the past decade has provided the opportunity for the establishment of high-technological forms of employment within the City. The Science Park on land adjacent to this Centre will eventually create over 1000 new jobs and will consolidate Durham at the forefront of employment in this specialised field.
5.6 The University of Durham has a vital role in the local economy of the City. It directly employs 2,400 staff and sustains another 2,000 jobs within the local economy. It has an annual turnover of Ģ80m and much of this expenditure is retained within the District. In addition the University's vocational trade through the conference and holiday lettings of its Colleges, referred to in the Tourism Chapter of the Local Plan, provides a significant input to the local economy.
5.7 Other employment within the District is concentrated in the City Centre and its immediate environs, the Aykley Heads area, the further educational establishments of New College Durham and Houghall Agricultural College, the industrial estates at Belmont, Dragonville, Littleburn, Meadowfield and Bowburn and the various commercial developments around Abbey Road, the Arnison Centre and the Mercia Retail Park. Durham City Centre fulfils an important role as a sub-regional shopping centre which, with its leisure and recreational facilities, provides a significant level of employment opportunities.
5.8 Unemployment within the District was 4.8% in April 1999. This has fluctuated during the past decade in line with national trends, although it has consistently remained below the regional average. There are still, however, variations in the level of unemployment throughout the District, particularly in the rural west and certain wards within Durham City. It is important, therefore, that further employment opportunities are created during the Plan period.
5.9 Several Wards in the City of Durham are eligible for Regional Selective Assistance following a review of Assisted Areas published by the Government in July 1999. Parts of the rural east and west of the District are designated as Rural Priority Areas thereby being eligible for assistance through the Rural Development Agency's rural programmes co-ordinated by One North East.
  Availability of Land
5.10 A fundamental requirement for the continued economic prosperity of Durham is an adequate supply of good quality land for development in locations which suit varying demands of both manufacturing and service industries.
5.11 Most of the land currently available for industrial development is located at Meadowfield (38ha), Bowburn North (17ha) and Bowburn South (7ha). Other industrial land is available at Coxhoe (4ha) and Bearpark (3ha). Approximately 80% of this industrial land comprises 'brownfield sites' (i.e. land which utilises former industrial or colliery sites).
5.12 With regard to service employment (Class B1) a total of 13.5ha of land is currently available for the development of business parks at Belmont (6ha), Aykley Heads (5.5ha) and Abbeywoods (2ha). Land is also available for the development of the Science Park at Mountjoy (7ha).
5.13 Mount Oswald has been identified in various strategic documents as a prestigious site suitable for the establishment of a high quality office/research and development centre of regional importance.
  Economic Development Strategy
5.14 The City Council's Economic Development Strategy provides the framework for its involvement in developing and supporting the local economy. The overall aim of the Strategy is to help create, through partnership, a strong diverse local economy in which new and existing businesses can succeed and invest, thereby safeguarding existing jobs and creating quality permanent employment for a workforce whose skills are tailored to the requirements of both local companies and prospective inward investors.
5.15 The Council believes that successful economic development in the City can only be achieved through partnership and the development of new co-operative initiatives. The strategic objective of the City Council in participating in these partnerships are:
 
  • sustaining competitive advantage
  • supporting new and existing businesses
  • attracting inward investment
  • securing additional resources
  • sharing benefit and reducing social exclusion
  • securing adequate infra-structure
  • encouraging environmental responsibility
  • enhancing skills, education and training
  • maximising the economic development of tourism to the City
5.16 The Economic Development Strategy, therefore, encompasses industrial promotion and marketing, financial and business support as well as land use and infra-structure developments. The Local Plan is concerned with the latter elements of the Strategy.
  LOCAL PLAN OBJECTIVES
5.17 The Council's objectives for employment, to be pursued through the Policies and Proposals contained in this Chapter of the Plan, are:
 
  • To provide for a wide range of quality employment opportunities in order to sustain a strong and diversified local economy; stimulate growth; and attract inward investment and reduce unemployment.
  • To continue and promote in partnership with Durham County Council, the University of Durham and other appropriate bodies, the development of Durham as a sub-regional centre for research and development, high technology and supporting services.
  • To provide and safeguard sites specifically intended to meet strategic or special employment needs.
  • To ensure that adequate fully serviced industrial land is available at all times.
  • To maintain the role of the City Centre as a major source of employment.
  • To improve the environment within industrial estates by encouraging high quality design, the use of appropriate materials and increased landscaping.
  • To strengthen and diversify the rural economy.
5.18 In seeking to achieve these objectives, the Council recognises the importance of working in partnership with the private sector and other public sector agencies such as Durham County Council, the European Commission, English Partnerships, County Durham Training and Enterprise Council and One North East throughout the Plan period. The Council believes that successful economic development in the City can only be achieved through the continuation of such partnerships.
  LAND SUPPLY FOR EMPLOYMENT
5.19 One of the principal ways in which the Local Plan can contribute towards the economic prosperity of Durham is through the identification of land for business and industrial development. The choice of sites in terms of location, size and environmental quality will assist the expansion of existing companies, facilitate new inward investment and encourage new businesses. The Local Plan, therefore, identifies the following range of locations for different business and industrial uses:
 
  • Durham Science Park; or
  • Mount Oswald; or
  • The City Centre and its immediate environs; or
  • Business Parks; or
  • Prestige Industrial Sites; or
  • General Industrial Sites; or
  • Local Industrial Sites.
  POLICIES
  DURHAM SCIENCE PARK
 
POLICY EMP2 THE DEVELOPMENT OF DURHAM SCIENCE PARK WILL CONTINUE ON THE SITE SHOWN ON THE PROPOSALS MAP ADJACENT TO THE MOUNTJOY RESEARCH CENTRE AT HOLLINSIDE LANE.
  THE SCIENCE PARK WILL BE OCCUPIED ONLY FOR RESEARCH AND DEVELOPMENT, LABORATORIES AND HIGH TECH USES AS SET OUT IN CLASS B1 OF THE USE CLASSES ORDER.
  Justification
5.20 Science Parks undertake a high level of advanced research and development as defined by Class B1 (b) of the Use Classes Order 1987. The Durham Science Park is being developed and managed in accordance with United Kingdom Science Park Association guidelines in order to maintain overall control over occupancy and the specialist type of activity required. Science Parks usually consist of a low density development providing the latest advanced technology located in close proximity to a university campus, thereby allowing for the creation of close links between academic institutions and industry. Such sites are of strategic importance and consequently they have a limited distribution throughout the United Kingdom.
5.21 The Durham Science Park shown on the Proposals Map, and identified by Policy EMP2, is located on 7 hectares of land next to the existing Mount Joy Research Centre and offers a unique opportunity for the establishment of such a facility. It is owned by the University of Durham and is situated within a high quality landscape setting with good access to all the facilities of both the University and the City.
5.22 Following planning permission in May 1993 construction of the Science Park on this site began as a joint venture between the University of Durham and the private sector. It has been designed to a high standard specification in order that it can be assimilated into this environmentally sensitive area. Phase I and Phase II have been completed. When the development of the Science Park is finally complete it will provide over 21,000 mē of high quality space with employment for over 1,000 people.
  MOUNT OSWALD
 
POLICY EMP3 THE DEVELOPMENT OF A PRESTIGIOUS OFFICE/RESEARCH CENTRE PROJECT OF STRATEGIC SIGNIFICANCE WILL BE PERMITTED AT MOUNT OSWALD PROVIDED THAT THE PARKLAND AND LANDSCAPE QUALITY OF THE SITE IS NOT COMPROMISED.
  ONLY EMPLOYMENT USES RELATING TO CLASS B1 OF THE USE CLASSES ORDER WILL BE PERMITTED ON THIS SITE.
  Justification
5.23 Mount Oswald is located on the southern approach to the Durham approximately 2km from the City Centre. The site, which is currently used as a golf course, covers a total of 32.25ha and is contained within clearly defined boundaries in an area of attractive parkland containing substantial amounts of mature woodland. The quality of the site is recognised by both the Council and the County Council as being one of the few within the region offering the opportunity for the creation of a prestigious office or research development of the highest architectural standard set within an existing mature parkland landscape. As such, Mount Oswald represents a major strategic economic development asset to the County and is identified as such in Paragraph 9.12 of the County Structure Plan (1999). Its importance as such a prestigious employment asset has been exemplified by the fact that Mount Oswald has been identified as one of only two sites in the region suitable for the development of a 'knowledge campus'.
5.24 The environmental quality of the site is such that only a limited proportion of the allocated area is available for development purposes (approximately 10%) in accordance with the development brief previously approved by the Council. The site will be protected from speculative piecemeal development or inappropriate development and will remain in its existing use until such time as a major inward investment of the special quality envisaged is forthcoming. The Development Brief may be subject to review in accordance with extant or emerging National and Regional Policy Guidance, but in any event any development proposal at Mount Oswald will need to comply with Policy E5 of the Plan which seeks to protect the parkland landscape on this approach to the City.
5.25 Road/junction improvements in the vicinity of this site may be required in accordance with Department of the Environment, Transport and the Regions' Policy as set out in Appendix 7 of this Plan.
  BUSINESS PARKS
 
POLICY EMP4 THE FOLLOWING LOCATIONS ARE DESIGNATED AS BUSINESS PARKS:
  1. ABBEYWOODS
  2. BELMONT
  3. AYKLEY HEADS
  GENERALLY THE BUSINESS PARKS WILL BE OCCUPIED FOR PURPOSES AS SET OUT IN CLASS B1 OF THE USE CLASSES ORDER.
  THE DEVELOPMENT OF SITES TWO AND THREE OF THE AYKLEY HEADS BUSINESS PARK WOULD BE SUBJECT TO THE REPLACEMENT OF SPORTS PITCHES IN AN APPROPRIATE LOCATION WITHIN THE LOCALITY.
  Justification
5.26 Business Parks are small high quality sites suitable for business and office use in attractive surroundings with good access to local labour markets and the regional communications network. Such developments incorporate the latest office technology and are designed to a high architectural specification. Durham City is recognised in the Durham County Structure Plan (1999) as being a suitable location for the development of Business Parks and three sites have been identified for designation in the Local Plan.
5.27 The Abbeywoods Business Park, adjacent to the Arnison/Mercia Centre at Pity Me, covers a total of 3.4ha and includes land in both public and private ownership. 1.4ha of the business park is developed and occupied. Phase I is complete and fully occupied. The remaining land is available for further expansion and represents an important opportunity for the development of high quality B1 employment use.
5.28 The Belmont Business Park occupies 6ha of land on the southern fringe of the existing Belmont Industrial Estate on the eastern side of Durham City. It is currently being developed in a joint venture between Durham County Council (in its capacity as landowner) and the private sector.
5.29 The Aykley Heads Business Park covers an area of 6.8ha and is located approximately 1 kilometre north of the City Centre. It complements the existing major office developments in this part of Durham City (County Hall, Land Registry, Headquarters for the Police, Fire and Ambulance Services). Land was allocated at Aykley Heads in the original Local Plan for office development and part of it is occupied by the Headquarters of the North East Chamber of Trade, Northumbria Tourist Board and Sport England. Durham TEC has recently received planning permission to construct a new headquarters on this site.
5.30 Durham County Council and Durham City Council are collaborating with other interested parties to provide a development framework for the Aykley Heads area. Opportunities for development will be reconciled with the capacity of the estate to absorb other employment opportunities in accordance with Policy EMP4(c). Part of this involves Durham County Council, as landowner, undertaking a comprehensive environmental assessment of the effect additional new office development will have upon the Aykley Heads area. This will address the issue of traffic generation, visual impact, loss of open space and protection of nature conservation interests. It will include an assessment of the mitigation measures appropriate to the development in a mature parkland landscape. The Environmental Assessment will form the basis upon which individual planning applications will be brought forward for the development of the land allocated in the Local Plan in Policy EMP4c. In considering these applications, the City Council, as Local Planning Authority, will also need to be satisfied that any new office proposal complies with Policy E3 of the Plan which seeks to protect the character and setting of the World Heritage Site and Policy R3 which seeks to protect the development of open space used for recreational purposes. Any new development will need to comply with the criteria set out in Policy E5 in order to protect the intrinsic character and environmental quality of the mature parkland landscape within which the Aykley Heads Business Park is set. In order to accord to facilitate the development of sites 2 and 3 of the Aykley Heads Business Park, and to comply with the requirements of Policy R3, replacement sports pitches (two playing fields and an all weather pitch) will be provided in an appropriate location within the locality. The replacement facilities shall be brought into use prior to the development of the existing sports pitches.
5.31 The Business Parks identified in Policy EMP4 are intended for development in accordance with Class B1 of the Use Classes Order. The Council will, however, not oppose other limited uses being located within the Business Parks provided they cater primarily for the people and businesses working within them.
5.32 Road/junction improvements in the vicinity of the sites identified in Policy EMP4 may be required in accordance with Department of the Environment, Transport and the Regions' Policy as set out in Appendix 7 of this Plan.
  PRESTIGE INDUSTRIAL SITES
 
POLICY EMP5 1. THE FOLLOWING LOCATIONS ARE DESIGNATED AS PRESTIGE INDUSTRIAL SITES:
    a) BELMONT
    b) BOWBURN NORTH
  2. THE FOLLOWING USES WILL BE PERMITTED ON PRESTIGE INDUSTRIAL SITES:
    a) BUSINESS USE (CLASS B1)
    b) GENERAL INDUSTRY (CLASS B2) PROVIDED THERE IS NO SIGNIFICANT DETRIMENTAL EFFECT ON THE ENVIRONMENT OR ON THE AMENITIES OF THE OCCUPIERS OF ADJOINING OR NEARBY PROPERTIES AND THE DEVELOPMENT OF NEIGHBOURING AREAS;
  3. NEW DEVELOPMENT PROPOSALS WILL BE REQUIRED TO ACHIEVE A HIGH STANDARD OF DESIGN AND LANDSCAPING IN ACCORDANCE WITH POLICIES Q5, Q6 AND Q7.
 
POLICY EMP6 AN ADDITIONAL 2.5 HECTARES OF LAND WILL BE PROVIDED FOR PRESTIGE INDUSTRIAL DEVELOPMENT AT BELMONT.
  Justification
5.33 Prestige Industrial Sites are, by their very definition, high quality, strategically located, major industrial sites, capable of competing against sites at both national and regional level. A high quality environment with good communication links to motorways, close to centres of population with accessibility to modern telecommunication networks, are essential pre-requisites.
5.34 In view of the scarcity of land for Prestige Industrial Development within the District it is important that the limited supply available is reserved only for Class B1 and Class B2 uses. Proposals which require large sites but provide few jobs such as warehousing (Class B8) will resisted without special justification. Those types of industry which will have a detrimental effect on the amenity of adjoining occupants or require outside storage facilities will also not be permitted on prestige industrial estates. Retailing (Class A1) is not considered appropriate unless it is incidental to the main manufacturing process as set out in Policy S7.
5.35 The existing prestige industrial estate at Belmont is fully developed. The site allocated in the Local Plan provides an additional 2.5ha of land immediately adjacent to the relocated Durham City Football Club. As such it forms an extension to the existing industrial estate and is considered acceptable since the amenity of the area can be safeguarded by substantial structural planting along Belmont Way, in accordance with Policy Q6. The site will provide additional prestige industrial land for potential inward investors thereby affording the flexibility of choice set out in Policy EMP1.
5.36 Within the existing Bowburn North Industrial Estate there is currently 17ha of land available for development. This includes the remainder of the existing, hitherto undeveloped, industrial estate (5ha) and the site formerly occupied by Cape Unichem (12 ha). It is well contained by the A177 and the Leamside railway line and is capable of offering a high quality location close to the A1(M). Efforts to secure the early implementation of the site's development may require a degree of flexibility regarding the mixture of employment uses provided that they are not prejudicial to the principles set out in Policy EMP5.
5.37 New development on these sites at Belmont and Bowburn North will be expected to be of a high quality thereby reflecting the environmental standards appropriate for prestige industrial estates in accordance with Policy Q7.
5.38 Road/junction improvements in the vicinity of this site may be required in accordance with Department of the Environment, Transport and the Regions' Policy as set out in Appendix 7 of this Plan.
   
 
POLICY EMP7 52 HECTARES OF LAND SOUTH OF BOWBURN SOUTH INDUSTRIAL ESTATE, AS SHOWN ON THE PROPOSALS MAP, WILL BE ALLOCATED FOR THE DEVELOPMENT OF A PRESTIGE INDUSTRIAL AND BUSINESS SITE (CLASS B1, B2 AND B8). PART OF THE SITE IMMEDIATALY ABUTTING THE LEAMSIDE LINE WILL BE RESERVED FOR THE DEVELOPMENT OF THE FIRST PHASE OF A REGIONAL INTER MODAL RAIL FREIGHT INTERCHANGE FACILITY.
  136 HECTARES OF LAND BETWEEN THE ALLOCATED SITE, THE EAST COAST MAIN LINE AND TURSDALE ROAD (A688), AS SHOWN ON THE PROPOSALS MAP, WILL BE RESERVED FOR FURTHER DEVELOPMENT OF THE RAIL FREIGHT FACILITY BEYOND THE CURRENT PLAN PERIOD.
  WITHIN THE RESERVED AREA PLANNING PERMISSION WILL ONLY BE GRANTED FOR EMPLOYMENT USES WHICH REQUIRE A DIRECT RAIL LINK OR PROXIMITY TO THE RAIL TERMINAL.
  NO OTHER USE WILL BE PERMITTED ON THIS SITE OTHER THAN THOSE WHICH ARE ANCILLARY AND APPROPRIATE TO THE OCCUPIERS OF THE SITE.
  THE COUNCIL WILL REQUIRE A DETAILED APPRAISAL OF THE ALLOCATED SITE TO BE UNDERTAKEN PRIOR TO ANY DEVELOPMENT COMMENCING IN ORDER TO IDENTIFY PRECISE DEVELOPMENT CONSTRAINTS AND ADDRESS THE ISSUES OF ENVIRONMENTAL IMPACT, ACCESS (INCLUDING ASSOCIATED ROAD IMPROVEMENTS), TRAFFIC GENERATION AND NECESSARY INFRASTRUCTURE WORKS.
  Justification
5.39 The sites currently available for prestige industrial development at Belmont and Bowburn North are not considered adequate to supply demand during the plan period, even with the additional 2.5 hectares allocated at Belmont in accordance with Policy EMP6. That being so, it would be expedient for the Council to initiate action during then current plan period to alleviate this problem. At the Planning Inquiry into the County Durham Structure Plan Review held in September 1996, the City Council identified the area close to the A1(M) between Bowburn and Tursdale as being the most suitable to accommodate the long term demands for prestige employment.
5.40 The site, which is identified in Policy EMP7 and shown on the Proposals Map, covers 188 hectares. Of this, 52 hectares is allocated in the Plan for development of a prestige industrial and business site during the Plan period, with that part immediately abutting the Leamside Line reserved for the first phase of the rail freight facility. The precise area of the site to be developed for prestige industrial and business use will be determined following a detailed site appraisal (as set out in para 5.43 below). It will not, however, exceed 50% (26ha) of the allocated site. The remaining 136 hectares will be reserved for further development of the rail freight facility beyond the current Plan period. It has excellent access to the regional road network and is within 4 miles of Durham City Centre. It is not within the Green Belt or of a high landscape quality and its development would not impinge upon the character and setting of Durham City.
5.41 Its proximity to the Leamside Line and the East Coast Main Line has also enabled the site to be identified by Railtrack as the only suitable location within the north east which meets all the operational requirements for development as a regional road/rail freight interchange facility. Such a proposal, which is planned to be implemented during the Plan period, would encompass the principles of sustainability embodied in The Draft Regional Planning Guidance for the North East, The County Durham Structure Plan, The Deposit Draft City of Durham Local Plan and The Local Transport Plan for County Durham by reducing the impact of vehicular traffic on the environment. It would also accord with Structure Plan Policy 39 and Local Plan Policy T9 which specifically seek to transfer the transport of bulky goods from road to rail. The Council will seek to encourage employment generating uses which would benefit from this strategic transport location to become established on the allocated site.
5.42 Implementation of this major employment generating proposal could involve the provision of a new road linking the site with the adjoining Bowburn South and North Industrial Estates and the A177 to the north of Bowburn. Such a new road would accord with Policy T2 of the Local Plan and would facilitate the opportunity for a major traffic management scheme to be carried out in the village, in accordance with Policy T8.
5.43 The City Council will require a detailed appraisal of the site allocated in Policy EMP7 to be undertaken prior to any development commencing in order to identify precise development constraints and address the issues of environmental impact, access and traffic generation.
  GENERAL INDUSTRIAL ESTATES
 
POLICY EMP8 1. THE FOLLOWING LOCATIONS ARE DESIGNATED AS GENERAL INDUSTRIAL SITES:
    a) DRAGONVILLE
    b) LANGLEY MOOR/LITTLEBURN
    c) MEADOWFIELD
    d) BOWBURN SOUTH
    e) ABBEY ROAD, PITY ME
  2. THE FOLLOWING USES WILL BE PERMITTED ON GENERAL INDUSTRIAL SITES:
    a) BUSINESS USE (CLASS B1)
    b) GENERAL INDUSTRY (CLASS B2)
    c) WAREHOUSING (CLASS B8)
  3. NEW DEVELOPMENT PROPOSALS SHOULD CONFORM WITH POLICY Q7.
  THE CITY COUNCIL WILL, IN CONJUNCTION WITH OTHER PUBLIC AND PRIVATE AGENCIES, SEEK TO IMPROVE THE OVERALL QUALITY OF GENERAL INDUSTRIAL ESTATES WITHIN THE DISTRICT IN TERMS OF ENVIRONMENTAL ENHANCEMENT, ACCESS AND TRANSPORT LINKAGES (INCLUDING PUBLIC TRANSPORT).
  Justification
5.44 The General Industrial Sites are strategically located throughout the District with good access to the local road network, markets and labour force. As such these can make a contribution towards reducing dependence upon private transport in line with PPG13. They cater for both existing firms wishing to expand and new ones wishing to locate in Durham by allowing for a wide range of acceptable uses including business, general industry and warehousing. A total of 53 hectares of land is available for development within the existing general industrial estates at Meadowfield (46ha) in the west of the District, and Bowburn South (7ha) in the south of the District.
5.45 The Council acknowledges that there is a need to improve the image and marketability of some of the older general industrial sites within the District in order to ensure that firms are attracted to Durham as a location for their businesses. Proposals, therefore, which are brought forward during the Plan period to redevelop or modernise outdated premises, undertake environmental improvements within the industrial estates or improve access, servicing and traffic circulation will be supported.
5.46 As these general industrial sites provide the bulk of the District's industrial land resource, it would undermine the local authority's economic strategy if all of it was made available for non industrial purposes other than where retailing is ancillary to the main manufacturing process as set out in Policy S13. The only exception may be with respect to part of the frontage of the Bowburn South Industrial Estate which may be suitable for the development of a Local Centre for the village of Bowburn referred to in Policy S6 of the Plan and paragraph 7.37. The need for a local centre in Bowburn arises from the fact that the village lacks such a facility as has experienced a significant growth in its population over the last ten years.
5.47 Road/junction improvements in the vicinity of the sites identified in Policy EMP8 may be required in accordance with Department of the Environment, Transport and the Regions' Policy as set out in Appendix 7 of this Plan.
  LOCAL INDUSTRIAL SITES
 
POLICY EMP9 1. THE FOLLOWING LOCATIONS ARE DESIGNATED AS LOCAL INDUSTRIAL SITES:
    a) BEARPARK
    b) COXHOE
    c) QUARRINGTON HILL
    d) SHERBURN VILLAGE
    e) SHERBURN HILL
  2. THE FOLLOWING USES WILL BE PERMITTED ON LOCAL INDUSTRIAL SITES:
    a) LIGHT AND GENERAL INDUSTRY (CLASSES B1 AND B2) PROVIDED THAT THERE IS NO SIGNIFICANT DETRIMENTAL EFFECT ON THE ENVIRONMENT OR ON THE AMENITY OF THE OCCUPIERS OF ADJOINING OR NEARBY PROPERTY AND THE DEVELOPMENT OF NEIGHBOURING AREAS
    b) WAREHOUSING (CLASS B8)
  3. NEW DEVELOPMENT PROPOSALS SHOULD CONFORM WITH POLICY Q7.
  Justification
5.48 Local Industrial Sites provide an important source of accommodation for small businesses and start-up firms serving local markets as well as providing local employment opportunities. Since they are particularly close to labour markets, they can also help reduce journeys to work and thus help to sustain rural communities.
5.49 Due to their location within villages they tend, with the exception of the site at Bearpark, to be situated either adjoining or within residential areas. It is important, therefore, that activities carried out on these sites do not create environmental problems. Potential uses which are incompatible with residential areas will not be permitted to become established on these sites unless they can comply with the criteria set out in Policy EMP10.
  BAD NEIGHBOUR ACTIVITIES
 
POLICY EMP10 PROPOSALS FOR THE DEVELOPMENT, USE OR EXTENSION OF SITES FOR 'BAD NEIGHBOUR' INDUSTRIAL USES WILL ONLY BE PERMITTED WITHIN DEFINED SETTLEMENT BOUNDARIES OR ON DESIGNATED INDUSTRIAL ESTATES PROVIDED THAT:
  1. IT WOULD NOT HAVE AN ADVERSE IMPACT ON THE OCCUPIERS OF NEARBY AND ADJOINING PREMISES IN TERMS OF NOISE, DUST, SMELL, SMOKE OR VISUAL INTRUSION; AND
  2. IT WOULD NOT BE SERIOUSLY DETRIMENTAL TO THE CHARACTER AND APPEARANCE OF THE AREA AND IT CAN BE ADEQUATELY SCREENED; AND
  3. THE SITE CAN BE SERVED BY ROADS CAPABLE OF ACCOMMODATING ANY INCREASE IN TRAFFIC GENERATED BY THE DEVELOPMENT; AND
  4. THE SITE IS OF SUFFICIENT SIZE TO ACCOMMODATE THE USE WITH ADEQUATE PROVISION FOR SERVICING AND CAR PARKING.
  Justification
5.50 Within the District there are a number of businesses which can be described as 'bad neighbour activities'. These are uses within the Use Class B2 or no use class at all (sui generis) which, by their very nature, may have adverse environmental implications due to excessive outside storage, noise, smell and dust. They include activities such as coal depots, motor vehicle repair and salvage operations, paint spraying, haulage depots and the production of unsightly or noxious waste materials. In many cases these are inappropriately located in or adjacent to residential areas throughout the District.
5.51 New development of this nature should only take place where there is no significant nuisance to adjacent premises and occupiers in terms of noise, dust, smell, smoke or visual intrusion where the proposals would not seriously affect the character and appearance of the area and where the development would not cause conditions prejudicial to road safety.
  EMPLOYMENT WITHIN SETTLEMENT BOUNDARIES BUT OUTSIDE DESIGNATED SITES
 
POLICY EMP11 PLANNING PERMISSION FOR NEW BUSINESS OR INDUSTRIAL USE OR EXTENSIONS TO EXISTING INDUSTRIAL AND BUSINESS PREMISES LOCATED WITHIN SETTLEMENT BOUNDARIES BUT OUTSIDE THE SITES DESIGNATED IN POLICIES EMP2, EMP3, EMP4, EMP5, EMP6, EMP8 AND EMP9 WILL ONLY BE GRANTED WHEN IT CAN BE DEMONSTRATED THAT THE PROPOSAL WOULD NOT:
  1. HAVE SIGNIFICANT ADVERSE IMPACT ON THE AMENITY OF NEIGHBOURING OCCUPIERS IN TERMS OF NOISE, DUST, AND GENERAL DISTURBANCE; AND
  2. ADVERSELY AFFECT THE CHARACTER AND APPEARANCE OF THE AREA IN WHICH IT IS TO BE LOCATED; AND
  3. RESULT IN AN INCREASE IN TRAFFIC GENERATION TO THE DETRIMENT OF LOCAL AMENITY AND HIGHWAY SAFETY.
  Justification
5.52 As a general principle new industrial or business development should be located on designated sites. Some businesses, however, may be able to meet acceptable environmental standards, without either having a detrimental impact on the amenity of neighbouring occupiers of property or on the character and appearance of the area in which they are located. Such businesses can provide important employment opportunities within their locality and make use of buildings that may otherwise become redundant and/or derelict. This is of particular relevance to local centres which can often provide an opportunity for various small scale business activities to take place. It is important that the Plan has the flexibility to allow this type of localised employment to flourish.
5.53 In instances where it is intended to grant planning permission for industrial or business development outside a designated site, the Council will need to bear in mind that the subsequent intensification of use may result in the development becoming unacceptable. The Council will, therefore, when it considers it appropriate, attach conditions to the original planning approval, or require the developer to enter into a planning agreement in order to safeguard local amenity.
5.54 The Council wishes to encourage the growth and expansion of existing companies, some of which are located outside existing designated employment sites (e.g. Ness Furniture at Croxdale). In considering proposals for the extension of these businesses it will be necessary for the applicant to demonstrate that the benefits for industry and employment are be reconciled with any environmental concerns. Care should be taken to avoid a significant loss in the local amenity which residents and occupiers of adjacent properties could reasonably expect to enjoy. Matters of particular relevance include noise, nuisance, traffic generation and visual impact.
  OFFICE DEVELOPMENT
5.55 Whilst new office development will be allowed at Mount Oswald (Policy EMP3) and the various Business Parks identified in Policy EMP4, there are other locations within the District where such development is acceptable. Policies EMP12-14 have therefore, been formulated to reflect this. Sites specifically allocated for new office development within the City Centre are identified to in Chapter 11 of the Plan.
  General Locational Criteria
 
POLICY EMP12 NEW OFFICE DEVELOPMENT OR CHANGE OF USE OF AN EXISTING BUILDING TO OFFICES WILL BE PERMITTED WITHIN, OR ADJACENT TO, THE CITY CENTRE AND WITHIN DISTRICT AND LOCAL CENTRES.
  Justification
5.56 Office development (Class A2 and Class B1(a) of the Use Class Order) is a major contributor to the overall economy of Durham, providing employment opportunities and an important range of services to the general public. Further development within the City Centre will not only help to enhance the vitality and viability of the area but will also assist in consolidating Durham as the administrative centre of the County. Similarly, office development will be allowed in the district and local centres identified in Policies S4, S5 and S7A, provided such a proposal does not conflict with any other Policy of the Plan particularly those covering access and parking.
5.57 Although provision should be made to meet the demand for new purpose built office space within the City Centre, opportunities exist for the sympathetic conversion of existing buildings, or the re-use of redundant upper floors for office purposes. Sites for new office development in the City Centre are identified in Policy CC3 of the Plan.
  Office Development Sites (Outside the City Centre)
 
POLICY EMP13 NEW OFFICE DEVELOPMENT WILL BE PERMITTED ON THE FOLLOWING SITES:
  a) REDHILLS
  b) LAND ADJACENT TO DURHAM STATION CAR PARK
  Justification
5.58 Policy EMP13 identifies two specific sites on the periphery of the City Centre which are suitable for office development.
5.59 The site at Redhills involves the conversion of a listed building formerly occupied as the headquarters of County Durham National Union of Mineworkers. It is a Grade II Listed Building set within a high quality landscape environment. Development of the site will be constrained by the poor vehicular access, the need to preserve the architectural character of the building and its contribution to the Durham (City Centre) Conservation Area.
5.60 The site allocated in Policy EMP13b involves the redevelopment of land not required to meet the foreseeable needs for station car parking. The land remaining after this for possible office development may be relatively small.
  Office Development Elsewhere
 
POLICY EMP14 PLANNING PERMISSION FOR NEW OFFICE DEVELOPMENT (INCLUDING CONVERSIONS AND EXTENSIONS) WITHIN SETTLEMENT BOUNDARIES, BUT OUTSIDE THE AREAS IDENTIFIED IN POLICIES EMP12 AND EMP13, WILL ONLY BE GRANTED PROVIDED THAT:
  1. THERE IS NO SIGNIFICANT ADVERSE IMPACT ON THE AMENITY OF NEIGHBOURING OCCUPIERS OF PROPERTY; OR
  2. THE SITE IS ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT, HAVING PARTICULAR REGARD TO THE NEEDS OF PUBLIC TRANSPORT, PEDESTRIANS AND CYCLISTS; AND
  3. THE SITE CAN BE SERVED BY ROADS CAPABLE OF ACCOMMODATING ANY INCREASE IN TRAFFIC GENERATED BY THE PROPOSAL.
  Justification
5.61 Whilst it is anticipated that most office development will take place within the areas identified in Policies EMP3, EMP4, EMP12 and EMP13, there may be premises within the built-up part of the District outside these areas which would be suitable for office use. Generally such a development would involve either conversion, extension, or new construction on a modest scale within the general curtilage of the existing property.
5.62 Listed buildings or other buildings of historic or architectural interest, houses set in extensive grounds, or former industrial buildings, whose existing or previous use may no longer be viable are examples of the type of property which are worthy of retention under the criteria set out in Policy E23. Whilst they may be suitable for use as offices, particularly where improvements to the buildings and surroundings can be incorporated. Any such proposal must comply with other Policies in the Plan.
  Taxi Booking Offices
 
POLICY EMP15 POLICY EMP15 TAXI BOOKING OFFICES WILL BE PERMITTED ONLY WITHIN THE CITY CENTRE, DISTRICT AND LOCAL CENTRES AND OTHER APPROPRIATE LOCATIONS PROVIDED THAT:
  1. THEY DO NOT ADVERSELY AFFECT THE AMENITY OF THE OCCUPANTS OF NEARBY OR ADJOINING PROPERTY;
  2. THEY DO NOT ADVERSELY AFFECT HIGHWAY SAFETY.
  TAXI BOOKING OFFICES WILL NOT BE PERMITTED IN RESIDENTIAL AREAS.
  Justification
5.63 Taxi offices need to be conveniently located for customers and require good road access. However, noise from vehicles, drivers, customers and radio equipment can be disturbing to residents, particularly at night. In addition, drivers often wait or rest at taxi offices and, therefore, their vehicles should be parked off the highway in the interests of road safety and amenity.
  EMPLOYMENT IN THE COUNTRYSIDE
  General
 
POLICY EMP16 PLANNING PERMISSION FOR EMPLOYMENT GENERATING USES WITHIN THE COUNTRYSIDE WILL ONLY BE GRANTED PROVIDED THAT:
  1. IT INVOLVES THE ESSENTIAL PROCESSING AND THE TREATMENT OF MINERAL: OR
  2. IT INVOLVES THE ESSENTIAL PROCESSING AND TREATMENT OF AGRICULTURAL OR FORESTRY PRODUCTS; OR
  3. IT INVOLVES THE REUSE OR ADAPTION OF AN EXISTING BUILDING IN ACCORDANCE WITH POLICY E8; OR
  4. IT INVOLVES THE DIVERSIFICATION OF AN AGRICULTURAL ENTERPRISE IN ACCORDANCE WITH POLICY EMP17; OR
  5. IT INVOLVES THE EXTENSION OF AN ESTABLISHED INDUSTRIAL OR BUSINESS USE.
  WHEN CONSIDERING AN APPLICATION FOR NEW EMPLOYMENT GENERATING USE WITHIN THE COUNTRYSIDE, THE COUNCIL WILL SEEK TO ENSURE THAT THE PROPOSAL:
 
  • WILL HAVE NO UNACCEPTABLE ADVERSE IMPACT ON THE CHARACTER AND APPEARANCE OF THE COUNTRYSIDE;
  • WILL HAVE NO UNACCEPTABLE ADVERSE IMPACT ON THE AMENITY OF NEARBY RESIDENTS OR OTHER LAND USES;
  • CAN BE SERVED BY ROADS CAPABLE OF ACCOMMODATING ANY INCREASE IN TRAFFIC GENERATED BY THE DEVELOPMENT;
  • WILL NOT BE PREJUDICIAL TO THE PROMOTION AND PROTECTION OF NATURE CONSERVATION INTERESTS IN ACCORDANCE WITH POLICIES E16, E17,E18, E19 AND E20;
  • WILL HAVE NO ADVERSE IMPACT UPON THE WATER ENVIRONMENT DUE TO THE GENERATION OF POOR QUALITY WASTE WATERS.
  Justification
5.63 Whilst PPG7 identifies the need to accommodate employment generating uses within the countryside in order to sustain the rural economy, such proposals need to be strictly controlled because they may impinge upon areas of high quality agricultural land or the tranquillity of rural areas or land valued because of its landscape or nature conservation interest.
5.64 There are, however, certain circumstances when new employment generating development might be appropriate in the countryside as, for example, when there is requirement to be close to a source of raw materials such as mineral processing, or the production of agricultural or forestry products or where it involves the reuse of an existing building, the diversification of an agricultural enterprise or the extension of an established industrial or business use. Such a proposal would need to conform with other Policies of the Plan and, in particular, those aimed at the conservation of the City's environmental resources. With regard to proposals relating to mineral extraction, planning conditions would need to be imposed limiting the period of industrial activity to the availability of the raw material which justifies the countryside location; limiting the activity to that approved; and controlling any intensification of the activity that might otherwise have an unacceptable impact on the local environment.
5.65 Any feature which contributes to the character of an existing building should be preserved and substantial extensions and alterations would not normally be considered appropriate. Any proposal which involves the external storage of materials, plant or vehicles will not normally be considered acceptable in a rural location.
5.66 There are a number of employment sites within the District located outside the existing built up areas which have developed over time (ie Tursdale Engineering, Anderson and Young at former Witton Gilbert Station, Finchale Training Centre, East Durham and Houghall Community College). Whilst it would be unreasonable to prevent them from expanding further, any extension will need to be considered in relation to its impact on the local environment, landscape and, where applicable, adjacent properties. Discussions have taken place with Finchale Training Centre and East Durham and Houghall Community College to assess future development needs and make provision for further development of these institutions without prejudicing the openness of the Durham City Green Belt (see Policy E2).
  Farm Diversification
 
POLICY EMP17 WHERE PLANNING PERMISSION IS REQUIRED, FOR FARM DIVERSIFICATION, IT WILL BE GRANTED PROVIDED THAT:
  1. THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE ADVERSE EFFECT UPON THE AMENITY, CHARACTER OR APPEARANCE OF THE COUNTRYSIDE; AND
  2. THE PROPOSAL WOULD BE OF A SCALE APPROPRIATE TO ITS SURROUNDINGS; AND
  3. THE PROPOSAL WOULD HAVE NO UNACCEPTABLE ADVERSE EFFECT ON THE AMENITY OF THE OCCUPIERS OF NEARBY OR ADJOINING PROPERTY; AND
  4. PROPOSALS FOR THE RE-USE OR ADAPTION OF AN EXISTING BUILDING WOULD COMPLY WITH THE CRITERIA SET OUT IN POLICY E8; AND
  5. THE SITE CAN BE SERVED BY ROADS CAPABLE OF ACCOMMODATING ANY INCREASE IN TRAFFIC GENERATED BY THE PROPOSAL; AND
  6. THE PROPOSAL WOULD NOT INVOLVE THE LOSE OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND: AND
  7. THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE ADVERSE EFFECT UPON THE OPENNESS OF THE DURHAM CITY GREEN BELT.
  Justification
5.67 The shift in emphasis away from farming and the protection of farmland for its own sake has resulted in farmers being encouraged to diversify in order to supplement their income. The promotion of diversification of the rural economy can provide wide and varied employment opportunities. Agricultural buildings and other premises either, forming part of a farmstead or in the open countryside, offer potential for conversion into new use to provide accommodation for such activities as craft workshops or recreational/leisure/ tourist related development. This could include equestrian facilities, educational farming centres or visitor centres as well as bed and breakfast accommodation.
5.68 It is very important to ensure that the character of the countryside, the appearance of the area and the amenities of neighbouring occupiers of land and property are not prejudiced by diversification proposals. Any proposal specifically relating to the change of use of a building in the countryside or the provision of visitor accommodation would need to comply with Policy E8 and V7. Any farm diversification proposal located within the Durham City Green Belt will only be acceptable provided it can be demonstrated that it does not compromise the openness of the Green Belt.
  Agriculture and Forestry Development
 
POLICY EMP17A PLANNING PERMISSION WILL BE GRANTED FOR AGRICULTURAL AND FORESTRY DEVELOPMENT PROVIDED THAT:
  1. THE PROPOSAL IS JUSTIFIED IN TERMS OF ITS SIZE AND LOCATION; AND
  2. APPROPRIATE MEASURES ARE INCORPORATED TO MITIGATE THE EFFECT OF THE DEVELOPMENT UPON THE LANDSCAPE AND LOCAL COMMUNITIES.
  Justification
5.69 Agriculture and forestry are important sectors of the rural economy. The Council will adopted a positive approach towards associated development proposals which are designed, or necessary to, achieve compliance with environmental, health and safety and welfare legislation, or to permit the continued efficient operation of such businesses.
5.70 New buildings in the countryside can have an impact on the landscape, particularly if there are prominent in terms of size, location or materials. Whilst there is often little flexibility in the functional appearance and locational requirements of modern agricultural buildings and structures, these should normally be sited as close as practicable to existing groups of buildings. However, if for operational reasons, new buildings or other development must be located in isolation, special attention will need to be given to their siting, design and external appearance with a view to mitigating their impact upon the landscape. Particular attention will be given to the height, location and visual impact of buildings proposed within the landscape setting of the World Heritage Site in order to comply with Policy E3 of the Plan. Elsewhere within the District, farmers should seek to site agricultural buildings sympathetically, taking into account the amenity of local residents and views from roads and public rights of way.
5.71 When planning permission is not required for agricultural development, the Council may require submission of details in relation to siting, design and external appearance, under the 'prior notification' procedures in accordance with Annex E of PPG7.
  HOME BASED BUSINESS
 
POLICY EMP18 THE USE OF A DWELLING FOR BUSINESS USE WILL ONLY BE ACCEPTABLE PROVIDED THAT THERE WILL BE NO DETRIMENTAL IMPACT OF SIGNIFICANCE ON THE AMENITY OF OCCUPIERS OF NEIGHBOURING RESIDENTIAL PROPERTIES OR ON HIGHWAY SAFETY.
  Justification
5.72 The encouragement of new and existing small businesses will assist in the continued diversification of the local economy and the creation of new job opportunities. Businesses are often started by people operating from their own homes. Such businesses can have a significant effect on reducing the need for journey to work by private transport.
5.73 Home working does not normally require planning permission when the use of a dwellinghouse for business purposes does not change the overall character of the property's use as a single dwelling. Once the business uses ceases to be ancillary to its use as a single dwelling, a material change of use has taken place for which planning permission is required.
5.74 Many businesses can be carried out in residential areas without affecting the amenity of neighbouring properties. Others can, however, cause significant problems in terms of noise, hours of operation and traffic generation and it is important to ensure that such activities do not have an adverse impact on the amenity of the area. These could include motor vehicle repairs, taxi operators (see Policy EMP15) or businesses connected with music/video.
  NOTIFIABLE INSTALLATIONS
 
POLICY EMP19 PROPOSALS FOR THE CONSTRUCTION, EXPANSION OR INTENSIFICATION OF ANY INDUSTRY INVOLVING A NOTIFIABLE INSTALLATION WILL ONLY BE PERMITTED WHEN:
  1. IT EITHER FORMS PART OF AN EXISTING DEVELOPMENT OR IT IS TO BE LOCATED WITHIN AN EXISTING GENERAL INDUSTRIAL SITE.
  2. THERE WOULD BE NO SIGNIFICANT INCREASE IN POTENTIAL RISK TO SURROUNDING LAND USES AND NEARBY RESIDENTS.
  3. ANY SAFE-GUARDING ZONE OR EXTENDED SAFE-GUARDING ZONE FOR CONSULTATION PURPOSES WITH THE HEALTH AND SAFETY EXECUTIVE DOES NOT INHIBIT THE FUTURE DEVELOPMENT OPPORTUNITIES ON OTHER ADJACENT OR NEARBY SITES.
 
POLICY EMP20 DEVELOPMENT IN CLOSE PROXIMITY TO NOTIFIABLE INSTALLATIONS WILL ONLY BE PERMITTED IF THERE IS NO SIGNIFICANT INCREASE IN THE RISK TO THE LOCAL POPULATION.
  Justification
5.75 Although The Health and Safety Executive has advised that there are currently no installations handling or storing notifiable hazardous substances within the District, such an installation may seek to become established during the Plan period. In those circumstances, any application would need to comply with the requirements of the Health and Safety Executive, and the Council would need to be satisfied that the proposal would not give rise to an unacceptable increase in risk to the local population in accordance with The Planning (Hazardous Substances) Act 1990.
   
   
   
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