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| CORE POLICIES & PROPOSALS & SUPPORTING TEXT | |||
| 2 - Growing the Economy | |||
| Town Centres and Retailing | |||
| Policy R1 | Local Centres | ||
| Policy R2 | Loss of Commercial Floorspace | ||
| Policy R3 | Convenience Retail | ||
| Policy R4 | Comparison Retail | ||
| Policy R5 | Retail Warehouse Parks | ||
| Policy R6 | Factory Shops | ||
| Business | |||
| Policy B1 | Employment Land Requirement and Supply | ||
| Policy B2 | Established Employment Areas | ||
| Policy B3 | Development Outwith Established Employment Areas | ||
| Policy B4 | Re-Use of Premises | ||
| Policy B5 | Working from Home | ||
| Policy B6 | Areas of Mixed Uses | ||
| Policy B7 | Offices | ||
| Policy B8 | Visitor Development | ||
| 1. TOWN CENTRES AND RETAILING | |||
| LOCAL CENTRES | |||
| Policy R1 | Retail development will be supported in the (defined) town and local centres provided that the scale and character of the development is in keeping with the centre, and that there is no detriment to residential amenity. | ||
| Justification:
This policy will assist the continuing role of local centres. Turnover,
vacancies and redevelopment/rehabilitation options provide future
opportunities. In addition, Fife Council will support and encourage,
where appropriate, initiatives by the private sector and the local
community which seek to address issues of public safety and crime
prevention within such centres. See also paragraph 1.22 of the Plan Statement and the Town & Village Plans for Anstruther, Cupar and St Andrews |
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| LOSS OF COMMERCIAL FLOORSPACE | |||
| Policy R2 | The loss or change of use of commercial (retail) premises in the (defined) town and local centres to residential or commercial or other non-commercial uses (or other commercial use classes or non-commercial uses) will be supported where: - | ||
| either | |||
| (a) | there is a need in the community for the proposed use which outweighs the desirability to retain the use of the premises; and | ||
| (b) | if part of a group of shops, the loss would not adversely affect the character, vitality and viability of that group; | ||
| or | |||
| (c) | the premises are long-term vacant, with no reasonable prospect of other beneficial use. | ||
| Appropriate waste recycling, collection and segregation facilities should be provided to serve the development. | |||
| Justification: Proposals leading to the loss of commercial floorspace (Use Classes 1, 2, 3 and Food and Drink, Hot Food Takeaways and Licensed Premises) will be assessed against the overall impact which the proposal will have on the commercial function of that centre, in order to protect its important local role. Within that commercial function, Fife Council recognises that an adequate level of local shopping facilities is central to broader planning objectives. The change-of-use of retail floorspace to other commercial uses within these centres will, therefore, be monitored, and its impact assessed against the need to ensure that local shopping facilities do not contract to a level considered inappropriate in terms of choice and accessibility. If necessary, the policy will be amended to reflect those concerns. | |||
| CONVENIENCE RETAIL | |||
| Policy R3 | Convenience retail development outwith town and local centres will only be supported where: - | ||
| (a) | the applicant can clearly demonstrate that no suitable alternative site is available within or on the edge of (defined) town and local centres; and | ||
| (b) | it meets an identified need; and | ||
| (c) | it will not have a detrimental effect on the vitality and viability of town and local centres; and | ||
| (d) | it reduces the length of shopping trips and the need to travel by private car, does not contribute to traffic congestion and is accessible by public transport, on foot, and by bicycle; and | ||
| (e) | it does not result in a loss of residential amenity; and | ||
| (f) | it contributes by design, appearance and layout to the overall environmental quality of the urban area; and | ||
| (g) | it provides consumer benefits in terms of choice, quality, accessibility and convenience; and | ||
| (h) | it includes appropriate waste recycling, collection and segregation facilities; and | ||
| (i) | it does not prejudice the policies and provisions of the Local Plan; and | ||
| (j) | it is compatible with neighbouring uses; and | ||
| (k) | it provides positive planning benefits through its location. | ||
| Justification: NPPG8 requires the sequential approach to be applied to retail and commercial leisure proposals with a first preference to town centre sites. It is essential that such proposals do not adversely affect residential amenity and can be adequately accessed by public and private transport. The continued concentration of convenience floorspace in town centres is preferred. With this aim, prospective developers of floorspace not in accord with that approach will require to satisfy the sequential approach, the provisions of Policy R3 and submit a Retail Impact Assessment for proposals in excess of 2500 square metres. | |||
| COMPARISON RETAIL | |||
| Policy R4 | Comparison retail development outwith town and local centres will only be supported where: - | ||
| (a) | the applicant can clearly demonstrate that the goods cannot be retailed from these centres; and | ||
| (b) | it will not have a detrimental effect on the vitality and viability of such centres (and established retail areas); and | ||
| (c) | it reduces the length of shopping trips and the need to travel by private car, does not contribute to traffic congestion and is accessible by public transport on foot, and by bicycle; and | ||
| (d) | it does not result in a loss of residential amenity; and | ||
| (e) | it contributes by design, appearance and layout to the overall environmental quality of the urban area; and | ||
| (f) | it provides consumer benefits in terms of choice, quality, accessibility and convenience; and | ||
| (g) | it does not prejudice the policies and provisions of the Local Plan; and | ||
| (h) | it includes appropriate waste recycling, collection and segregation facilities; and | ||
| (i) | it is compatible with neighbouring uses; and | ||
| (j) | it provides positive planning benefits through its location. | ||
| This policy applies to new stores/retail warehouses; extensions to existing stores/retail warehouses; factory shops; and garden centres. It is not applicable where ancillary retailing (10% or less of turnover) is proposed for a wholesaling/distributive business. | |||
| Justification: NPPG8 requires the sequential approach to be applied to retail and commercial leisure proposals with a first preference to town centre sites. It is essential that such proposals do not adversely affect residential amenity and can be adequately accessed by public and private transport. Comparison outlets sell durable goods such as clothing, books, and electrical goods. Such floorspace in the Plan area is focussed on established town centres. The continued concentration of comparison floorspace in town centres is preferred. With this aim, prospective developers of floorspace not in accord with that approach will require to satisfy the sequential approach, the provisions of Policy R4 and submit a Retail Impact Assessment for proposals in excess of 2,500 square metres. | |||
| RETAIL WAREHOUSE PARKS | |||
| Policy R5 | New retail warehouse parks or factory outlet centres will be considered against the terms of the sequential approach. | ||
| Justification: NPPG8 requires the sequential approach to be applied to retail and commercial leisure proposals with a first preference to town centre sites. It is essential that such proposals do not adversely affect residential amenity and can be adequately accessed by public and private transport. | |||
| FACTORY SHOPS | |||
| Policy R6 | Factory shops ancillary to industrial use, selling goods manufactured on the premises, will be supported provided they do not affect the vitality and viability of nearby town centres, and the development and its surroundings can accommodate the number of shoppers attracted. | ||
| Justification: Factory shops ancillary to the factory are supported in principle. However, an important consideration is the scale of the proposals and the impact on the vitality and viability of nearby town centres. | |||
| 2. BUSINESS | |||
| See also paragraph 1.17 of the Plan Statement | |||
| EMPLOYMENT LAND REQUIREMENT AND SUPPLY | |||
| Policy B1 | The Local Plan identifies upwards of 26ha of undeveloped employment land as indicated in the Action Plan, to meet the need up to 2016. Its development will be encouraged. | ||
| Justification: The supply of employment land will be monitored annually to ensure a sufficiency of supply. | |||
| ESTABLISHED EMPLOYMENT AREAS | |||
| Policy B2 | Allocated and established employment areas, as identified on the Proposals Map and others which in the view of Fife Council serve a valuable employment purpose, will be safeguarded for continued industrial and business use. Proposals for change of use will only be supported where: | ||
| (a) | they do not prejudice the available supply of development opportunities for the existing designated use classes within the site; and | ||
| (b) | it is demonstrated that there is little likelihood of future employment use or development; and | ||
| (c) | the proposed use would not be likely to restrict the range of uses which can be carried out by existing or potential future businesses on neighbouring employment sites. | ||
| Justification:
Most industrial and business employment outwith the town centres is
located on well- defined sites segregated from other land uses. The
Council will protect these areas from conversion to housing and other
non-employment uses in order to maximise job opportunities within
the Local Plan area and to prevent uses that would be incompatible
with the industrial and business environment. Employment land is defined
as classes 4, 5 and 6 of the Use Classes Order. The above policy will
govern changes of use between these classes. On occasions there will
be exceptional requirements to locate uses outwith these classes on
the designated sites. The policy will also govern such circumstances.
See also paragraph 1.18 of the Plan Statement |
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| DEVELOPMENT OUTWITH ESTABLISHED EMPLOYMENT AREAS | |||
| Policy B3 | Proposals for business, including small scale business and enterprise projects and industrial or storage and distribution developments outwith established employment areas, will only be supported where: - | ||
| a) | (i) | a suitable alternative location cannot be identified within established employment areas; or | |
| (ii) | the site brings vacant, derelict or contaminated land or property into beneficial uses; or | ||
| (iii) | they are necessary for existing business to modernise and/or expand; or | ||
| (iv) | they are supported by the terms of policy E21; or | ||
| (v) | they support community regeneration initiatives; or | ||
| (vi) | they support the rural economy. | ||
| and | |||
| b) | (i) | it will not adversely affect neighbouring uses or residential amenity; and, | |
| (ii) | it is appropriate to the scale and character of the area. | ||
| Employment development sites should, where possible, be located close to public transport hubs. | |||
| See also policy E21 | |||
| Justification: Whilst new business and industrial development should be accommodated within established employment areas, or areas of mixed uses, the Local Plan supports employment proposals throughout the Plan area where they meet the terms of the Development Plan. Such a stance encourages economic development; promotes mixed uses in accordance with sustainability principles; and supports regeneration and re-use of land. This policy covers new development, the re-use or conversion of existing premises, and proposals for the expansion of businesses which are located outwith established employment areas. It is important that new sites are accessible to all and therefore, they should, where possible, be located close to public transport hubs. | |||
| RE-USE OF PREMISES | |||
| Policy B4 | Proposals for the re-use or conversion of existing premises for small-scale business, industrial or storage and distribution purposes will be supported where: - | ||
| (a) | the premises are suitable for the purposes; and | ||
| (b) | the scale, design and materials of the premises are respected; and | ||
| (c) | it will not adversely affect neighbouring uses or residential amenity. | ||
| WORKING FROM HOME | |||
| Policy B5 | Proposals from occupiers for the part change of use of their house, to permit working from home, will be supported where: - | ||
| (a) | there is no adverse effect on, | ||
| (i) | the amenity of the occupiers of the house; and | ||
| (ii) | the amenity of occupiers of neighbouring premises; and | ||
| (iii) | the character and appearance of the house and its locality; and | ||
| (b) | there is no advertising on the premises; and | ||
| (c) | there are no employees other than the residents of the house. | ||
| A temporary permission is most likely to be granted to permit the Council to review the situation, and to take account of any changes to the intensity or nature of the activities. | |||
| Justification: The growth of e-commerce is likely to fuel an increasing demand for working from home. In this respect, dwellinghouses can provide suitable accommodation for new and small-scale businesses which create no disturbance to neighbours. The Local Plan does not seek to stifle appropriate initiatives, but nevertheless will protect neighbours from disturbance due to noise, odours or increased callers or traffic. Detailed Guidance Notes on working from home will be produced during the lifetime of the Local Plan. | |||
| AREAS OF MIXED USES | |||
| Policy B6 | The co-location of compatible uses will be supported within the Areas of Mixed Uses identified on the Proposals Map. | ||
| Justification: Rigid segregation of land uses within built-up areas is appropriate for incompatible land uses such as housing and heavy industry. Co-location of compatible uses (i.e. uses which do not require special abatement to be employed at the premises in order to avoid nuisance), however, promotes balanced communities, accessibility to services, and more sustainable travel patterns. Areas of Mixed Uses are characterised by a mix of employment sources and commercial and community facilities. Regeneration, and promoting development opportunities within these areas, will expand and diversify the range of facilities and services available to the local population whilst providing localised employment opportunities. Where relevant, the impact upon residential amenity will be an important consideration in assessing development proposals, though it cannot be the sole determinant, as might be the case in entirely residential areas. | |||
| OFFICES | |||
| Policy B7 | Within town and local centres (and areas of mixed uses), Class 2 office uses will be supported where they do not lead to a concentration of non-retail uses which will adversely affect the retail function of the centre. Elsewhere in settlement envelopes Class 2 office uses will only be supported where: - | ||
| either | |||
| (a) | the proposed use cannot reasonably be located within a nearby town and local centre (or area of mixed uses); and | ||
| or | |||
| (b) | the premises are long-term vacant with no reasonable prospect of other beneficial use, | ||
| and | |||
| (c) | the proposed use will not have a detrimental effect on the vitality and viability of town and local centres (and areas of mixed uses). | ||
| Justification: The service sector is expected to be a continuing growth area for employment. Business, personal and professional services (Class 2) cater for the public and are most-suited to office accommodation in accessible locations. Within the Plan area, town and local centres and areas of mixed uses are, and will continue to be, the primary location for Class 2 office developments. | |||
| HOT FOOD SHOPS, TAKEAWAYS AND LICENSED PREMISES | |||
| For policy guidance relating to hot food shops, takeaways and licensed premises please refer to the Council's Planning Customer Guidelines - Food and Drink, hot food Takeaways and Licensed Premises. | |||
| VISITOR DEVELOPMENT | |||
| Policy B8 | The development of new tourist facilities and attractions or the improvement or expansion of existing facilities will be supported, provided the following criteria can be met: - | ||
| (a) | the proposal must be of a scale, nature and design appropriate to its setting and must not have a material adverse impact on the environment, townscape, landscape, nature conservation or archaeological interests or the vitality and viability of town centres; and | ||
| (b) | must be accessible to, or able to be made accessible to, the existing or planned public transport network; and | ||
| (c) | the traffic generated must not have a material adverse impact upon the local road network. | ||
| Justification: Tourist development is important to the Fife economy. However, it is also important that schemes are well located and site services are available or can be provided. Such development and the resulting scale of increase in visitor pressure are most likely to be acceptable if the proposal forms part of a farm diversification scheme or is located as part of an existing commercial or tourist related business. Holiday accommodation makes an important contribution to visitor accommodation. The Council is committed to improving visitor accommodation throughout the Plan area. It is, however, important to prevent the use of holiday accommodation as permanent residences. | |||
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