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| Chapter 5 |
| EMPLOYMENT |
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Florentia Clothing Village |
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EMPLOYMENT |
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Ensuring there are opportunities
for all to contribute to the economy |
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Introduction |
| 5.1 |
The health of the economy is important
to the standard and quality of life for people. There are two main
elements to the economic prosperity of the Borough, the first is the
local environment that businesses and enterprises operate in i.e.
locations, transport links, land and premises, support mechanisms.
The second element of the economy is about job creation and the ability
of local residents to compete for employment opportunities within
and outside the Borough. |
| 5.2 |
Haringey's economy is characterised by
a high proportion of small companies. Over 90% of companies employ
less than 24 people, which accounts for about 40% of total employment.
In terms of the number of people employed, the retailing and wholesale
distribution sector is the most significant accounting for some 21%
of the employment in Haringey in 20006. |
| 5.3 |
In comparison with the rest of London,
Haringey has a relatively high concentration of employment in manufacturing,
particularly in metal goods, food, clothing and textiles and distribution.
However, it is under-represented in business services, banking and
finance activities. |
| 5.4 |
The policies in this chapter
aim to create an economic environment, which is attractive to employers,
and provide employment opportunities that reach all sectors of the
community. |
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| 5.5 |
Guiding Principles |
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- There should be quality land, premises and transport links to
enable businesses to start up, develop, expand and consolidate
within the Borough.
- The people of Haringey have better opportunities to obtain qualifications,
skills and training to effectively compete and have access to
jobs.
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| 5.6 |
Key Objectives |
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- Ensure that a plan-monitor-manage approach is adopted for employment
premises, and the creation of new ones is assisted where appropriate.
- Ensure that land and premises are capable of embracing modern
work requirements.
- Seek to meet the needs of different sectors of the economy,
especially SME's and those organisations within the voluntary
sector through provisions of a range of premises of different
types, sizes and costs.
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CORE POLICIES |
| 5.7 |
For the purposes of this chapter the term
'employment generating uses' includes all non-residential uses that
generate employment. |
| 5.8 |
Proposals that fall within the 'A' and 'D' Use Classes, such as
shops, community and leisure facilities will be assessed against
other policies in the plan, notably TCR2, CW1 and CLT1. |
| 5.9 |
The Council has identified a hierarchy
of defined employment areas (DEAs), where certain types of employment
uses should be concentrated. These employment areas vary in age, quality
and size of buildings, access and the nature of the businesses within
them. However, the commonality about these areas are that they are
predominately devoid of residential uses, and the infrastructure exists
to serve a range of business activity. |
| 5.10 |
A review of the Borough's existing employment
land and buildings was undertaken in 2003. The Employment Study provided
an assessment of the employment land and demand in the Borough. |
| 5.11 |
The Study evaluated the most significant
industrial and warehousing areas in the Borough, using the Defined
Employment Areas in the 1998 Adopted UDP as the baseline. It addition
the study also looked at non retail uses within the main town centres
and numerous industrial/warehousing sites outside these main employment
areas. Around 144 employment generating sites most of which were under
0.2ha in size were examined. As part of the evaluation of the individual
sites, future options were considered including, but not limited to,
their potential for redevelopment for non- employment purposes. |
| 5.12 |
The demand analysis included surveys of
approximately 400 local firms about their future plans, and local
commercial agents regarding demand for premises in the Borough. The
Study's economic projections for the Borough suggest that there will
be significant employment growth in Haringey in the period up to 2016.
Based upon the GLA's forecast (The Future of Employment in Greater
London, July 2002) employment in the Borough would increase by approximately
66007 between 2000 - 2016. The Haringey Employment Study 2003 modelling
projected additional employment of up to 16,300 over the same period. |
| 5.13 |
The Study shows that there is to be decline
in some sectors such as manufacturing, public administration and transport,
however the assessment of floorspace demand indicates that there will
still be a net additional requirement for land and premises. The Haringey
Employment Study concluded that there would be an additional requirement
of up to 325,476m2 in the period 2000 - 2016 for all forms of employment
floorspace including B1 and non B1. Finally, if the additional employment
floorspace requirement was limited to `B' uses (offices, light and
general industrial and warehouse) only, the Study forecast an additional
floorspace requirement of up to 107,766m2. |
| 5.14 |
The Council wishes to ensure that local
firms are not forced out of business by development proposals, particularly
if the firm is an important local employer. It is important that alternative
premises are provided, preferably in the local area, which will enable
the continued viability of firms and workers to continue in their
employment. The Council will endeavour to work with other agencies
to identify suitable sites within Haringey and if no suitable sites
can be found then in neighbouring boroughs. In addition, the Council
may direct firms in related or specialist industries and inter connected
companies, who can compete but also co-operate with each other, towards
geographical 'clusters'. In Haringey, certain industries are considered
particularly suitable for clustering such as creative industries,
clothing, general manufacturing, business services, food and drink
and ICT. |
| 5.15 |
A relocation strategy may not be appropriate
for all employment generating uses, particularly if the operation
has a history of giving rise to substantial nuisance by way of noise,
smell, fumes, vibration, traffic generation or by other pollution. |
| 5.16 |
It is recognised that although the supply
of local labour is large and diverse, there is a mismatch between
skills and job opportunities. Some of the aspects of the local labour
market are low qualification and skills levels, low level of numeracy
and literacy and a significant out commuting of skilled labour. The
Council will work with interested parties and, where applicable, the
developers or future occupiers of new or expanded employment sites
to improve the skills level of those most effected and socially excluded
to try and remove some of the barriers to sustainable employment. |
| 5.17 |
Where appropriate, the Haringey Employment
Partnership will assist applicants identify the areas for employment
and training in accordance with the Council's Employment and Training
Strategy. Furthermore, Haringey Council along with the neighbouring
boroughs of Enfield and Waltham Forest are working towards a joint
Local Labour Scheme specifically aimed at employment and training
in the construction industry. |
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Sequential Approach to
Site Selection |
| 5.18 |
Strategic Employment Locations:
The borough contains three Strategic Employment Locations: Wood Green
(part), Tottenham Hale and Central Leaside Business Area (part). These
locations are designated in the London Plan and are shown on the Proposals
Map. SELs form a London wide framework of sites for industry, business
and warehousing. The Tottenham Hale and Wood Green (Haringey Heartlands)
SELs are also designated as an Opportunity Area and an Area for Intensification
respectively in the London Plan in recognition of their potential
to provide new homes as well as new jobs. Therefore, these areas also
contain Regeneration Area Defined Employment Areas (see Schedule 3). |
| 5.19 |
Industrial Locations:
These areas are listed in Schedule 3 and shown on the proposals map.
These are well established industrial areas and the Council's aim
is to retain these areas solely for uses that fall within the B1 (b)
or (c), B2 or B8 use classes. |
| 5.20 |
Employment Locations:
These areas are listed in Schedule 3 and shown on the proposals map.
The Council will take a more flexible approach in these areas and
may allow employment generating uses wider than the B use class to
locate here. |
| 5.21 |
Regeneration Locations:
These areas are listed in Schedule 3 and shown on the proposals map.
Some of the Council's DEA's fall within the framework areas of the
Borough's main regeneration areas. The Council's aims for these DEAs
are set out in the Areas of Change chapter (AC1 & AC2 and the relevant
development frameworks). In principle mixed use including residential,
employment and community facilities are appropriate within these areas.
However, not all of the DEAs within the framework areas are considered
appropriate for mixed use, and thus are not designated as Regeneration
Area DEAs. |
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| POLICY EMP1 |
| DEFINED EMPLOYMENT
AREAS - REGENERATION AREAS |
| The Council will encourage
the redevelopment of the Regeneration Area DEAs as identified
in Schedule 3 in accordance with policies AC1 and AC2 of the
Plan. |
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| 5.22 |
The Regeneration Area DEAs are those areas
predominately in industrial and warehousing use which are within the
Haringey Heartlands area of intensification and Tottenham International
area of opportunity. The development framework for these areas indicate
that some or all of these DEAs are appropriate for comprehensive redevelopment
for mixed use and in some cases for a different form of employment
use or intensification. All applications for development will be assessed
against the development frameworks and policies in this plan. |
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| POLICY EMP2 |
| DEFINED EMPLOYMENT
AREAS - INDUSTRIAL LOCATIONS |
| The Council will seek to protect and enhance the Borough's
Industrial Locations as identified in Schedule 3 and on the
Proposals Map, for the purposes of employment uses falling
within use classes B1 (b) (c), B2 and B8 or similar uses. |
| Proposals for uses outside the 'B' use classes mentioned
above will not be permitted in the Industrial Locations unless
they: |
| a) |
are ancillary
to a primary 'B' class use; |
| b) |
will not compromise
the employment status of a DEA; and |
| c) |
are a complimentary
use needed for the area to function effectively for employment
purposes. |
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| 5.23 |
The Industrial Locations DEAs are amongst
the most well established industrial areas in the Borough, and it
is the Council's aim to retain and in some cases secure improvements
to the land and buildings within these areas. This could be as part
of a planning proposal or other initiatives aimed at improving the
overall quality of the areas for employment purposes. |
| 5.24 |
The preferred uses within these DEAs are
research and development, light and general industrial and warehousing
B1 (b) and (c), B2 and B8. Large scale B1(a) office use is not considered
appropriate in these DEAs unless they are of an ancillary nature.
Large scale offices are employee intensive and in some cases they
can attract significant trips generated by visitors and service users.
Therefore such developments should be located within the strategic
employment areas of Tottenham Hale and Haringey Heartlands/Wood Green
or the Borough's town centres. |
| 5.25 |
General industrial and warehousing activities
in particular could have a detrimental impact on the amenity of neighbouring
uses and the environment, which is why some areas need to be set aside
to specifically cater for these activities. In addition the safeguarding
of certain areas for specific uses could create a degree of certainty
regarding the planning aspect, thus enabling businesses involved in
these sectors to look at Haringey as a possible location, and for
existing businesses to invest in their operations. |
| 5.26 |
There may be some non 'B' class activities
that are essential in DEAs to cater for the needs and requirements
of the employees in the `B' activities and the viability of the employment
use. These could be small scale eating establishments, leisure, convenience
retail or a small factory outlet that is complimentary and in some
cases directly related to an on site 'B' Class use. |
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| POLICY EMP3 |
| DEFINED EMPLOYMENT
AREAS - EMPLOYMENT LOCATIONS |
| The Council will seek to protect the Employment Locations
as identified in Schedule 3 and on the Proposals Map for employment
generating uses. |
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| 5.27 |
The Employment Location DEAs contain land
and buildings which are predominantly used for commercial or business
activities with the exception of the Friern Barnet Sewage Works (DEA6).
Some of these activities fall outside the confines of the 'B' class
uses that are characteristic of those in the Industrial Locations
but nevertheless provide a source employment and contribute to the
local economy. There is a wide range of uses which can generate a
variety of jobs and increase business opportunities, including but
not limited to leisure, retail, day nurseries, creative and cultural
industries. Therefore within the Employment Location DEAs, there is
recognition that a range of employment generating uses may be appropriate
subject to other policies in this plan. |
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| POLICY EMP4 |
| NON EMPLOYMENT GENERATING
USES |
| Planning permission
will be granted to redevelop or change the use of land and buildings
in an employment generating use provided: |
| a) |
the land
or building is no longer suitable for business or industry use
on environmental, amenity and transport grounds in the short,
medium and long term; and |
| b) |
there is well
documented evidence of an unsuccessful marketing/advertisement
campaign, including price sought over a period of normally 18
months in areas outside the DEAs, or 3 years within a DEA; or |
| c) |
the redevelopment
or re-use of all employment generating land and premises would
retain or increase the number of jobs permanently provided on
the site, and result in wider regeneration benefits. |
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| 5.28 |
The Council recognises that there is increasing
demand for non employment generating uses, especially on surplus employment
land. Therefore, alternative uses including residential and community
facilities may be appropriate. However the retention and creation
of employment is also high priority, and it is imperative that the
Borough's employment base outside the DEAs is protected in order to
maximise the job opportunities available in certain industries. |
| 5.29 |
The availability of local employment opportunities
is also vital for the diversity of the economy, reducing the need
to travel and the adverse effects of commuting. In addition to the
DEAs there are employment generating uses located amongst residential
areas, and in most cases, the uses are small-scale activities and
co-exist harmoniously with residential use, but occasionally bad neighbour
uses do occur which detract from the quality of life. With the move
away from rigid zoning locations for industry and other activities
it is important that employment activities minimise damage to the
environment. This will include the adoption of environmentally friendly
practices. |
| 5.30 |
Where redevelopment or re-use
would not give rise to a material loss of employment due to increase
density or labour intensive operations, non employment generating
use may be appropriate on part of the site. Criterion C will be dependent
upon the proposed non employment generating use complying with other
policies of the Plan. The contribution to wider regeneration objectives
will be a factor in assessing the proposed redevelopment of the employment
sites. Wider regeneration benefits and objectives are defined in paragraphs
4.13, 4.16, and 4.18 in Part 1 of the Plan. |
| 5.31 |
Industrial Location and Employment Location
DEAs are the Borough's most important and main supply of industrial
land and premises. Generally it is not considered appropriate for
non employment generating uses to be located in these areas. |
| 5.32 |
However, there may be an exception where
there is evidence of an unsuccessful marketing campaign to sell or
let property, as set out in criterion b. Returns from Council owned
commercial properties indicates that the average period of vacancy
between lettings is 18 months. A period of 3 years is considered appropriate
to allow for the marketing of a property in a DEA for employment use.
The type of evidence the Council will be looking for in terms of marketing
for all applications are details of commercial agents used, adverts
in publications, conditions of any lease and terms offered to the
present or last occupants if applicable. |
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| POLICY EMP5 |
| PROMOTING EMPLOYMENT
USES |
| Proposals for employment
generating uses within and outside the Defined Employment Areas
will be supported provided that: |
| a) |
any trips
generated by the proposal are catered for by the most sustainable
and appropriate means; and |
| b) |
if it is on
the edge and adjacent to a DEA, the proposal does not unduly
inhibit the continuing operation of existing employment generating
uses or compromise the employment status of the area; |
| Proposals for warehouses
and storage (B8) should not lead to the loss of a good quality
site for business or industry or any other labour intensive
activity. |
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| 5.33 |
Haringey's economy is predominately made
up of small businesses, the Borough's average number of employee per
firm is 7 and there is a high rate of start up businesses, which is
indigenous growth rather than inward investment. There is an identified
shortage of premises suitable for starter businesses and small businesses
wishing to develop and grow within the borough. In particular, the
Council will be seeking to increase the supply of managed business
centres offering workspace for start-up or micro businesses with or
capable of being connected to broadband information technology infrastructure.
Advancement in information, communication and technology, and greater
social and economic changes means that the methods and means of working
are evolving. |
| 5.34 |
The Council believes that
most forms of commercial processes for the purposes of this plan can
fit into a 'B' use class. However it is aware that there are many
activities such as artist studios and galleries, and live/work units
which may fall in another use class or are judged to be sui generis.
These activities enhance the diversity of the local economic base
and are valuable sources of employment for people. Where applicable
for such uses the advice in paragraphs 5.8 and 5.27 of this chapter
will apply. |
| 5.35 |
New employment activities may
increase traffic levels within the Borough. It is therefore important
that such uses are located where the impact would be lessened or where
they can be accessed by means of travel other than the car. New employment
generating uses should not be at the expense of an unacceptable impact
on the environment, and where possible the Council will support appropriate
development for manufacturing related to recycling of waste. |
| 5.36 |
Warehousing tends to produce
fewer jobs of a lower quality than other forms of employment and it
is important that sites are reserved for uses that provide better
quality jobs in greater numbers. Warehouse operations should be located
close to and use the Primary and Secondary Road network and avoid
locating in predominantly residential areas and should avoid the use
of residential roads whenever possible. |
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| POLICY EMP6 |
| CAR REPAIR WORKSHOPS,
GARAGES AND CAR WASHES |
| The Council's preferred
location for car repair, garages, car washes and other activities
of a similar nature is within the Defined Employment Areas.
The Council will not permit the use of sites outside DEAs for
such uses unless: |
| a) |
there will be no adverse
effect on the amenity of surrounding occupiers by reason of
noise, smell or other nuisance. Particular attention will be
paid to proposals involving any paint spraying or panel beating
which the Council considers unacceptable in residential areas; |
| b) |
there is adequate
off-street parking and vehicle storage space on site; |
| c) |
there is no work outside
the workshop, garage and site or on the highway; |
| d) |
the appearance
of the workshop and its curtilage will not be visually detrimental
to neighbouring uses; |
| e) |
there are measures
to dispose of waste and recycle parts; and the provision for
drainage for any car washing operation is acceptable to the
Environment Agency and/or the statutory sewage undertakers as
appropriate. |
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considered acceptable in principle, conditions will be attached
relating to the hours of operation and the nature of the activities
in order to mitigate any adverse environmental effects. |
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| 5.37 |
Car repair workshops and car
washes are both a source of local employment and provide a local service.
The Council will favourably consider applications on sites within
DEA's. However care must always be taken to ensure that the amenities
of adjacent occupiers are not harmed as a result of the nature of
work undertaken. In residential areas proposals which do not comply
with the requirements set out above, or which propose panel beating
or paint spraying, will be refused. Furthermore, the management of
waste and motor vehicle parts will need to satisfy policy UD7 of this
Plan. |
| 5.38 |
The Council will expect planning
applications for car repairs workshops and garages to have regard
to the Use Related SPG11a. |
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| POLICY EMP7 |
| LIVE/WORK UNITS |
| Proposals
for live/work units in the Borough will only be permitted provided
that: |
| a) |
they are outside the
Industrial Location DEAs as identified in Schedule 3 and the
Proposals Map; |
| b) |
the residential element
complies with the Council's standards on dwelling and room sizes
and other residential amenity standards; |
| c) |
at least a minimum
of 25% of the floor area is allocated for workspace; and |
| d) |
where
appropriate, the proposals complies with policy EMP 5. |
| Detailed plans showing the proposed internal layout of individual
units must be submitted with the application. |
| Where applicable, the Council will seek an element of affordable
housing provision in schemes, further details are contained
in the SPG10b: Affordable Housing. |
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| 5.39 |
A live/work unit is a self-contained
unit with separate living and working floorspace. Such development
can reduce the need to travel, assist start up and small businesses
and can provide a more flexible and sustainable way of living and
working. |
| 5.40 |
The Council accepts that circumstances
and characteristics will determine the configuration of the internal
floor space. However, it will be seeking a definable working area
to ensure that developments are genuine live/work units without compromising
residential standards. |
| 5.41 |
Due to the nature of some of
the activities that occur within the Industrial Location DEAs, it
is considered that live/work units are not appropriate within such
areas, as the residential element may endanger the continued employment
use within the areas. However, within the Employment Location DEAs
as set out in Schedule 3 live/units may be permitted, providing that
they comply with other policies. |
| 5.42 |
To ensure that the work element
is not compromised in the long term the Council requires that live/work
units are subject to a planning obligation or other means of appropriate
control. |
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