 |
||||
| PART 2 - 7. EMPLOYMENT, SHOPPING AND TOWN CENTRES | ||||
| INTRODUCTION | ||||
| 7.1 | The employment base of the Borough is a varied one, ranging from the large scale office and commercial activities in Harrow Metropolitan Centre (as defined in Policy SEM2 in Part 1 of this Plan), through a number of major manufacturing plants, such as Kodak, BAE Systems and Geest Foods, to smaller premises, both offices and manufacturing, catering for start-up businesses and small to medium sized enterprises (SMEs). Within this range the District Centres, particularly South Harrow, provide employment opportunities both in office and in shop premises, as do a number of purpose-built small industrial estates, particularly in Wealdstone. | |||
| 7.2 | The majority of Harrow residents work in clerical, management and professional jobs according to the 1991 Census. Only around 40% of residents work in the Borough, so there is considerable out-commuting to central London and surrounding districts, as well as in-commuting to workplaces in the Borough. This volume of journeys to work, in and out of the Borough, clearly indicates that it is not possible to regard Harrow alone as one discrete employment market. The basic area within which people move around to live and seek a "local" job is at least the whole of west London. Indeed, it could be argued, in view of the strong commuting link to central London, that the employment market area is, in reality, much wider. In recognition of this, the Council is a partner in, or closely liaises with, a number of wider-based organizations such as West London Leadership (forum for chief executives of major employers), West London Alliance (local authority liaison), West London Business (inward investment agency) and West London based Chamber of Commerce, Learning & Skills Council, and Small Business Service. | |||
| 7.3 | However, whilst recognising this London-wide dimension, there are also strong reasons to support local job creation and retention, by ensuring that there is land available for businesses to expand, or for new businesses to start-up. Firstly, there is the sustainable community aim of reducing the amount of travel and the distances travelled to work. The availability of more local jobs will help to achieve this reduction. Secondly, there is the regeneration/social inclusion aim of providing local opportunities for employment. This must be linked to training and re-training of people in skills that match those required most by local firms. Thirdly, the creation of jobs locally helps to stimulate the local economy. Employees can buy from nearby shops and the opportunities for businesses to find local suppliers and customers are enhanced. | |||
| 7.4 | Harrow has very little land available for future industrial or office floorspace needs and this is reflected in the policies that follow, which protect the land and premises currently in such use. With declining stocks in West London, too, the protection of existing stock is given added importance. The Greater London Authority (GLA) and its predecessors identified the Wealdstone industrial areas and the series of industrial premises along Honeypot Lane, Stanmore, as strategic industrial sites within the London context. Overall in London there has been a steady loss of industrial land, but it is now recognised that this loss needs to be stemmed if London's economy is not to become over-reliant on the service sector. Similarly, a balanced local economy in Harrow, with a variety in the types of business represented, will help to dilute the negative knock-on effects if one sector is experiencing recession. Despite the West London dimension of the labour market, there is a steady demand for small workshops, managed workspace and low-cost premises within Harrow, but there is a shortage of sites on which to build them. The refurbishment of existing premises, which provide low cost accommodation for a number of small enterprises and the construction of new low cost units is encouraged, in this Plan, as a way of contributing towards the regeneration objectives for both Wealdstone and South Harrow. | |||
| 7.5 | In 1999, the Council's consultants identified a future need for some additional office space in the Borough. This takes into account existing vacancy levels. The effect of changing work practices on officespace requirements is uncertain. Professional service type businesses (solicitors, accountants, etc), where face to face contact with clients is important, are likely to have requirements for similar amounts of floorspace as at present. The type of business most likely to be affected by new practices such as "hot desking" (more flexible use of office space, including sharing the use of desk facilities), home working etc, are client based services (e.g. management consultants) and these are not currently heavily represented in the Borough. New working practices may in some cases require significantly reduced amounts of floorspace, but this is not necessarily always the case. | |||
| 7.6 | Compared to some neighbouring centres, such as Watford or Uxbridge, Harrow is perceived as being less accessible by road. It has not, therefore, experienced the same level of office building as these centres. Nonetheless, Harrow has good public transport links, the latter are becoming more important in determining the attractiveness of town centres for development. The stock of vacant floorspace in Harrow, as in West London as a whole, has decreased drastically over the last five years, and this points to the need for modest additional floorspace in the Borough. | |||
| 7.7 | The town centres within the Borough are important employment locations. Harrow Metropolitan Centre in particular, and some of the District Centres, contain concentrations of a wide range of jobs - retail, office based, and increasingly leisure-based. In line with central Government policy, this diversity is encouraged by the Council, and bringing more residential development into and near the town centres helps to support the businesses located there, both in terms of trade and, potentially, as a local source of labour. | |||
| 7.8 | Diversity in Harrow's town centres will be essential if they are to face up to a number of challenges that are becoming evident. The first is the growing competition from other centres in neighbouring boroughs, including the regional shopping centre at Brent Cross. Given Central Government's current approach to out-of -centre developments, it may be that developments in the neighbouring town centres will provide more of a challenge to Harrow over the Plan period. As the range of stores and facilities in these other centres increases, it is imperative that the centres in the Borough, and Harrow Metropolitan Centre in particular, keep pace by offering an attractive variety of shops in a high quality environment. The Council's consultants (DTZ Pieda), in their study of retail capacity and need in the Borough, advised that improvements to the quality of the environment would be a prudent way of supporting the viability and vitality of Harrow Metropolitan Centre into the future. Environmental improvements should include streetscape enhancement, improvements to the existing shops themselves, and upgraded accessibility. There is a need for a modest increase in retail floorspace, the Council believes, to complement these qualitative improvements. | |||
| 7.9 | Elsewhere in the Borough, the consultants identified good coverage of the Borough by food superstores and supermarkets, and comparatively little leakage of spending outside the Borough. The Council has, however, identified a need for a superstore in Wealdstone District Centre, and has allocated a site for it. Qualitative deficiencies were also identified by the consultants, such as a lack of choice for the large ethnic community in the Borough. With regard to spending on bulky non-food items, considerable leakage out of the Borough was highlighted. This is due to the fact that there is considerable retail warehouse park provision just beyond the Borough boundary, both to the north and the south, and does not necessarily indicate a lack of easily accessible choices for Harrow residents. Modest increases in the floorspace, of some centres, are proposed to address the qualitative choice issue and a site has been identified for bulky goods comparison shopping in South Harrow. | |||
| 7.10 | A second challenge over the years of this Plan will be the growth of internet shopping ("e-tailing"). The sectors of the retail trade that will be affected and the extent of the effect are still not clear, but in order to remain viable, town centres will need to offer something that shopping on the Net does not. A pleasant ambience, a leisure experience, the ability to see goods before deciding which to buy (important for some goods, but less for others), the ability to undertake a range of activities in one visit - town centres will need to be re-marketed in new ways if they are to remain viable. Active town centre management is vital if these centres are to adapt speedily to the challenges ahead, and if new market opportunities are to be exploited. The Council's Town Centre Management Steering Group will be pivotal in this role. | |||
| 7.11 | The smaller centres in the Borough - the District and Local Centres - together with local parades and individual shops, are facing additional pressures. Whilst there is an undoubted need still for convenience stores for "top-up" shopping (shopping trips for a small number of items which "top-up" the main weekly shop) the large superstores have reduced the volume of sales at these outlets. They are increasingly vulnerable to the redevelopment of fuel filling stations by the major superstore chains and others, to include supermarkets. These redevelopments can provide useful facilities within walking distance of reasonably sized residential catchments where no facility currently exists, but they can also detrimentally affect the viability of existing parades and centres. | |||
| 7.12 | Given the rising number of vacancies in some of the Borough's centres, a more flexible approach to the uses allowed in shop units will be necessary to maintain the vitality and viability of these centres. This may, in certain circumstances, result in units on the very fringes of a centre being allowed to change to residential use, thereby increasing the local catchment population, and helping to support the remaining units there. In line with Government guidance, a number of uses, other than shops, restaurants, professional and financial services, may be introduced with beneficial effect to the centres. Clustering such uses may help to reduce the number of car journeys if linked trips can be made to other uses at the same time. Recently, there has been a rise in the number of health and leisure proposals, and in certain circumstances, these can fit in well in the Borough's centres. | |||
| 7.13 | The town centres are sustainable locations, featuring a concentration of different uses, well served by public transport in most cases. The improvement of cyclist and pedestrian facilities in the centres is an integral part of the Council's transport policies. But the centres do still rely heavily on trade from car-borne shoppers, and whilst visitors will be encouraged to use modes of transport other than the car, adequate provision will still be required for motorists. As a result, limited amounts of additional parking, or better arrangements for parking, may need to be considered in some centres. | |||
| 7.14 | In line with the emphasis on fostering a variety of different, interacting, uses in town centres, the Council is considering the implications of more evening activity in centres, especially in Harrow Metropolitan Centre. The level of activity will need to respect the needs of nearby residents and those who actually live in the centre. Developments which are only open at night, and present a dead frontage during the day will need to be avoided. However, there is scope for encouraging leisure-based activity within the centres. Reasonable levels of evening activity can help to improve perceptions of personal safety. To complement this, improvements to security will be essential, through good design and continued investment in infrastructure such as closed circuit television. | |||
| NATIONAL POLICY CONTEXT | ||||
| 7.15 | The most important PPGs for this Chapter are PPG4: Industrial & Commercial Development and Small Firms (1992) and PPG6: Town Centres and Retail Developments (1996). However, PPG12: Development Plans (1999) includes new guidance on industrial sites; PPG13: Transport (2001) general principles of accessibility; and PPG1: General Policy and Principles (1997) underlines general advice on sustainability and encouraging competition. Finally, PPG3 Housing (2000) contains advice on reviewing allocations of employment land. | |||
| 7.16 | PPG4 and PPG13 both emphasise the need to locate all types of commercial development where they are easily accessible, particularly by modes of transport other than the car. This helps to reduce car dependency and increase social inclusion, according to PPG13. PPG1 states the need to locate retail development where innovation and competition can thrive. PPG6 emphasises the town centre as the preferred location for new shopping and other uses such as leisure. To this end, where there is a need for additional sites, PPG6 introduces the sequential test for major retail, office and leisure developments. Town centres are the preferred location, followed by edge-of-centre, with out-of-centre sites only permissible if they are accessible by a choice of means of transport and there are no suitable sites in the other two types of location. An additional test is also necessary if the scheme is likely to affect the vitality and viability of a nearby town centre. PPG13 states that the onus is on the developer to prove why a development cannot be located in the preferred town centre locations and to provide for a genuine choice of modes of transport. | |||
| 7.17 | PPG6 advises that developers must be more flexible about the scale and format of their developments, so as to be able to find sites in town centres more readily. New developments must also be designed to fit in well with the streetscene, and any additional parking should serve the centre as a whole, rather than being exclusive to the development. Town centre health checks are to be regularly conducted by the local authority. Both PPG4 and PPG6 emphasise that retail should not be allowed on land specifically allocated for employment uses; PPG1 states that sites suitable for industry and commerce in terms of accessibility and contribution to regenerating existing urban areas should be identified within the Plan. These PPGs stress the importance of mixed-uses (in one building, and next to one another on one site) in town centres to allow a greater range of facilities, which are more likely to be visited in one journey. | |||
| 7.18 | Office sites need to be allocated within the Plan, according to PPG13 and a flexible approach towards home working should be taken. PPG12 introduces and encourages, the concept of the Innovative Cluster Area - a group of high-tech businesses and research facilities located in close proximity to one another - including "incubator units" for start-up businesses. | |||
| 7.19 | PPG3 advises that, where allocations of land for employment uses cannot realistically be taken up in the quantities envisaged over the lifetime of the Plan, then these allocations should be reviewed and possibly reallocated for housing or mixed-use development. The government resolve on this issue has been given a new impetus by the current proposal to make changes to PPG3 to make provision for releasing unused and under-used industrial and employment land for residential development. The presumption in favour of using industrial and commercial land for housing is aimed at removing barriers to delivering the housing needed in our communities and ensure that the planning system is not a brake on an adequate and continuing supply of sites for housing in sustainable locations. The greatest challenge for the Council is how to produce a policy framework that will secure more affordable housing as part of the timely delivery of agreed housing numbers without a negative effect on sustainability agenda in areas where there is significant imbalance in land allocation between housing and other uses. Whilst the Council would be sympathetic to planning proposals for housing or mixed-use development affecting land allocated for industrial or commercial use, it is expected that developers should demonstrate, through an up to date assessment, that the land or buildings are surplus to requirements. The Council accepts that redundant industrial or commercial buildings that are no longer needed for such uses should be allocated for housing or appropriate mixed use. Regular and up-to-date assessments of the need for land to be allocated for employment uses over the plan period will be required. A detailed review of the sustainability of particular sites for housing or other uses will also be carried out through development and planning briefs. Having reviewed the Borough's remaining sites in 1996, the Council believes that the remaining land available to be taken up is very small indeed, (see para 7.4, above) and therefore the advice in PPG3 does not apply in the context of Harrow. Further assessment of industrial and employment land would be required during the Plan period. | |||
| REGIONAL POLICY CONTEXT | ||||
| 7.20 | The regional strategic planning context is provided by the spatial development strategy for London, the Mayor's London Plan (February 2004). The policies in this chapter have been drafted in the light of the vision, objectives and strategic policy content of the Plan. | |||
| 7.21 | RPG9 advises local authorities to promote economic diversity by encouraging small and medium sized enterprises (SMEs). Local authorities should also allocate employment land within an urban renaissance strategy and the maximisation of the use of previously-developed land. | |||
| EMPLOYMENT, TOWN CENTRES AND SHOPPING OBJECTIVES | ||||
| 7.22 | i) | To encourage fewer journeys to work by car, through the retention of places of employment, in established locations and development in new locations, to which employees can easily travel by walking, cycling or using public transport; | ||
| ii) | To improve accessibility to the town centres, particularly by non-car modes of transport and to improve accessibility within the town centres for all; | |||
| iii) | To ensure a wide variety of mutually supporting uses in the Borough's town centres, especially Harrow Metropolitan Centre, including opportunities for employment; | |||
| iv) | To support the economic health of local shops and services; | |||
| v) | To improve the environment of places of employment and any adjacent areas, especially if these are residential in character; and | |||
| vi) | To maintain and improve the attractiveness of the town centres and local parades. | |||
| PART 1 POLICIES | ||||
| 7.23 | The Strategic policies for Employment, Town Centres and Shopping (Policies SEM1 to SEM3), and reasoned justifications are set out in Chapter 2 of the Plan. They cover the following matters:- | |||
| SEM1 - Development and the Borough's Regeneration
Strategy SEM2 - Hierarchy of Town Centres SEM3 - Proposals for New Employment-Generating Development. |
||||
| PART 2 POLICIES | ||||
| NEW DEVELOPMENTS IN AND OUTSIDE TOWN CENTRES | ||||
| New Office Development | ||||
| EM4 | MAJOR NEW OFFICE DEVELOPMENT AND REDEVELOPMENT SHOULD BE LOCATED IN HARROW METROPOLITAN CENTRE AND NORTHOLT ROAD, SOUTH HARROW. | |||
| 7.24 | The majority of Harrow's economically active population has jobs or skills that traditionally have been office-based. Harrow Metropolitan Centre will continue to be the main source of employment in the Borough. However, a healthy and vibrant town centre depends on a mix of uses. Even with changing working practices, the demand for office-space in the future, particularly in the financial and professional services which typify Harrow's office market, is not likely to be so severely curtailed as to justify no further planned growth for office space. Opportunities for people to work in the Borough assists in achieving the sustainability aim of reducing distances travelled to work. This aim is more sustainable and more supportive of social inclusion, if the local work journey is made and can conveniently be made, by a non-car mode of travel, such as public transport, walking or cycling. | |||
| 7.25 | The Council will encourage diversification of uses in the town centres as a whole whilst recognising and supporting the shopping function of the primary shopping area. Diversity of uses in the Borough town centres and their accessibility to people living and working in the area make an important contribution to their vitality and viability. A reasonable range of available office premises is required in order to encourage enterprise. This will help to support new enterprise, which typically will require small low cost suites, right through to those companies expanding their operations and wanting rather larger, perhaps, purpose built single user buildings. A wider mix of uses that fits better with the surrounding community and the retail patterns of the Borough town centres will be encouraged. | |||
| 7.26 | Harrow has traditionally not been regarded as attractive for office location as other west London centres such as Uxbridge or Hammersmith, because of its less convenient links to the motorway network. Nonetheless, it is likely that there will be a modest increase in the demand for office space in the future, to meet the forecast growth in office-based employment and land needs to be reserved for this. Harrow Metropolitan Centre and Northolt Road, South Harrow currently contain a number of major office developments, including headquarters buildings. It is therefore appropriate to focus new major developments in these two centres. | |||
| New Large Scale Retail and Leisure and other Development | ||||
| EM5 | PROPOSALS FOR NEW RETAIL, LEISURE DEVELOPMENT AND OTHER LARGE SCALE USES ATTRACTING CONSIDERABLE NUMBERS OF PEOPLE, OR MAJOR EXTENSIONS TO EXISTING DEVELOPMENTS, SHOULD BE LOCATED IN METROPOLITAN AND DISTRICT CENTRES. APPLICATIONS FOR PLANNING PERMISSION WILL BE CONSIDERED IN ACCORDANCE WITH A SEQUENTIAL APPROACH. THE ORDER OF PREFERENCE FOR THE LOCATION OF DEVELOPMENT SHOULD BE AS FOLLOWS: | |||
| A) | SITES IN METROPOLITAN AND DISTRICT CENTRES | |||
| B) | AN EDGE-OF-CENTRE OR LOCAL CENTRE SITE | |||
| IN CONSIDERING PROPOSALS TO DEVELOP EDGE-OF-CENTRE OR OUT-OF-CENTRE LOCATIONS, THE DEVELOPER MUST DEMONSTRATE THAT: | ||||
| A) | THERE IS A NEED FOR THE DEVELOPMENT AND ALL OTHER SEQUENTIAL PREFERABLE OPTIONS ARE INAPPROPRIATE; AND | |||
| B) | THE VITALITY AND VIABILITY OF EXISTING CENTRES WOULD NOT BE COMPROMISED: | |||
| 7.27 | The Council's primary concern is to enhance the vitality and viability of existing town centres by focusing on retail and leisure and other key town centre uses, which attract a lot of people within those centres. Government guidance stresses the importance of maintaining existing town centres and avoiding major out-of-centre development that could threaten their vitality and viability. Policy SEM2 reiterates this view. Two of the Council's goals are: the encouragement of complementary uses of an appropriate size and layout in the town centres and resisting development prejudicial to the health of the town centres. | |||
| 7.28 | The principle of a sequential approach applies to both retail and other major development such as leisure and the Council considers it appropriate to fully explore the development potential of town centres for these uses. Where a need has been established, developers will be required to demonstrate that all potential town centre options have been thoroughly assessed before considering other locations. Developers should first consider town centre sites followed by edge-of-centre and only then out of centre sites in locations that are accessible by a choice of means of transport. In line with PPG6 the Council favours an approach in which a developer, in searching for a site, would commence by looking at Harrow Metropolitan Centre and all other centres before considering less central locations. | |||
| 7.29 | The Council will formulate Town Centre Strategies for those centres which require a clear statement of how competitiveness can be maintained, or in some cases, how the centre can be regenerated. Building on the successful partnership already in place between businesses in Harrow and Wealdstone town centres, the strategies may be produced jointly with the private sector, where possible. Such strategies, as well as setting out aims and objectives, may also contain specific proposals, all within the framework set out in this Plan. Many of these will be too detailed to include in the UDP (such as town centre management measures) but some will involve specific sites and in order to establish them within a land use framework. These are set out in the list of Proposal Sites in Chapter 10. | |||
| 7.30 | PPG6 sets out a number of tests for new developments which may have an impact on nearby town centres, if they are located out of centre. District centres, local centres and local parades are particularly vulnerable. The likely impact of the development on the vitality and viability of existing town centres should be considered. For major proposals, the developer should demonstrate that there is need and that no significant harm will be suffered by nearby town centres. Smaller proposals will be encouraged to locate in district or local centres as appropriate. The Council acknowledges that the shopping hierarchy should not be unbalanced by permitting development of inappropriate character or which would attract custom from too wide catchments of other centres. Applications for major developments should be accompanied by transport, environmental as well as economic impact assessment studies. | |||
| 7.31 | New developments must have good access by modes other than the car. In line with Government guidance, securing public transport and highway improvements will be the subject of planning conditions, if the traffic generated by the scheme warrants these. For large schemes, the Council will expect the developer to demonstrate the means by which the number of people travelling by foot, cycle or public transport to and from the proposal can be maximised. This should be achieved both by measures designed into the proposal from the outset (e.g. parking provision in line with the Council's standards; access by foot, cycle and public transport deliberately designed to be more convenient than that by car; enhanced bus service provision, if appropriate etc.) and by operational means (such as implementing a Travel Plan, etc.) (see also Policies ST5, T6, T7, T9, in Chapter 5 and Policy EP25 in Chapter 3). | |||
| 7.32 | The Government (Parliamentary statement on planning applications for shopping and leisure schemes - Richard Caborn, February 1999) made it clear that for retail or leisure proposals which are not in accordance with the Development Plan, or where the need for the type of development is not established in the Plan, developers must demonstrate the need for additional facilities on the edge of, or outside, town centres and provide an indication that the sequential approach has been applied. This requirement applies to extensions to existing developments as well. Whilst minor extensions or developments may not have a significant impact on the viability and vitality of nearby town centres, all those proposals which are of more than 500m2 gross floorspace area or would attract large numbers of people, must include a demonstration of the need for the development, if the proposal is outside a town centre, on the edge of or on sites not allocated as a proposal site in the Plan. | |||
| Limiting Goods Sold at Out or Edge of Centre Developments | ||||
| EM6 | WHERE OUT OF CENTRE OR EDGE OF CENTRE RETAIL DEVELOPMENT IS PERMITTED, CONSIDERATION WILL BE GIVEN TO IMPOSING CONDITIONS TO LIMIT THE TYPES OF GOODS SOLD, AND/OR TO PREVENT THE DEVELOPMENT FROM BEING SUBDIVIDED INTO A NUMBER OF SMALLER UNITS. | |||
| 7.33 | Planning conditions limiting the type of retailing, for example, limiting the goods sold to non-food items only, may be necessary on permissions for retail development. Such conditions may be attached where a change in the type of retailing would result in traffic congestion, or where the vitality and viability of a centre as a whole would be seriously affected, or there are other circumstances where such a condition would allow planning permission to be granted where otherwise it would have to be refused. A condition preventing the development from being sub-divided into a number of smaller units may be applied to planning consents if there is a possibility that the increased level of competition would be harmful to the vitality and viability of nearby town centres. | |||
| Redevelopment of Retail Premises | ||||
| EM7 | IN SCHEMES INVOLVING THE REDEVELOPMENT OF RETAIL PREMISES WITHIN DESIGNATED FRONTAGES, THE COUNCIL WILL NORMALLY OPPOSE ANY SIGNIFICANT REDUCTION IN THE TOTAL RETAIL FLOORSPACE AND/OR FRONTAGE ALREADY EXISTING. | |||
| 7.34 | It is the Council's policy to promote the provision of new retail schemes in accordance with the shopping hierarchy outlined in Policy SEM2. The redevelopment of outdated retail premises will be supported in appropriate areas. The future prosperity of designated centres and local shops, however, requires that an adequate level of shopping facilities is available. Whilst generally supporting redevelopment schemes, the Council will oppose proposals which significantly reduce the amount of shopping currently available. Where an increase in non-retail floorspace/frontage is proposed, Policies EM16-EM20 will be applied, as appropriate, in determining whether an unacceptable level of non-retail use would be created or not. | |||
| Enhancing Town Centres (Date of deletion 28th September 2007) | ||||
| EM8 | THE COUNCIL WILL ENDEAVOUR TO ACHIEVE THE HIGHEST QUALITY ENVIRONMENT AND SURROUNDINGS FOR ALL WHO USE THE BOROUGH'S TOWN CENTRES AND LOCAL PARADES AND WILL TAKE ALL PRACTICAL OPPORTUNITIES TO ENHANCE THE ENVIRONMENT FOR PEDESTRIANS, INCLUDING THOSE WITH MOBILITY DIFFICULTIES. PROPOSALS FOR DEVELOPMENT AND NEW INFRASTRUCTURE WHICH CONTRIBUTE TO THE VITALITY AND ATTRACTIVENESS OF THE TOWN CENTRES AND LOCAL PARADES WILL BE ENCOURAGED, ESPECIALLY THOSE WHICH INVOLVE MIXED-USES. | |||
| 7.35 | In addition to the provision of a range of shopping facilities and easy access, it is also important to create a user-friendly environment to enable shoppers to enjoy both shopping and other town centre facilities. The design of buildings and shop fronts has a significant influence over the appearance of centres. Therefore, the Council will seek to ensure that alterations to buildings and shop fronts do not harm the street scene. Furthermore, the Council will seek, where appropriate, provision of street furniture by means of Planning Obligations to further enhance the attractiveness of the centre (see also Policies D7, D25 and I3). | |||
| 7.36 | Proposals will be assessed in terms of the likely impact that traffic generated will cause and the accessibility of the site by both public and private transport, including accessibility by disabled people (see also Policies T6, T7 and C15). Developments which contain mixed-uses within them help to bring diversity to the town centres and can help to increase their vitality. In particular, mixed-use developments involving housing units will be welcomed, and where appropriate, affordable housing units will be sought in accordance with Policy H5. Providing housing units can help to increase the patronage of the other uses in the development as well as elsewhere in the town centre, for example, shops, health and fitness and leisure facilities or public offices. Bringing into use empty floorspace above shops also brings vitality and viability benefits, and is encouraged, particularly if new residential units are created, subject to Policy EM15. Residential units which are "car-free" or where very low car parking is provided would be appropriate (see Policy T13). | |||
| Variety of Unit Sizes | ||||
| EM9 | THE COUNCIL WILL ENCOURAGE THE PROVISION OF A VARIETY OF UNIT SIZES IN LARGE RETAIL DEVELOPMENT SCHEMES. | |||
| 7.37 | The average size of shops in the Borough is relatively small, but the effect of new developments that meet modern retailing demands is likely to increase this. It is preferable, however, for new units to be of varying sizes in order to maintain a range of shop types, including kiosks, in appropriate locations, to cater for different occupiers and their needs. | |||
| Open Air Markets | ||||
| EM10 | OPEN AIR MARKETS MAY BE PERMITTED ON SUITABLE SITES WITHIN TOWN CENTRES, ON TEMPORARILY VACANT SITES, OR, WHERE APPROPRIATE, IN THE STREETS. IN CONSIDERING SUCH PLANNING APPLICATIONS THE COUNCIL WILL HAVE STRICT REGARD TO:- | |||
| A) | THE AMENITIES OF NEARBY RESIDENTS; | |||
| B) | THE ADEQUACY OF THE ARRANGEMENTS FOR ACCESS, SERVICING, REFUSE DISPOSAL, PARKING; AND | |||
| C) | THE IMPACT OF THE PROPOSAL ON EXISTING SHOPPING PROVISION, TRAFFIC AND PEDESTRIAN MOVEMENT. | |||
| 7.38 | Open-air markets can add life and variety to shopping centres, although potential problems regarding possible disturbance to nearby residents, hygiene, servicing and refuse disposal have to be controlled. Markets can provide a supplement to, but not a replacement for, the existing shops. | |||
| Regeneration Areas | ||||
| EM11 | THE COUNCIL WILL PURSUE A COMPREHENSIVE APPROACH TO THE REGENERATION OF WEALDSTONE, SOUTH HARROW ARCHES AND RAYNERS LANE ESTATE, AND OTHER AREAS THAT MAY BE DESIGNATED IN FUTURE. PROPOSALS WILL BE ENCOURAGED WHICH WILL CREATE NEW JOBS AND PROVIDE TRAINING. | |||
| 7.39 | Wealdstone, the South Harrow Arches and Rayners Lane Estate, including the Brember Road Industrial Area, are currently identified as areas in need of regeneration. Studies of these areas have been undertaken and specific proposals for their regeneration identified. The corridor between, and including Wealdstone and Harrow Metropolitan Centre remains the economic heart of the Borough. Therefore improving the socio-economic health of the Wealdstone part of the corridor is crucial to the overall health of the Borough. Whilst these two parts of the Borough have been specifically identified, it is recognised that the need for regeneration may not necessarily be contained in any one geographical area. A Regeneration Strategy and Action Plan has been prepared, which takes a comprehensive approach to the overall improvement of the whole Borough. Among the aims of the Strategy are: the attraction of inward investment; environmental improvements; and new development to create housing, employment, local shopping and community facilities. Accessibility, particularly by public transport, will need to be improved in certain locations. Improvements to the walking environment and to accessibility for pedestrians will also be important and in particular, the Council will seek to improve the link from Rayners Lane to South Harrow along The Arches. Physical land use planning measures are only part of the comprehensive approach and the strategy includes other components such as tackling identified socio-economic concerns. Other areas in need of regeneration may be identified during the life of this Plan. | |||
| 7.40 | The policies of the HUDP underpin the land use elements of the Regeneration Strategy and Action Plan. Policy EM12 is concerned with investment in employment premises. Proposals for the creation of jobs will be encouraged and these should be linked to opportunities for training in new skills. Successful regeneration also depends upon other investment in the built environment. In particular, new housing, including affordable housing and higher density, where appropriate, and good urban design, are essential ingredients. Policies H4, H5 and D7 set out the Council's position with regard to these elements. Mixed-use development would help to foster vitality and synergy, thereby furthering regeneration aims. Bearing in mind the wide range of objectives the Strategy is aiming to achieve and the difficulties sometimes encountered in achieving them, there may need to be some flexibility in applying the Plan's policies in these specific areas. | |||
| CATERING FOR THE NEEDS OF NEW AND SMALL COMMERCIAL ENTERPRISES | ||||
| Small Industrial Units and Workshops | ||||
| EM12 | THE COUNCIL WILL ENCOURAGE THE DEVELOPMENT OF INDUSTRIAL UNITS OF UP TO 1,000 SQ.M. FLOORSPACE, INCLUDING MANAGED WORKSPACE AND WORK/LIVE UNITS, SUBJECT TO THE CRITERIA SET OUT IN POLICY EM22. | |||
| 7.41 | The Council is aware of a steady demand for small and medium sized units, especially for those who wish to start up a new business. The support of such businesses is very much in line with Strategic Objective 5 - provision of a range of employment and training opportunities in the Borough. The Council encourages the development of new small units where these are environmentally acceptable and accessible. | |||
| 7.42 | The Council encourages the development of work/live units; that is low cost, small workshop or office floorspace with ancillary, integral living accommodation. Normally, it would be expected that the occupier of the accommodation above would work in the unit below, at least initially. Planning permission will be granted subject to a condition removing the right for any workshop or office floorspace from being converted to living accommodation without the Council's permission. This is in order to maintain a stock of industrial premises, unless there are exceptional circumstances for allowing loss to another use. | |||
| 7.43 | Through partnership working, the Council encourages and assists new businesses in the Borough. This includes support from Harrow in Business and the production of a regularly updated directory of available business premises. | |||
| CHANGES TO EMPLOYMENT AND TOWN CENTRE USES | ||||
| Land and Buildings in Business Use - Designated Areas | ||||
| 7.44 | The London Plan designates two areas in the Borough as Strategic Employment Locations. These are to be protected for continued industrial use. The Wealdstone industrial estates and Kodak form a Preferred Industrial Location where general industrial and warehousing use is appropriate, whilst the Stanmore industrial estates (see list in Policy EM14) form a higher quality environment as an Industrial Business Park. In the lists below, those industrial estates within either of these two designations are indicated. | |||
| EM13 | THE COUNCIL WILL RESIST THE LOSS OF LAND AND BUILDINGS WITHIN THE FOLLOWING BUSINESS USE AREAS, AS DEFINED ON THE PROPOSALS MAP, FROM BUSINESS AND LIGHT INDUSTRIAL (B1) USES:- | |||
| ARCHES 9-17 AND 62-73, RAILWAY ARCHES, SOUTH HARROW; | ||||
| BRITISH RAIL GOODS YARD, CECIL ROAD, WEALDSTONE;* | ||||
| BALLARDS MEWS, HIGH STREET, EDGWARE; | ||||
| SPRING VILLA PARK, OFF HIGH STREET, EDGWARE; | ||||
| 18-30, 47-61, MASONS AVENUE AND 2-22, HERGA ROAD, WEALDSTONE;* | ||||
| NORTHOLT ROAD, SOUTH HARROW (NORTH OF SOUTH HARROW STATION). | ||||
| WHERE BUILDINGS ARE NOT CURRENTLY IN B1 USE, THE COUNCIL WILL ENCOURAGE REDEVELOPMENT FOR THAT PURPOSE. | ||||
| THOSE SITES MARKED ABOVE WITH AN ASTERISK (*) ARE PART OF THE WEALDSTONE PREFERRED INDUSTRIAL LOCATION. THOSE INDUSTRIAL AREAS LISTED ABOVE OUTSIDE THESE STRATEGIC DESIGNATIONS ARE OF BOROUGH SIGNIFICANCE, AND WILL BE PROTECTED EQUALLY FROM LOSS TO OTHER USES. | ||||
| 7.45 | These sites are currently in use or have planning permission for B1 office/research/light industrial uses and because of their particular site characteristics are suitable for continued B1 use. Together with the provision made in Policy EM14, the Council has identified a number of sites for B1 use. This will help to ensure sufficient employment land supply and attempt to meet the demand for sites suitable for the range and variety of 'B' class uses (B1, B2 and B8 use). The particular railway arches included in this policy are suitable only for light industrial (B1) uses due to the proximity of residential property. Arches 1-8 will remain in retail use. (See Text Map 16). | |||
| 7.46 | BAE Systems is a Major Developed Site in the Green Belt, and a change to heavier industry and warehousing such as those in Use Classes B2 and B8 inclusive would be inappropriate. Should proposals for redeveloping the site ever be put forward, then the Council would seek a significant improvement to the environment, whilst preventing the loss of an employment site, the latter being increasingly scarce in Harrow. Spring Villa Park, off High Street, Edgware and Northolt Road, South Harrow areas are currently predominantly in office use, and they are both located on Secondary Roads adjacent to District Centres. Ballards Mews, High Street, Edgware currently provides a valuable variety of small premises for local businesses. Whilst current uses on the Ballards Mews site are predominantly B2 (general industrial), the site is surrounded on three sides by residential properties. In order to safeguard residents' amenity, future development should be limited to B1 uses (light industrial, offices or research facilities). The British Rail Goods Yard, Cecil Road, Wealdstone is also close to residential premises, and is accessed by a residential road. | |||
| 7.47 | The area at 18-30, 47-61, Masons Avenue and 2-22, Herga Road would be suitable for development, as an extension to the existing Palmerston Road Industrial Area. However, to protect the amenity of the Masons Avenue and Herga Road residential area, it is considered appropriate to restrict any redevelopment to B1 use only. All new development must include landscaping and traffic arrangements to the Council's satisfaction. | |||
| 7.48 | The strategic designations accorded by the London Plan (Preferred Industrial Locations (PILs) and Industrial Business Parks (IBPs)) are applied to agglomerations of industrial land whose retention in employment use is regarded as being important for, in particular, sustainability reasons. Such agglomerations are easier to service by public transport (one, Wealdstone, is also located edge of centre, with a considerable synergy between employees in the PIL and the town centre trades). But because of the lack of developable employment land, non-strategic major industrial and business use areas (the latter both in-, or edge-, of centre) are also important and need to be protected. | |||
| 7.49 | This policy does not affect existing Permitted Development rights, accorded by the General Permitted Development Order 1995, to change between certain employment uses without the need for planning permission. However, the Council is committed to protecting its employment sites and notes the requirement, in Government guidance (PPG4 and PPG12), for local planning authorities to ensure that there is sufficient land available and variety of sites for industry and commerce. PPG4 also requires the inclusion of clear land use policies for different types of industrial and commercial development, and states that local authorities should ensure that a variety of sites is available to meet the differing needs of different businesses. | |||
| Land and Buildings in Business, Industrial and Warehousing Use - Designated Areas | ||||
| EM14 | THE COUNCIL WILL RESIST THE LOSS OF LAND AND BUILDINGS WITHIN THE FOLLOWING SITES, AS DEFINED ON THE PROPOSALS MAP, FROM BUSINESS, GENERAL INDUSTRIAL OR WAREHOUSING USES (B1, B2 OR B8): | |||
| ARCHES 20-60, RAILWAY ARCHES, SOUTH HARROW; | ||||
| BARRATT WAY INDUSTRIAL ESTATE, TUDOR ROAD, WEALDSTONE;* | ||||
| BREMBER ROAD INDUSTRIAL ESTATE, SOUTH HARROW; | ||||
| CHANTRY PLACE, HATCH END; | ||||
| CHRISTCHURCH INDUSTRIAL ESTATE, WEALDSTONE;* | ||||
| CLIVEDEN CENTRE, TUDOR ROAD, WEALDSTONE (ALSO KNOWN AS TUDOR ENTERPRISE PARK);* | ||||
| COLART FINE ART AND GRAPHICS SITE, WEALDSTONE;* | ||||
| CRYSTAL CENTRE, ELMGROVE ROAD, HARROW;* | ||||
| GOVERNMENT OFFICES, HONEYPOT LANE, STANMORE; (PROPOSAL SITE 27 - SEE CHAPTER 10)** | ||||
| HAWTHORNE CENTRE, ELMGROVE ROAD, HARROW;* | ||||
| HONEYPOT LANE (480-506) AND DALSTON GARDENS (2-30), STANMORE;** | ||||
| PARR ROAD/GARLAND ROAD (OFF HONEYPOT LANE), STANMORE;** | ||||
| KODAK SITE, WEALDSTONE;* | ||||
| NEPTUNE ROAD INDUSTRIAL ESTATE, HARROW; | ||||
| PALMERSTON ROAD / OXFORD ROAD AREA, WEALDSTONE; * | ||||
| ROSSLYN CRESCENT (REAR OF 6-44), HARROW;* | ||||
| WAVERLEY INDUSTRIAL PARK, HAILSHAM DRIVE, WEALDSTONE;* | ||||
| WHITEFRIARS INDUSTRIAL ESTATE, TUDOR ROAD, WEALDSTONE*. | ||||
| THOSE SITES MARKED ABOVE WITH AN ASTERISK (*) ARE PART OF THE WEALDSTONE PREFERRED INDUSTRIAL LOCATION AND THOSE MARKED (**) ARE PART OF THE STANMORE INDUSTRIAL BUSINESS PARK. THOSE INDUSTRIAL AREAS LISTED ABOVE OUTSIDE THESE STRATEGIC DESIGNATIONS ARE OF BOROUGH SIGNIFICANCE, AND WILL BE PROTECTED EQUALLY FROM LOSS TO OTHER USES. | ||||
| 7.50 | The amount of land available for general industrial and warehousing use in the Borough is limited. It is, therefore, important to protect all the above sites in B1, B2 or B8 use from being developed for other uses, and to safeguard the limited amount of land available for B1, B2, and B8 development. The Council will monitor demand and supply for industrial land as part of an on-going process. Development on sites other than the above areas may be approved under certain circumstances (see Policy EM15). The above sites are currently in a mixture of B1, B2 and B8 uses. In order to provide flexibility in future employment-generating developments, on these sites, any B Class use (B1, B2 or B8), or combination of these B Class uses, would normally be acceptable, except where the amenity of neighbouring residents or highway considerations would dictate a restriction of use. (See also Policy EM22 on the environmental impact of new business development). All new development and redevelopment schemes must include landscaping, car parking and traffic arrangements to the Council's satisfaction. Paragraph 7.49 above also applies to this Policy. (See also para. 7.48). | |||
| Land and Buildings in Business, Industrial and Warehousing Use - Outside Designated Areas | ||||
| EM15 | OUTSIDE THE DESIGNATED SITES LISTED IN POLICIES EM13 AND EM14, THE COUNCIL WILL RESIST THE LOSS OF LAND OR BUILDINGS FROM BUSINESS, GENERAL INDUSTRIAL OR WAREHOUSING USE (USE CLASSES B1, B2, OR B8) TO OTHER USES OUTSIDE THESE CLASSES, UNLESS IT CAN BE CLEARLY DEMONSTRATED THAT THE SITE IS NO LONGER SUITABLE OR REQUIRED FOR EMPLOYMENT USE. SITES WILL BE ASSESSED AGAINST THE FOLLOWING CRITERIA: | |||
| A) | SUFFICIENT PROVISION OF OTHER SITES OR PREMISES AVAILABLE FOR B1, B2 OR B8 USE EXISTS WITHIN THE LOCAL AREA AND THROUGHOUT THE REMAINDER OF THE BOROUGH; | |||
| B) | THERE WILL BE NO UNACCEPTABLE HARM TO THE LOCAL ECONOMY RESULTING FROM THE LOSS; | |||
| C) | THERE IS SATISFACTORY EVIDENCE THAT THE SITE HAS BEEN EXTENSIVELY MARKETED FOR B1, B2 AND B8 USE; | |||
| D) | THE SITE HAS BEEN VACANT FOR A CONSIDERABLE LENGTH OF TIME; | |||
| E) | IN THE CASE OF B2 OR B8 USES, CONTINUED USE OF THE SITE FOR THESE PURPOSES WOULD BE SEVERELY DETRIMENTAL TO THE AMENITY OF THE OCCUPIERS OF NEIGHBOURING RESIDENTIAL PROPERTIES; | |||
| F) | ACCESS TO THE SITE BY PUBLIC TRANSPORT IS POOR AND IS UNLIKELY TO BE IMPROVED; AND | |||
| G) | ACCESS FOR DELIVERY VEHICLES (WHERE THIS IS REQUIRED) IS POOR AND CANNOT BE REASONABLY IMPROVED. | |||
| PLANNING PERMISSION WILL BE REFUSED FOR A NON B1, B2 OR B8 USE IF THE SITE IS WHOLLY OR SUBSTANTIALLY IN ACTIVE OPERATIONAL USE. IN THE EVENT OF A SITE BEING CONSIDERED NO LONGER SUITABLE SOLELY FOR B1, B2 OR B8 USE, OR A COMBINATION OF THESE, THEN THE COUNCIL WILL EXPECT THE FEASIBILITY OF A MIXED-USE SCHEME TO BE INVESTIGATED, WHERE B1, B2 AND/OR B8 USES FORM A SIGNIFICANT ELEMENT OF THE DEVELOPMENT. | ||||
| 7.51 | The availability of business, industrial and warehousing land in London as a whole, especially in North West London, is in decline. The ability to maintain business, industrial and warehousing land is under threat due to the continued trend of utilising vacant industrial land for other alternative uses e.g. housing and retail. Many of the vacant sites are subject to constraints that can be overcome, but at a cost. The London Plan also identifies the decline in employment opportunities, and support is therefore given to reversing the trend of decreasing manufacturing employment and importance. It also recognises that Boroughs need to identify land for regeneration that should be retained or allocated for employment-generating uses. PPG1 and PPG3 recognise the importance of assessing existing sites in UDPs in order to consider their appropriateness in terms of their designated use. If sites are no longer considered appropriate then a more realistic use should be sought. | |||
| 7.52 | Within Harrow the continued loss of industrial land in the long term would have a severe impact upon the range of sites available for all types of businesses. At present the Borough is characterised by a range of sites which cater for an equally diverse range of businesses. If this mix of sites is not retained then the ability of a firm to re-locate to a larger site or more appropriate location would be compromised. Expanding businesses could be forced to move outside the Borough with the effect of local jobs being lost. As identified by the Council's Small Industrial Sites Report (January 1996), each site regardless of size and location has a function within the industrial land availability market. PPG4 and PPG12 state clearly that a variety of sites needs to be available in order to meet differing needs, such as providing low-cost accommodation for small businesses. However, due to the number of sites within the Borough, it is not possible to individually identify them and mark them on the Proposals Map. In order to protect these small to medium sized sites it is considered that any proposed development for them which is not B1, B2, or B8 in use should be assessed against all the above criteria. In terms of Harrow Town Centre and other centres the predominant use within the B1 use class is in the form of offices. Therefore, reference should also be made to Policy EM4. | |||
| 7.53 | The current distribution of small to medium size businesses in the Borough generally satisfies current requirements in that they serve local communities and provide local employment opportunities. Any proposal that would have an unacceptably detrimental impact upon the availability of local jobs, or on the ability of new businesses to start or expand, will be resisted. | |||
| 7.54 | The developer should be able to satisfy the Local Planning Authority that the criteria above have been met before a decision to allow loss of employment land can be taken. Evidence should be given of a sufficient stock of premises or land in the area, of a type equivalent to that to be lost (e.g. small, low cost offices, modern industrial unit, etc). The effect on other remaining businesses in the area, including retailers and local suppliers, should also be taken into account. Sometimes, a number of retail businesses may be dependent on the employees of a business for custom, or if part of an employment site is lost from employment use, the viability of the rest of the site for such a use may be undermined. | |||
| 7.55 | Evidence needs to be shown that the site has been marketed for B1, B2 and/or B8 uses, the length of time it has been promoted, which methods have been used, and the nature of the response. What should be regarded as an unacceptably long period of vacancy will depend on the general state of the property market at the time of the proposal, and any special local circumstances affecting marketability. | |||
| 7.56 | The effects of continued industrial use, particularly if B2 or B8 uses are permitted existing uses, on the amenity of any residents who may be affected by business operations on the site should be assessed. Noise, loss of privacy, and disturbance from traffic are all valid considerations. It should be considered, however, whether or not the site could be used satisfactorily for B1 use, before concluding that the site meets this criterion for loss from B class use. | |||
| 7.57 | Evidence that reasonable public transport facilities for employees are not within easy walking distance is required and that access from the site onto the main road network for delivery vehicles is unsatisfactory. | |||
| 7.58 | The criteria in this policy mainly cover the instances where a site or property has been vacated. If the site is currently occupied and operational, and the occupier's operations on the site are viable, then the Council will oppose a change of use to a non-B Class use. Imminent vacancy due solely to notice to quit from the landowner, in order that redevelopment can be pursued, will not be regarded as evidence of non-viable operations in the premises. | |||
| 7.59 | There is a relatively small supply of land for employment purposes in the Borough. Therefore, the loss of a site from B1, B2 or B8 use will only be acceptable if all alternatives have been fully considered, and retaining such uses, even in part, is demonstrated not to be economically viable, even in the longer term. If it is not viable for redevelopment of a B1, B2 or B8 site to be entirely for these uses, then the Council will favour a mixed-use scheme involving significant B1, B2 or B8 elements, such as work/live units, and will require that the feasibility of such a scheme be investigated. If such a mixed-use scheme is proven to the Council's satisfaction not to be viable, only then will a non-B1, B2 or B8 proposal be considered. In this latter case, given the severity of the need for housing in the Borough, particularly affordable housing, and the lack of suitable sites, there will be a presumption in favour of housing. In appropriate cases, the Council will seek up to 100% affordable housing on such sites. | |||
| Change of Use of Shops - Primary Shopping Frontages | ||||
| EM16 | IN THE PRIMARY SHOPPING FRONTAGE OF HARROW METROPOLITAN CENTRE AND OF THE DISTRICT CENTRES, THE CHANGE OF USE OF SHOPS (CLASS A1) TO (PROFESSIONAL AND FINANCIAL SERVICES) (CLASS A2) OR (FOOD AND DRINK) (CLASS A3) WILL NORMALLY BE PERMITTED PROVIDED THAT:- | |||
| A) | THE PROPOSED USE PROVIDES A SERVICE THAT IS DIRECTLY RELATED TO A SHOPPING TRIP AND SUPPORTS THE RETAIL FUNCTION OF THE CENTRE; | |||
| B) | THE LENGTH OF THE PRIMARY FRONTAGE IN NON-RETAIL USE AT STREET LEVEL IN THE CENTRE (INCLUDING ANY OUTSTANDING PERMISSIONS) WOULD NOT EXCEED 15% OF THE TOTAL IN HARROW METROPOLITAN CENTRE AND 25% OF THE TOTAL IN THE DISTRICT CENTRES; | |||
| C) | A HARMFUL CONCENTRATION OF NON-RETAIL USES IS NOT CREATED OR ADDED TO; | |||
| D) | THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO HIGHWAY SAFETY AND CONVENIENCE; AND | |||
| E) | A WINDOW DISPLAY OR OTHER FRONTAGE APPROPRIATE TO THE SHOPPING AREA IS MAINTAINED. | |||
| NON CLASS A USES WILL NOT BE PERMITTED IN PRIMARY FRONTAGES. | ||||
| 7.60 | This policy seeks to ensure that Harrow Metropolitan Centre and the District Centres continue to provide good shopping facilities whilst maintaining the balanced range of other uses essential to the vitality of the centres. A2 and A3 uses perform an important role in providing necessary services and complement A1 uses within shopping frontages. The cumulative effect of the growth in A2 and A3 uses, however, can have an adverse impact on the character of a centre and undermine its vitality and viability. It is recognised in PPG6 that primary frontages may be restricted to a high proportion of retail uses. The Council will exercise such restrictions in the Metropolitan and District Centres (see also Map 15). Primary shopping frontages have been defined taking account of a range of factors, including commercial rental values, proximity to transport facilities and pedestrian flows and accessibility. They provide compact and convenient core areas, forming the focus for shops essential to the future commercial prosperity of each centre. Retailing (Use Class A1) will be expected to continue to be the overwhelming use in these frontages. Uses falling within the B1 use class are not considered appropriate at ground floor level within the designated primary shopping frontage. | |||
| 7.61 | Some A2 and A3 uses (e.g. banks, building societies, cafes, restaurants and pubs), though not all, provide services which are commonly used in association with shopping trips. Unlike many non-retail uses, they are frequently used by shoppers, attracting high levels of custom and in most cases they maintain a similar appearance to shops. These will usually be acceptable in primary areas. However, they fulfil only a limited role, complementary to the main retail function, and the vitality and viability of a centre will depend largely on the amount and quality of shopping facilities available. Maintenance of this primary shopping role will remain the Council's highest priority. The percentage limits indicate the level at which the amount of non-retail activity may begin to harm the character and vitality of the shopping centre. However, it would have to be demonstrated that any proposal above this level had particular benefits that would outweigh the potential adverse impact on vitality and viability. More stringent controls apply in Harrow Metropolitan Centre in recognition of its strategic role as a major comparison shopping centre, and in order to maintain a range and choice of shopping, which serves the needs of the Borough as a whole. | |||
| 7.62 | Some uses that fall within A2 and A3, despite being for visiting members of the public, are not normally associated with shopping trips (e.g. betting shops, solicitors offices, insurance brokers, some catering establishments), may even be closed during normal shopping hours. These will not normally be permitted in the primary frontage as there is no substantial link between them and shopping, and they do not contribute significantly to the main shopping function of the town centre. | |||
| 7.63 | Though the primary frontage will be restricted to mainly A1 uses, it is still considered important to ensure that these non-retail uses are dispersed throughout the shopping core and do not form clusters which may weaken shopping in that particular part of the primary frontage. If this happened it would effectively reduce the extent of primary frontage, especially if it occurred at its margins. The Council will therefore seek to avoid any harmful concentration of non-retail uses that may adversely affect the retail character of the primary area or undermine the contribution of any particular frontage to the centre as a whole. The form of concentration may vary according to local circumstances. A harmful concentration is most likely to arise when a cluster or group of non-retail uses, not all of which may necessarily be consecutive, begin to predominate within a significant length of frontage and so prejudice the retail function of that frontage. | |||
| 7.64 | In developing policies involving changes of use, although shopping frontages are used for calculation purposes, the Council's intention is that the floorspace behind the frontage should be maintained primarily for shopping use. This will enable the shop to thrive and so contribute effectively to the vitality of the centre as a whole. The method for applying this policy is contained in Schedule 7. Where the boundary between Harrow and an adjoining Borough divides a town centre, the Council, in applying the change of use policies, defines the total frontage as being the frontage that lies wholly within Harrow Borough. | |||
| 7.65 | It is important that any additional parking provision is viewed in the context of the general availability of parking in the town centre and the need to encourage staff to use more sustainable modes of transport to get to work. | |||
| Change of Use of Shops - Secondary Shopping Frontages | ||||
| EM17 | IN THE SECONDARY SHOPPING FRONTAGES OF HARROW METROPOLITAN CENTRE AND OF THE DISTRICT CENTRES, THE CHANGE OF USE OF RETAIL SHOPS (CLASS A1) TO NON-RETAIL USES WILL NORMALLY BE PERMITTED PROVIDED THAT:- | |||
| A) | THE USE IS APPROPRIATE TO A TOWN CENTRE; | |||
| B) | THE USE IS PRIMARILY FOR VISITING MEMBERS OF THE PUBLIC; | |||
| C) | THE USE REQUIRES AN ACCESSIBLE LOCATION; | |||
| D) | THE LENGTH OF THE SECONDARY FRONTAGE IN NON-RETAIL USE AT STREET LEVEL IN THE CENTRE (INCLUDING ANY OUTSTANDING PERMISSIONS) WOULD NOT EXCEED 50% OF THE TOTAL; | |||
| E) | THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO HIGHWAY SAFETY AND CONVENIENCE; | |||
| F) | A WINDOW DISPLAY OR OTHER FRONTAGE APPROPRIATE TO THE SHOPPING AREA IS MAINTAINED; AND | |||
| G) | A HARMFUL CONCENTRATION OF NON-RETAIL USES IS NOT CREATED OR ADDED TO. | |||
| IN INSTANCES WHERE THE LONG TERM VACANCY RATE OF THE SECONDARY FRONTAGE OF THE CENTRE EXCEEDS 10%, THE COUNCIL WILL NORMALLY ALLOW ANY TOWN CENTRE USE, SUBJECT TO CRITERIA D) - G) ABOVE. | ||||
| 7.66 | Secondary shopping frontages provide suitable locations for a variety of retail and non-retail uses appropriate to shopping centres. They are especially suited to uses that require a central location, but are not associated with shopping trips and do not generate high levels of pedestrian activity. As well as many A2 and A3 uses, (such as estate and employment agencies, insurance brokers, betting shops and some restaurants), this will include launderettes, car showrooms, driving schools, taxi offices, community/health facilities (including doctors or dentists surgeries) and many leisure or community uses. It does not include such uses as residential or B1 offices, because these present dead frontages to the streetscene, and are not visited by members of the public, so pedestrian activity is likely to be less than other town centre uses. These features are likely to detract from the vitality of the centre. | |||
| 7.67 | Secondary frontage boundaries have been widely drawn to provide for a diverse range of uses and an ample choice of alternative locations for many service uses not normally permitted in primary frontages. Secondary frontages also provide opportunities for small, independent traders who cannot afford premises in prime locations and for specialist uses which do not depend on passing trade or require prime sites. | |||
| 7.68 | Though secondary frontages will be able to accommodate a greater proportion of non-retail uses than the primary frontage, it is nonetheless considered important to retain retail character in these areas for the benefit of the overall shopping function of the Centre. The Council will therefore seek to avoid any harmful concentration of non-retail uses that may adversely affect the retail character of a centre or undermine the contribution of any particular frontage to the centre as a whole. The form of concentration may vary according to circumstances. A harmful concentration is most likely to arise when a cluster or group of non-retail uses, not all of which may necessarily be consecutive, begin to predominate within a significant length of frontage and so prejudice the retail function of that frontage. In secondary frontage, the contribution the proposed non-retail use would make to the centre will also be taken into consideration, particularly with regard to how it might enhance the range of services provided in the centre, the level of customer activity it would generate, and the effect of its opening hours. | |||
| 7.69 | In situations where the vacancy level of a centre is high, and long-term, the Council considers it better to permit other appropriate town centre uses in these empty premises, rather than allow them to remain vacant. This is most likely to occur where there has been structural change in the role of a centre, and it is now over-provided with shop premises and unable to support the same level of shops and services as before. Applying the time-period test will avoid the loss of shops or service premises when the centre is in a short-term period of transition or re-ordering for reasons other than structural change - in which case the high vacancy rate is likely to be temporary. There are a number of uses which are not associated with shopping trips, do not generate much customer activity and do not necessarily need to be located in a shopping street, but are nonetheless uses appropriate to a centre. Residential uses and B1 offices such as accountants and solicitors, (in instances where they are not primarily for visiting members of the public), are examples of these. Such uses are most appropriately located on upper floors or in locations outside the main shopping streets (primary or secondary). However, in the case of long term vacancy, residential or B1 office uses will be allowed in the secondary frontage only if the units are at, or near, the outer ends of the secondary frontage, furthest from the primary frontage. It is considered that creating dead frontage towards the heart of the centre by allowing loss of retail to residential or B1 office uses will severely undermine the vitality of the centre, and will exacerbate the vacancy problem. | |||
| 7.70 | In developing policies involving changes of use, although shopping frontages are used for calculation purposes, the Council's intention is that the floorspace behind the frontage should be maintained primarily for shopping use. This will enable the shop to thrive and so contribute effectively to the vitality of the centre as a whole. The method for applying this policy is contained in Schedule 7. Where the boundary between Harrow and an adjoining Borough divides a town centre, the Council, in applying the change of use policies, defines the total frontage as being the frontage that lies wholly within the Borough. | |||
| Change of Use of Shops - Designated Shopping Frontages of Local Centres | ||||
| EM18 | IN THE DESIGNATED FRONTAGE OF LOCAL CENTRES, THE COUNCIL WILL NORMALLY PERMIT ONLY RETAIL SHOPS (CLASS A1) AT GROUND FLOOR LEVEL. EXCEPTIONS MAY BE MADE IF THE FOLLOWING CRITERIA ARE MET:- | |||
| A) | THE PROPOSED USE IS APPROPRIATE TO THE CENTRE AND WILL IMPROVE THE RANGE OF SERVICES AVAILABLE TO LOCAL RESIDENTS AND VISITING MEMBERS OF THE PUBLIC TO HELP MEET THEIR DAY TO DAY NEEDS; | |||
| B) | THE LENGTH OF FRONTAGE IN NON-RETAIL USE AT STREET LEVEL IN THE CENTRE (INCLUDING ANY OUTSTANDING PERMISSIONS) WOULD NOT EXCEED 30% OF THE TOTAL DESIGNATED FRONTAGE OF THAT CENTRE; | |||
| C) | THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO HIGHWAY SAFETY AND CONVENIENCE; | |||
| D) | A WINDOW DISPLAY OR OTHER FRONTAGE APPROPRIATE TO THE SHOPPING AREA IS MAINTAINED; AND | |||
| E) | A HARMFUL CONCENTRATION OF NON-RETAIL USES IS NOT CREATED OR ADDED TO. | |||
| IN INSTANCES WHERE THE LONG TERM VACANCY RATE OF THE LOCAL CENTRE FRONTAGE EXCEEDS 10%, THE COUNCIL WILL NORMALLY ALLOW ANY TOWN CENTRE USE, PROVIDED THAT THE TOTAL PROPORTION OF NON-RETAIL FRONTAGE DOES NOT EXCEED 50%, AND SUBJECT TO CRITERIA C) - E) ABOVE. | ||||
| 7.71 | Local Centres are predominantly retail in character providing day-to-day shopping facilities and a limited range of local services, and are of particular benefit to people without access to a car or those who have restricted mobility. They also provide opportunities for small, independent traders who cannot afford premises in prime locations and for specialist uses which do not depend on passing trade or require prime sites. The provision of easily accessible shops is recognised in both the London Plan and in PPG6. Their importance is mainly in providing a convenient service for local residents, and this will also, in turn, have the beneficial effect of reducing the need for car-borne trips to other centres. The Borough's network of Local Centres helps to fulfil these dual objectives, and the Council's policy will ensure that the opportunity remains to secure an adequate range of local shopping and services for most day-to-day needs and top-up shopping. The Council will seek to avoid any harmful concentration of non-retail uses that may adversely affect the retail character of a centre. The form of concentration may vary according to circumstances. A harmful concentration is most likely to arise when a cluster or group of non-retail uses, not all of which may necessarily be consecutive, begin to predominate within a significant length of frontage and so prejudice the retail function of that frontage. | |||
| 7.72 | The policy aims to keep Local Centres overwhelmingly retail in function, but will allow a significant amount of non-retail frontage, provided that it is for visiting members of the public. Such uses will include A2 and A3, as well as certain others which are not normally associated with shopping trips, including launderettes, car showrooms, driving schools, taxi offices, doctors/dentist surgeries and some leisure uses. It does not include such uses as residential or B1 offices, which are not for visiting members of the public. However, in situations where the vacancy level of the Centre is high, and long-term, the Council considers it better to permit other appropriate town centre uses in these empty premises, rather than allow them to remain vacant. This is most likely to occur where there has been structural change in the role of a centre, and it is now over-provided with shopping premises and unable to support the same level of shops as before. Applying the time-period test will avoid shops or service premises being lost in situations where the centre is in a short-term period of transition or re-ordering for reasons other than structural change, in which case the high vacancy rate is likely to be temporary. In the case of long term vacancy, residential or B1 office uses will be allowed in the designated frontage only if the units are at, or near, the outer ends of the designated frontage. It is considered that creating dead frontage in the heart of the centre by allowing loss of retail to residential or B1 uses will severely undermine the vitality of the centre, and will exacerbate the vacancy problem. | |||
| 7.73 | In developing policies involving changes of use, although shopping frontages are used for calculation purposes, the Council's intention is that the floorspace behind the frontage should be maintained primarily for shopping use. This will enable the shop to thrive and so contribute effectively to the vitality of the centre as a whole. The method for applying this policy is contained in Schedule 7. Where the boundary between Harrow and an adjoining Borough divides a Town Centre, the Council, in applying the change of use policies, defines the total frontage as being the frontage that lies wholly within the Borough. | |||
| Change of Use of Shops in Non - Designated Parades | ||||
| EM19 | THE COUNCIL WILL NORMALLY PERMIT CHANGES OF USE FROM RETAIL SHOPS (A1) IN NON-DESIGNATED PARADES OF HARROW METROPOLITAN CENTRE, THE DISTRICT CENTRES AND LOCAL CENTRES, PROVIDED THAT:- | |||
| A) | THE USE IS APPROPRIATE TO A TOWN CENTRE; AND | |||
| B) | THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO HIGHWAY SAFETY AND CONVENIENCE. | |||
| 7.74 | Some of the designated centres have 'tertiary' areas that were historically part of the shopping scene but are now so peripheral that they are clearly divorced from the main retail area. As such they contribute little to shopping or related activities, and to limit their use would be difficult to justify. Consequently, any town centre uses are considered appropriate in these areas, including B1 offices and residential which are discouraged from locating in any other part of the centre, at ground floor level. | |||
| Change of Use of Shops Outside Town Centres | ||||
| EM20 | THE COUNCIL WILL NORMALLY PERMIT CHANGES OF USE FROM RETAIL SHOPS (A1) OUTSIDE TOWN CENTRES IF THE PROPOSAL:- | |||
| A) | WOULD NOT RESULT IN THE LOSS OF NECESSARY LOCAL RETAIL PROVISION; | |||
| B) | PARKING IS PROVIDED IN ACCORDANCE WITH THE COUNCIL'S STANDARDS; AND | |||
| C) | THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO HIGHWAY SAFETY AND CONVENIENCE. | |||
| THE COUNCIL WILL ENCOURAGE THE PROVISION OF LOCAL CONVENIENCE SHOPS IN AREAS WHERE THERE IS A DEFICIENCY. | ||||
| 7.75 | Losses in trade, particularly to shops in the larger centres, have caused difficulties for local shops, and a number have closed down. It is likely that the more mobile among the population will continue to seek the choice of shops offered within larger centres. There is still, however, an important role for local shops to play, notably as the suppliers of convenience goods, particularly for the less mobile and for those requiring incidentals omitted from the weekly shopping trip. The Council will therefore seek to maintain an optimum representation of local shops. In considering whether the proposed change of use will involve the loss of 'necessary' retail provision, the Council will take into account the adequacy of alternative facilities located either within the same parade or within a reasonable walking distance, which will depend on local circumstances. Alternative facilities may be other local shops, town centres or motor fuel stations that provide a significant convenience shopping facility. Due to its special circumstances, additional considerations will apply to proposed changes of use in Harrow-on-the-hill, and these are contained in Supplementary Planning Guidance. Development proposals for local, small-scale, convenience shopping will be encouraged in areas where there is currently no such facility within easy walking or cycling distance of a residential area. The retention and additional provision of such shops is important for those who do not have access to a vehicle, for those with mobility difficulties, and for encouraging people to walk or cycle for "top-up" shopping rather than using the car. | |||
| Long Term Vacancies | ||||
| EM21 | WHERE A LONG-TERM VACANCY EXISTS, EXCEPT WITHIN THE PRIMARY FRONTAGES OF THE METROPOLITAN AND DISTRICT CENTRES, THE COUNCIL MAY ACCEPT A USE FOR THE GROUND FLOOR OF THE PREMISES THAT WILL IMPROVE THE AMENITY OF THE AREA. | |||
| 7.76 | Long term vacancies can lead to the deterioration of the character of a locality. Consequently, uses that bring new investment to premises that have been empty for a long time are to be welcomed. In most instances this would include a wide range of uses, provided that it still satisfies the other criteria set out in Policies EM17 to EM20. In the primary frontages it is unlikely that any premises will be a long-term vacancy for locational reasons, and there is therefore no justification for applying this policy. In any other situation a developer would need to be able to demonstrate that the premises have been comprehensively marketed for all other appropriate uses at a reasonable market rent in order for the policy to be satisfied. This policy relates to individual vacant premises that are proving particularly difficult to let. Notwithstanding criteria EM17D) and EM18B), applying this policy may mean that, in exceptional circumstances, the level of non-retail frontage will be allowed to exceed 50% in a secondary frontage, or 30% of a designated frontage in a Local Centre. | |||
| BUSINESSES AND THEIR ENVIRONMENTAL IMPACT | ||||
| Environmental Impact of New Business Development | ||||
| EM22 | THE COUNCIL, IN CONSIDERING APPLICATIONS FOR ALL BUSINESS, INDUSTRIAL AND WAREHOUSING (B1, B2, B8) DEVELOPMENT, AND REDEVELOPMENT, WILL PAY DUE REGARD TO:- | |||
| A) | THE POTENTIAL IMPACT ON THE AMENITY OF ADJOINING PROPERTIES AND ON THE CHARACTER OF THE AREA; | |||
| B) | THE PROCESSES TO BE CARRIED OUT AND THE EMISSION OF NOISE, SMOKE OR OTHER POLLUTANTS; | |||
| C) | THE ABILITY OF THE SURROUNDING ROADS TO ACCOMMODATE GENERATED TRAFFIC AND THE ACCESSIBILITY OF THE SITE; | |||
| D) | ANY SUBSTANTIAL LOSS OF LAND FROM ANOTHER USE WHICH OTHER POLICIES IN THE PLAN SEEK TO PROTECT; AND | |||
| E) | THE EXPECTED ENERGY USE AND RELIANCE ON FOSSIL FUELS. | |||
| 7.77 | It is essential that all development is carried out in a way that is sensitive to the environment and is easily accessible, especially by public transport, as set out in the Employment Objectives. Warehousing is not generally considered suitable in areas other than the areas listed in Policy EM14 because of the likelihood of a considerable number of heavy vehicle movements and the adverse visual effect of the large buildings usually necessary for this activity. | |||
| 7.78 | In addition, new businesses which are likely to involve dangerous or noxious processes or otherwise be 'bad neighbours', are unlikely to be acceptable in the Borough because of the proximity of residential areas to most sites. However, the Council will consult the Health and Safety Executive should any Dangerous Substance Establishments (DSEs) be proposed. In accordance with the Planning (Control of Major Accident Hazards) Regulations 1999, minimum distances will be maintained between any DSEs and residential areas, areas of public use, or areas of particular natural sensitivity or interest. The latter could include Sites of Nature Conservation Importance, Areas of Special Character, etc. Where circumstances require, the Council may seek to impose planning conditions that restrict the operation of Permitted Development rights allowing changes of use within the Use Classes then applying. | |||
| 7.79 | In assessing the suitability of a site for a particular employment purpose, due regard will be paid to the capacity of the surrounding network to absorb the additional traffic and the accessibility of the site. High trip generating business or employment proposals will not be permitted in areas of poor public transport accessibility unless measures to improve this deficiency and to improve facilities for cyclists and pedestrians, where appropriate, are implemented as part of a Planning Obligation or Agreement. (See also Policies ST1 and T6) | |||
| 7.80 | See also Policy EP23 on development proposed within the vicinity of the Dangerous Substances Establishments and Major Accident Hazard Pipelines. | |||
| Environmental Impact of Existing Business | ||||
| EM23 | THE COUNCIL WILL ENCOURAGE THE RELOCATION FROM RESIDENTIAL AREAS OF BUSINESSES WHOSE ACTIVITIES CAUSE UNACCEPTABLE ENVIRONMENTAL PROBLEMS AND WILL STRICTLY ENFORCE PLANNING CONTROL OVER THESE USES. | |||
| 7.81 | Some existing industries cause nuisance in residential areas. This situation can be improved by relocating them and ensuring that the land is not used for general industrial or warehousing purposes again. The Council's willingness to intervene directly will be influenced by the benefits to be gained, the costs arising from relocation and the availability of alternative sites. Frequently the environmental problems arising from general industrial or warehousing areas are due to the traffic generated on roads approaching the site and car/lorry parking problems (associated in particular with older premises). Traffic management measures can alleviate some of these problems. | |||
| Town Centre Environment | ||||
| EM24 | THE COUNCIL WILL SEEK TO IMPROVE THE ENVIRONMENT OF TOWN CENTRES BY:- | |||
| A) | ENCOURAGING LOCALLY GENERATED ENHANCEMENT INITIATIVES; | |||
| B) | SEEKING TO CREATE SAFER SHOPPING CONDITIONS AND REDUCING CRIME; | |||
| C) | IMPROVING ACCESS AND SIGNAGE; | |||
| D) | CONDUCTING REGULAR "HEALTH CHECKS"; | |||
| E) | PRODUCING GUIDANCE ON DESIGN AND LAYOUT OF SCHEMES AND OTHER APPROPRIATE MEASURES; AND | |||
| F) | ENCOURAGING INITIATIVES TO STIMULATE THE EVENING ECONOMY WHERE THIS IS COMPATIBLE WITH THE AMENITY OF RESIDENTS AND OTHER TOWN CENTRE OCCUPIERS. | |||
| 7.82 | It is appropriate to consider the improvement of all the town centres in a wider context, which includes landscaping as well as street furniture and other environmental improvements, to create more friendly and attractive surroundings for shoppers and visitors. Good quality design of buildings, shop fronts, advertisements, etc. will further help to create an attractive environment within town centres. | |||
| 7.83 | Personal safety, freedom from fear of assault, and the safety of property from vandalism and break-ins are matters of great public concern. While the causes of such activities are related more to wider social reasons than to the physical environment, measures can be introduced to reduce the risk of them occurring in town centres. These include: mixed-use developments; provision of out of hours activities through Arts, Culture and Entertainment facilities, leisure facilities, community uses and restaurants; design factors; improved lighting levels and electronic surveillance systems. The introduction of these measures will be considered in conjunction with development proposals. In considering the design aspects of development and redevelopment, the Council will seek to ensure that crime prevention measures are integral to the design of the scheme from the outset (see also Policy D5). | |||
| 7.84 | Both local congestion and pedestrian safety problems undermine the attractiveness and competitiveness of some town centres in the Borough. In these cases, limited additional parking and servicing facilities may be required. Any measures to achieve these improvements should, however, be compatible with the aim to improve access to, and within, each centre for pedestrians and cyclists and those using public transport. | |||
| 7.85 | The Council undertakes a rolling programme of regular health checks of Harrow Metropolitan Centre and all District Centres in the Borough. These checks provide invaluable time series information on the vitality and viability of the centres, their role and function, and can act as an 'early warning' of possible problems which need to be addressed. They can provide some evidence on the performance of any improvements carried out in the centres and, in turn, the information from them can be fed into the process of reviewing the Town Centre Strategies. Better knowledge of the Centres' performance can help to inform the creation of a package of improvement measures aimed at tackling any problems. This is in accord with the London Plan. | |||
| 7.86 | Good design, both in terms of the appearance of buildings and their relationship to one another, is essential in enhancing town centres and in making them more attractive. The Council will produce development strategies and design guides within Supplementary Planning Guidance where these are required. It will also produce planning briefs for key sites where guidance for developers on the uses and layout of the site is important or sensitive in relation to its surroundings. | |||
| 7.87 | In seeking to increase the mix of uses in the Borough's town centres, the introduction of more residential units in appropriate locations can help meet a number of the environmental enhancements sought in this Policy. These include keeping the centre economically healthy by introducing more 'walk-in' trade for shops, and helping to create a safer environment, especially at night, where public space can be overlooked and more human activity can deter crime. | |||
| Food, Drink and Late Night Uses | ||||
| EM25 | THE COUNCIL WILL SEEK TO ENSURE THAT PROPOSALS FOR FOOD AND DRINK USES (A3) AND ANY LATE NIGHT USES DO NOT HAVE A HARMFUL EFFECT ON RESIDENTIAL AMENITY. IN ASSESSING APPLICATIONS FOR THESE USES PARTICULAR REGARD WILL BE GIVEN TO THE FOLLOWING:- | |||
| A) | THE LOCATION OF THE PREMISES; | |||
| B) | PROXIMITY OF RESIDENTIAL PROPERTIES, PARTICULARLY FLATS ABOVE THE PREMISES; | |||
| C) | THE TYPE OF USE PROPOSED; | |||
| D) | HOURS OF OPERATION; | |||
| E) | EXISTING AND PROPOSED SOUNDPROOFING; | |||
| F) | PARKING AND SERVICING ARRANGEMENTS; AND | |||
| G) | ARRANGEMENTS FOR FUME EXTRACTION, OR ANY OTHER PLANT OR MACHINERY. | |||
| 7.88 | The number of catering establishments and late night uses has been increasing recently and there is a danger that they could cause disturbance to nearby residents and shopkeepers. PPG24 - Planning and Noise - states that noise from commercial premises can sometimes be a problem, especially at night. Planning permission for catering establishments or other late-night uses (which could include almost any use given the increasing popularity of 24-hour opening), will normally be made subject to a limit on the hours of operation, if the amenity of residents is likely to be unreasonably affected. The disturbance is likely to be greater if there is a concentration of such uses and the Council will have regard to this possibility. PPG6 accepts that the cumulative impact of a number of restaurants and takeaways can cause local problems, not least of all for residential amenity. Applications will be assessed on their merits, but where premises are close to residential properties, such as at the edge of a centre, they will be particularly scrutinised. Where it is probable that unreasonable residential disturbance will occur from pedestrian or vehicular activity as a result of the use, either inside or outside the building, permission is unlikely to be granted. Where appropriate, the Council will impose conditions restricting the change of use within the particular Use Class to protect residential amenity. | |||
| Amusement Centres | ||||
| EM26 | AMUSEMENT CENTRES WILL NORMALLY BE ACCEPTABLE ONLY IN SECONDARY FRONTAGES OF HARROW METROPOLITAN CENTRE AND OF THE DISTRICT CENTRES, SUBJECT TO CRITERIA A)- G) AS SET OUT IN POLICY EM17, AND THE FOLLOWING ADDITIONAL CRITERIA:- | |||
| A) | THE PREMISES SHOULD NOT BE LOCATED IN CONSERVATION AREAS OR WITHIN CLOSE PROXIMITY TO SCHOOLS, RELIGIOUS BUILDINGS, CLINICS OR OTHER HEALTH FACILITIES, OR HOTELS; AND | |||
| B) | THE PROPOSED USE SHOULD NOT HAVE AN ADVERSE IMPACT ON THE AMENITY OF NEIGHBOURING OR NEARBY RESIDENTIAL OCCUPIERS. | |||
| 7.89 | PPG6 acknowledges that amusement centres can give rise to particular planning concerns, especially in respect of residential amenity, visual amenity and social matters. Both the nature of the activity and the appearance of the premises require close scrutiny, and this policy allows all relevant aspects to be considered in assessing the suitability of amusement centres. | |||
| Retail Uses in Service Stations | ||||
| EM27 | RETAIL USES PROPOSED IN CONJUNCTION WITH AN EXISTING OR PROPOSED MOTOR FUEL SERVICE STATION WILL BE PERMITTED PROVIDED THAT THE PROPOSED USE:- | |||
| A) | DOES NOT ADVERSELY AFFECT THE AMENITY OF THE NEIGHBOURING OCCUPIERS OR RESIDENTS; | |||
| B) | DOES NOT HAVE A DETRIMENTAL IMPACT ON THE VITALITY OR VIABILITY OF EXISTING TOWN CENTRES OR GROUPS OF LOCAL SHOPS IN THE VICINITY; | |||
| C) | IS EASILY ACCESSIBLE BY PEDESTRIANS AND CYCLISTS; AND | |||
| D) | HAS PARKING AND SERVICING ARRANGEMENTS IN ACCORDANCE WITH THE COUNCIL'S PARKING STANDARDS. | |||
| 7.90 | Many motor fuel service stations incorporate retail facilities available to motorists and local residents alike. This sometimes satisfies a need that is not adequately met by existing retail shops, especially outside established centres and normal trading hours. However, the growth in this area of retailing may have consequences for existing shops or centres, and the size of the shop at some fuel stations may therefore need to be limited by a planning condition. | |||
| 7.91 | Although the additional retail service may attract more visitors to the service station, it should not, in most cases, adversely affect the amenities of local residents. This will depend on local circumstances, but an hours-of-use condition may be imposed on the use of the retail element in order to safeguard the amenities of nearby residents. | |||
 |
||||
 |
|
|
|
|
| Top | ||||