Newark & Sherwood District Council
   
Chapter 6.0 - Economy
 
E1 Employment Land Provision - This policy is no longer part of the Development Plan
E2 Employment Land Allocations
E3 Site Na – South Airfield Farm, Newark
E4 Site Nb – Farndon Road, Newark
E5 Site Nc – Adjacent to Balderton Hospital, Newark
E6 Northern Road Industrial Estate, Newark
E7 Northern Road Industrial Estate – Brunel Drive Frontages
E8 Former Belvoir Iron Works, Newark
E9 Great North Road, Sutton-on-Trent
E10 Land to the North of Ollerton Roundabout
E11 Blidworth Industrial Park
E12 Boughton Industrial Estate
E13 Land to West of Colliery Lane, Rainworth
E14 Trent Lane Industrial Area, Hoveringham
E15 Employment Development Within Settlements
E16 Protection of Industrial Lane
E17 Redevelopment of Collieries
E18 Former Ollerton Colliery Site
E19 Development at Collieries
E20 Expansion or Redevelopment of Industrial Land
E21 Hazardous Substances and Installations
E22 Development Near Hazardous Installations
E23 Relocation of Existing Businesses
E24 Impact on Existing Employment Uses
E25 Impact on Nearby Residents
E26 Office Development in Newark Town Centre
E27 Office Development on London Road, Newark
E28 Employment Development in the Countryside
E29 Exceptional Employment Development
   
   
6.1 The District Council is committed to strengthening the economy of the District and increasing the range of job opportunities for local people. The policies in this chapter are designed to encourage industrial investment through new land allocations and the improvement of existing industrial estates. The chapter also includes policies for the re-use of redundant colliery sites, the provision of small- scale employment development in settlements and the expansion of existing businesses. Finally, policies are included which encourage the re-use of buildings but protect the countryside from inappropriate development. The accommodation of major leisure developments, which have a role to play in diversifying the economy of the area, are considered in the Tourism Chapter.
   
  Background, Problems and Issues
  Employment Distribution
6.2 Employment in the District is focused in the Newark and Western areas, with 59.0% and 28.8 % of total employment respectively. In the Newark area, there is a significant manufacturing sector with employers such as Ingersoll Dresser, NSK-RHP and Brossard UK. The urban area also accommodates a number of distribution activities linked to the A1/A46, with Currys and Courage having large depots. The town centre has a vibrant service and financial sector, providing facilities for a wide area.
6.3 Employment in the Western area was dominated by British Coal, but the recent rationalisation of the mining industry has significantly reduced manpower levels. There are some manufacturing industries, such as Coats-Viyella and Hanson Brick, and distribution facilities like Etam. The tourist industry is increasingly playing a more important role, with Center Parcs the largest employer.
6.4 The Southern area provides only 12.2% of total employment. The most important sectors are service and distribution, with W A Rainbow and Sons a major employer. The construction sector is also important, with Trent Jetfloor and Tarmac significant employers. Agriculture remains a substantial employer in this part of the District.
   
  Employment Structure and Change
6.5 Figure 6.1 shows the percentage employed in broad employment sectors between 1989 and 1996 in the District. It illustrates the decline in traditional industries, such as mining, together with a growth in the distribution and service sectors.
 
   
6.6 In Newark, there has been a growth in the distribution, construction and service sectors, with declines in manufacturing and energy. The Western area has suffered a massive decline in mining employment, which has not been offset by the small increase in the manufacturing, and service sectors. The changes in the Southern Area are not significant, given the relatively low numbers unemployed.
6.7 The 1996 Employment Census indicates that overall there has been an increase in employment levels in the Newark and Southern areas since 1993. This contrasts sharply with the Western area, which lost 1600 jobs over the same period, representing a 15% reduction. The massive job losses in the Western area, and the dependence of the District on a relatively few large-scale employers, emphasises the need to encourage other types of employment.
   
  Unemployment
6.8 In the early and mid 1980s, levels of unemployment increased sharply due to the loss of jobs in the traditional industries and the general economic climate. The unemployment figures were some of the worst in the East Midlands. During the late 1980s, the levels declined in line with national trends. However, even with this growth of new jobs, the worst wards in the District had consistently higher levels of unemployment.
 
   
6.9 Figure 6.2 illustrates the unemployment levels in the District between 1991-1997. The recession of the early 1990s resulted in the shedding of labour from key economic sectors, notably mining and manufacturing. This has caused high rates of unemployment in the mining settlements of the Western area and parts of Newark. The ten worst wards (September 1998) in the District are noted below:
   
 
Newark area Western area
Bridge 7.0% Ollerton (N) 6.6%
Devon 6.8% Blidworth 6.3%
Winthorpe 6.1% Boughton 6.0%
Castle 5.9% Clipstone 5.2%
Magnus 4.6% Ollerton (S) 4.3%
   
  Policy Context for the Plan
  Central Government Advice
6.10 The District Council, in preparing the Local Plan, has taken account of Central Government advice. In particular, PPG4 "Industrial and Commercial Development and Small Firms" states that up-to-date local plans are essential if the development needs of commerce and industry are to be met. Plans should contain clear land use policies for different types of industrial and commercial development and positive policies to provide for the needs of small businesses. Policies should provide for choice, flexibility and competition, with a variety of sites to meet differing needs. The intention is that local plans should assist and stimulate the process of economic growth and re-growth by the allocation of sufficient land which is readily capable of development.
6.11 PPG7 "The Countryside - Environmental Quality and Economic and Social Development" suggests that local plans are the means by which development to sustain economic activity in rural areas can be promoted, whilst protecting the countryside. In particular, the Government states that the priority, in rural areas, is to promote diversification of the economy, so as to provide wide and varied employment opportunities for rural people, especially in areas still heavily reliant on agriculture. It is suggested that a range of industries can be located in rural areas without causing unacceptable disturbance. However, such development must be compatible with protection of the countryside. The opportunities for re-using and adapting existing rural buildings for new commercial or industrial uses are noted.
   
  Regional Planning Guidance for the East Midlands
6.12 The District Council has taken into account the Regional Planning Guidance which sets out a series of principles for the development of the Region, namely:
 
  • economic development should be directed towards the areas of greatest need;
  • in these priority areas effort should be made to carry out environmental and infrastructure improvements in order to attract job creating investment;
  • new development should be concentrated in, and adjacent to, urban areas and, where possible, use should be made of opportunities to recycle urban land;
  • all proposals should assist the objective of sustainable development; and
  • policies should support rural services and enable the diversification of the rural economy.
  The document goes on to summarise the economic problems of the Region and the need to diversify the employment base, particularly in the coalfield area. It encourages the provision of a readily available supply of industrial land, which is reasonably in balance with housing development. This land should be well related to the transport network, minimising the need for journeys by private car.
   
  Nottinghamshire Structure Plan Review
6.13 The Structure Plan Review was adopted in November 1996. It sets out a requirement for the District, in Policy 2/1, of 365 ha for the period 1991-2011. This is made up of 200 ha for the Newark area, 160 ha for the Western area and 5 ha for the Southern area. The Review notes that the figures for employment land are above the level necessary to continue past development rates and in excess of what is likely to be actually developed. However, the provision for, and promotion of, economic development is a central element in the development strategy for the County. The Structure Plan Review, in Policies 2/2 and 2/3, stresses the need to make sure that there is an adequate supply of land for economic development and that a sufficient variety of sites are available for the differing demands of business.
6.14 Guidance is also provided in the Structure Plan Review on the location of employment development. Policy 2/4 states that most employment development should be situated within and adjoining urban areas. This approach is intended to exploit the economic potential of urban areas, provide employment reasonably close to where most people live, make use of vacant land, and optimise the provision of services, including public transport. Provision is also made for a limited amount of development in villages.
6.15 Policy 2/6 of the Structure Plan Review allows local plans to make provision for business parks or other prestige development requiring a high quality setting. These sites are to be exclusively for high quality industry, research or office uses. In exceptional circumstances, the release of land for employment purposes, in addition to that provided in the local plan is also allowed for by Policy 2/7.
   
  Objectives
6.16 The aims of the Local Plan will be achieved through the implementation of the following objectives:
 
  • to identify sufficient employment land to meet Structure Plan requirements;
  • to concentrate most employment development in and around the larger settlements;
  • to provide a variety and choice of employment sites and buildings;
  • to identify high quality employment sites in Newark and the Western part of the District;
  • to create attractive and well designed employment sites and buildings;
  • to safeguard existing employment land;
  • to allow for the expansion of existing businesses, or if inappropriately located, secure their relocation within the District;
  • to provide for appropriate employment development in the villages and the rural areas;
  • to ensure proposed employment uses are compatible with surrounding land uses; and
  • to steer office developments to appropriate locations.
  Scale and Distribution of Employment Land
 
Policy E1
Employment Land Provision - This policy is no longer saved
Provision will be made for 258 hectares of employment land. This will be distributed as follows:
1. Newark area - 135 ha
2. Western area - 120 ha
3. Southern area - 3 ha
   
  Justification
6.17 The Local Plan aims to ensure that there is sufficient land available to meet the demands of industry and commerce during the Plan period. This is in accordance with Government advice contained in PPG4 and is one of the most important ways in which the Council can positively promote the District. The provision of employment land enables local businesses to expand and helps to attract new enterprises, thereby improving the employment prospects of the residents.
6.18 Since 1991, a total of 22.09 ha of land has been developed for employment purposes in the District. Past take-up rates have been relatively low because of the lack of readily available industrial land and inadequate infrastructure, especially in the Western area. There is currently 103.43 ha of land with planning permission for employment use. This leaves a further 132.48 ha of land to be provided.
6.19 In the Newark area, it is intended to provide a total of 135 ha of employment land. This is above the level necessary to accommodate past rates of development. The amount of land allocated in the Plan is considered necessary, in order to maximise the economic potential of Newark. The Plan identifies sites which are suitable for prestige development, as well as those more suitable for general employment purposes.
6.20 The Plan makes provision for 120 ha of employment land in the Western area. This level of provision is in accordance with policy 13/6 of the Structure Plan Review.
6.21 In the Southern area, the District Council intends to provide 3 hectares of employment land to meet local needs.
  Figure 6.3 Employment land requirement and supply
 
 
Newark
Area
Western
Area
Southern
Area
Total for
District
Land developed 1991-1997
8.58
12.7
0.81
22.09
Land with planning permission
45.11
58.32
-
103.43
 
Allocations
* general industry
23.2
25.6
0.69
49.49
* strategic or prestige sites
60.81
21
-
81.81
sub total
84.01
46.6
0.69
131.3
 
Total employment land
provided by local plan
137.7
117.62
1.5
256.82
   
6.22 Employment allocations in the Plan do not generally include small sites, although new factories and workshops will be created through conversions, redevelopment, extensions and change of use. The generation of employment from these sources is difficult to quantify and consequently, no estimate has been included in the figures. However, over the Plan period, development of this type will contribute to the creation of new employment opportunities. Figure 6.3 summarises the existing position (as at April 1997) including how much employment land has been developed since 1991, the amount of land with planning permission for employment use and the level of proposed allocations.
6.23 The term "employment", in this and all other policies in the Plan, is intended to comprise Use Classes B1-B8 of the Town and Country Planning (Use Classes) Order 1987. These Classes include most office uses, as well as research, industrial and storage uses. They exclude a variety of important job generating uses, such as tourism, for which separate policies are proposed elsewhere in the Plan.
 
Policy E2
Employment Land Allocations
Planning permission will be granted for employment development on the following sites:

Newark Area
Hectares
Na South Airfield Farm, Newark
43.00
Nb Farndon Road, Newark
1.81
Nc Adjacent to Balderton Hospital, Newark
16.00
Nd Northern Road Industrial Estate, Newark
18.60
Ne Hawton Lane Industrial Area, Newark
1.60
Nf Belvoir Ironworks, Balderton
3.00
 
Western Area
Wa Land to north of Ollerton Roundabout
21.00
Wb Brailwood Road, Bilsthorpe
1.33
Wc Bilsthorpe Colliery, Bilsthorpe
4.67
Wd Blidworth Industrial Park
0.40
We Boughton Industrial Estate
13.08
Wf Land to West of Colliery Lane, Rainworth
6.12
 
Southern Area  
Sa Crew Lane, Southwell
0.69
 
Sites Nb and Nc will be limited to high quality industry, research or office uses falling within Class B1 of the Town and Country Planning (Use Classes) Order 1987. Sites Na and Wa are also ideally suited for B1 Uses, but B2 and B8 Uses may be acceptable, where they are compatible with the high environmental qualities sought for the sites. Related uses on these sites, such as hotel and conference facilities, will be considered on their merits in the light of other Local Plan policies.
   
  Justification
6.24 The allocations are designed to meet the overall employment land requirements for the District outlined in Policy E1. They reflect the desire to promote a sustainable pattern of development, as outlined in PPG13, by:
 
  • concentrating development in the main settlements, so people have increasing opportunities to work near their homes;
  • identifying sites which are easily reached from local housing by public transport, cycling or walking; and
  • making limited provision for small scale development in villages, which aids rural diversification and helps to achieve a better balance in employment and housing levels.
6.25 The sites take account of the character and appearance of the area as well as development constraints, such as access and the availability of infrastructure. They accord with the guidance in PPG13 and Policies 1/2, 1/3 and 2/4 of the Structure Plan Review.
6.26 In the Newark area, the Plan proposes most new employment in, or close to, the built-up area of Newark. There are two large prestige employment sites proposed on the periphery of the town, together with an expansion of the Northern Road Industrial Estate. These sites are well located on the transport network and their environmental impact can be mitigated through landscaping and other measures. This approach, of focusing development in Newark, maximises the use of existing infrastructure and creates opportunities for people to live near their place of work.
6.27 The Local Plan identifies a strategic employment site in the Western area which is intended to serve this part of the District. It is situated at Ollerton, close to where the A614(T) links with the A1. In addition, the Plan provides employment opportunities in most of the larger settlements in the area. This approach of identifying key sites, which can attract large scale investment, and spreading development throughout the area will help to exploit the economic potential of the area, providing employment close to where people live, as well as maximising the provision of services, including public transport.
6.28 In the Southern area, Southwell is recognised as the principal employment centre, due to its accessibility, the supply of local labour and capacity to accommodate some development without adverse effects. The allocation of land on the existing Crew Lane Industrial Estate is therefore proposed to meet local needs.
6.29 A brief description of the employment sites is provided in the following paragraphs, together with the relevant policies which apply to the development of the individual sites.
   
  Newark Urban Area - Employment Sites
6.30 The Plan proposes the development of four new employment sites on the periphery of the town, namely: South Airfield Farm; Farndon Road land adjacent to the former Balderton Hospital; and the former Belvoir Iron Works. In addition, the existing Northern Road Industrial Estate and Hawton Lane Industrial Area are to be expanded.
 
Policy E3
Site Na - South Airfield Farm, Newark
Planning permission will be granted for employment development on South Airfield Farm, Newark, subject to the provision of:
1. A high standard of layout, design and external appearance;
2. Satisfactory access arrangements for the site; and
3. Substantial areas of structural landscaping and planting both within and around the boundaries of the site. It is anticipated that this will be in the order of 25% of the total site area.
The proposals for individual plots should:
(a) make satisfactory provision for access, car parking and servicing; and
(b) provide generous areas of landscaping and planting.
The site is ideally suited to B1 Uses, but B2 and B8 Uses may be acceptable, where they are compatible with the high environmental qualities sought for the site. Related uses, such as hotel and conference facilities, will be considered on their merits in the light of other Local Plan policies. The District Council, or with regard to trunk road improvements, the Highways Agency on behalf of the Secretary of State for the Environment, Transport and the Regions, will seek to enter into appropriate legal agreements to secure the provision of off-site highway, water and sewerage infrastructure which will be necessary as a consequence of the development.
   
  Justification
6.31 South Airfield Farm is located to the north-east of Newark between the A1 and A17 Relief Road. The site has potentially good access to the national trunk road network and, therefore, would be ideally suited for prestige employment development, such as a business park, requiring a high quality landscape setting. The District Council does not favour warehousing/ distribution uses or general industrial uses taking over all the site. However, it is felt that a quality development can still be achieved with a combination of B1, B2 and B8 Uses. The scale of B2 and B8 Uses will be determined in relation to the extent to which they are compatible with the high environmental quality sought for the site. An hotel may also be acceptable, but this too should be of a high environmental standard and contribute to the quality of the site.
6.32 The Highways Agency wish to emphasise, in the Local Plan, the extent and scale of the highway works which will be necessary to accommodate the traffic from this development on the adjacent trunk roads. The cost of the works, which include improvements to the two roundabouts and a major new access into the site would have to be borne by the developers.
6.33 The District Council will seek to enter into appropriate legal agreements with the developer to ensure the provision of necessary highway, water and sewerage infrastructure.
 
Policy E4
Site Nb Farndon Road, Newark
Planning permission will be granted for high quality industry, research or office use falling within Class B1 of the Town and Country Planning (Use Classes) Order 1987 on 1.81 ha of land to the north-east of the A46 roundabout at Farndon subject to:
1. The limitation of built development to the northern part of the site;
2. The provision of substantial areas of planting, particularly on the Farndon Road frontage;
3. An archaeological evaluation of the site being prepared and, depending on the results of such an evaluation, a scheme for the excavation and recording of the remains may be required to be agreed; and
4. Satisfactory provision for access, car parking and servicing.
   
  Justification
6.34 This prominent site lies on the south-western edge of Newark, just inside the line of the A46 Relief Road. In view of its accessibility to the trunk road system, and its size and prominent location, it is suited for prestige employment use. This allocation will add to the choice and variety of employment sites available in the Newark area.
6.35 As the existing openness of the site contributes to the open break between Newark and Farndon, built development should be limited to the northern part of the site. The southern part of the site should accommodate substantial areas of planting to reinforce the break and enhance this important entrance to the town. The design and layout of the proposed development should pay regard to existing and proposed dwellings on nearby sites.
6.36 The site has potential archaeological interest and consequently an archaeological evaluation should be undertaken. A scheme for the excavation and recording of the remains may be required to be agreed.
 
Policy E5
Site Nc - Adjacent to Balderton Hospital, Newark
Planning permission will be granted for high quality industry, research or office use falling within Class B1 of the Town and Country Planning (Use Classes) Order 1987 on the land between the A1 and the Great North Road, adjacent to the proposed new community at Balderton Hospital. The District Council will require the developer to implement a landscaping scheme which will include the provision of a substantial belt of trees along the southern boundary of the allocated site.
The District Council, or with regard to trunk road improvements, the Highways Agency on behalf of the Secretary of State for the Environment, Transport and the Regions, will seek to enter into appropriate legal agreements to ensure the provision of such off-site highway improvements and sewerage infrastructure as are necessary as a consequence of the development.
   
  Justification
6.37 The Structure Plan Review, in Policy 2/6, provides scope for the Local Plan to identify areas for economic activities seeking a high quality environment and parkland setting. The Plan suggests that a site adjacent to Balderton Hospital would be appropriate.
6.38 The Local Plan makes specific provision for a low density prestige employment site, limited to B1 type uses, in order to attract high quality employment uses to the area. The proposed site is well located with regard to national transport links, adjacent to the A1, and lies within an attractive environment. Such a development would also provide employment opportunities for the residents of the new community, and increase the choice of employment sites in the area.
6.39 The Planning Brief, which has been prepared for the proposed new community on the former hospital site, also covers the proposed prestige employment site. The Brief provides supplementary planning guidance on layout and design, together with landscaping and services. Development on the site should accord with the guidance in the Brief. The District Council will seek to enter into appropriate legal agreements to ensure the provision of any necessary highway and sewerage infrastructure.
 
Policy E6
Northern Road Industrial Estate, Newark
Planning permission will be granted for employment development on Northern Road Industrial Estate, Newark, subject to the provision of:
1. A high standard of layout, design and external appearance;
2. A co-ordinated estate road network which is adequate for industrial development;
3. Satisfactory provision for access, car parking and servicing;
4. The provision of substantial areas of planting alongside the A1, together with landscaping along the estate road frontage; and
5. Satisfactory boundary treatment and screening of open storage areas.
   
  Justification
6.40 The majority of new industrial development in the Newark area over the last 25 years has been concentrated on the Northern Road Industrial Estate. In May 1987, 2,600 full-time jobs were provided on the estate, of which 62% were in manufacturing, 24% in wholesale distribution, 11% in other service activities and 3% in construction. The estate has not only attracted new firms, but has also facilitated the relocation of existing firms in the area from sites which were too small or inappropriately located.
6.41 The continued development and expansion of the estate is vital for the future economic health and prosperity of the Newark area. It is extremely well placed for access to the trunk road system and readily accessible to the town's residential area. As a consequence of the infrastructural constraints which affect a number of the sites identified for employment use in the Newark area, it is expected that new industrial development will continue to be concentrated on the Northern Road Industrial Estate.
6.42 The District Council wishes to ensure a co-ordinated approach to the development of the estate, particularly in terms of the internal road network. In addition, the District Council is concerned about the appearance of the existing industrial estate and wishes to effect improvements by encouraging a higher standard of landscaping and fencing. Detailed landscaping schemes should also be incorporated into proposals for the development of the remaining part of the estate. A Planning Brief has been prepared, which provides supplementary planning guidance on design and landscaping, structural planting, estate road layout and other highway matters. Development on the site should accord with the guidance in this Brief.
 
Policy E7
Northern Road Industrial Estate - Brunel Drive Frontages
Planning permission will not be granted for untidy and unattractive uses on the prime frontage land along Brunel Drive.
   
  Justification
6.43 Along Brunel Drive, there are a number of prime frontage employment sites. The development of these sites will make a significant contribution to the overall appearance and image of the estate. Industrial or quasi-storage uses, such as scrapyards and vehicle storage, would detract from the appearance and character of the estate and will be resisted.
   
  Site Ne - Hawton Lane Industrial Area, Newark
6.44 The Hawton Lane Industrial Area covers some 17 ha between Bowbridge Road and the former Newark to Bottesford Railway Line. The area accommodates a variety of industrial and commercial concerns, which provide employment opportunities for the nearby residential areas. The District Council has operated a longstanding policy of favouring industrial development in this area, which is re-affirmed in the present Plan. The remaining 1.6 ha of undeveloped land in the industrial area is formally allocated for employment development.
 
Policy E8 - Former Belvoir Iron Works, Newark
Planning permission will be granted for employment development on the former Belvoir Iron Works, Newark subject to:
1. The amenities of the residents of Lowfield Cottages being protected;
2. The use of a single access from Bowbridge Lane;
3. The completion of a satisfactory reclamation scheme; and
4. Satisfactory provision for access, car parking and servicing.
   
  Justification
6.45 The Newark Area Local Plan allocated the site of the former Belvoir Iron Works on Bowbridge Lane for industrial development and this allocation is re-affirmed in the present Plan. The area suffers from environmental pollution problems and, prior to any development, remedial measures should be implemented.
6.46 Some of this area may be suitable for quasi-industrial uses, for instance scrapyards, panel beating, and skip hire, provided the amenities of the residents in Lowfield Cottages are protected. In 1985, the District Council endorsed the principle of the comprehensive development of this 5 hectare site, subject to the area adjacent to Lowfield Cottages being used for light industrial purposes, satisfactory landscaping and screening, and use of a single improved access off Bowbridge Lane. In 1991, the District Council gave permanent consent for a previously temporary access to part of the site. However, it would still be desirable to access the rest of the site from one single improved access from Bowbridge Lane, as originally agreed by the Highway Authority.
   
  Newark Rural Area - Employment Sites
6.47 In order to create employment opportunities in the rural area, small scale provision is made in the Local Plan at Sutton-on-Trent. This village has been selected as an employment centre for the surrounding rural area, because it has a supply of local labour and the ability to accommodate development without having an adverse impact on the character of the village.
 
Policy E9
Great North Road, Sutton-on-Trent
Planning permission will be granted for employment development at Great North Road, Sutton-on-Trent, subject to:
1. The amenities of existing residents being protected;
2. A high standard of layout, design and external appearance; and
3. Satisfactory provision for access, car parking and servicing.
Further residential development within the area will not normally be granted planning permission.
   
  Justification
6.48 Sutton-on-Trent has been chosen to act as an employment centre for the surrounding rural areas. There is an established industrial area at Great North Road. Within this area, employment proposals to redevelop or expand onto neighbouring sites will normally be acceptable. The District Council will generally resist residential development within this area. This is because it would increase conflict between residential and industrial uses and result in the loss of potential employment land.
6.49 However, there is a small core of dwellings within the centre of the employment area. Further residential development in this core would not intrude into industrial land, and any application for housing would be treated on its merits, subject to the protection of existing residential amenities, the provision of a suitable access and the avoidance of conflict with existing industrial uses.
   
  Western Area - Employment Sites
6.50 The Plan proposes the development of a strategic employment site at Ollerton, as well as new sites at Clipstone, Rainworth and Bilsthorpe. In addition, planning permission has been granted for a prestige employment site to the west of Bilsthorpe. The existing employment sites at Bilsthorpe, Blidworth and Boughton will continue to provide employment opportunities for the area.
 
Policy E10
Land to the north of Ollerton Roundabout
Planning permission will be granted for employment development on the land to the north of Ollerton Roundabout subject to the provision of:
1. A high standard of layout, design and external appearance;
2. Direct vehicular access from the A614 (T) in a location acceptable to the Highways Agency;
3. Pedestrian and cycle access directly from Ollerton Road;
4. A co-ordinated estate road network which is adequate for industrial development;
5. Areas of structural landscaping and planting; and
6. No built development or raising of ground levels in the washlands of the River Maun.
The proposals for individual plots should:
(a) make satisfactory provision for access, car parking and servicing; and
(b) provide generous areas of landscaping and planting. As a result it is anticipated that buildings are unlikely to exceed 35% of the plot area.
The site is ideally suited to B1 Uses, but B2 and B8 Uses may be acceptable where they are compatible with the high environmental qualities sought for the site. Related uses, such as hotel and conference facilities, will be considered on their merits in light of other Local Plan policies.
The District Council, or with regard to trunk road improvements, the Highways Agency on behalf of the Secretary of State for the Environment, Transport and the Regions will seek to enter into appropriate legal agreements to secure the provision of off-site highway, water and sewerage infrastructure which will be necessary as a consequence of the development.
   
  Justification
6.51 A site to the north of Ollerton Roundabout, within the Maun Valley, is identified for employment purposes. The site has good access to the national trunk and road network and is suited for a high quality landscaped business park. The proposed site covers approximately 21 ha, with a proportion of this area devoted to initial landscaping, particularly around the edges of the site. Part of the site lies within the washlands of the River Maun, where built development or the raising of the ground levels will not be allowed. The District Council will encourage a range of employment generating uses onto the site, including those defined in classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987. An hotel may also be acceptable, provided it is of a high environmental standard and contributes to the quality of the site. It is anticipated that the majority of the site will be developed for industrial uses, although there are considerable opportunities to attract office uses onto this prestige site.
6.52 The Authority will require a high standard of layout and design, incorporating substantial areas of planting within the site. A low density development will be required and it is anticipated that buildings are unlikely to cover more than 35% of the individual plots. Areas of structural landscaping will be required to create an attractive landscape setting for new businesses and minimise the impact of the development on the surrounding area. A Planning Brief will be prepared to provide detailed guidance on the development of the site with further phases of development, to be implemented after the Plan period, also identified.
6.53 In the Deposit Draft Local Plan the District Council proposed the allocation of a site further to the north along the A614 (T). However, concerns were raised about the sustainability of such a location, and how the development would meet the aims of PPG13 "Transport". In response, the District Council have located the prestige employment site closer to Ollerton roundabout in order to facilitate access by transport other than the private car.
6.54 Vehicular access to the site will be direct from the A614, and will require the developer to undertake various improvements to the highway network, particularly to Ollerton roundabout. Agreement has now been reached with the Highways Agency on the highway improvements required. In order to facilitate access to the site by people using public transport, consideration should be given to the provision of bus lay-bys on Ollerton Road. Direct access to the site from Ollerton Road must be provided for cyclists and pedestrians. Car parking requirements will be based on the County Council's interim standards which specify maximum levels and which have been adopted by the District Council for the purposes of development control. Companies locating on the employment site will be encouraged to participate in the District Council's initiative to promote Green Commuter Plans. The costs of the highway, water and sewerage infrastructure will be met by the developer through a Section 106 Agreement.
   
  Site Wb - Brailwood Road, Bilsthorpe
6.55 In April 1997, approximately 3 ha of land had been developed on Brailwood Road and there was planning permission for a further 3 hectares of industrial land. The Plan identifies just over 1 hectare of additional land at the junction of Brailwood Road and Eakring Road for employment purposes. The development of this land for commercial or community facilities would also be considered favourably because of its central position in the village. It is intended that this increase in allocation will further aid diversification of the economy in Bilsthorpe. It is important that any development of the allocated site includes substantial mounding and landscaping along the Eakring Road frontage. This is to ensure that the development does not adversely affect the appearance of the area and generally accords with the work carried out as part of the reclamation scheme. The development of the site may require surface water drainage improvements.
   
  Site Wc - Bilsthorpe Colliery
6.56 The proposed industrial site is located on the north side of the village between Eakring Road and the Colliery. The land has good access to the A614 (T), avoiding the need to pass through the village. The eastern boundary of the Colliery is already heavily landscaped. The peripheral location of the site is well suited to an employment development. The Council would resist relatively unattractive uses, such as scrap storage and builders' merchants, in order to maximise the potential of the site for quality development.
6.57 The land is currently owned by British Coal and CISWO. Access to the site would be from Eakring Road. The development of the site may require surface water drainage improvements. It will be necessary to provide substantial landscaping to the Eakring Road frontage, in order to limit the impact of the site on the open countryside. The existing CISWO car park should be relocated as part of the development of the site.
 
Policy E11 - Blidworth Industrial Park
Planning permission will be granted for employment development on Blidworth Industrial Park subject to the provision of:
1. A high standard of layout, design and external appearance;
2. A co-ordinated estate road network which is adequate for industrial development;
3. Satisfactory access, car parking and servicing;
4. Planting along the estate road frontage; and
5. Satisfactory boundary treatment and the screening of open storage areas.
   
  Justification
6.58 In March 1989, the last coal was taken from Blidworth Colliery and it closed with the loss of over 700 jobs. The impact of the closure, and subsequent loss of employment, was most severely felt in the villages of Blidworth and Rainworth. In an effort to encourage new employment in Blidworth and improve the derelict appearance of the disused Colliery, the District Council purchased the mine site for industrial development. The first phase of the development is now complete with the construction of a new access road from Mansfield Road and the development of 3 ha of land. In April 1997, planning consent existed for industrial, business and warehousing use on approximately 9 ha of the site. Development of the second phase of the scheme depends on drainage and sewerage improvements.
6.59 The District Council see the Industrial Park as an important employment generating resource for the community. The successful development of the site will play a significant part in the future of the village. In order to attract industrialists onto the estate, the District Council prepared a Planning Brief aimed at guiding the future development of the site. Development on the site should accord with this Brief, which will be treated as supplementary planning guidance in the determination of any planning application.
 
Policy E12
Boughton Industrial Estate
Planning permission will be granted for employment development on the Boughton Industrial Estate subject to the provision of:
1. A high standard of layout, design and external appearance;
2. A co-ordinated estate road network which is adequate for industrial development;
3. Satisfactory access, car parking and servicing;
4. Planting along the estate road frontage; and
5. Satisfactory boundary treatment and the screening of open storage areas.
   
  Justification
6.60 Most industrial development in the Western area in the last decade has taken place at Boughton Industrial Estate. The estate is a former War Department depot which is located approximately half a mile to the east of Ollerton/Boughton. It is bisected by the Tuxford Road (A6075) which provides reasonable access to the A1, only 4 miles to the east. The estate is the largest area of industrial land in the Western area covering approximately 50 hectares, of which 20 hectares has been developed. It has considerable potential because of its proximity to the A1 and to the residential areas of Ollerton/Boughton. The successful development of the estate is vital for the future economic health and prosperity of the area.
6.61 In April 1997, planning consent existed for the development of 8 hectares of the site. The remainder of the estate has been formally allocated for development by this Plan. A new road entrance and service road has been constructed into the southern part of the estate. This infrastructure provision was undertaken by the County Council, through a Derelict Land Grant Scheme, and opened up approximately 8 hectares of the site for immediate development, although some further surface water drainage improvements may be required.
6.62 The District Council will be seeking a high standard of development on the southern part of the estate. It is anticipated that the northern area will continue to provide low cost industrial accommodation in the immediate future. A Planning Brief for the southern part of the estate has been prepared, in order to provide detailed guidance to prospective industrialists on the type, layout and design which would be accepted by the Authority. The Brief is not unduly restrictive, but is intended to help promote the site for quality development. This should increase its attractiveness to the private sector and help to realise its potential for employment generation. Development on the site should accord with this Brief, which will be treated as supplementary planning guidance in the determination of any planning application. A Planning Brief to help the regeneration of the northern part of the estate may be prepared in the future.
6.63 The District Council accepts that, if significant new industrial development is to be attracted on to the estate, further improvements need to be undertaken. It is particularly necessary to improve the access arrangements and appearance of the northern part of the estate. The Authority intend to implement further schemes over the Plan period which will increase the attractiveness of the industrial land to the private sector. The highway infrastructure around the estate also needs to be improved, particularly the bends on the A6075. The County Council have proposals for improving the bends to the west of the estate. The District Council will press for the early implementation of this scheme.
 
Policy E13
Land to the West of Colliery Lane Rainworth
Planning permission will be granted for employment development on the land to the West of Colliery Lane, Rainworth subject to:
1. Direct access from the Rainworth By-pass, which has been designed to enable such an access;
2. The retention of that part of the disused railway embankment to the north of Churchfield Drive as approved under the County Matter Planning Application 3/950440;
3. A high standard of layout, design and external appearance;
4. A co-ordinated estate road network which makes satisfactory provision for access, car parking and servicing;
5. The provision of substantial areas of planting alongside the proposed Rainworth By-pass, together with landscaping along the estate road frontage; and
6. Satisfactory boundary treatment and screening of open storage areas.
   
  Justification
6.64 The site is located to the north of the village on the western side of Colliery Lane. It is screened from adjacent residential property by a disused railway embankment. Consent has been granted, by the County Council, for the removal of most of the embankment, but a substantial screen has been retained to protect the amenities of local residents. The District Council considers that the site is suitable for small-scale employment development and will help to diversify the economy of the village, which currently has no employment land.
6.65 The northern boundary of the site is defined by the proposed Rainworth By-pass and it will be necessary to safeguard, from development, land for the construction of this road. Access to the site will be gained from Colliery Lane in the short term and a new access on to the By-pass in the future. The development may require surface water drainage improvements. It will be necessary to provide structural landscaping to the boundary with the By-pass, in order to limit the impact of the development on the area. When satisfactory access is achieved from the By-pass to this site and others currently served by Colliery Lane, part of Colliery Lane may become redundant and could then be included in the employment allocation.
   
  Southern Area - Employment Sites
6.66 In order to create employment opportunities in this predominantly rural area, an allocation on the existing industrial site in Southwell is proposed by the Plan. In addition, provision is also made for suitable development at Hoveringham.
   
  Site Sa - Crew Lane, Southwell
6.67 Land at Crew Lane, is to be allocated for employment purposes. Given the location of the site, on a principal approach into the village, a high standard of landscaping to the northern and western boundaries will be required.
 
Policy E14
Trent Lane Industrial Area, Hoveringham
Planning permission will be granted for employment development in the Trent Lane Industrial Area, as defined on the Proposals Map, provided it will secure an improvement in environmental conditions through an appropriate combination of:
1. A high standard of layout, design and external appearance for new buildings:
2. Satisfactory provision for HGV access, egress, manoeuvering, parking and off-site routeing;
3. Satisfactory means of limiting noise and dust nuisance;
4. Limitations on the hours of operation of the proposed use or of access and egress by HGVs; and
5. The provision of additional landscape planting, in particular to achieve satisfactory boundary treatment and the screening of open storage areas.
   
  Justification
6.68 The Trent Lane Industrial Area, Hoveringham, is occupied by the Tarmac Company, Marshalls Plc, and Westpile Limited and is used for a variety of purposes, including: the manufacture of concrete products; open storage; offices; and vehicle parking. The area provides valuable, local employment, but certain of the activities carried out involve the generation of heavy goods vehicle traffic, noise, dust and the use of land for open storage. As the site is situated in open countryside, close to small settlements and served by a rural highway network, it is ill-suited to some of these activities. The area also contains a modern office building, which has been empty for some time and is apparently proving difficult to let. The District Council will encourage appropriate development on the site, which secures environmental improvements and does not cause highway or amenity problems.
   
  Belle Eau Park, Kirklington
6.69 Belle Eau Park, Kirklington occupies a prominent site in the countryside. It is the location for a number of businesses which provide valuable local employment, but is not ideally suited to activities which involve the generation of significant heavy goods vehicle traffic, noise, dust and the use of land for open storage. The District Council, therefore, considers that proposals for further development in this area should be determined in the light of the need to regularise the existing activities, in accordance with relevant planning permissions, and enable proposals which provide employment and secure an improvement in environmental conditions. Any further development in this area is likely to require off-site highway improvements. In addition, the Environment Agency has indicated that it will object to further development proposals, until such time as the existing unsatisfactory sewerage and sewage disposal arrangements are remedied.
   
  General Employment Policies
6.70 In addition to the land allocated for employment use, there are opportunities for small-scale development elsewhere in settlements. The District Council will encourage appropriate development and the following policies outline the circumstances where development will be permitted. The general policies also provide guidance on development near hazardous installations, protection of employment land and illustrates how the amenities of residents will be protected. Guidance is also provided on the location of office development within Newark.
 
Policy E15
Employment Development Within Settlements
In addition to the allocated sites listed in Policy E2, within settlements planning permission will be granted for employment development provided:
1. The amenities of residents are not adversely affected;
2. The development would not create traffic problems;
3. Any new building or conversion reflects the existing character of the area, in terms of scale, design and materials; and
4. It is appropriate in scale to the locality.
   
  Justification
6.71 The Local Plan allocates land for employment purposes within Newark and the larger settlements in the District. However, as PPG4 notes, there are also opportunities for employment development, providing local jobs, elsewhere within settlements. The District Council will support proposals for employment development within settlements, provided the proposal does not adversely affect the amenities of residents through unacceptable noise, smell, safety and health impacts or create excessive traffic generation and highway safety problems. New development should always respect the scale and character of the settlement in which it is situated.
 
Policy E16
Protection of Industrial Land
Planning permission will not be granted for the use for other purposes of employment sites or buildings that already exist, or are identified in the Local Plan. Exceptions may be made where:
1. Suitable sites for employment purposes are sufficient both in the short term and in relation to the requirements over the Plan period, and are also sufficient in the immediate locality and the wider area; or
2. Continued use for employment purposes would cause unacceptable traffic or environmental problems that would be significantly alleviated by the proposed use; or
3. It can be shown that the existing site or building is no longer capable of providing an acceptable standard of accommodation for employment purposes.
   
  Justification
6.72 It is important that existing or proposed employment sites are readily available, if new job opportunities are to be created in the District. A contraction in the range and variety of sites available would be inconsistent with the aim of achieving a prosperous economy. The District Council, therefore, considers that existing industrial sites and buildings, together with allocations, should be protected in order to help maintain an adequate supply of land and premises for industrial use. In accordance with Policy 2/8 of the Structure Plan Review, proposals which seek the redevelopment of existing industrial sites for other purposes will normally be resisted.
6.73 There are certain circumstances where alternative uses for industrial land or buildings may be acceptable. Some existing industrial premises are unsatisfactory, due to their proximity to residential areas or the impact of traffic they generate on the road network. It is also possible that some buildings may not provide suitable accommodation for the needs of modern industry and therefore a new use may be appropriate. In these circumstances, alternative uses may be considered favourably.
 
Policy E17
Redevelopment of Collieries
Planning permission will be granted for the redevelopment of the pit head area of disused collieries for employment development provided:
1. The site is truly redundant for coal mining;
2. The redevelopment would not intrude into the openness of the countryside;
3. The proposed use would not create traffic problems; and
4. The amenities of neighbouring residents are not adversely affected.
   
  Justification
6.74 The rationalisation of the mining industry over the last decade has seen the permanent closure of four collieries in the Western area. While the District Council will seek, as far as possible, to maintain the existing levels of mining employment in the area, it is likely that additional mines will close during the next ten years. Many of the settlements in the area were constructed to serve the local colliery and its closure can strike at the heart of the community. The loss of the pit results in significant job losses, but also leaves an area of derelict land, which is a scar on the landscape acting as a constant reminder to the community of what it has lost.
6.75 In order to provide new job opportunities and achieve the restoration of derelict land, the District Council will encourage redundant collieries to be redeveloped for employment purposes. This policy has been pursued at the former Blidworth Colliery, where a new industrial estate has been developed serving the community. Proposals for the redevelopment of colliery land will be considered in relation to the impact the scheme would have on the open countryside, the level of traffic to be generated, and the effect on any nearby residential premises.
 
Policy E18
Former Ollerton Colliery
Planning permission will be granted for redevelopment of the former Ollerton Colliery site, defined on the Proposals Map, for a combination of uses which demonstrate or promote the efficient use of energy. Within the former developed part of the site, residential and employment development will be permitted, together with buildings to accommodate visitor exhibitions and training facilities which promote energy efficiency. A suitably designed and located wood burning power plant will be permitted. Land will be safeguarded for a railway station and associated car park, and for a car park to serve the town centre. Within that part of the site outside the existing built-up area, new areas of public open space will be permitted.
Any development on the site should:
(i) be constructed to the highest standards on energy efficiency through appropriate building design, orientation and layout;
(ii) comply with a comprehensive scheme for the whole site;
(iii) not adversely affect the amenities of existing residents;
(iv) provide satisfactory access, car parking and servicing arrangements; and
(v) provide appropriate planting and landscaping.
   
  Justification
6.76 Ollerton Colliery closed in November 1994. The District Council believe that the site provides an opportunity to attract inward investment through the promotion of a development based on an energy efficiency and alternative technology theme. A charitable trust has been formed by the local community which has acquired the former colliery and will promote and manage the concept under the name of the Sherwood Energy Village. In order to provide detailed guidance on the distribution of land uses, and to ensure that development proceeds in accordance with a comprehensive scheme for the whole site, a Planning Brief will be prepared in close consultation with the local trust. Development on the site should accord with the Brief, which will be treated as supplementary planning guidance in the determination of any planning application.
 
Policy E19
Development at Collieries
Planning permission will be granted for proposals which expand or secure employment at existing collieries provided:
1. The proposals would not intrude into the openness of the countryside;
2. The development would not create traffic problems;
3. The amenities of nearby residents would not be adversely affected;
4. The development would not adversely affect sites of nature conservation interest; and
5. There would not be unacceptable problems of noise and dust for adjoining landowners and farmers.
   
  Justification
6.77 While there has been a rapid decline in mining employment over the last 10 years, coal mining is still a significant source of jobs in the area. The District Council wishes to ensure that existing employment levels at the two remaining collieries in the area are maintained, as far as possible. Development which expands or secures employment at the collieries will, therefore, be encouraged by the Authority. Planning permission will be granted for such development, provided there is no adverse environmental impact.
 
Policy E20
Expansion or Redevelopment of Industrial Land
Planning permission will be granted, within settlements, for the redevelopment and/or expansion on to adjoining land of existing employment uses provided the proposal would not cause unacceptable environmental or traffic problems.
   
  Justification
6.78 The District Council wishes to encourage existing businesses to expand in the area so that there are increased employment opportunities. Businesses which are looking to expand will usually wish to do so at their existing locations so that the costs are minimised. The relocation of a successful local company could also involve the loss of employment opportunities to the community, if the business moves outside the area. Planning permission will therefore be granted for the redevelopment of existing sites or expansion onto adjoining land, provided the proposal would not cause environmental or traffic problems. In some cases, permitted development rights, in respect of future extensions may need to be restricted, in order to control the impact of such development on the countryside or neighbouring properties.
6.79 Where existing businesses relocate or cease to trade, their site is often left vacant and can become derelict. The District Council is keen to see vacant industrial land brought back into use as soon as possible for employment purposes, so that new jobs can be created to replace those which have been lost. The redevelopment of these sites for employment purposes would normally be granted planning permission, subject to environmental and highway considerations.
 
Policy E21
Hazardous Substances and Installations
Planning permission will not be granted for the erection of buildings or use of land for the storage or processing of hazardous substances, or intensify the use of an existing site unless:
1. The proposed development is situated away from residential and other premises, including recreational sites, where there are large numbers of people congregating;
2. The District Council is satisfied that the risk to the general public from the development is minimal;
3. Hazardous Substances Consent has been obtained; and
4. The proposal accords with other Local Plan policies.
In determining such applications, the District Council will take into account the advice of the Health and Safety Executive.
   
  Justification
6.80 In June 1992, the Planning (Hazardous Substances) Act 1990 was brought into force. This Act requires Hazardous Substances Consent (HSC) to be obtained for the storage and use of certain toxic, inflammable or explosive substances, at or above their controlled quantity. The provisions of the Act are intended to compliment the requirements of health and safety legislation enforced by the Health and Safety Executive. However, even after all practicable measures have been taken to ensure compliance with the health and safety legislation, there will remain a residual risk of an accident which cannot entirely be eliminated. This policy seeks to ensure that any such residual risk is addressed by the land use planning system.
6.81 PPG12 and Circular 11/92 "Planning Controls for Hazardous Substances" states that Development Plans should set out the criteria for the control of hazardous development. The District Council wishes to protect the community from the risks presented by the use and storage of hazardous substances. These developments should therefore be situated away from residential premises or areas where people congregate in large numbers. The Authority, when determining applications, will consider both the risk, as well as the hazard presented by the development, i.e. the likelihood of an accident as well as its consequences. The advice of the Health and Safety Executive will be sought on all such developments.
 
Policy E22
Development Near Hazardous Installations
Planning permission will not be granted for development which would be subject to risk from existing hazardous installations. The advice of the Health and Safety Executive will be sought on the nature and level of risk caused to proposals for development by such installations.
   
  Justification
6.82 There are four sites within the District where hazardous substances or explosives are used and stored in notifiable quantities. They are:
 
  • British Sugar Plc, Muskham Road, Newark;
  • British Gypsum Ltd., Bantycock Quarry, Newark;
  • Newark Storage Co Ltd, Claypole Lane, Balderton;
  • Butterley Brick Ltd & Kirton Brickworks, Station Road, Kirton.
  In addition, there are two notifiable gas pipe lines in the District,
 
  • Stretton Lane/Scowby;
  • Balderton/Ashleyhay.
  The Health and Safety Executive will be consulted on proposals which may be affected by these installations and pipelines.
6.83 The District Council is required by Article 18 of the Town and Country Planning (General Development) Order 1988, to consult the Health and Safety Executive on all residential and certain retail, office and industrial developments within zones defined by the Health and Safety Executive. In determining such applications the Council will have regard to the nature of the hazardous installation; the type of development proposed; together with the anticipated numbers of users of the scheme. The advice of the Health and Safety Executive will be a material consideration in the determination of all planning applications affected by hazardous installations.
 
Policy E23
Relocation of Existing Businesses
The District Council will encourage the relocation of industrial or other uses, which cause significant environmental or amenity problems, to more suitable sites.
   
  Justification
6.84 There are some existing businesses, particularly within settlements, which cause significant environmental or amenity problems to nearby residential premises. The District Council will seek to negotiate appropriate measures to ameliorate these problems, where possible. However, in certain cases, the relocation of the firm will be the only alternative. In such cases, the District Council will work with the business to identify a suitable site, which has good access to the main road network, is well screened and landscaped, and is situated away from residential premises. Planning permission for the redevelopment of the existing site to a more appropriate use will normally be granted.
 
Policy E24
Impact on Existing Employment Uses
Planning permission will not be granted for employment development on industrial land which would detrimentally affect neighbouring employment uses.
   
  Justification
6.85 The Council wishes to encourage new manufacturing operations onto industrial sites. However, it is important that these operations do not have an adverse impact on the existing businesses. Certain industrial uses or quasi-storage uses, such as scrapyards, will be resisted where they would adversely affect an existing firm. This policy is intended to provide security for existing businesses so that they can be assured that the environment around them is protected.
 
Policy E25
Impact on Nearby Residents
Planning permission will not be granted for employment development which would detrimentally affect the amenities of residents living in close proximity to industrial land.
   
  Justification
6.86 Certain industrial sites, notably at Northern Road Industrial Estate, Newark and Blidworth Industrial Park are located in close proximity to residential premises. The District Council, whilst seeking to encourage the development of industrial land, will protect the amenities of nearby residential premises, as far as possible. Industrial uses that involve processes which are likely to create significant levels of noise, smell, dust or disturbance will not normally be permitted in locations close to residential premises. An exception to this policy may be made where the overall economic benefits to the area, as a whole, are of such a scale that the scheme should be permitted, even though some residents may be inconvenienced. In such circumstances, the Council will, as PPG4 suggests, impose conditions which limit any adverse effects on the area. These conditions will cover matters such as the hours of operation, prevention of weekend working, and the routing of HGVs.
 
Policy E26
Office Development in Newark Town Centre
Planning permission will be granted for uses falling within Class B1 of the Town and Country Planning (Use Classes) Order 1987 within Newark's Central Shopping Area provided the proposals do not conflict with Policies S4 and S5.
   
  Justification
6.87 Most of the District's existing B1office premises are located in or adjacent to Newark town centre. New office floorspace in recent years has generally been established through the conversion of existing town centre premises, particularly at upper floor level. It is likely that future demands for office accommodation will continue to be met in this way. Notwithstanding the low demand for office accommodation in recent years, it is important that provision is made for any major/prestigious office development, should the need arise. Although no specific allocations are made, the riverside area of Newark offers considerable scope in this respect, either through the conversion of existing buildings or new development.
 
Policy E27
Office Development on London Road, Newark
Planning permission will not normally be granted for the change of use of the large dwellings on London Road and Baldertongate, as defined on the Proposals Map, to uses falling within Class B1 of the Town and Country Planning (Use Classes) Order 1987.
   
  Justification
6.88 The District Council wishes to ensure that offices are concentrated within the Central Shopping Area, as this is the most accessible location. In particular, the Council is concerned to ensure that offices do not spread into the residential areas adjoining the town centre, because of the possible impact on the character and amenities of such areas. The development of offices on London Road and Baldertongate will therefore normally be resisted.
   
  Small Businesses
  6.89 Small businesses have a vital part to play in creating jobs and regenerating the economy. PPG4 "Industrial and Commercial Development and Small Firms" makes it clear that local planning authorities should strive to help small firms through the planning system with the minimum of delay and inconvenience. The District Council warmly welcomes small businesses in the District and will give sympathetic consideration to their establishment and expansion. It is accepted that small firms can often operate in residential or rural areas, without causing disturbance and visual or highway problems.
   
  The Countryside
6.90 The District Council wishes to encourage rural enterprise and the diversification of the economy. However, new development in rural areas must be sensitively located in relation to existing settlement patterns and the landscape. Building in the open countryside away from existing settlements will be strictly controlled. The following policies provide guidance on where development will be permitted.
 
Policy E28
Employment Development in the Countryside
Planning permission will not normally be granted for employment development in the countryside. Exceptions may be made for agricultural development permitted by Policies NE4 and NE5, farm diversification, mineral extraction or the reasonable expansion of an existing business provided:
1. The development would not intrude into the openness of the countryside;
2. The proposal creates no traffic problems;
3. The scheme does not adversely affect the amenities of nearby residents; and
4. The development would not adversely affect sites of nature conservation importance.
   
  Justification
6.91 In the countryside, planning permission will not normally be granted for employment development. It is intended that most new industrial development will be located within Newark and the larger settlements. The boundaries of the built-up areas are defined on the Proposals Map and this policy will apply to all the land outside these boundaries. The policy is intended to protect rural areas from sporadic building, which would be visually intrusive, lead to increased commuting, and require expensive infrastructure provision. It accords with Government advice contained in PPG4 and PPG7, and Policy 3/1 of the Structure Plan Review.
6.92 The exception to this policy is development required for agricultural use, suitable farm diversification proposals or mineral extraction which by their very nature must be located in the countryside. Agricultural development, for the purpose of this policy, includes those proposals permitted by Policies NE4 and NE5. There are also some existing businesses in the countryside which could be reasonably expanded, providing further diversity to the local economy. However, in all cases, it is important to ensure that any buildings or structures are sensitively located in the landscape. Development should not create traffic or residential amenity problems. The conversion of existing buildings within the countryside is considered in Policy NE2.
 
Policy E29
Exceptional Employment Development
Planning permission will be granted for exceptional major employment development requiring the release of land in addition to that allocated in the Plan provided:
1. The site is outside the Nottinghamshire Green Belt and Sherwood Forest Heritage Area;
2. There would be substantial proven employment benefits;
3. The proposal could not be implemented on land provided for employment purposes in the Plan;
4. The scheme takes full account of landscape quality, including existing woodlands and topographical features;
5. The proposal would not create traffic or car parking problems;
6. The amenities of residents would not be adversely affected;
7. The development would not adversely affect sites of nature conservation interest;
8. The site is well related to existing built-up areas, in order to allow a choice between public and private transport, cycling and walking;
9. Derelict or under-used land is utilised, where this is available; and
10. The proposal has good access to the national highway network.
   
  Justification
6.93 The land allocated for employment purposes should accommodate most forms of economic development that are likely to take place over the Plan period. However, not all requirements can be foreseen and exceptional proposals may arise for major employment development, that would create many jobs, but which could not be satisfactorily accommodated on the identified locations. Proposals which could help to diversify the local economy and bring long-term benefits to the area will be sympathetically considered by the District Council, provided that they are acceptable in environmental terms. It is not considered appropriate, at this time, to identify particular sites for major employment development, because of the unknown nature of these proposals.
6.94 These developments should be in sympathy with the surrounding landscape and any existing buildings. They should not create traffic problems, or adversely affect areas of historic, ecological or archaeological interest. In addition, the amenities of adjoining residents and neighbouring farmers will be protected. Sites should be well related to existing built-up areas to allow a choice of mode of transport, and should utilise derelict or underused land, where possible. Major employment development would not be appropriate in the Nottinghamshire Green Belt or the Sherwood Forest Heritage Area. It is likely that an Environmental Assessment will be required for this form of development. Major tourist developments, which can also provide local employment opportunities, are covered by Policy TO1.
6.95 There is a pressing need to regenerate the economy of the Western part of the District, which has experienced severe economic decline as a result of colliery closures. Whilst the District Council has endeavoured to identify a wide range and choice of sites in the Local Plan, it recognises that exceptional employment development on unallocated sites could play a vital part in revitalizing this part of the District.
   
  European and National Assistance
6.96 At the beginning of 1989, the European Commission designated an "Objective 2 Area" covering the East Midlands, which includes the Mansfield Travel to Work Area. The designation means that financial assistance is available from the European Regional Development Fund for schemes which enhance the economic potential of the area and help alleviate the economic problems caused by the decline in traditional industries. These schemes can involve the provision of infrastructure, construction of factories, training people or environmental improvements to industrial areas. The area was also made eligible for a further European Commission initiative, the RECHAR programme, in January 1990. RECHAR II was announced in 1994 for the period 1995-99. Both the Objective 2 and RECHAR II programmes come to an end on 31st December 1999. The European Commission has not proposed any further RECHAR assistance and are reviewing Objective 2 eligible areas. If Objective 2 status is lost, a period of transitional grants will be in place for a period of approximately 5 years. The area of the District eligible for these funds is illustrated on Figure 6.4.
6.97 In 1990, the Rural Development Commission designated part of the Western area of Newark and Sherwood District as the Nottinghamshire Coalfield Partnership.
6.98 As a consequence of the Government review of regional assistance and the recent impact of colliery closures, the Mansfield Travel to Work Area was designated a Development Area by the Government in 1993 (see Figure 6.4). Companies within this area can now apply for Regional Selective Assistance from the Department of Trade and Industry. This assistance is currently under review and its continuance, within the District, beyond December 1999 will be subject to agreement between the European Commission and the UK Government.
6.99 The District Council will seek to maximise the aid from all these sources for the benefit of the District. Already the District Council, in partnership with others, has constructed workshop schemes at Blidworth, Boughton, Clipstone and Sutton-on-Trent, together with a new service road at Blidworth Industrial Park. All these schemes received finance from the above sources and are intended to provide a greater range of employment opportunities in the area. It is the Council's intention to bring forward more such schemes in the future.
6.100 The District Council also recognises that allocating land for development and providing factories is not enough if the economy of the area is to be diversified. There is a need to address the problem of skill shortages within the workforce, to ensure compatibility of labour supply and demand from employers. Given the lack of job opportunities in the mining industry and the continuing decline of traditional manufacturing industry, it is essential to prepare to meet the demand for suitably qualified staff in the manufacturing, leisure and service sectors. There is also a need to increase training opportunities for young people entering the job market. The District Council will work with the training agencies to improve the skills base of the area, including the provision of business advice services.
  Figure 6.4 European and National Assistance
   
 
 
Newark & Sherwood District Council
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