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Chapter 6
Employment
Introduction
6.1 Vale Royal is in a highly accessible location. The M6 and the West Coast Main Line run through the Borough and it is close to Manchester and Liverpool John Lennon airports. Along with the benefits of its attractive setting in the Cheshire countryside, this means that the Borough has considerable potential to attract businesses.
6.2 The key consideration set out in Planning Policy Guidance Note 4: Industrial and Commercial Development and Small Firms (1992) (PPG4) is the need to reconcile the development needs of commerce and industry with the protection of the environment. In particular, planning authorities should:
- be realistic in their assessment of the needs of business;
- aim to ensure that there is sufficient land available which is readily capable of development, is well served by infrastructure and makes optimum use of potential sites and premises in urban areas;
- ensure that there is a variety of sites to meet differing needs;
- recognise the benefits of mixed use developments, but consider carefully whether particular proposals for new development may be compatible with existing industrial and commercial activities.
6.3 Regional Planning Guidance (RPG) for the North West (March 2003) provides a regional strategy within which development plans should be prepared. It also informs and supports other strategies, in particular, it provides the longer term planning framework for the North West Development Agency's (NWDA) Regional (Economic) Strategy (RES).
6.4 The overriding aim of RPG is to promote sustainable patterns of spatial development and physical change. Economically, the emphasis is on making the Region more competitive and this includes encouraging the sectors with the most potential for growth.
6.5 Besides national and regional considerations, this chapter seeks to support the community's vision of "a diverse economy in Vale Royal which attracts investment and engages all the talents of the community". In particular, the policies within this chapter aim to help meet the following priorities identified in the Community Plan:
- Reduce unemployment amongst Vale Royal residents;
- Diversify and support the Rural Economy;
- Increase the wealth of the Borough by the attraction of investment into each of its towns as centres of habitation, commerce, service and recreation.
6.6 In addition, policies seek to support the following environmental priorities in the Community Plan:
- Reduce waste and use of resources;
- Create better environments for people to live in, work in and visit;
- Reduce noise and light pollution and improve the quality of our air, land and water; and
- Getting about.
6.7 The Cheshire 2016: Structure Plan Alteration will set the strategic policy context up to 2016.
6.8 To ensure that the Local Plan Alteration takes account of the Structure Plan, and Regional Planning Guidance for the North West, the Local Plan Alteration covers the period to 2016.
6.9 As part of the Structure Plan Alteration, the requirement for a specific amount of land to be provided within each district for industrial and business development, set out in the approved Cheshire 2011 Structure Plan, has been deleted. Instead, the individual districts will need to assess their own future requirements to 2016.
6.10 The pro-rata Structure Plan requirement for the Plan Period 1996 to 2011 is 13.3 hectares per year. However, the average take-up of employment land to March 2004 has been 8.39ha per annum. Only in one year has the take-up of employment land been greater than 13.3ha. This was in 1997/98 when the development of Morrisons at Gadbrook increased the take-up to 27.51ha. The last three years of monitoring have shown a more consistent achievement of approximately 10ha per year. If the last three years are an indication of future take up rate it is considered realistic to calculate the Borough's employment land requirement for the whole Plan Period (1996 to 2016) based on an average of these last three years. This would equate to a requirement of 203.2ha (10.16ha x 20 years). A detailed breakdown of employment land provision as at March 2004 is given in the box below.
6.11 In accordance with the principles of sustainable development and also recognising the needs of business, new employment developments will be encouraged in locations, which relate well to:
- existing and proposed housing developments;
- transport infrastructure;
- areas of high unemployment;
- availability of deliverable sites.
i.e. primarily around the Borough's main urban areas of Northwich and Winsford.
| Employment Land Supply (as at March 2004) | ||||
| Sites allocated in the Local Plan: | ||||
| - | Not started without planning permission | 100.89ha | ||
| - | Not Started with Planning permission | 14.78ha | ||
| - | Under construction | 0.98ha | ||
| Windfalls | ||||
| - | Under construction | 7.65ha | ||
| - | Not started with planning permission | 20.12ha | ||
| Completions | 67.09h | |||
| Total Employment Land Supply | 211.51ha | |||
6.12 The Borough Council will undertake a review of its employment allocations in the light of the requirements of Policy IND1 of the Cheshire 2016 Structure Plan Alteration to ensure that the scale of allocations is commensurate with the need to provide for only local needs and to assess whether all 'greenfield' allocations are justified whilst meeting the requirement to provide a range of types and sizes of sites in a variety of locations.
GENERAL REQUIREMENTS FOR EMPLOYMENT USE Policy E1 ALL DEVELOPMENT FOR EMPLOYMENT PURPOSES SHOULD MEET THE FOLLOWING REQUIREMENTS: (i) IT SHOULD NOT HAVE A DETRIMENTAL EFFECT ON THE AMENITIES OF PEOPLE WHO LIVE NEARBY; (ii) WHERE APPROPRIATE, IT SHOULD HAVE ADEQUATE SPACE FOR THE MANOEUVRING AND LOADING/UNLOADING OF VEHICLES WITHIN THE SITE; (iii) IT SHOULD HAVE ADEQUATE SPACE WITHIN THE SITE TO ACCOMMODATE SATISFACTORILY ALL EXTERNAL STORAGE. OUTSIDE STORAGE AREAS SHOULD BE SCREENED FROM PUBLIC VIEW; (iv) IT SHOULD PROVIDE APPROPRIATE INCIDENTAL OPEN SPACE AND LANDSCAPING IN ACCORDANCE WITH POLICY NE8 AND NE9; (v) WHERE DEVELOPMENT, BECAUSE OF ITS SIZE, WOULD BE LIKELY TO HAVE A SIGNIFICANT IMPACT ON ITS SURROUNDINGS THE COUNCIL WILL LOOK TO SUBSTANTIAL TREE PLANTING AS A MEANS OF ASSIMILATING THAT NEW DEVELOPMENT INTO ITS SURROUNDINGS; (vi) IT SHOULD HAVE ACCESS TO PUBLIC TRANSPORT AND WHEREVER POSSIBLE, SHOULD HAVE ACCESS TO THE EXISTING RAIL NETWORK; (vii) THE ORIENTATION AND FORM OF DEVELOPMENT HAS DUE REGARD TO THE PROMOTION OF ENERGY EFFICIENCY; |
Reasons and Explanations
(i) The impact of new employment development (including extensions and the change of use of buildings or of land) must not be unacceptable in terms of its effect on nearby land uses, particularly on any adjoining residential areas. This applies equally to all new developments, from small businesses working from home to large new industrial estates.
(ii) The less neighbourly aspects of employment development, such as external storage, manoeuvring vehicles, employee car parking and noise nuisance, should be contained within the site.
(iii) Landscaping should not be overlooked, particularly in connection with proposals for extensions, redevelopment or changes of use. All development proposals, whatever their size, should improve the local environment, in proportion to the scale of the proposals.
(iv) Development on large sites should proportionately enhance the natural environment. Vale Royal seeks in particular to increase its woodland cover substantially over the next few decades. Large employment sites can make a significant contribution to this objective. The resulting improvement to the quality of the local environment will benefit everyone, including businesses, for whom a pleasant setting can be a competitive advantage.
(v) In cases where a site is known or suspected to be contaminated applicants will need to make particular reference to policy P6 which details the requirements for site investigations.
(vi) Reference should also be made to policy BE1 which lists considerations relevant to all developments.
(vii) In drawing up proposals for tree planting and landscaping, developers will need to take into account any constraints imposed by underground and overground services.
Policy Derivation
The Mersey Forest Plan
Cheshire 2016 Structure Plan Alteration Policy GEN3
EXISTING NON-CONFORMING USES Policy E2 PERMISSION WILL BE GRANTED FOR PROPOSALS THAT RELOCATE EXISTING UNNEIGHBOURLY USES TO ESTABLISHED EMPLOYMENT AREAS. |
Reasons and Explanations
(i) Where the use of a piece of land or building is in conflict with the general character of the area, and causes amenity problems as a result, its relocation to a more suitable site will be encouraged.
(ii) In villages and rural areas in particular, there can be pressure to regard business activities as non-conforming uses. However, local employment opportunities are essential for a healthy community, particularly in villages. It is also the traditional nature of smaller settlements that a diversity of land uses co-exist in close proximity. Pressure to regard such uses as non-conforming will be strongly resisted.
Policy Derivation
PPG4 "Industrial and Commercial Development and Small Firms"
REDEVELOPMENT OF EMPLOYMENT LAND FOR EMPLOYMENT PURPOSES Policy E3 THE REDEVELOPMENT OF BUSINESS, INDUSTRIAL OR WAREHOUSING PREMISES FOR EMPLOYMENT PURPOSES WILL BE PERMITTED PROVIDED THAT: (i) THE REDEVELOPMENT DOES NOT, COMPARED WITH THE EXISTING USE, MATERIALLY WORSEN THE IMPACT ON THE ENVIRONMENT OF THE SITE AND ITS SURROUNDINGS. WHERE THE EXISTING USE HAS AN UNACCEPTABLE IMPACT ON THE ENVIRONMENT OF THE SITE AND THE SURROUNDING AREA A NEW DEVELOPMENT WILL BE EXPECTED TO SECURE AN OVERALL IMPROVEMENT; AND (ii) THE REDEVELOPMENT IS SENSITIVE TO ADJOINING LAND USES AND BUILT DEVELOPMENT AND INCLUDES MEASURES TO MITIGATE ANY ADVERSE EFFECTS OF THE DEVELOPMENT; AND (iii) THE DEVELOPMENT COMPLIES WITH E1; AND (iv) REDEVELOPMENT DOES NOT RESULT IN THE LOSS OF BUILDINGS WHICH HAVE A PARTICULAR SIGNIFICANCE TO A LOCALITY DUE TO THEIR HISTORICAL OR DESIGN VALUE; AND (v) OUTSIDE SETTLEMENT BOUNDARIES REDEVELOPMENTS SHOULD NOT HAVE ANY GREATER IMPACT ON THE CHARACTER OF THE COUNTRYSIDE. IN THE GREEN BELT, ONLY SITES IDENTIFIED IN POLICY E10 MAY BE REDEVELOPED UNDER THIS POLICY. |
Reasons and Explanations
(i) Existing employment sites constitute an important resource for the economy in both urban and rural areas. However, older industrial and business premises often fall short of modern environmental standards, and can have inadequate highway access and parking/manoeuvring provision. It is therefore appropriate that when these sites are redeveloped they are brought up to today's standards.
(ii) In areas of restraint, namely the open countryside and throughout the Green Belt, it would be inappropriate for redevelopment to result in a more intrusive employment use. To ensure the impact of redevelopment is acceptable, new buildings in these areas should generally match the "footprint" of the buildings they replace (excluding temporary buildings and areas of hard standing).
(iii) Employment development can be defined as development primarily involving one or several of the following business uses: office, light industry, general industry, special industry and storage and distribution. These correspond to Classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987.
Policy Derivation
PPG2 "Green Belts"
PPG4 "Industrial and Commercial Development and Small Firms"
Cheshire 2016 Structure Plan Alteration Policy IND2
REDEVELOPMENT OF EXISTING AND PROPOSED EMPLOYMENT LAND FOR NON-EMPLOYMENT PURPOSES Policy E4 PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT ON EXISTING OR ALLOCATED BUSINESS, INDUSTRIAL, OR WAREHOUSING (B1, B2 AND B8 OR SIMILAR EMPLOYMENT GENERATING USES) SITES OR PREMISES WILL NOT BE ALLOWED. CHANGES TO OTHER NON-RESIDENTIAL USES WILL ONLY BE ALLOWED WHERE REASONABLE ATTEMPTS HAVE BEEN MADE TO LET OR SELL THE PREMISES IN THAT LOCATION FOR EMPLOYMENT USES, AND NO TENANT/PURCHASER HAS BEEN FOUND. |
Reasons and Explanations
(i) In some areas, considerable pressure exists for the conversion of employment sites to other land uses, such as housing. This is particularly the case in rural areas. However, the cumulative loss of employment sites will take its toll on the availability of local jobs, resulting in either higher local unemployment or increased commuting, both of which are contrary to the aims of this Local Plan. In addition, the Borough's housing requirement can be met without the release of further windfall housing sites.
(ii) Older employment sites can often make a valuable contribution to maintaining a valid portfolio of employment land, particularly in the provision of low cost premises. For this reason they should not be lost if they can continue in any way to play a role in the local economy.
(iii) Employment development can be defined as corresponding to Classes B1 B2 and B8 of the Town and Country Planning (Use Classes) Order 1987.
(iv) In respect of uses other than housing the Council may permit the redevelopment of existing and proposed employment sites where it is demonstrated that a suitable tenant or purchaser cannot be found. The Council will normally require the developer to submit evidence of marketing of the site for employment use for at least 12 months. The Council will seek advice from internal and /or external consultants to ensure that the marketing which has been undertaken is realistic. In assessing other uses the Council will have regard to other policies e.g. Shopping and Town Centre Development policies.
Policy Derivation
PPG4 "Industrial and Commercial Development and Small Firms"
PPS6 "Planning for Town Centres"
PPS7 "Sustainable Development in Rural Areas"
PPG13 "Transport"
EMPLOYMENT LAND ALLOCATIONS Policy E5 THE FOLLOWING SITES, AS IDENTIFIED ON THE PROPOSALS MAPS, ARE ALLOCATED FOR EMPLOYMENT DEVELOPMENT. THE SITES ARE PRIMARILY INTENDED TO BE DEVELOPED IN ACCORDANCE WITH THE SPECIFIED USE CLASSES BUT OTHER APPROPRIATE AND COMPLEMENTARY EMPLOYMENT GENERATING USES MAY BE ACCEPTABLE WHERE THESE COMPLY WITH OTHER POLICIES OF THE LOCAL PLAN. NORTHWICH E5.1 LAND AT GRIFFITHS ROAD ADJACENT TO LOSTOCK WORKS (1.84HA): B2, B8 E5.2 LAND AT LOSTOCK WORKS RAILWAY SIDINGS E5.3 LAND AT LOSTOCK WORKS HOUSE E5.4 SITE OF ENGINEERING WORKS, WINNINGTON AVENUE (5.53HA): B1, B2, B8 E5.5 WINNINGTON AND WALLERSCOTE URBAN VILLAGE E5.6 NORTHWICH TOWN CENTRE (2.20HA):
E5.7 LAND TO THE SOUTH AND WEST OF LOSTOCK GRALAM RAILWAY STATION E5.8 LAND ON DENTON DRIVE INDUSTRIAL ESTATE E5.9 REDUNDANT DEPOT, GRIFFITHS ROAD, TO BE DEVELOPED WITH REFERENCE TO POLICY E3 E5.10 LAND OFF MIDDLEWICH ROAD (3.95HA): B1, B2, B8 WINSFORD E5.11 LAND AT CHURCH STREET/OVERWAY E5.12 LAND TO WEST AND REAR OF BRIGHTON BELLE PUBLIC HOUSE, MIDDLEWICH ROAD E5.13 LAND OFF DEAKINS ROAD, WHARTON GREEN E5.14 LAND WEST OF ROAD ONE, SOUTH OF BOSTOCK ROAD (14.2HA): B1, B2, B8 E5.15 LAND ON EASTERN INDUSTRIAL ESTATE ANDERTON E5.17 SOOT HILL, ANDERTON E5.18 LAND AT RUNCORN ROAD LOSTOCK GRALAM E5.19 LAND AT JUNCTION OF A556 AND MANCHESTER ROAD (LOSTOCK TRIANGLE) TO BE DEVELOPED WITH REFERENCE TO POLICY E6 HELSBY E5.20 LAND AT BICC, HELSBY TO BE REDEVELOPED THE FOLLOWING SITE HAD THE BENEFIT OF PLANNING PERMISSION AS AT 31 MARCH 2004 E5.21 LAND ON GADBROOK EMPLOYMENT SITE (11.40HA): B1 |
Reasons and Explanations
(i) The allocation of sites has been concentrated in or on the edge of Northwich and in Winsford to accord with the Plan's overall locational strategy set out in Policy GS2. The 'edge of Northwich' means land within the defined policy boundaries of Hartford, Lostock Gralam, Lower Marston, Higher Wincham, Lower Wincham, Rudheath, Anderton, Barnton, Davenham, Moulton, Cuddington and Weaverham.
(ii) The identification of sites/areas for employment development enables the Council to meet the requirement for employment in the Borough.
(iii) To encourage the re-use of previously developed land the majority of new allocations are 'brownfield' sites. However, consideration has also been given to other factors such as creating a balance between the Borough's population to provide opportunities to reduce the need to travel, increasing employment opportunities within areas of high unemployment and meeting the needs of business through provision of a varied portfolio of sites. This means that greenfield sites are also included in the allocations.
(iv) The majority of land allocations are located within 400m of a regular bus route and/or 800m of a bus/train station to encourage travel to work by public transport.
(v) Proposals for developments at allocated sites must meet highway standards, as required by policy BE1 (iii) and BE1 (xvi). In particular highway improvements will be required at the following site:
E5.18 Runcorn Road - Right-turn facility on A533
(vi) Transportation Assessments will be required to be undertaken in accordance with Policy T1b in respect of the following sites:
E5.19 Land at the junction of A556 and Manchester Road (Lostock Triangle)
E5.20 Land at BICC, Helsby
E5.21 Land on Gadbrook Employment Park
E5.2 Land at Lostock Works Railway Sidings
E5.12 Land to West and rear of Brighton Belle Public House
E5.7 Land to the south and west of Lostock Gralam Railway Station
Transportation Assessments may also be required where sites are in sensitive locations.
(vii) Where appropriate proposals should accord with Policy T20 Travel Plans.
(viii) The following allocations form part of larger mixed use sites:
E5.6 Northwich Town Centre
Barons Quay Development Area
- Weaver Shopping Centre Extension Development Area
- Lock Street Site
- Land adjacent to Victoria Bridge
E5.5 Winnington/ Wallerscote Urban Village
E5.20 Land at BICC Helsby
These are covered by further policies in the General Strategy Chapter.
(ix) Acceptable use classes are specified beside the respective allocations to clarify the Local Planning Authority's intentions and give greater certainty to developers and neighbouring land users.
(x) The B1, B2 and B8 use classes are defined in the Town and Country Planning (Use Classes) Order 1987 (as amended). In summary:
B1 = Business uses including offices, research establishments and light industry (that can be carried out without detriment to the amenity of the area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit).
B2 = General Industry.
B8 = Storage (warehousing) or distribution.
A1 = Shops (including hairdressing, dry cleaners, post offices, etc).
A2 = Financial and professional services principally serving the public.
D1 = Non-residential institutions such as health centres, nurseries, educational facilities, public halls, churches etc.
D2 = Assembly and leisure uses.
Policy Derivation
PPG4 "Industrial and Commercial Development and Small Firms"
PPG12 " Development Plans"
PPG13 "Transport"
LOSTOCK TRIANGLE, LOSTOCK GRALAM Policy E6 DEVELOPMENT OF THE LAND AT THE JUNCTION OF THE A556 AND MANCHESTER ROAD, ALLOCATED IN POLICY E5.19 SHALL TAKE PLACE IN ACCORDANCE WITH THE FOLLOWING DEVELOPMENT PRINCIPLES: (i) THE HEIGHT, MASSING AND SITING OF BUILDINGS ALONG THE STUBBS LAND FRONTAGE AND THAT PART OF THE MANCHESTER ROAD FRONTAGE OPPOSITE RESIDENTIAL PROPERTIES SHOULD TAKE ACCOUNT OF THE LOCATION, SETTING AND RELATIONSHIP WITH EXISTING NEARBY RESIDENTIAL PROPERTIES. BUILDINGS ON THOSE FRONTAGES SHOULD BE NO MORE THAN TWO STOREYS IN HEIGHT; (ii) A LANDSCAPE BUFFER ZONE OF AT LEAST 25 METRES IN DEPTH BE PROVIDED ALONG THE STUBBS LANE FRONTAGE AND AT LEAST 20 METRES IN DEPTHS ALONG THAT PART OF THE MANCHESTER ROAD FRONTAGE OPPOSITE RESIDENTIAL PROPERTIES. ELSEWHERE A SUBSTANTIAL HIGH QUALITY LANDSCAPING BELT SHOULD BE PROVIDED, WHICH SHOULD INCLUDE EXTENSIVE TREE PLANTING AT THE SITE'S NORTH EASTERN APEX; (iii) THE SITE WILL ADDITIONALLY CONTAIN GENEROUS LANDSCAPING AND SHOULD BE PLANTED WITH SUITABLE SPECIES TO CONTRIBUTE TO THE COMMUNITY FOREST; (iv) EXISTING PONDS AND HEDGES WILL BE RETAINED, PROTECTED AND ENHANCED WHERE POSSIBLE IN ACCORDANCE WITH POLICY NE7. IF THEY ARE UNAVOIDABLY LOST THEY SHOULD BE REPLACED ELSEWHERE ON THE SITE. A NATURE CONSERVATION MANAGEMENT PLAN WILL BE REQUIRED; (v) A CYCLE PATH AND PEDESTRIAN NETWORK WILL BE PROVIDED TO WHICH ALL BUILDINGS WILL BE CONNECTED. CONNECTIONS TO THE SURROUNDING AREA WILL BE PROVIDED WHERE POSSIBLE; (vi) TRANSPORTATION ASSESSMENT WILL BE REQUIRED (REF POLICY T2) |
Reasons and Explanations
(i) The site is required to meet the employment land requirement and is served by good road and public transport networks.
(ii) Sensitive site design is essential to minimise the loss of amenity to surrounding residential areas and to preserve existing environmental features.
(iii) The site lies within the Mersey Community Forest boundary; sensitive planting is required to fit into the overall aims of the Community Forest Plan.
(iv) A prominent site such as this should display the highest design standards. The requirements listed in this Policy should be read in conjunction with policy E1 and 'Lostock Triangle, Lostock Gralam Development Brief - Supplementary Planning Guidance 8'.
(v) Before submitting planning applications for the development of the site, developers are advised to seek a 'scoping opinion' to establish the council's or Secretary of State's formal opinion on the information which should be supplied in any Environmental Statement required by the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999.
Policy Derivation
PPG13 "Transport"
Cheshire 2016 Structure Plan Alteration
NORTHWICH AND WINSFORD TOWN Policy E7 WITHIN THE SETTLEMENT POLICY BOUNDARIES AT NORTHWICH AND WINSFORD THE FOLLOWING CATEGORIES OF DEVELOPMENT FOR EMPLOYMENT PURPOSES (EXCLUDING RETAIL) WILL BE ALLOWED: (i) NEW DEVELOPMENT IN BUILDINGS OR ON SITES WHICH ARE NOT IDENTIFIED ON THE PROPOSALS MAPS; (ii) THE EXPANSION OR RELOCATION OF FIRMS TO SITES SUITABLE FOR EMPLOYMENT USES; (iii) THE CHANGE OF USE OF A BUILDING FOR BUSINESS PURPOSES; (iv) REDEVELOPMENT OF LAND PREVIOUSLY IN EMPLOYMENT USE IN ACCORDANCE WITH POLICY E3; WHERE NEW DEVELOPMENT IS PROPOSED ON A GREENFIELD SITE IT WILL NEED TO BE DEMONSTRATED THAT IT CANNOT BE LOCATED ON AN ALLOCATED SITE OR ON A SITE COMPRISING PREVIOUSLY DEVELOPED LAND. |
Reasons and Explanations
(i) There are firms, which because of their size or site needs, cannot be located on land allocated for employment purposes in policy E5.
(ii) This Policy includes the use of premises above shops for commercial and business purposes. However, it should be noted that the loss of ground floor shops to business or other purposes is restricted in the primary retail areas of Northwich and Winsford (policy STC8).
(iii) "Windfall" sites that come forward for development under this Policy will
contribute to the Borough's total employment land requirements.
(iv) Where possible further employment development should utilise existing buildings or be located on previously developed land in accordance with Government policy in PPG1: 'General Policy and Principles' and Regional Planning Guidance. Evidence will be required to show that previously developed sites located in sustainable locations and sites allocated in the Local Plan have been fully considered before proposing to develop on a greenfield site.
(v) Other appropriate and complementary employment generating uses may be acceptable provided that these remain ancillary to the main employment use.
VILLAGES OF ANDERTON, BARNTON, COTEBROOK, CUDDINGTON, DAVENHAM, EATON, FRODSHAM, HARTFORD, HELSBY, HIGHER WINCHAM, LACH DENNIS, LITTLE BUDWORTH, LOSTOCK GRALAM, LOSTOCK GREEN, LOWER MARSTON, LOWER WINCHAM, MARTON/WHITEGATE, MOULTON, OAKMERE, RUDHEATH, SWAN GREEN, TARPORLEY, UTKINTON AND WEAVERHAM. Policy E8 WITHIN THE SETTLEMENT POLICY BOUNDARIES OF ANDERTON, BARNTON, COTEBROOK, CUDDINGTON, DAVENHAM, EATON, FRODSHAM, HARTFORD, HELSBY, HIGHER WINCHAM, LACH DENNIS, LITTLE BUDWORTH, LOSTOCK GRALAM, LOSTOCK GREEN, LOWER MARSTON, LOWER WINCHAM, MARTON/WHITEGATE, MOULTON, OAKMERE, RUDHEATH, SWAN GREEN, TARPORLEY, UTKINTON AND WEAVERHAM THE FOLLOWING CATEGORIES OF EMPLOYMENT DEVELOPMENT WILL BE ALLOWED: (i) NEW DEVELOPMENT APPROPRIATE TO THE SCALE AND CHARACTER OF THE VILLAGE; (ii) THE EXPANSION AND RELOCATION OF FIRMS TO SITES SUITABLE FOR EMPLOYMENT USES WHERE THIS DEVELOPMENT IS APPROPRIATE TO THE SCALE AND CHARACTER OF THE VILLAGE; (iii) THE CHANGE OF USE OF A BUILDING FOR BUSINESS USE; (iv) REDEVELOPMENT OF LAND PREVIOUSLY IN EMPLOYMENT USE, IN ACCORDANCE WITH POLICY E3; PROVIDED THAT PROPOSALS ACCORD WITH POLICIES E1 AND BE1. WHERE NEW DEVELOPMENT IS PROPOSED ON A GREENFIELD SITE IT WILL NEED TO BE DEMONSTRATED THAT IT CANNOT BE LOCATED ON AN ALLOCATED SITE OR ON A SITE COMPRISING PREVIOUSLY DEVELOPED LAND. |
Reasons and Explanations
(i) This policy applies to the settlements of Anderton, Barnton, Cotebrook, Cuddington, Davenham, Eaton, Frodsham, Hartford, Helsby, Higher Wincham, Lach Dennis, Little Budworth, Lostock Gralam, Lostock Green, Lower Marston, Lower Wincham, Marton/Whitegate, Moulton, Oakmere, Rudheath, Swan Green, Tarporley, Utkinton and Weaverham.
(ii) There is a need to provide some job opportunities in the outlying settlements and in the rural areas, to enable local residents to find work within easy travelling distance of their homes.
(iii) In judging what constitutes "small scale", the Local Authority will consider the impact of the development on the locality. In particular, it will consider the impact of the quantity and type of traffic likely to be generated by the proposal, and the dominance of building(s) in the local scene.
(iv) The conversion of buildings of architectural or historic interest should not entail altering the details and proportions of a building in such a way as to adversely affect its original character. Guidance on what would be considered acceptable is given in Supplementary Planning Guidance 4 "Conversion of Traditional Rural Buildings: Design Guide".
(v) Employment development can be defined as development primarily involving one or several of the following business uses: office, light industry, general industry, storage and distribution. These correspond to classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987.
(vi) Where possible further employment development should utilise
existing buildings or be located on previously developed land in accordance with Government policy in PPS1: 'Delivering Sustainable Development". Evidence will be required to show that previously developed sites located in sustainable locations and sites allocated in the Local Plan have been fully considered before proposing to develop on a greenfield site.
EMPLOYMENT USES IN THE OPEN COUNTRYSIDE OUTSIDE THE GREEN BELT Policy E9 IN ALL PARTS OF THE BOROUGH WHICH LIE OUTSIDE OF THE SETTLEMENT POLICY BOUNDARIES AND OUTSIDE THE GREEN BELT, THE FOLLOWING CATEGORIES OF DEVELOPMENT FOR EMPLOYMENT WILL BE ALLOWED: (i) THE CHANGE OF USE OF A BUILDING FOR BUSINESS USE: (ii) THE SMALL SCALE EXPANSION OF EXISTING FIRMS ON EXISTING EMPLOYMENT SITES IN RELATION TO THE SIZE OF THE EXISTING BUILDING OR THE SIZE OF THE DEVELOPED PART OF THE SITE; (iii) REDEVELOPMENT OF LAND PREVIOUSLY IN EMPLOYMENT USE, IN ACCORDANCE WITH POLICY E3; (iv) SMALL SCALE NEW BUILDINGS IN RELATION TO FARM DIVERSIFICATION IN ACCORDANCE WITH POLICY RE12. PROVIDED THAT PROPOSALS: (a) COMPLIES WITH POLICY BE1; (b) IN THE CASE OF CHANGE OF USE THE PROPOSAL COMPLIES WITH POLICY GS6. |
Reasons and Explanations
(i) A balance is sought between preserving the character of the countryside on the one hand, and encouraging diversification of the rural economy on the other. The latter is particularly important and in the light of recent changes in agriculture, with the need to provide alternative job opportunities for rural residents.
(ii) Existing agricultural buildings form an important resource for the rural economy. Many can be used for business purposes with minimal changes to the fabric of the building. The bulk of provision for rural employment can be met in this manner.
(iii) While the open character of the countryside is highly valued, it is not the Borough Council's intention to create difficulties for successful firms who need to modernise or expand. Provided the development is not unacceptable in other respects, the redevelopment and expansion of existing firms is to be encouraged.
(iv) In judging what constitutes "small scale", the Local Planning Authority will consider the impact of the development on the locality. In particular, it will consider the impact of the quantity and type of traffic likely to be generated by the proposal, and the dominance of building(s) in the local scene.
(v) Whilst an existing rural building may be suitable for small-scale light industrial or commercial use without undue detriment to the environment, expansion of that use may create significant problems because of its rural location. Therefore, an applicant may also be required to enter into a legal agreement, limiting the scale and type of activity operating from a redundant building.
(vi) Similarly, permitted development rights may be removed in order to control the intensity of employment use.
(vii) Employment development can be defined as development primarily involving one or several of the following business uses: office, light industry, general industry, storage and distribution. These correspond to classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987.
Policy Derivation
PPS7 " Sustainable Development in Rural Areas"
Cheshire 2016 Structure Plan Alteration Policies R2, GN2
EMPLOYMENT USES IN THE GREEN BELT INCLUDING WASHED OVER GREEN BELT VILLAGES Policy E10 WITHIN THE GREEN BELT DEVELOPMENT FOR EMPLOYMENT WILL NOT BE ALLOWED EXCEPT FOR: (a) LIMITED INFILLING OR REDEVELOPMENT AT THE FOLLOWING MAJOR DEVELOPED EMPLOYMENT SITES, IDENTIFIED ON THE PROPOSALS MAP: E10.1 WEAVER PARK INDUSTRIAL ESTATE, SUTTON WEAVER E10.2 FORRESTERS SITE, MILL LANE, KINGSLEY E10.3 EDEN VALE WORKS, BRYN, CUDDINGTON E10.4 MARLEY TILE WORKS, DELAMERE E10.5 FRODSHAM ELECTRICITY SUB STATION E10.6 CROWTON MILL, AINSWORTH, CROWTON PROVIDED THAT: (i) THE PROPOSALS HAVE NO GREATER IMPACT THAN THE EXISTING DEVELOPMENT ON THE OPENNESS OF THE GREEN BELT AND THE PURPOSE OF INCLUDING LAND IN IT; (ii) REDEVELOPMENT WOULD RESULT IN SIGNIFICANT ENVIRONMENTAL IMPROVEMENT, CONTRIBUTE TO THE ACHIEVEMENT OF THE OBJECTIVES FOR THE USE OF THE LAND IN THE GREEN BELT AND COMPLY WITH POLICY E3; (iii) THE BUILDINGS DO NOT EXCEED THE HEIGHT OF THE EXISTING BUILDINGS; (iv) LIMITED INFILLING DOES NOT LEAD TO A MAJOR INCREASE IN THE DEVELOPED PROPORTION OF THE SITE AND REDEVELOPMENT DOES NOT OCCUPY A LARGER AREA OF THE SITE THAN THE EXISTING BUILDINGS. (b) THE CHANGE OF USE OF AN EXISTING BUILDING (SEE POLICY GS6) |
Reasons and Explanations
(i) New development is generally considered inappropriate in the Green Belt (Ref policy GS3). However, exceptions are made in the case of existing buildings, providing their conversion and re-use does not increase their impact on the Green Belt.
(ii) There is an historical legacy of industrial sites in the Green Belt. Many of these play a important role in providing local employment, and others have the potential to contribute to balanced, sustainable rural communities. It is important that provision is made for a working countryside, without prejudicing the purposes of Green Belt designation. Existing industrial sites are therefore given scope, through this Policy, to be able to adapt and change to meet modern business requirements. However, the extent to which they are able to do so is tightly controlled by this Policy and policies E3 and E4 and will only be permitted within the areas defined on the Proposals Map.
(iii) Quarries and mineral workings in the Green Belt are covered by the policies in the Cheshire Minerals Local Plan, available from Cheshire County Council.
(iv) Whilst a redundant building may be suitable for small-scale light industrial use without undue detriment being caused to the environment, expansion of that use may create significant problems because of its rural location. Therefore, an applicant may also be required to enter into a legal agreement limiting the scale and type of activity operating from a redundant building.
(v) Similarly, permitted development rights may be removed by means of a planning condition in order to control the intensity of the employment-use.
Policy Derivation
PPG2 "Green Belts"
PPS7 "Sustainable Development in Rural Areas"
Adopted Vale Royal Borough Local Plan First Review Alteration June 2006
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