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| Chapter 8 |
| Business |
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Context |
| 8.1 |
As a largely rural district, Wealden's
economy is dominated by the service sector, notably retailing, tourism,
catering and public services. The manufacturing sector, although relatively
small, has grown over recent years against wider trends, reflecting
the proximity of the District to the prosperous Gatwick and Crawley
economies. It has good representation in food and drink, several forms
of engineering, plastics, data processing and publishing, with a growing
high-tech sector, particularly at Uckfield. |
| 8.2 |
While Wealden's economy is characterised
by high levels of employment (less than 2% unemployment within the
District overall), remuneration levels are relatively low, reflecting
the high proportion of service sector jobs. This has been a significant
contributory factor in the high levels of out-commuting, mainly to
the nearby larger towns of Eastbourne and Tunbridge Wells. |
| 8.3 |
Wealden has a predominantly small firm
economy, with 90% of companies in the District employing less than
ten people. While the District has few larger employers, there is
evidence that a significant proportion of local businesses have plans
to grow and expand in the longer term. |
| 8.4 |
The resident workforce of the District,
is expected to grow during the plan period by almost 6%. Ensuring
that adequate provision for new business development, to provide local
jobs for the expanding workforce and help to reduce out-commuting,
as well as fostering a diverse and healthy economy are therefore important
considerations for the Plan. |
| 8.5 |
The Government expects the planning system
to support the development of a prosperous economy. National planning
guidance encourages business development in locations that minimise
the need to travel, especially by car. This applies particularly to
activities that attract a large number of trips. A better balance
between homes and jobs is sought in both urban and rural areas. |
| 8.6 |
Regional Planning Guidance for the South
East gives priority to regenerating the East Sussex coastal towns,
within a sustainable development framework. The South East of England
Regional Development Agency's Regional Economic Strategy published
in 2002 also supports this priority and seeks to promote measures
to attract new investment in to the Sussex sub-region. The Structure
Plan sets out the basis for providing business land and floorspace,
including provision for new allocations in the towns where major growth
is planned, and specifically at Polegate, which is identified in the
Structure Plan as a location for a new high quality business park. |
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Strategy |
| 8.7 |
The Plan's objectives in relation to the
provision of business land and premises, have regard to the wider
aims of the Plan the Council's objectives for economic development,
planning policy, the Structure Plan requirements and local economic
conditions. The main business related objectives are: |
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(1) |
to increase the opportunities for residents
to work locally and reduce the need for commuting; |
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(2) |
to provide a range of business sites to
meet the needs of local businesses, including small firms, and to
attract inward investment that would help broaden the economic base; |
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(3) |
to provide for the majority of new business
development in towns, well related to planned housing development,
consistent with environmental objectives and reducing the need to
travel especially by car; |
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(4) |
to assist the economy of rural areas by
allowing business opportunities in the villages where appropriate; |
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(5) |
to encourage the retention and effective
use of existing business sites, particularly in locations accessible
by public transport, walking and cycling; and |
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(6) |
to foster high quality and accessible
business environments in both new and existing business areas through
careful attention to the layout and design of development and to the
provision of ancillary facilities. |
| 8.8 |
The strategy recognises that it will be
vital to ensure that there are sufficient business sites and premises
across the District. Taking account of sustainability objectives,
the towns should continue to be the main locations for employment
in the District. Even so, it is appropriate to continue to provide
for employment within the rural areas themselves, especially in "service
centre" villages, in order to support the rural economy and prevent
settlements becoming dormitory in nature. The need to allow for farm
diversification to maintain a living and working countryside is also
recognised in the Plan. |
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Criteria Applicable to
all Business Developments |
| 8.9 |
The Council aims for a high standard of
design in all business development and seeks to achieve this through
Policy BS1. Proposals should combine fitness for purpose with quality
buildings and spaces around them, including landscape treatments,
to the benefit of both occupiers and the wider environment. Proposals
should take account of the general nature of adjacent development
and have regard to a site's prominence. Where external storage is
acceptable, this should be well screened from public vantage points
and should not interfere with areas set aside for parking or manoeuvring. |
| 8.10 |
Transport policies elaborate on the importance
of good access by a variety of modes of transport. Business development
must comply with Policies TR1 and TR2 of this Plan and should make
provision for sufficient parking and manoeuvring space within the
site in accordance with prevailing standards. Developments likely
to have significant transport implications should be accompanied by
a transport assessment and a travel plan. |
| 8.11 |
All proposals for business development
will be assessed against Policy BS1, including new development, changes
of use, extensions and intensification, irrespective of the site's
location. The remainder of this chapter sets out separate policies
guiding the location of business development and the importance of
protecting existing business sites: these will be applied in conjunction
with Policy BS1. |
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| Policy BS1 |
| All development proposals
for business, industrial and warehousing purposes falling within
Use Classes B1, B2 and B8, together with similar and complimentary
'sui generis'* commercial uses, should meet the following criteria,
as applicable: |
| (1) |
be of a nature and
scale appropriate to the function and character of the settlement
and its local environment; |
| (2) |
not create or perpetuate
unacceptable highway, safety or environmental conditions by
virtue of additional traffic, vehicular routings, congestion,
pollution, access or parking; |
| (3) |
not have an adverse
impact on the amenities of nearby properties or the immediate
locality by virtue of the scale and nature of use, noise, dust,
fumes or the general level and nature of activities; |
| (4) |
make provision for
access by means of transport other than the car; |
| (5) |
the design and scale
of the development, its siting and layout and the proposed access
arrangements, parking and landscaping are appropriate to the
site and, where appropriate, assist its enhancement; |
| (6) |
in respect of warehousing
or sui generis uses, it would not unduly prejudice the availability
of land or premises for B1 and B2 uses. |
| Matters such as the
nature of the proposed use, hours of operation, noise levels,
use of external areas, including parking and access arrangements,
may be controlled by planning conditions and in some circumstances,
planning obligations will also be required. |
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Business Areas in Towns
and Villages |
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Main Business Areas |
| 8.12 |
It is considered appropriate to clearly
identify the main locations for business activity in the District.
For accessibility and environmental reasons, offices, industry and
warehousing uses should be focussed within towns and villages and
not in the surrounding countryside. |
| 8.13 |
As discussed above, the towns are also
regarded as the most sustainable locations for new business development,
particularly as most new housing development will occur there. At
the same time, the allocations in the villages are consistent with
their service centre function, ensuring the availability of employment
opportunities and a diversity of business sites across the District.
Policy BS2 defines the main business areas within the District's towns
and villages, which are also shown in Figure 8.1. |
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New Business Allocations |
| 8.14 |
The need to allocate additional land for
business development is determined in the Structure Plan. For the
purposes of planning for future business growth, the Structure Plan
divides Wealden District in to two policy areas. The north of the
District, including Crowborough and Uckfield and surrounding areas
are classified as the North Central Area (North Wealden). The south
of the District, including Heathfield, Hailsham, Polegate and Willingdon
and surrounding areas are combined with Eastbourne in recognition
of the strong functional relationships between the two areas and is
referred to as the South Central Area. The Structure Plan includes
guidance on the total requirement for business floorspace and land
within these policy areas together with the requirement for additional
floorspace to be met through new allocations, having regard to existing
commitments, completions and workforce growth. |
| 8.15 |
A key task of the Local Plan is therefore
to ensure that there is sufficient land for business development to
meet these Structure Plan guidelines. Table 8.1 indicates the progress
made towards meeting the Structure Plan in each of the two policy
areas. Table 8.1 also shows the total amount of additional new business
development proposed in this Plan to meet the Structure Plan, taking
account of the amount of business development that has taken place
since 1996, sites with planning permission, allocations in the current
Adopted Local Plan and proposed de-allocations. |
| 8.16 |
The way in which new business development
has been allocated in the District has been determined with regard
to: |
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1. |
the needs arising from planned housing
growth and other employment trends, including the objective to secure
a reduction in net out-commuting and to broaden the economic base
of the local economy. |
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2. |
Commercial property market analysis and
assessments of demand, drawing on published studies and historic development
trends. |
| 8.17 |
The principal new allocation of business
land in the District is proposed at Polegate (see Policy PW3). A total
of about 7ha of land has been identified adjacent to the A27 Polegate
By-pass for a major new high quality business park. As set out in
chapter 9 and Policy PW3, the Polegate Business Park will be phased
in line with improvements which need to be carried out to the A27
trunk road as well as other improvements to the County road network
and public transport facilities. |
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Table 8.1 Structure
Plan Business Floorspace Requirements Position as at April 2001 by
Structure Plan Policy Area |
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North Wealden
(North Central Area) |
South Wealden (South Central
Area) |
| Wealden District |
Eastbourne Borough |
Total |
| Completions (1.4.96-31.3.01)
(m2) |
6,515 |
18,175 |
8,131 |
26,306 |
| Commitments (m2) |
17,051 |
27,900 |
36,580 |
64,480 |
| Allocations in current adopted
plans (m2) |
28,995 |
22,188 |
48,700 |
70,888 |
| Proposed De-allocations (m2) |
0 |
-13,451 |
0 |
-13,451 |
| Proposed New Allocations (m2) |
0 |
25,000 |
20,000 |
45,000 |
| Total (m2) |
52,561 |
79,812 |
113,411 |
193,223 |
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| Total Structure Plan Requirement
(m2) |
50,000-60,000 |
175,000-200,000
30,000-50,000
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| Additional Structure Plan
Requirement (m2) |
0 |
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Proposed Deletions of
Existing Allocations |
| 8.18 |
In line with Government advice it is proposed
to delete those business allocations in the current adopted Local
Plan with little prospect of being implemented, notably: |
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(1) |
Land at Old Swan Lane, Hailsham (see chapter
15); |
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(2) |
Land at Station Road, Hailsham (see chapter
15); and |
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(3) |
Land at Mountney Bridge, Westham (see
chapter 19). |
| 8.19 |
The existing business allocation at Ghyll
Road, Heathfield in the current adopted Local Plan has been amended
to allow for a mixed business and residential scheme in recognition
of the exceptional constraints in developing the site solely for business
purposes (see Policy HE1). This Plan also proposes to reallocate the
existing business area at East Hoathly for a mix of business, residential
and community uses, in view of the constraints which have limited
take-up of the vacant parts of the site in recent years. |
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Range of Business Activities
within the Main Business Areas |
| 8.20 |
The range of uses that would be acceptable
within the main business areas is defined in Policy BS2, although
some business areas will also be subject to site-specific policies. |
| 8.21 |
A particular objective of the East Sussex
Structure Plan is to improve both the range and quality of jobs in
the area. The availability of high quality sites and premises is considered
to be a key element in attracting the necessary inward investment
to achieve this. The Ashdown Business Park at Maresfield and the proposed
new allocation for the Polegate business park are identified in the
Structure Plan as important locations for major high quality business
development. The range of uses that would be acceptable includes offices,
research and development and light industry. Planning permission will
be granted only for proposals which accord with the Ashdown Business
Park Planning and Development Brief, which was published as supplementary
planning guidance in March 2000 or which accords with Policy PW3 in
the case of the Polegate Business Park. The Ashdown Business Park
is defined as a main business area in this plan on the basis that
in October 2001 the District Council resolved to grant planning permission
for development of the site subject to completion of a Section 106
agreement. |
| 8.22 |
As Wealden's economy is comprised predominantly
of small firms, the Council' seeks to support the small firm sector
and to stimulate the development of additional small business units.
Most of the main business areas identified in Policy BS2 are suitable
for a variety of premises sizes, including accommodation for small
firms. The proposed new business allocation at Polegate and the new
mixed use allocations at East Hoathly (Policy V2) and Buxted (Policy
V3) will also offer opportunities for the provision of small business
units consistent with the particular aims for these sites. |
| 8.23 |
Policies E5 and W9 (a) of the Structure
Plan allow in exceptional cases for waste management facilities to
be established on existing industrial and commercial sites within
or adjoining built-up areas or on sites where industrial or semi-industrial
forms of development (including allocations) would be acceptable.
Those policies would not however apply to the proposed new allocation
at Polegate or to the proposed Ashdown Business Park where the aim
is to achieve a high quality business environment in line with the
Structure Plan. The identification of sites for waste management facilities
is a matter for the East Sussex Waste Local Plan. Such uses would
only be accepted within the other main business areas where a strategic
need has been demonstrated and subject to the criteria in Policy BS1
and other relevant site specific policies of this Plan. |
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| Policy BS2 |
| The sites listed below,
and defined on the Proposals Map, are allocated as main business
areas. |
| 1. |
Millbrook, Crowborough |
| 2. |
Farningham Road,
Crowborough |
| 3. |
Lexden Lodge, Crowborough |
| 4. |
Park Road, Crowborough |
| 5. |
Diplocks Way, Hailsham |
| 6. |
Station Road, Hailsham |
| 7. |
Station Road/Old Swan
Lane, Hailsham |
| 8. |
Browning Road, Heathfield |
| 9. |
Ghyll Road, Heathfield |
| 10. |
Burwash Road, Heathfield |
| 11. |
Polegate Business
Park, Polegate |
| 12. |
Chaucer, Polegate |
| 13. |
Ashdown Business Park,
Maresfield |
| 14. |
Bellbrook, Uckfield |
| 15. |
Ridgewood, Uckfield |
| 16. |
Hackhurst Lane, Lower
Dicker |
| 17. |
Station Road, Forest
Row |
| 18. |
Merrydown, Horam |
| 19. |
Durgates, Wadhurst |
| 20. |
Wadhurst Business
Park, Wadhurst |
| 21. |
Mountney Bridge,
Westham |
| Within these sites,
proposals for development falling within Use Class B1 will be
permitted. Proposals for uses falling within Use Classes B2
and B8, together with similar and complimentary 'sui generis'*
uses, will only be permitted subject to the criteria in Policy
BS1 and other relevant site specific policies. Other uses will
not be permitted unless specifically provided for by other policies
of the Plan. |
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Proposals for Other New
Business Sites within Development Boundaries |
| 8.24 |
Government policy is not to seek a rigid
separation of residential and business activities. It also encourages
mixed-use development both within town centres and in areas of major
new development, to help create vitality and diversity and to reduce
the need to travel. It states that a wide range of businesses may
be satisfactorily undertaken within residential or rural areas without
unreasonably interfering with the enjoyment of amenities or prejudicing
the character of the area. |
| 8.25 |
It is considered consistent with sustainability
principles and local economic circumstances to allow other employment
proposals to come forward elsewhere in towns and villages, as defined
by their development boundaries. To be acceptable, these should be
compatible with local environmental and amenity considerations, and
of an appropriate scale |
| 8.26 |
New business development, both buildings
and use of land, can rarely be satisfactorily incorporated in open
countryside because of the landscape impact and because the introduction
of commercial activity, including traffic, is generally intrusive
in the rural scene. There is specific provision for the reuse of rural
buildings in the countryside for business purposes and for the expansion
of existing business sites in limited circumstances in Policies DC7
and BS4 respectively. |
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| Policy BS3 |
| Proposals to establish
business activities or to expand existing activities will be
allowed on sites outside the main business areas but still within
development boundaries, as defined on the Proposals Map, subject
to the criteria at Policy BS1. New business sites will not be
allowed outside development boundaries unless specifically provided
for by other policies of the Plan. |
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Business Sites in the
Countryside |
| 8.27 |
The main thrust of the Council's general
policies relating to the countryside is to continue to restrain new
development and to maintain its essential environment and landscape
character, with particularly careful control in the Areas of Outstanding
Natural Beauty together with other designated areas and especially
vulnerable landscapes. New industrial and commercial development outside
development boundaries is resisted in accordance with Policy BS3 above. |
| 8.28 |
Notwithstanding this, there are already
a number of industrial and commercial concerns located outside of
settlements. To help promote the rural economy and, where appropriate,
to retain key employers, proposals for expansion, redevelopment or
intensification will be permitted within existing sites, subject to
certain criteria. Environmental considerations remain critical and
such development should only be permitted where it can be demonstrated
that the landscape and rural character of the countryside would be
conserved or improved and that other environmental, local amenity,
traffic, access, layout and design considerations are satisfactorily
handled in keeping with the surroundings. |
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| Policy BS4 |
| Proposals for redevelopment
or intensification of existing business sites outside development
boundaries will be permitted for business purposes where the
following criteria are met:- |
| (1) |
it would not detract
from the distinctive rural environmental qualities or the amenities
of local residents by virtue of the use of the site, the siting,
design and scale of the development or its access or associated
traffic generation; |
| (2) |
in respect of proposals
likely to create a significant number of jobs, should be well
located in relation to towns or villages and be readily accessible
by public transport. |
| Exceptionally, the
outward expansion of an existing business site outside development
boundaries will be permitted where it can be demonstrated that
it would guarantee the retention of an employment use which
is important to the local economy, subject to the above criteria
and there being no suitable alternative site available. |
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Safeguarding of Existing
Business and Commercial Sites/Premises |
| 8.29 |
The need for a policy to retain existing
business sites and premises is supported by recent business surveys
which show that there is a need for readily available business accommodation,
particularly small units. Such a policy will ensure that the need
for greenfield land allocations is minimised in achieving a better
balance between homes and jobs. This is consistent with Regional and
Structure Plan policies. |
| 8.30 |
There are many existing business sites
scattered throughout the towns, villages and in the countryside that,
collectively, are important to the range of available accommodation,
provide a significant number of local jobs and contribute to the vitality
and prosperity of the area. The loss of such sites to other uses may
not be readily compensated for by provision elsewhere, would lessen
employment opportunities for local people and may add to the dormitory
nature of settlements. Business premises close to town and village
centres are particularly valuable in supporting their commercial role.
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| 8.31 |
The loss of existing business sites to
other non-employment uses will therefore be resisted provided that
their retention would not perpetuate local environmental or amenity
problems or where it can be demonstrated that it would no longer be
a viable proposition. In applying Policy BS5, the term "existing business
land and premises" is taken to mean that which is or was last used
for any use falling within Use Classes B1-8 or any vacant site which
has a valid planning permission for employment uses. It is also taken
to include other similar sui generis commercial uses that can be typically
found on an industrial estate, including petrol filling stations. |
| 8.32 |
In assessing the viability of retaining
land and premises for business use, consideration will be given to
the length of time a site or premises has remained vacant and the
effectiveness of marketing efforts, including the appropriateness
of the price for the property for the relevant business uses. |
| 8.33 |
Exceptionally, the Structure Plan allows
existing business sites located within or adjoining built-up areas
or where industrial or semi-industrial forms of development would
generally be acceptable, to be used for waste recycling, transfer
or treatment facilities. Such uses will only be accepted where a strategic
need has been demonstrated and subject to the criteria in Policy BS1
and other relevant policies of the Plan. Planning for new sites for
waste recycling facilities is normally a matter for the Waste Local
Plan produced by East Sussex County Council. |
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| Policy BS5 |
| Existing business
land and premises shall be safeguarded for their employment
potential and their change of use to other purposes will not
be permitted, except where: |
| (1) |
it is satisfactorily
demonstrated that the site or premises, with or without adaptation,
are: |
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a) |
no longer capable
of economic re-use for the present use or an appropriate alternative
employment use; and |
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b) |
that there is no
demand at present or likely to arise in the future to justify
the site's retention for employment use; or |
| (2) |
continued use or
any alternative employment use would be likely to cause demonstrable
harm to the environment or the amenities of local people. |
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Home-based Business Activities
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| 8.34 |
In Wealden, there are several thousand
people who work from home. It is assumed that this will increase as
communications technologies, including the wider use of broad band,
develop. |
| 8.35 |
This is generally welcomed since it helps
to retain more employment locally to the benefit of the District's
economy, as well as bring about reduced commuting. However, if a business
does become unduly dominant or intrusive to local amenities as a consequence
of either the nature of the operations or its expansion, then the
Council would properly seek to restrict such activity. It follows
that suitable business activities will generally be small scale, not
noisy in nature and not generate abnormal traffic flows. |
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| Policy BS6 |
| Proposals for home-based
business activities will be permitted where the following criteria
are met:- |
| (1) |
the business is not
likely to have a detrimental effect on the amenities of properties
or the character of the area by virtue of its nature and scale
of operation or its access and traffic generation; |
| (2) |
the accommodation,
including parking, is likely to meet the long term needs of
the business. |
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