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CHAPTER 9: BUSINESS AND INDUSTRY
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9.1
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Introduction
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| 9.1.1 |
This Chapter is concerned predominantly with land uses which
fall within part B of the Use Classes Order as defined by the 1990 Town
& Country Planning Act. The B Use Class covers employment development for
office (B1a), research and development (B1b), light industrial (B1c), general
industrial (B2) and storage and distribution uses (B8). The
Chapter also considers those sui generis non retail commercial uses which
have similar characteristics to Class B uses. (1)
Additional guidance is given on the closely allied business and conference
tourism sector. |
| 9.1.2 |
Employment opportunities are increasingly being created in
other Use Classes such as hospitals, educational establishments and the
leisure and retail industries. Key policies relating to these sectors are
contained in other chapters. |
| 9.1.3 |
The Plans Business and Industry policies support a number
of regional, sub regional and local strategies to which the Council is party.
These include the Wolverhampton Partnership's Regeneration Strategy, the
Wolverhampton Neighbourhood renewal Strategy and the implementation programmes
of the Regional Economic Strategy and European Union Objective 2. Of particular
significance is the Plan's ability to realise the objectives of the Wolverhampton
Community Plan, the most relevant of which to this Chapter are: |
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- to contribute towards a wealth generating city by
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promoting and opening up sites for business development |
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safeguarding existing jobs by allowing companies to expand
and protecting viable employment premises from redevelopment |
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- to contribute towards a green city by:
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encouraging the reuse of prominent empty buildings |
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- to contribute towards a City of communities and Neighbourhoods by:
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targeting employment opportunities in areas of high unemployment
and poverty to reduce the worst differences between the least well off neighbourhoods
with the rest of the City |
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| Supporting documents |
| 9.1.4 |
A background paper has been produced to support the Plan's
business and industry policies and proposals. The paper incorporates the
results of several studies which have been used to inform the Plan: |
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- Regional Employment Land Study (2001)
- Wolverhampton Economic Prospects; a report to Wolverhampton Task
Force (2001) (Prism consultants)
- West Midlands Regional Planning Guidance Review - A Study into the
future of Employment Land Provision in the West Midlands (Chesterton)
- Analysis of enquiries to the Council and its partners for land and
premises (ongoing)
- Market Sensitive Appraisal of Industrial Land and Premises in Wolverhampton
(1997) (GVA Grimley)
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| 9.1.5 |
Each of these reports is available from the Council. |
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| National and Regional Policy context |
| 9.1.6 |
National planning guidance is set out in a number of Planning
Policy Guidance Notes (PPGs) and Regional Planning Guidance (RPG). Major
changes in national planning policy since 1993 require a review of the policy
approach as set out in the first Wolverhampton UDP. In particular, changes
in PPG6 (1996), PPG12 (2000) and PPG13 (2001) have placed much greater weight
on the importance of the planning system in promoting more sustainable patterns
of development. |
| 9.1.7 |
PPG 6 'Town Centres and Retail Developments' (1996) supports
the protection of industrial and commercial land from retail development,
especially where it can be shown to have the effect of limiting the range
and quality of sites in such uses. The guidance also introduces the concept
of the sequential test under which town centres are regarded as the normal
location for development that attracts lots of people such as commercial
offices. |
| 9.1.8 |
PPG12 'Development Plans' (2000) states that in preparing
development plans, local authorities can create the conditions in which
businesses can thrive and prosper. Local authorities should take account
of the need to revitalise and broaden the local economy, the need to stimulate
employment opportunities and the importance of industrial and commercial
development particularly in the growing knowledge driven sector. A range
of sites suitable for existing and future businesses should be provided
for. |
| 9.1.9 |
The contents of PPG 13 'Transport' (2001) advises that job
creating development should be in locations that offer a realistic choice
of modes of transport. Office developments should be directed to areas which
are or may be highly accessible by public transport. It also advises that
harnessing the use of new technologies can help to reduce the need to travel. |
| 9.1.10 |
Regional Planning Guidance (1998) (RPG11) stresses the need
to regenerate the metropolitan areas of the West Midlands region in order
to support urban renaissance and reverse historic decentralisation into
the shires. It also: |
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- Emphasises the need to diversify the economy through encouragement
of growth industries, the service sector, high technology activity and
inward investment
- Advises that a range of employment sites should be offered 'to reflect
the differing development needs of businesses and to give a choice in
terms of size and quality';
- Locations should minimise reliance on the car for access and should
provide for the juxtaposition of employment and residential uses.
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| 9.1.11 |
While draft review Regional Planning Guidance carries forward
this general approach, it adopts a more sophisticated spatial strategy which
promotes a series of 'high technology corridors' as the catalyst for economic
diversification in the West Midlands. The Guidance also encourages development
plans to facilitate the development of 'clusters' of successful and growing
businesses in order to promote economic regeneration and reduce reliance
on declining manufacturing sectors. Wolverhampton is identified as a key
location within the Wolverhampton-Telford high technology corridor where
such cluster development should be promoted. |
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| The Local Economy |
| 9.1.12 |
The Business and Industry Background Paper emphasises the
City's high levels of unemployment, narrow economic base and its dependence
on declining industries, and correspondingly low levels of activity in 'growth'
sectors. |
| 9.1.13 |
The Wolverhampton Economic Prospects Report (2001) predicts
significant changes to the size and structure of the local economy over
the UDP period. Overall levels of employment are anticipated to contract
to 2011, but this is predicted to contrasted by an increase in total output,
indicating that firms will continue to invest in more efficient means of
production. |
| 9.1.14 |
These changes in the economy of the City are exacerbated by
skill problems in the local workforce. The new jobs likely to be created
in the service sector are dominated by managerial, professional and skilled
technical occupations. Without significant levels of training, the local
workforce will experience increasing problems in competing for new job opportunities,
resulting in increased levels of in commuting. |
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| Regional Policy initiatives |
| 9.1.15 |
The City's economic vulnerability is reflected in and recognised
by its inclusion in a wide range of European, national, regional and local
funding and other initiatives. These include EU Objective 2, UK Government
Assisted Area status (Tier 1 and 2), Single Regeneration Budget; and Advantage
West Midlands Regeneration Zone. The UDP Strategy, as set out in Chapter
2, has been developed alongside the strategic approaches being promoted
by these initiatives in order to maximise their effectiveness and provide
a clear framework for investment decisions. |
| 9.1.16 |
The implementation of these initiatives is underpinned by
the Regional Economic Strategy (RES) produced by the Regional Development
Agency (RDA) and set within the overall framework of Regional Planning Guidance.
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| 9.1.17 |
The implementation of the RES is being carried forward by
the 'Agenda for Action' which sets out a shortlist of priority projects.
These projects range from spatially targeted initiatives to more thematic
and sectoral assistance programmes. The most significant of these in terms
of the land use planning system are: |
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- Regeneration Zones
- Sectors and Clusters
- High Technology Corridors
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| 9.1.18 |
Regeneration Zones provide the framework by which UK Government
and EU resources can be targeted effectively to areas of greatest need in
order to realise maximum benefit. The RES identifies six Regeneration Zones
(RZ). The Walsall, Wolverhampton and South Staffordshire Regeneration Zone
covers the great majority of central and eastern Wolverhampton including
all the major concentrations of industrial activity in the City. |
| 9.1.19 |
The RES also promotes the concept of cluster development
to drive the sustainable economic development of the region by attracting
growth sector organisations. Clusters are groups of companies and organisations
in related industries that have economic links through, for example, trading,
common skills and infrastructure, or other areas of mutual interest. |
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| 9.1.20 |
The Agenda for Action identifies a number of target clusters
that are either established (transport technologies, building technologies,
food and drink, tourism and leisure, high value added consumer products);
growing (information and communication technology, specialist business and
professional services and environmental technologies) or embryonic / aspirational
(interactive media, medical technologies). Appropriate clusters will be
encouraged to locate within the Regeneration Zone and High Technology Corridors. |
| 9.1.21 |
The Rover Task Force Report, published in June 2000 identified
the promotion of three 'High Technology Corridors' as a means of diversifying
and modernising the Region's economic base. These corridors now form a principal
element of the spatial strategy of draft review Regional Planning Guidance.
One of the selected corridors links Wolverhampton with Telford via the A449/M54
axis. The corridors were selected on the basis of the following characteristics: |
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- The potential to attract and develop more high tech, high value added
businesses by virtue of the presence of Universities, research institutions
or property opportunities;
- They were located in areas heavily dependent upon the automotive sector.
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| 9.1.22 |
The corridor has deliberately not been tightly defined. It
is more relevant to interpret it as an approach to discovering and delivering
opportunities in a range of key established nodal points within the corridor,
such as Wolverhampton Science Park or Wolverhampton Business Park. |
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| UDP Strategy |
| 9.1.23 |
The Council's ability to tackle underlying economic issues
is severely constrained. The regeneration of the local economy is governed
by the state of the national economy, levels of central government / EU
policy and capital spending, and the actions of the private sector. However,
the UDP is of crucial importance in complementing the regional policy initiatives
described above, and local regeneration programmes, and can provide a clear
framework for private sector investment. |
| 9.1.24 |
In order to fulfil these requirements, the Plan adopts a flexible
and positive policy framework. The UDP can ensure the protection of key
sites and provide a good choice of sites to meet, as far as possible, the
full range of business requirements. Employment growth will be promoted
principally at key nodal points located on a series of three of the Strategic
Regeneration Corridors; the A449 Stafford Road Corridor, the Bilston Corridor
and the Wednesfield Corridor. The Stafford Road corridor is of particular
importance to the implementation of the Plan's strategy. It contains a number
of the City's larger employers, including the University of Wolverhampton
and Wolverhampton Business and Science Parks. By virtue of its excellent
communication links, high quality development opportunities and existing
businesses, the corridor has the potential to attract high profile, growth
sector cluster organisations and has a key role in supporting a range of
initiatives in the Wolverhampton - Telford High Technology Corridor. |
| 9.1.25 |
The Plan also contains policies which set out to support
the growth and expansion of indigenous firms, as well as the attraction
of new businesses into Wolverhampton. The Plan contains design guidance
for new employment development, and seeks to ensure that local people are
able to benefit from new job opportunities. |
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| Aims and Objectives |
| 9.1.26 |
The policies in this Chapter aim to: |
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- Maximise local employment opportunities and minimise economic disadvantage
- Strengthen and diversify the City's economic base
- Ensure that the benefits of economic development are shared by all,
particularly the residents of those areas of greatest need
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| 9.1.27 |
In order to realise these aims, the policies have the following
specific objectives: |
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- To enable the provision of an adequate supply of land for development
and to ensure that the land identified provides a portfolio of sites
to reflect the differing development needs of businesses and to give
a choice in terms of size, location, quality and use class;
- To ensure that the land identified is readily capable of development
for the uses proposed;
- To facilitate the expansion of existing businesses and promote the
development of clusters of growth sector organisations;
- To avoid the loss of existing viable employment land and premises
to other uses;
- To ensure that in terms of location, sites should contribute to reducing
the need to travel and are readily accessible by a choice of modes of
transport;
- To ensure that local people, particularly in areas of greatest need
are able to access appropriate new job opportunities and training programmes;
- To ensure a high standard of design in new development in order to
avoid significant detrimental impact upon adjacent land uses and create
an attractive working environment
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9.2
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Promoting Investment
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| Policy B1: Economic Prosperity
(Part I) |
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| The Council will seek to improve
Wolverhampton's prosperity by granting planning permissions
for inward investment, the establishment of new small and medium
sized enterprises and the expansion or relocation of existing
businesses on existing and allocated sites / buildings within
the City. |
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| 9.2.1 |
Creating a prosperous and successful economy is a key objective
of the Council and the Local Strategic Partnership. The Plan can help to
achieve this by ensuring the protection of key sites and providing a good
choice of sites to meet, as far as possible, the full range of business
requirements. The Plan also provides a flexible and positive policy framework,
against which planning applications for different types of business development
can be assessed, bearing in mind other planning considerations |
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9.3
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Portfolio of Sites
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| Policy B2: Balanced Portfolio of
Employment Land (Part I) |
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| The Council will work towards the
provision of a balanced portfolio and geographical spread of
Class B employment land that is readily capable of development
and well served (or capable of being served) by existing infrastructure. |
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| 9.3.1 |
One of the key roles of the UDP endorsed in Regional Planning
Guidance is the establishment of a balanced portfolio of development sites
in order to assist in the process of urban regeneration. |
| 9.3.2 |
Balanced portfolio means a supply of land available for development,
capable of meeting anticipated market demands. It requires a diversity of
sites and premises in terms of size, location, market sector and quality,
the balance of which changes to reflect market requirements. The allocation
and range of sites to provide this balanced portfolio is elaborated in Policy
B3 and in other sectors of the Plan dealing with office and retail development. |
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| Policy B3: Business Development
Allocations |
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| Business Development Allocations
are sites of over 0.4ha (1 acre) and available at 1 April 2002.
They are safeguarded for Class B employment uses subject to
Policies B6 and B8
and are shown on the Proposals Map and listed in Table 9.1. |
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| Table 9.1 Business Development Allocations |
| Site category |
Site reference |
Site name |
Size (ha) |
Premium
(Regional
Investment
Site) |
B3.1 |
Wolverhampton Business Park |
8.6 (o) |
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Total premium |
8.6 |
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| Sub regional |
B3.2 |
Brook Point |
8.1 |
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B3.3 |
Wolverhampton Science Park |
5.2 (o)
(3.7ha net) |
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B3.4 |
Science Park extension |
2.9 (o) |
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B3.5 |
Antar Phase 4 |
4.4++ |
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B3.6 |
Citadel Junction |
5.7+ |
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B3.7 |
Bowmans Harbour |
9.8** (2) |
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Total sub regional |
36.1 |
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| Good local |
B3.8 |
Planetary Road |
4.4 |
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B3.9 |
Ladymoor Road |
3.0+ (3) |
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B3.10 |
Corus |
4.9 |
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B3.11 |
Pendeford Business Park |
0.9 (o) |
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B3.12 |
Spring Vale |
0.4 |
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B3.13 |
Stafford Road |
1.0 (4) |
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B3.14 |
Bentley Bridge |
2.0 |
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B3.15 |
Former IMI works |
3.7** (2) |
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MU1 |
Former GKN site |
3.8 3.2
(o - office block only) (5) |
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Strategic Regeneration Area |
Bilston Urban Village |
7.0 |
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B3.18 |
Rear IMI Marston |
2.3 |
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B3.26 |
Rolls Royce |
2.5++ (6) |
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Total good local |
33.4 34.3
(6) |
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| Other local |
B3.19 |
Old Heath Road |
0.7 |
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B3.20 |
Phoenix Road |
1.5 |
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B3.21 |
Qualcast Bridge |
1.5 |
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B3.22 |
Qualcast Road |
0.49
(8)
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B3.23 |
Vulcan Road |
2.3 |
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B3.24 |
Crown Works |
1.5 |
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B3.25 |
Cable Street |
1.2 |
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B3.26 |
Rolls Royce |
2.5++ (9) |
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Total other local |
12.1 9.1
(10) |
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Grand total |
90.288.1(11) |
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| 9.3.3 |
Policy B2 states that the Plan will allocate and seek to
retain a portfolio of sufficient employment land of appropriate size and
quality. The UDP employment land requirement is based upon a two-stage process: |
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Stage 1 - establish minimum quantitative requirements on the
basis of past build rates
Stage 2 - identify qualitative shortfalls in terms of the requirements of
review Regional Planning Guidance, and the needs of the property market.
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| 9.3.4 |
This approach is discussed in more detail in the Business
and Industry Background Paper. |
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| Quantitative requirement |
| 9.3.5 |
Build rates for Class B1, B2 and B8 uses over the period since
1986/87 have equated to some 8.06.4ha
per annum. Over the two most recent five yearly monitoring periods, build
rates have been slightly higher, varying between 9.4ha per annum and 10.0ha
per annum. Using these rates as the basis for UDP land supply would equate
to between 84.675.2ha
and 90.080.0ha.
(13) |
| 9.3.6 |
Class B employment land availability at April 20022003
comprised 90.288.1ha.
This is made up of 40.038.5ha
from undeveloped 1993 UDP sites carried forward, 29.328.7ha
on large 'windfall' sites, and 20.9ha of land identified though the Regional
Employment Land study. The City is therefore able to satisfy quantitative
employment land requirements over the UDP period. (14) |
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| Qualitative requirement |
| 9.3.7 |
Policy PA 8 of review Regional Planning Guidance promotes
a two-tier approach to defining the employment land portfolio. First tier
sites are of regional significance and are made up of the following sub
tiers: |
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- Regional investment sites
- Major investment sites
- Regional logistics sites
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| 9.3.8 |
Second tier sites are of more local importance and consist
of: |
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- Sub regional employment sites
- Good quality employment sites
- Other local employment sites
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| 9.3.9 |
Policy B3 demonstrates that the UDP is able to provide a
balanced portfolio of sites in terms of potential market sectors and geographical
location. This portfolio of sites is considered appropriate to meet anticipated
development requirements over the UDP period without the need to identify
additional sites through the Plan process. The principal sites within each
of the review RPG categories are described below. |
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| Regional Investment Sites (RIS) |
| 9.3.10 |
Wolverhampton Business Park forms the City's Regional Investment
Site. The site has been identified through the regional planning process
as a site with the potential to help diversify the regional economy and
assist in the development of clusters. The site serves the Wolverhampton-Telford
High Technology Corridor and the Walsall, Wolverhampton and South Staffordshire
Regeneration Zone. Wolverhampton Business Park is safeguarded for Class
B1 use only and has an approved masterplan for a Class B1 business park
that comprises largely office development. The Council will not permit any
additional large-scale ancillary development on the site following the completion
of the hotel and health club. |
| 9.3.11 |
In addition to Wolverhampton Business Park, two further sites
comprising 43.7ha of land within the RIS category are located to the north
of Wolverhampton within South Staffordshire District as shown on Map 2.1.
These sites are located at Wobaston Road (35ha) and Hilton Cross (8.7ha). |
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| Major Investment sites |
| 9.3.12 |
Current provision of Major Investment Sites in the Black
Country is limited to the Wobaston Road site to the north of Wolverhampton
and within South Staffordshire District. This site abutts the Wobaston Road
RIS and is identified in the Staffordshire Structure Plan. The Structure
Plan requires that the site should comprise some 50ha and be reserved for
one or exceptionally two large firms within the B1 and B2 use class. |
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| Regional Logistics sites |
| 9.3.13 |
The Plan does not provide for a Regional Logistics site in
the City. This approach is consistent with Policy PA11 of emerging Regional
Planning Guidance which does not identify the Black Country as a priority
location for such development. The development of Class B8 floorspace in
the City will be limited to small scale proposals in accordance with Policy
B8. |
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| Sub regional sites |
| 9.3.14 |
Sub regional sites are around 10ha in size with the potential
to attract regional, sub regional and national operators. Sites are close
to the strategic highway network, with good (or potentially good) public
transport links well sized and attractive with the potential to meet both
cluster priorities and local needs. Size and location are key when identifying
such sites. |
| 9.3.15 |
In Wolverhampton, the larger Wednesfield Way sites, Antar
Phase 4, Wolverhampton Science Park, Citadel Junction and Bowmans Harbour
have been included on the basis that they have excellent links to the strategic
highway network and are thus likely to prove attractive market propositions.
In particular, the proposed extension to Wolverhampton Science Park is proposed
to build upon the success of earlier phases of development in attracting
inward investment and indigenous high technology research and development
organisations. |
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| Good quality local employment
sites |
| 9.3.16 |
Good quality local employment sites are above 0.4ha and other
large sites that may be some distance from the strategic highway network.
Such sites are usually best suited to accommodating local investment needs
although they are also capable of attracting small to medium sized projects
from further afield. The majority of sites in Wolverhampton are within this
category. Indeed, over the past 10 years the majority of employment development
has taken place on such sites and has been to accommodate sub regional indigenous
needs. |
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| Other local employment sites |
| 9.3.17 |
Other employment sites are predominantly to meet local needs
and are usually located such that they provide an important source of moderately
priced land. |
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9.4
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Business Expansion
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| Policy B4: Expansion of
Existing Businesses |
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| The extension or expansion
of existing businesses will be permitted providing that the
proposal can be satisfactorily accommodated within the existing
site or other suitable land for the purpose is available, subject
to other UDP policies. |
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| 9.4.1 |
The growth and expansion of existing businesses often leads
to demand for physical development. One of the key objectives of the Wolverhampton
Community Plan / RZ Partnership is to encourage sustainable indigenous business
growth, and the UDP has a role in supporting this objective and the many
actions linked to it. Overall, it is important that expansion proposals
do not lead to over intensive development of a site or premises, and that
adverse consequences, for example environmental impact or traffic generation,
are avoided. It may be the case that the expansion needs of a growing business
are best met through relocation rather than continued occupancy of an increasingly
restricted or cramped site. In this event the Council will assist wherever
possible. |
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9.5
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Design Standards
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| Policy B5: Design Standards
for Employment Sites |
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| Proposals for Class B employment
purposes and appropriate sui generis commercial
uses should provide for adequate infrastructure and the
protection of the amenity of surrounding land uses, particularly
residential uses, by: (15) |
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| 1. |
Limiting proposals for
land adjacent to residential areas or other noise sensitive
uses to Class B1 and small scale B8
uses or other commercial uses where this would protect amenity,
and imposing conditions as required to protect amenity; (16) |
| 2. |
Orientating buildings and
operations away from residential or other sensitive areas, and
limiting door and window openings and external plant in buildings
facing such areas to a minimum; |
| 3. |
Providing a buffer between
buildings and land used for employment purposes and residential
curtilages, such buffer to include landscaping, fencing, acoustic
bunding, screen planting and noise attenuation measures as required
and to exclude buildings and vehicle parking and manoeuvring;
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| 4. |
Incorporating a landscaping
scheme which respects the site features, existing and potential,
and the nature conservation value of the site, makes provision
for amenity open space areas, includes perimeter screen planting
and integrates with other aspects of the development; |
| 5. |
Ensuring that outdoor storage
areas are kept to a minimum and, where essential, that they
are suitably located, properly designed and screened; |
| 6. |
Providing appropriate environmental
protection by ensuring satisfactory means for the disposal of
trade effluent and the storage of by-products and waste awaiting
disposal; |
| 7. |
Incorporating pedestrian
and cycle links to residential areas and existing footpaths
and greenways, together with access
for public transport vehicles where appropriate and including
measures to improve access for employees by alternative means
of transport, including Travel Plans, where appropriate (see
AM7); (17) |
| 8. |
Not permitting proposals
where the traffic generated is likely to cause serious nuisance
to adjacent uses, adversely affect the effective use of land
for employment uses, or lead to a significant increase in environmental
disturbance caused by heavy goods vehicle movements on the local
road network.Transport Assessments may
be required when appropriate, as set out in Policy AM6;
(18) |
| 9. |
Providing appropriate levels
of vehicle parking and circulation and on-site turning space
as required by Policy AM12;
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| 10. |
Taking full account of the
need to prevent crime and reduce the fear of crime in line with
Policy D10; and |
| 11. |
Minimising levels of light
pollution as set out in Policy EP4.
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| 9.5.1 |
In considering the development control criteria to be applied
to Class B employment development, it is appropriate to provide more detailed
policy guidance to supplement that set out in the Design Chapter of the
Plan. This reflects the importance of ensuring that the environmental and
amenity aspects of employment related development are properly assessed
and controlled. |
| 9.5.2 |
It is important that employment and allied development can
fit into the surrounding pattern of land uses without detriment, with particular
emphasis placed on ensuring that residential amenity is protected through
a variety of means including landscaping, use of buffer zones, building
siting and use, and design and the depth of any buffer will be determined
through a development brief or negotiation. Conditions may be imposed to
ameliorate or reduce the impact of certain uses or processes, including
restrictions on days and hours of operation, where this is justified in
order to overcome potential problems or concerns for proposals adjacent
to sensitive areas. |
| 9.5.3 |
A number of the Principal Employment Sites listed at Policy
B3 are known to include areas or landscape features of importance for wildlife
or geology. Urban 'wasteland' sites can also be of great importance for
wildlife and a survey and impact assessment may be required in relevant
cases as set out in Policy N5. |
| 9.5.4 |
In some cases, development briefs will be prepared setting
out detailed development guidance for particular employment sites. Suitable
car parking and operational space for servicing and manoeuvring will be
required in accordance with relevant Plan policies. The design of junctions
and estate access roads should be to the requirements of the highway authority. |
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9.6
|
Offices
|
| Policy B6: Offices |
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| Wolverhampton City Centre,
as defined on the inset map, will provide the main concentration
of office employment and will be the primary location for major
new office development proposals. Proposals
for office development within the City Centre inset map area
will be determined against the criteria in Policy SH4 and SH5,
(19) and subject to any site specific policies and proposals
where relevant |
| Office development of an
appropriate scale will also be encouraged in the following locations: |
- identified key sites within the Stafford Road Corridor
as listed in Table 9.1 (20)
- within the inset maps for
Bilston town centre and Wednesfield
Town Village
Centres in
accordance with Policies SH4 and SH6 (21)
- Other defined centres
District and Local Centres (as defined
on the Inset Map) in accordance with Policies SH4, SH7 and
SH8 (22)
|
| Office development in other
locations will only be permitted where: |
| 1. |
the development is compatible with adjacent
uses and is consistent with Policy B5.
(23) |
| 2. |
it is ancillary to an existing or proposed
production or storage / distribution use, or |
| 3. |
Development will
result in the retention of a building or group of buildings
of architectural or historic interest and subject to Policy
HE2, or (24) |
| 3.4. |
there are no other suitable locations
in or adjacent to a defined centre and the proposal will meet
an identified local employment
need as set out in Policy SH9.
In such circumstances the site should be accessible by a choice
of modes of travel including public transport, walking or cycling.
(44) |
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| 9.6.1 |
Business office uses are any of those defined in Class B1(a)
of the Use Classes Order but specifically exclude those financial and professional
services found in Class A2 of the Use Classes Order. |
| 9.6.2 |
The 1990s has seen some decentralisation of Wolverhampton's
office market, resulting in developments at Pendeford Business Park and
Wolverhampton Business Park. These developments have been successful in
attracting and retaining firms within Wolverhampton, particularly large-scale
requirements that could not be accommodated in City Centre locations. While
these sites are peripheral, existing and proposed improvements in public
transport do permit a choice of modes of transport for employees. While
the UDP will continue to promote appropriate development in such sustainable
locations, the Plan will seek also seek to direct additional office development
to the City Centre. The City Centre is accessible to the majority of the
City's workforce and is the hub of the public transport system. Large-scale
office development also contributes to the vitality and viability by attracting
more people to leisure, retail and cultural facilities. It is envisaged
that over the plan period there will be a number of opportunities for new
office development within the Canalside Quarter and St Johns Urban Village.
More information on specific proposals can be found in the Wolverhampton
City Centre Chapter. |
| 9.6.3 |
As described above, opportunities also exist for office development
on key sites identified at Policy B3, namely remaining plots at Pendeford
Business Park (site B3.11), Wolverhampton Business Park (B3.1) and Wolverhampton
Science Park (B3.3, B3.4). These are the key sites in the Wolverhampton-Telford
High Technology Corridor and will benefit from significant public transport
investment over the plan period, which will enhance their accessibility.
Furthermore, a number of planning permissions for offices are extant on
these sites, particularly high technology and research and development. |
| 9.6.4 |
Bilston Town Centre and particularly the Bilston Urban Village
also have the potential to accommodate new office development given their
high levels of public transport accessibility. Wednesfield Town Centre also
offers the opportunity for smaller scale office development. More details
can be found in the appropriate chapters of the Plan. |
| 9.6.5 |
There may be some scope for small-scale office development
within Wolverhampton's district and local centres
provided it is of a scale consistent with the size
and function of the centre (as defined in Policies SH6 and SH7) and does
not detract from their primary role of providing convenience-shopping facilities
and associated local services. In many instances, such provision may be
limited to the reuse of upper floors. The Council will not encourage such
proposals where it will detract from local amenity. (25) |
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| 9.6.6 |
On other employment sites, the Council will resist office
development unless it is ancillary to an established or proposed production
or distribution use. When new development is proposed, conditions to this
effect may be imposed. Such an approach is intended to steer such development
to the most accessible locations and to safeguard other sites in the portfolio
for more suitable employment uses. Free-standing office development on such
sites will only be considered when there are no realistic options in the
preferred locations and there is an identified local employment need for
the types of jobs to be provided at the site. In such instances, only sites
that can be easily accessed by a choice of modes of transport including
public transport will be considered. |
| 9.6.7 |
Office development in predominantly
residential areas will not generally be considered acceptable due to traffic
generation and amenity considerations. However, in exceptional circumstances,
and where a building is of architectural or historic importance the Council
has a duty to encourage its retention and restoration wherever possible,
and office uses of such buildings may be an appropriate way of achieving
this. The criteria which should be used to assess such proposals for ‘enabling
development’ are set out in Policy HE2. (26) |
| 9.6.8 |
The design and layout of proposals
for office development must comply with planning standards, including satisfactory
car parking provision and amenity considerations and the requirements of
Policy B5 where relevant. (27) |
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| Policy B7: Loss of City
Centre Offices |
| |
| Proposals involving the
loss of existing City Centre offices will only be permitted
where: |
- it can be demonstrated that the size, location or physical
characteristics design of
the property render it unsuitable to modern business requirements;
or (28)
- the development and / or land use is of acknowledged strategic
benefit to the functioning of the City Centre.
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| 9.6.97 |
It is recognised that some buildings in the City Centre are
no longer appropriate for office use. The reuse of obsolete office buildings,
particularly for residential purposes and subject to Policy H7, will be
supported if it can be demonstrated that they are no longer of a standard
capable of meeting modern business requirements. The loss of modern buildings
that are capable of providing good quality office accommodation, or older
premises more suited to the needs of small and start up companies will be
resisted. Where this is the case, the Council will consider the individual
circumstances and the applicant may be required to produce market and financial
evidence to justify the loss of office floorspace. |
| 9.6.108 |
In addition, in exceptional circumstances, change of use
or redevelopment of viable office accommodation but may be supported because
the proposal is of significant strategic benefit to the role and status
of the City centre. For example, major development proposals of town centre
uses such as shopping in the City centre which enhance its role as a sub
regional centre in accordance with Policy SH 1 may be supported. In locations
outside the City Centre, proposals involving the change of use or redevelopment
of offices will be determined in accordance with Policy B9. |
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9.7
|
Warehousing
|
| Policy B8: Warehousing |
| |
| Proposals for large scale
warehousing will only be permitted if it can be shown that: |
| 1. |
it is essential and ancillary
to local manufacturing or has demonstrable links elsewhere in
the local economy; or |
| 2. |
employment generation is
comparable to that which could be expected to result from other
forms of employment development; or |
| 3. |
it is to accommodate an
established Wolverhampton based distribution use. |
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| 9.7.1 |
Warehousing (including wholesale cash and carry uses) means
those storage and distribution uses in Class B8 of the Use Classes Order.
It does not include retail warehousing which is a
Class A1 Use and is subject to the policies and proposals of the Shopping
and Role of Centres Chapter. (29)
|
| 9.7.2 |
Warehousing requires a considerable site area but usually
provides fewer job opportunities than similar sized Class B1 or B2 uses.
The Council considers large scale uncontrolled warehousing development is
not appropriate in an urban area like Wolverhampton with a limited supply
of employment land. |
| 9.7.3 |
It is recognised that warehousing may be complementary to
manufacturing industries in Wolverhampton and, therefore, large scale warehousing
may be acceptable if it can be demonstrated that it is essential to the
efficient functioning of these industries. Wholesale cash and carry outlets
may also serve local retailers and traders and their development on employment
land may be supported. |
| 9.7.4 |
Exceptionally, large scale warehousing may be acceptable if
it can be demonstrated that the resultant employment levels compare favourably
with those that might be expected from similar sized Class B1 or B2 employment
uses. Proposals to accommodate the expansion needs of established Wolverhampton
based distributors will also be considered on employment land. |
| 9.7.5 |
Large scale warehousing is defined as being in excess of 4000sqm
of gross internal floorspace (approximately 1ha of land) |
| 9.7.6 |
The design and layout of proposals
for warehouse development must comply with planning standards set out in
Supplementary Planning Guidance, including satisfactory car parking provision
and amenity considerations and the requirements of Policy B5 where relevant.
(30) |
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9.8
|
Employment Areas
|
| Policy B9: Defined Business
Areas |
| |
| In the Defined Business
Areas (DBAs) shown on the Proposals
Map, and subject to Policy B5,
the following uses will be considered acceptable on both vacant
sites and through the redevelopment of sites already in use:
|
- B1 (business) subject to Policy B6
- B2 (industry)
- B8 storage / distribution) subject to Policy B8
- A1 (food), A3 (food and drink) and D1 care facilities
of a scale, nature and location to serve the needs of the
DBA, in accordance with Policy SH8
- Uses ancillary to the principal Class B use of the property
as defined in Policy B11
|
| On appropriate sites, Sui generis
commercial uses may also be appropriate where they have the
characteristics comparable with uses within Classes B1, B2 and
B8 where they create job opportunities, assist the regeneration
of an Employment Area or accommodate uses that cannot be located
in defined centres or residential areas. Such development will
only be permitted if the extent to which the area can function
as an Employment Area will be maintained or enhanced. Factors
to be taken into account are job creation, the availability
of land for employment uses and the compatibility of the proposed
use with the use of the adjacent land for employment uses. |
| development will be permitted
for Class B employment purposes both on vacant sites and through
redevelopment of sites already in use. |
| Proposals in Defined Business
Areas, or at individual or small
groups of existing employment premises not shown on the Proposals
Map, for uses other than those
listed above Class B employment,
will not be permitted unless the requirements
of Policy B10 can be satisfied. (31) |
| 1 |
- the size and physical characteristics of the site, its
access from the highway network, the proximity, nature and
sensitivity of surrounding land uses, the effects of traffic
generated by the site on the highway network in the vicinity,
and the environmental quality of the site and its surroundings
make it unsuitable for continued employment purposes; and
- the proposal would not be likely to inhibit or prejudice
the activities of any neighbouring occupier or business;
|
| or |
| 2. the proposal is ancillary
to the principal Class B use of the property as defined in Policy
B10; |
| or |
| 3. the site is subject to
other UDP policies and proposals. |
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| 9.8.1 |
The Proposals Map identifies a series of Defined Business
Areas (DBAs). [Maps
9/1, 9/2,
9/3,
9/4,
15/6]
These DBAs accommodate the majority of the City's industrial activity and
will continue to do so in the future. The purpose of DBAs is firstly to
identify areas where Class B employment development is likely to be acceptable
having regard to the criteria set out in Policy B5. For example, in some
instances, the proximity of residential or community uses may preclude employment
activity to Class B1 or B8 uses. The second objective of DBAs is to set
criteria by which proposals for non Class B uses on existing employment
sites (including those not shown on the Proposals Map) will be permitted.
|
| 9.8.2 |
Sites within DBAs may be appropriate
for uses which serve the needs of businesses and employees working within
the area. Such uses include food and drink or care facilities. Such uses
should be of a scale, nature and location to serve the immediate needs of
the DBA, where existing facilities are inadequate, and where the requirements
of Policy SH8 are satisfied. The location
and extent of the DBAs is based upon the 1993 UDP. However, these boundaries
have been subject to review having regard to the nature of existing uses
and the suitability of introducing alternative forms of development such
as housing. This review has resulted in a number of changes to DBAs, as
detailed in the Business and Industry background paper. |
| 9.8.3 |
On appropriate sites, other acceptable sui
generis employment uses which would otherwise be difficult to locate, such
as plant / machinery hire, builders merchants or motor trade may be acceptable
within DBAs. Such uses can assist the regeneration of DBAs and create jobs.
In considering proposals for development account will be taken of the cumulative
impact of land lost to non Class B uses, and the availability of alternative
sites in appropriate locations. |
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| 9.8.4 |
In considering whether a site or building
within a DBA is suitable for a sui generis use, the Council will need to
ensure that the efficient operation of industrial uses elsewhere in the
DBA are not prejudiced. Permission may therefore be refused where, for example,
the future industrial activity in neighbouring premises and sites could
be unduly constrained; where the public may be brought into contact with
atmospheric or noise pollution, contaminated and, heavy industrial traffic,
etc; or where other conflicting land use patterns may be established. Proposals
for change of use of modern industrial premises to non employment uses will
also be resisted, due to the impact on the supply of such premises.
(32) |
| 9.8.52 |
The location and extent of the DBAs is based upon the 1993
UDP. However, these boundaries have been subject to review having regard
to the nature of existing uses and the suitability of introducing alternative
forms of development such as housing. This review has resulted in a number
of changes to DBAs, as detailed in the Business and Industry background
paper. |
| 9.8.6 |
Over the lifetime of the UDP it is
anticipated that a number of sites and premises within DBAs will become
available for redevelopment as a result of a number of macro economic (structural
economic changes) and micro economic factors (the changing fortunes of individual
firms). In some instances, and subject to Policy B10, some of these sites
will no longer be suited to continued economic activity, and other uses
may be supported. These sites may make a contribution towards the provision
of new homes in the City, as set out in Para 13.3.6-13.3.7 of the Housing
Chapter of the Plan. (33) |
| 9.8.3 |
In addition to the major concentrations
of activity in the DBAs, the Council recognises that there are smaller pockets
of industrial uses across the City that are vital for providing local employment
and a balanced portfolio of different sizes and quality of sites. These
areas are a key characteristic of the City where industrial activity sits
side by side with housing and other land uses. The loss of these areas would
mean that residents may have to travel increased distances to work. Among
other things, these areas may provide a less expensive source of industrial
floorspace. |
| 9.8.4 |
If sites within the DBAs or other
employment areas become available during the Plan period the Council will
seek their reuse for Class B employment purposes in the first instance particularly
if they have the potential to accommodate a large number of local jobs.
Such employment ‘windfalls’ will make a contribution towards the
City’s employment land portfolio. Similarly, a stock of available property
is also needed if companies are to start up and expand. A range of sites
is essential to the Council’s strategy to promote indigenous growth,
and also to attract new forms of employment, including small and start up
firms, to counterbalance the dependence upon declining traditional industries
(34) |
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| Policy B10: Redevelopment of Employment
Land and Premises |
| |
| Proposals in Defined Business
Areas, or at individual or small groups of existing employment
premises not shown on the Proposals Map, for uses other than
the uses set out in Policy B9, will only be permitted where
the applicant has carried out an economic and market assessment
which demonstrates that: |
| 1 |
The introduction of alternative
uses will not inhibit or prejudice the operations of any nearby
occupier or business; and |
| 2 |
Redevelopment will not affect
the quality and quantity of employment opportunities in the
area, having regard to the ability of new or continued activity
at the site to contribute towards the regeneration of the surrounding
area, particularly in Priority Neighbourhoods, Strategic Regeneration
Areas and Strategic Regeneration Corridors; and |
| 3 |
The site does not make an important
contribution towards the supply of a balanced portfolio of employment
land. The redevelopment of the site should not have an unacceptable
adverse effect upon the range and quality of sites available
for employment use in the area; and |
| 4 |
Existing or potential activities
carried out at the site have an unacceptable impact upon the
amenity of surrounding land uses, particularly residential,
or the effects of existing and potential traffic generated from
the site has an unacceptable impact upon the highway network,
or on the amenity of surrounding land uses; or |
| 5 |
The site is subject to other UDP
Policies and Proposals, or |
| 6 |
The
location or standard of the accommodation renders the site /
premises unsuitable for continued employment use and there is
no demand for such use (premises and sites being adequately
marketed for an existing / potential use). (35) |
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| 9.8.5 |
Policy B9 safeguards land and premises
within Defined Business Areas for appropriate employment generating uses.
In addition to the major concentrations of activity in the DBAs, the Council
recognises that there are smaller pockets of industrial uses across the
City that are vital for providing local employment and a balanced portfolio
of different sizes and quality of sites. These areas are a key characteristic
of the City where industrial activity sits side by side with housing and
other land uses. The loss of these areas would mean that residents may have
to travel increased distances to work. Among other things, these areas may
provide a less expensive source of industrial floorspace.
(36) |
| 9.8.6 |
If sites within the DBAs or other employment
areas become available during the Plan period the Council will seek their
reuse for Class B employment purposes in the first instance particularly
if they have the potential to accommodate a large number of local jobs.
Such employment ‘windfalls’ will make a contribution towards the
City’s employment land portfolio. Similarly, a stock of available property
is also needed if companies are to start up and expand. A range of sites
is essential to the Council’s strategy to promote indigenous growth,
and also to attract new forms of employment, including small and start up
firms, to counterbalance the dependence upon declining traditional industries
(37) |
| 9.8.7 |
For these reasons, redevelopment for alternative
uses will only be permitted where: |
| |
1 |
The use will not inhibit the operation of
an existing or proposed class B use. For example, where a housing development
is allowed next to an employment use, this may lead to pressure from new
residents to seek to curtail or restrict the operating hours or processes
at the site. Such pressure may compromise the ability of existing or new
Wolverhampton businesses to compete effectively; or |
| |
2 |
A business does not conform with the predominant
land use, such as established industrial operations within residential areas,
or otherwise creates environmental, traffic or amenity conflicts. The benefits
to be gained from the removal of such businesses will need to be balanced
against the wider advantages of retaining the site or premises in employment
use. Mitigating measures such as sound insulation or revised access arrangements
might enable a sites retention rather than change to a non employment use;
or |
| |
3 |
The site is subject to other UDP policies
and proposals. For example, the proposed core expansion in the City Centre
retail area may result in the loss of a limited quantity of employment premises.
It is considered that the benefits to the overall function and role of the
City Centre that will result from this development outweigh the retention
of these Class B premises, or |
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4 |
Due to the location (including its accessibility
by a choice of modes of transport), design or physical condition of land
and buildings, and the nature of market demand for them, continued employment
use is no longer viable. The economic and market assessment should provide
evidence that every reasonable attempt has been made to secure reuse for
employment purposes, taking account of any possible regeneration funding
that may be available, and that sufficient time and effort has been expended
to market the site for employment uses. |
| |
5 |
Redevelopment will not affect the quality
and quantity of employment opportunities in the area, having regard to the
ability of new or continued activity at the site to contribute towards the
regeneration of the surrounding area, particularly in Priority Neighbourhoods,
Strategic Regeneration Areas and Strategic Regeneration Corridors; |
| |
6 |
The site does not make an important contribution
towards the supply of a balanced portfolio of employment land. The redevelopment
of the site should not have an unacceptable adverse effect upon the range
and quality of sites available for employment use in the area |
| |
In many situations, particularly
outside DBAs, housing development may be the best option but other uses
including community facilities and open space may also be considered. Proposals
for non ancillary retail or other uses more appropriately located within
centres will be subject to the policies and proposals of the Shopping and
Role of Centres Chapter. |
| |
and |
| |
applicants can demonstrate
that the site is no longer suitable for continued employment use having
regard to its size and physical characteristics of the site, access from
the highway network, the proximity, nature and sensitivity of surrounding
land uses, the effects of traffic generated by the site on the highway network
in the vicinity, and the environmental quality of the site and its surroundings
make it unsuitable for continued employment purposes. |
| |
Or |
| |
2 |
the use is ancillary to
a principal Class B use, for example a small factory shop or creche facility.
Ancillary uses are defined in Policy B10. |
| |
Or |
| |
3 |
the site is subject to
other UDP policies and proposals. For example, the proposed core expansion
in the City Centre retail area may result in the loss of a limited quantity
of employment premises. It is considered that the benefits to the overall
function and role of the City Centre that will result from this development
outweigh the retention of these Class B premises. |
| 9.8.6 |
In such circumstances applicants should
provide evidence that every reasonable attempt has been made to secure re-use
for employment purposes, taking account of any possible regeneration funding
that may be available, and can demonstrate that no demand exists for land
or buildings for employment in the local area |
| 9.8.7 |
Where applicants can satisfy
the criteria listed in this Policy, redevelopment to other uses such as
community facilities, housing and other commercial uses such as vehicle
sales, hire and repair premises may be acceptable. (38) |
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| Policy B110:
Ancillary Uses in Employment Areas and Premises |
| |
| Within existing and proposed employment sites
and premises, proposals for ancillary uses will be supported
where the proposal does not conflict with Policy B5, and having
regard to: |
- the principal purpose of the business operating from
the site;
- the mode of operation and impact of the ancillary use;
- the level and type of employment provided by the ancillary
use compared with the principal use of the premises; and
- the location and size of the ancillary use within the
site as a whole.
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| 9.8.8 |
Some established and proposed employment uses are hybrid
in nature, including for instance elements of non Class B uses, such as
factory shops, food and drink or childcare facilities.
(39) In order to prevent inappropriate
uses from encroaching into established industrial areas, and to protect
existing and proposed employment land and premises it is important to ensure
that any ancillary use is related directly to the principal purpose of the
premises as a whole. |
| 9.8.9 |
The extent to which the non class B use is ancillary to the
principal operation of the premises will be determined having regard to
the purpose of the business, the predominant use of the premises, the mode
of operation and impact of such uses, and the criteria set out at policy
B5. |
| 9.8.10 |
In the case of retail uses it will be appropriate to limit
any sales to only the products of the in situ company and planning conditions
will need to be applied to restrict the area accessible to visiting members
of the public. Where retail development is considered ancillary and appropriate,
the sales area should not exceed 10% of the gross floorspace of the unit
concerned, or 200sq metres, whichever is the least. |
| 9.8.11 |
Proposals for town centre uses, as defined in Policy SH2,
which are not considered ancillary to a Class B use, will be determined
in accordance with the policies and proposals of the Shopping and Role of
Centres Chapter. |
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|
9.9
|
Employment
|
| Policy B121:
Access to Job Opportunities |
| |
| When
considering proposals for employment development, the provision
of job and training opportunities, particularly for residents
of the Priority Neighbourhoods, will be promoted and sought
through, for example, planning agreements. The
Council will negotiate planning obligations with the developers
and occupiers of major new developments to secure initiatives
and/or contributions towards the recruitment and training of
local people. The training schemes should offer help particularly
to disadvantaged groups, so that they may obtain the necessary
skills to increase their access to job opportunities.
(39) |
|
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| 9.9.1 |
In attracting new employers to Wolverhampton, it is recognised
that people commuting from the rest of the region will take some of the
new jobs. It is important, however, that the jobs created in the new and
existing sectors of the economy are made available to all of the City's
workforce. |
| 9.9.2 |
In particular, many of Wolverhampton's industrial areas and
development sites are in close proximity to 'Priority Neighbourhoods' as
identified in the City's Neighbourhood Renewal Strategy. These areas form
the focus for a range of public sector initiatives designed to improve problems
of high unemployment, poor health, crime, low educational attainment and
a poor physical environment. Although close proximity to job opportunities
is important, it is not the only factor in determining employment levels.
As such, a proactive multi-agency approach to secure job opportunities for
residents in Priority Neighbourhoods is required. |
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| 9.9.3 |
When new job creating development is proposed the Council
and its partners will negotiate with the company to devise suitable training
and recruitment programmes that benefit local people. In some instances
childcare will be appropriate. This is consistent with key aims of the plan
that seek to tackle high unemployment and minimise economic disadvantage.
In certain circumstances, the Council may require the company to enter into
a Planning Agreement (S106). |
| 9.9.4 |
The Council will also support proposals
which develop new employment within the community through ‘Social Enterprise’
projects. Social Enterprise projects aim to reinvest profits made into developing
new employment within the community or delivering a service in the neighbourhood.
These projects can play an important role in promoting neighbourhood regeneration,
particularly in Priority Neighbourhoods. (40) |
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|
9.10
|
Hotel and Conference Facilities
|
| Policy B132:
Business Tourism, Hotel and Conference Facilities |
| |
| Proposals for large-scale
hotel and conference facilities will be supported on sites within
and immediately adjacent to Wolverhampton City Centre, Bilston
Town Centre and defined District Centres
and Local Centres of a scale appropriate
to the scale of those centres as defined in Policies SH4, SH5,
SH6 and SH7, and subject to Policy SH3. (41) |
| Proposals for hotel and
conference facilities will only be permitted in other locations
where the form, scale and design of the
development is appropriate to the site and location and satisfies
the requirements of Policy SH2. (42): |
| 1. |
the development is small
in scale, and |
| 2. |
there are no other suitable
locations in or adjacent to a defined centre and the proposal
will meet an identified local need. In such circumstances the
site should be accessible by a choice of modes of travel including
public transport, walking or cycling. |
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| 9.10.1 |
Throughout the 1990s, Wolverhampton has experienced some
growth in leisure and tourism and this is expected to continue during the
Plan period. This sector is of benefit to both visitors and residents, providing
valuable local employment and supporting and diversifying the local economy.
In recognition of this, the Council has recently adopted a Tourism Strategy
covering the period to 2005. The Strategy outlines actions to promote the
City as a tourism location, encourage new infrastructure development and
co-ordinate activity within the sector as a whole. Within the tourism sector,
business tourism, defined as hotel and conference facilities, is widely
acknowledged as being at the high yield end of the market. It accounts for
a large number of overnight stays and a significant proportion of overall
expenditure. |
| 9.10.2 |
Although the sub regional business tourism and conference
market has grown strongly in recent years, there is considerable scope for
further development in Wolverhampton. As such, the Tourism Strategy identifies
the need to promote the area as a business and conference location and encourage
the development of new facilities. Research has indicated that there is
a particular need for a dedicated conference venue. In accordance with Central
Government Guidance contained in PPG6 and PPG13, proposals for hotel and
conference facilities will be directed to defined centres or to locations
that are well served by a choice of means of transport. Locations within
or adjacent to the City Centre and town centres are likely to be the most
suitable and are able to contribute towards vitality and viability. |
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| REASONS FOR PROPOSED CHANGES |
| 1 |
In response to Objection 178/787, 178/790,
178/75, 181/854, 185/896 and 188/930 |
| 2 |
In response to updated information |
| 3 |
In response to updated information |
| 4 |
In response to updated information |
| 5 |
In response to objection 76/643 and 76/167 |
| 6 |
In response to objection 123/439 |
| 7 |
In response to updated information |
| 8 |
In response to updated information |
| 9 |
In response to objection 123/439 |
| 10 |
In response to updated information |
| 11 |
In response to updated information |
| 12 |
In response to objection 123/438 |
| 13 |
In response to updated information |
| 14 |
In response to updated information |
| 15 |
In response to objections 178/787, 178/790,
178/795, 181/854, 185/896, 188/930 |
| 16 |
In response to objection 84/225 |
| 17 |
In response to objection 94/286 |
| 18 |
In response to objection 177/785 |
| 19 |
In response to objection 181/841 |
| 20 |
For clarification |
| 21 |
In response to objection 181/841 |
| 22 |
In response to objection 181/841 |
| 23 |
In response to objection 181/840 |
| 24 |
In response to objection 181/838 |
| 25 |
In response to objection 84/226 |
| 26 |
In response to objection 181/838 |
| 27 |
In response to objection 181/840 |
| 28 |
In response to objection 136/524 |
| 29 |
In response to objection 181/849 |
| 30 |
For clarification |
| 31 |
In response to objections 141/580, 142/590,
181/854, 188/929 |
| 32 |
In response to objections 178/787, 178/790,
178/795, 181/854, 185/896, 188/930 |
| 33 |
For clarification |
| 34 |
For clarification |
| 35 |
In response to objections 74/163, 74/165,
118/402 |
| 36 |
For clarification |
| 37 |
For clarification |
| 38 |
In response to objections 74/163, 74/165,
118/402 |
| 39 |
For clarification |
| 40 |
In response to objection 181/855 |
| 41 |
In response to objection 24/62 |
| 42 |
In response to objections 181/856, 195/938 |
| 43 |
In response to objections 181/856, 195/938 |
| 44 |
For clarification |
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