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| 4.
EMPLOYMENT CHAPTER |
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INTRODUCTION |
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| 4.1 |
The Borough Council is committed to the development of the local economy and recognises in its Economic Development Strategy (2000-05) the need to work in partnership with local communities, local business and other economic development agencies. The Strategy aims to achieve the Council's strategic objective which seeks the development of a self-sustaining economic base which offers a wide range of employment opportunities. It is important that the Replacement Local Plan and the Economic Development Strategy complement one another if the above objective is to be successfully achieved. |
| 4.2 |
In employment terms the Borough is part of the wider Greater Nottingham local economy. The Census of Employment (Standard Industrial Classification [SIC] 1992), shows how the balance between various sectors of the Borough's economy has changed over time. In 1984, 10% of the Borough's jobs were in the mining industry but by 1993 this proportion had fallen to 3%. Given the colliery closures in the Borough: Newstead in 1987, Gedling in 1991 and Calverton in 1999, this change in the number of mining jobs is not unexpected. |
| 4.3 |
Other changes have occurred in two of the principal industries: manufacturing and retailing. In 1984 manufacturing dominated the area of economic activity in the Borough with 26% of all jobs. By 1993 manufacturing jobs had fallen to 23% of the total with retailing almost equal, comprising 21% of all jobs. When the information is analysed in terms of full-time and part-time work, manufacturing is clearly the most important for full-time jobs. Retail is the main sector for part-time work, particularly for female employment. |
| 4.4 |
These changes in the employment structure within the Borough have had implications for land-use. The closure of the collieries has land-use significance as does the re-use of industrial sites such as the former Home Brewery in Arnold and the W.M. Lawrence furniture site in Netherfield. Gedling's position in the wider Greater Nottingham economy should not be overlooked particularly given the fact that the majority of Gedling's resident workforce commute to the City for work (55%: Source 1991 Census). The geographic relationship with the City is also important because the Borough's main employment area at Colwick is somewhat removed from the M1 which connects the conurbation with the rest of the County and beyond. |
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EMPLOYMENT LAND PROVISION |
| 4.5 |
In terms of new employment development the Nottinghamshire Structure Plan requires 70 hectares of employment land to be provided between July 1991 and the end of June 2011. The County Council recognise that because of the nature of employment development the 70 hectare figure should be considered a guideline rather than a precise target. It is important to calculate the amount of employment land developed since 1991 to see the amount of land which needs to be allocated in this Local Plan Review. |
| 4.6 |
Since 1991, 16.93 hectares of land have been developed for employment purposes mainly at Colwick Industrial Estate and at Victoria Business Park. However, a further 11.56 hectares of employment land proposed in the 1990 Local Plan has been developed, but for other uses including the Morrisons Superstore and the A.D.T. car auction site at Victoria Park. In summary, 17 hectares of employment land have been developed for B1 to B8 employment uses, leaving 53 hectares to find in this Replacement Local Plan. As discussed above the 70 hectare figure is regarded as a guideline rather than a target. However the loss of employment land to other uses and accelerated completion rates on employment land since 1997 would suggest flexibility is needed with regard to the Structure Plan figure. With these considerations, the following policy sets out the location for new employment development. |
| 4.7 |
Crucial factors in proposing these sites have included location, condition and views of the market place. The existing sites from the 1990 Plan which have not been completed are taken forward in this Review, but the new allocation is based on the local economy and reflects the market's perception of where new employment buildings will be in demand and consequently provided by the private sector. This will take place either for named occupants or in some cases, and to a lesser degree, on a speculative basis. Thus other more valuable uses such as retail, will be resisted because the sites chosen are attractive to the employment market. Adequate provision for new retail floorspace is contained in chapter 3. In proposing the sites at Top Wighay Farm, Teal Close and Gedling Colliery in locations previously part of the Nottinghamshire Green Belt, particular regard has been made to the Nottinghamshire Structure Plan Review. This is explained more fully in Section 3 of the Introduction. The reasons for the review of the Green Belt are set out in the following policies relating to sites which would result in revisions to the Green Belt boundary. |
| 4.8 |
Not all employment sites are appropriate for general industrial development (Class B2 of the Town and Country Planning Use Classes Order 2005) and only certain sites will be considered favourably for this use. Class B1 refers to business use and Class B8 to storage or distribution. |
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| POLICY E1
ALLOCATION OF EMPLOYMENT LAND |
| Objectives |
| Employment |
1, 2, 3 & 4 |
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| The following sites on the Proposals Map are allocated for employment generating uses and development (other than retailing and other uses appropriately sited in shopping and local centres):- |
| Site ref. on Proposals Map |
Site |
Gross area |
Brownfield/ Greenfield |
| Ha |
Acres |
| E1 (a) |
Top Wighay Farm |
9 |
22 |
Greenfield |
| E1 (b) |
Victoria Park, Netherfield |
3.5 |
9 |
Brownfield |
| E1 (c) |
Former Gedling Colliery |
6 |
15 |
Brownfield |
| E1 (d) |
North of Hazelford Way, Newstead |
2 |
5 |
Brownfield |
| E1 (e) |
Former Calverton Colliery |
9 |
22 |
Brownfield |
| E1 (f) |
Teal Close |
17 |
42 |
Greenfield |
| E2 |
Hillcrest Park, Calverton (not suitable for general industry or uses likely to be incompatible with housing) |
3 |
7 |
Greenfield |
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TOTAL |
49.5 |
122 |
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| 4.9 |
Three of the above sites were identified by the same process adopted in the Housing Chapter, that is, after a sequential approach and a 'sieve analysis' detailed aspects were considered to prioritise the most suitable sites. Commercial requirements were introduced in the final site selection to ensure the proposed sites best suit the needs of industry. Teal Close is proposed as a result of the decision to fund improvements along the Burton Road corridor through the Local Transport Plan. It will require the preparation of a Planning Brief partly due to the need to accommodate new open space and ensure the impact on the Local Nature Reserve at the Lagoons is minimised. With regards to the proximity of the site to the River Trent, the Environment Agency has confirmed that it does not have an objection on flood risk grounds to the allocation of the site. The Trent Fluvial Strategy Draft Report dated April 2004 will form the basis for all flood risk management works undertaken by the Environment Agency in the next 10-20 years and this new information confirms that the 1/100 year flood outline for the River Trent now excludes the Teal Close housing and employment allocations. However, it will be necessary that any detailed proposals for development on the site are supported by an appropriately detailed Flood Risk Assessment, including issues relating to Ouse Dyke and the potential of flood risk to others from all sources. Gedling Colliery, Teal Close and Top Wighay Farm are all parts of major comprehensive mixed use developments proposed during the lifetime of this plan. Restrictions on the type of employment use considered to be acceptable on the Hillcrest Park (mixed use) site are necessary to ensure compatibility with the residential element of the site. In particular general industrial use and uses incompatible with housing would not be permitted. Where appropriate, the Borough Council may consider the use of planning conditions in compliance with PPG4: Industrial, Commercial Development and Small Firms in order to safeguard local amenity. Once a site has been proposed for employment development it is important that it is protected from alternative land-uses which would run counter to the objective of providing realistic and commercially viable sites for employment development. From the monitoring information gathered since the 1990 Plan, it is clear that many employment sites unaffected by a protectionist policy were redeveloped mainly for housing. This fact has been incorporated into the urban capacity study mentioned in the Housing Chapter. In the past employment land was not developed for its intended purpose because it was poorly located and the vagaries of the employment land market meant planning appeals for retail development in particular were successful. The change in retail planning policy and the commercial realism of the new proposed employment sites should ensure employment development is completed on sites proposed in this Replacement Local Plan. |
| 4.10 |
There is a need to maintain a range of employment sites in terms of size, location and quality, and given Gedling's contribution to the Greater Nottingham economy, the role of local small businesses is of increasing importance. Therefore a range of industrial sites and property must be safeguarded but in Gedling a high proportion of these will be relatively small units in locations dispersed throughout the urban area. Their retention will not only offer accommodation for the types of companies important to the Borough but it will help increase the number of jobs when new businesses are formed and more significantly allow a greater degree of sustainable travel to work patterns - essentially keeping employment in the urban area, close to existing housing and public transport networks. |
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| POLICY E2
PROPOSED MIXED USE AT HILLCREST PARK, CALVERTON |
| Objectives |
| Sustainability |
4 |
| Employment |
3, 6 |
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| Planning permission for a mix of B1/B8 employment uses and housing will be granted in accordance with the Development Brief for the site as shown on the Proposals Map. |
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| 4.11 |
Eight hectares of land at Hillcrest Park, Calverton was allocated for employment uses in the Adopted Local Plan of 1990. However, little of this site has been taken up in the last decade despite significant expenditure on site infrastructure. The future development of the site is made more uncertain by competition from the proposed redevelopment of Calverton Colliery. It is therefore proposed that residential use be introduced into some of the site. This will help meet the need to provide a choice and range of sites for residential development whilst acknowledging the limited potential of this site for employment use. The Flatts Lane development brief was approved in January 2005, as a "saved" interim planning guidance document in accordance with the Gedling Borough Local Development Scheme (March 2005). The Calverton mixed use proposal is included in policy E1. |
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| POLICY
E3 RETENTION OF EMPLOYMENT |
| Objectives |
| Employment |
1, 2, 4 |
| Sustainability |
12 |
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| a. |
Within the following sites, as defined on the Proposals Map, the expansion, conversion or redevelopment of land and premises for employment uses (other than retailing and other uses appropriately sited in shopping and local centres) will be permitted provided the development would not cause traffic, amenity or conservation problems. |
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Limitations |
Teal Close, Stoke Bardolph |
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Top Wighay Farm |
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Victoria Business Park |
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Former Gedling Colliery |
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North of Hazelford Way, Newstead |
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Hillcrest Park, Calverton |
not suitable for general industry or uses likely to be incompatible with housing |
Former Calverton Colliery |
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Colwick Industrial Estate |
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Park Road, Bestwood Village |
not suitable for general industry or uses likely to be incompatible with housing |
Portland Street, Daybrook |
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Brookfield Road / Rolleston Drive, Arnold |
not suitable for general industry or uses likely to be incompatible with housing |
Mansfield Road, Arnold |
not suitable for general industry or uses likely to be incompatible with housing |
Salop Street, Arnold |
not suitable for general industry or uses likely to be incompatible with housing |
Catton Road |
not suitable for general industry or uses likely to be incompatible with housing |
Sherbrook Road, Daybrook |
not suitable for general industry or uses likely to be incompatible with housing |
Station Road, Carlton |
not suitable for general industry or uses likely to be incompatible with housing |
Bewcastle Road, Bestwood Park |
not suitable for general industry or uses likely to be incompatible with housing |
South of Hazelford Way, Newstead |
not suitable for general industry or uses likely to be incompatible with housing |
Former Home Brewery, Daybrook |
not suitable for general industry or uses likely to be incompatible with housing |
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| b. |
Planning permission will not be
granted to redevelop or use sites or premises as listed above
and in Policy E1 for other purposes unless:- |
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the retention of the site or premises for its specified employment use has been fully explored by extensive marketing and advertising without success; and |
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the proposed use would cause no traffic, amenity or conservation problems. |
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| 4.12 |
Bestwood Village has been excluded from the Green Belt as part of the review of Green Belt boundaries. Land off Park Road has been included within this village envelope to consolidate the existing employment use of the former British Coal Workshops. It is not new land for employment use which is why it does not appear in policy E1. However this site has to compete with more attractive industrial locations closer to the M1 Motorway that have purpose built industrial accommodation and site layouts, and operations less constrained by nearby residential property. It is therefore proposed that the former British Coal Workshop site be split to provide employment use at the west of the site and residential use at the east. This will help to ensure an employment land availability in tune with the needs of the market whilst providing a residential land allocation that contributes to the need to allocate a range and choice of residential sites. |
| 4.13 |
As stated in paragraph 4.6 above, the Structure Plan figure for employment land provision is a guideline and not a target. Furthermore, the employment objectives refer to the need to diversify the economic base, to enhance the role of the rural economy and to exploit the employment potential of town and district centres. These accord with the main aim which is to enable new employment opportunities to be created. Whilst the sites included in policies E1 and E2 will be the main way land-use can contribute towards the achievement of the employment aim, other opportunities should not be overlooked and the following policy attempts to ensure the creation of new jobs in other parts of the Borough subject to normal planning considerations. It will also allow more mixed-uses in the town and district centres and will help redress short term availability problems for potential developers unable to find suitable sites in terms of size, location and environment. |
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| POLICY
E4 EMPLOYMENT DEVELOPMENT ON UNALLOCATED SITES |
| Objectives |
| Employment |
1, 2, 4 |
| Sustainability |
11 |
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| The construction or change of use of buildings for business, general industry, storage or distribution will be permitted on sites other than those allocated or retained provided the proposal meets all the following criteria:- |
| a. |
the site is not in the Green Belt; |
| b. |
there is no available site within the development limits of an allocated or retained area; |
| c. |
it would not generate traffic of a type or amount inappropriate for the character of the access road; |
| d. |
it would not harm the character of the area or the amenity of local residents; and |
| e. |
it would not cause noise, air, or water pollution. |
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| POLICY E5 EXPANSION OF EXISTING EMPLOYMENT USES NOT IN THE GREEN BELT |
| Objectives |
| Employment |
1, 2, 4 |
| Sustainability |
11 |
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| Development involving the expansion of an existing employment use not in the Green Belt will be permitted unless:- |
| a. |
the site is too restricted in size or shape for the layout, access, parking, landscaping and any other requirements of the proposed development; |
| b. |
the proposed development would unduly harm the amenities enjoyed by occupiers of adjoining properties; and |
| c. |
the proposed development would harm the character, appearance or environment of the site and its surroundings. |
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| 4.14 |
In addition to the need to encourage greater flexibility in employment development as set out in policy E3, there is a similar need to encourage the redevelopment or expansion of existing premises. This is because the employment development industry has been poorly represented in Gedling according to past rates of development. There is consequently a far greater need for further encouragement through more flexible and increasingly positive policies. This is specific to employment uses over and above any other future land use, in an attempt to prevent the Borough becoming a complete dormitory suburb for Greater Nottingham. |
| 4.15 |
Changes in technology have enabled more people to work from home and when there is a clear need for planning permission any proposal should be considered in light of the following policy. The purpose of the policy is to set out a positive encouragement for such uses. |
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| POLICY E6
BUSINESS/WORKING FROM HOME IN RESIDENTIAL AREAS |
| Objectives |
| Employment |
1 and 2 |
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| Planning permission will be granted for small scale business use (B1 in the Use Classes Order), within residential areas provided the proposal does not:- |
| a. |
adversely affect the amenities of nearby properties by reason of noise, smell, other pollution, or volume or type of vehicular activity generated; |
| b. |
result in an adverse affect on highway safety; and |
| c. |
adversely affect the character of the area by reason of the scale, design, siting and layout of any proposed buildings or structures. |
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RURAL AREAS |
| 4.16 |
One of the employment objectives set out in the Replacement Local Plan Strategy is to enhance the role of the rural economy and it is intended to direct new employment development within the village envelopes described in the Environment Chapter of this Plan i.e. Bestwood, Burton Joyce, Calverton, Ravenshead and Newstead. This accords with PPG4 (March 2001), PPS7 (August 2004) and policies 1/3 and 2/4 of the Structure Plan Review. |
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| POLICY
E7 EMPLOYMENT DEVELOPMENT IN RURAL SETTLEMENTS EXCLUDED FROM THE GREEN BELT |
| Objectives |
| Employment |
1, 2 and 4 |
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| The development of small-scale employment generating use (B1, B2, B8 of the Use Classes Order), through redevelopment, development on a new site, or conversion, will be permitted in a rural settlement excluded from the Green Belt provided that:- |
| a. |
the design, scale and siting of the new development respects the character and appearance of the settlement; and |
| b. |
there is no undue harm to the amenities of nearby residents or other land users. |
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| POLICY E8
REDEVELOPMENT OF CALVERTON COLLIERY
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| Objectives |
| Employment |
1, 2 and 4 |
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| The redevelopment of Calverton Colliery south of Oxton Road for industrial, business, storage or distribution uses should meet Green Belt objectives. Planning permission will be granted provided:- |
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the extent of the site and height of existing buildings is not increased; and |
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the redevelopment scheme deals comprehensively with the full extent of the site; and |
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the floorspace of replacement buildings is not materially larger than those of permanent construction to be replaced; and |
| d. |
there would be environmental benefits in accordance with the established objectives of land use in the Green Belt; and |
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the redevelopment does not add to the existing impact on the openness of the Green Belt and the purposes of including land within it. |
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| 4.17 |
Calverton Colliery finally ceased production in 1999. The site is within the Green Belt and in accordance with Planning Policy Guidance 2: Green Belts it has been important to consider the opportunities for environmental improvement at this major development site. |
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| POLICY
E9 RURAL EMPLOYMENT DIVERSIFICATION |
| Objectives |
| Employment |
1, 2 and 4 |
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| Planning permission will be granted to re-use a rural building for commercial or industrial use provided that:- |
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the building's bulk, form and general design is in-keeping with its surroundings and the criteria for re-use of buildings in the Green Belt contained within Policy ENV27 are met; and |
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the character, scale and location of the proposal, including any conversion work, is compatible with its landscape setting and any areas of landscape importance; and |
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traffic, parking and servicing generated by the proposal will not be detrimental to highway safety or Green Belt policy; and |
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the proposed use will not harm the local environment through the creation of noise, dust, smoke, fumes, grit, vibration or any form of water, soil or air pollution. |
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| 4.18 |
Government advice encourages the re-use of rural buildings for small-scale commercial and light industrial activities. This helps to diversify the local economy and create local jobs. Employment uses will always be preferable to residential use simply because they offer the opportunity for diversifying the local economy. In order that the objectives of Green Belt policy are not prejudiced it is likely that the buildings to be converted will be small-scale. The change of use should create comparatively little impact on the character of the building and its setting. The importance of protecting the Green Belt will mean that in granting any permission the Borough Council is likely to remove permitted development rights granted under the Town and Country Planning (General Permitted Development) Order 1995. |
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| POLICY
E10 INAPPROPRIATE EMPLOYMENT SITES |
| Objectives |
| Housing |
1 |
| Environment |
1 |
| Sustainability |
3 |
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| Planning Permission will not be granted for the expansion, intensification, or existing use redevelopment of the commercial site at Podder Lane, Mapperley as identified on the Proposals Map. This site is unacceptable due to its location, size, traffic and environmental problems. Planning permission will be granted for the development of the site for housing. |
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| 4.19 |
The 1990 Local Plan included a section on 'problem sites' and planning applications in the areas affected, for example Vale Road, Colwick, have been decided locally in accordance with the aims of the policy - that is to discourage further employment development and encourage alternative housing development. The Podder Lane site has been carried forward to the Replacement Plan and Gedling Borough Council intend the alternative use of the site to be for housing. Where necessary, remediation works will be undertaken by the developer to ensure a satisfactory and risk-free housing environment. |
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| POLICY
E11 OFFICE DEVELOPMENT OUTSIDE SHOPPING CENTRES |
| Objectives |
| Employment |
1, 2 |
| Sustainability |
11, 12 |
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| Planning permission will not be granted for new office uses (Use Classes A2 and B1 [a]), outside of the district and local shopping centres unless:- |
| a. |
the introduction of an office use into a non-residential building which is of architectural or historic importance, or considered by the Borough Council to be of local importance, would lead to the retention of the building without damaging its character, or causing environmental or traffic problems, and for which there is no better alternative use acceptable to the Borough Council; or |
| b. |
the change of use of an existing industrial or commercial property to B1 (a) offices would result in some significant environmental gain to the locality; or |
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the new B1 (a) office is directly related to the industrial use on the same site; or |
| d. |
the location of a small B1 (a) office use can be achieved without having a detrimental effect on the locality and would not conflict with other Local Plan policies. |
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| 4.20 |
Given the changes in office employment, the increasing opportunities for office staff to work from home and the lack of new major office developments in the Borough in the last ten years, it is not expected that there will be any large scale proposals in the Replacement Plan period. PPG 4 (March 2001) states that in allocating land for industry and commerce, planning authorities should be realistic in their assessment of the needs of business. They should aim to ensure that there is sufficient land available which is readily capable of development and well served by infrastructure. As the anticipated level of office development in the Borough is relatively small scale it is important that new commercial investment is directed to the existing district and local centres in accordance with Policies S3 and S6 to maintain their vitality and viability. However, small B1 (a) office uses may be acceptable 'out of centre', provided they comprise less than 200 sq. metres gross floorspace. Other small offices within Use Class A2 are unacceptable away from district and local centres and this is the reason they are specifically excluded from paragraphs b to d in the policy. |
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