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| Back to Contents - Back
to Introduction |
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| Chapter 3 |
| BOOSTING OUR LOCAL ECONOMY |
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| OUR OBJECTIVES |
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| 3.1 |
The City Council’s objectives for boosting the local economy are: |
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- To maintain and boost the Canterbury District’s position as one of Kent’s largest and most significant local economies;
- To diversify the economic base and promote opportunities for the development of new enterprises;
- To support and maintain the urban and rural economies;
- To support the development of both existing businesses and knowledge-based, high value-added activities in the District;
- To protect and promote the economic development of Herne Bay, Whitstable and the Hersden area;
- To increase average earnings in the District; and
- To improve the range of employment opportunities.
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| THE CANTERBURY ECONOMY |
| 3.2 |
The Canterbury District is an important sub-county employment centre in the heart of East Kent. The District is also the second largest local authority area in Kent by population, with a population of 135,278 (Census, 2001). The District encompasses 30,885 hectares of land and includes the City of Canterbury together with the coastal towns of Herne Bay and Whitstable. |
| 3.3 |
Our District is one of the largest economies in Kent, which in 2000 was worth over £1.4 billion and retained 4,761 companies providing over 60,000 full and part time jobs.The District’s employment structure in 1982, 1992, 2002 and projections for 2012 are illustrated below. |
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| 3.4 |
The public sector (e.g. education, healthcare) and retail sector are significant employers in the area, employing 36.4% and 24.4% of employees respectively. National trends and forecasts augmented by major improvements to the District’s retail capacity suggest that the retail sector may grow strongly on the back of steady consumer spending growth over the period of the Local Plan. |
| 3.5 |
Tourism is a key component of the District’s economy andrepresents an estimated 10% of employees in the economy, although these are dispersed across various local business sectors (e.g. retail, business services, hotels and catering). |
| 3.6 |
The financial and business services (sometimes called ‘professional’ services) also significantly contribute to the District’s economy. This sector, which is largely concentrated in the City of Canterbury, employs an estimated 13% of local employees and is an important generator of wealth in the economy. As shown above, early economic forecasts indicate continued growth in financial and business services, in both high value-added services (e.g. consultancy) and lower value-added, often part-time based, service activities. |
| 3.7 |
The District’s manufacturing base is primarily located in its coastal towns. The local manufacturing sector is likely to face increasing global economic pressures over the period of the Local Plan, as reflected by diminishing projected numbers of employees in local manufacturing between 2002 to 2012. |
| 3.8 |
Against this source background, successive pieces of research including annual Kent Economic Reports (Local Futures Group), have highlighted a number of challenges to local economic competitiveness: |
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- Aspects of the District’s economy are under-performing those of the county and the region. For example, according to official figures, local employment growth has been much slower than County, regional and national employment levels. One explanation could be the District’s lower than average proportion of companies in the finance and high-technology sectors - industries that have been the major contributors to the South-East’s growth over the last five years (FPD Savills 2002). National trends suggest sustained growth in business services, but the District needs to be pro-active in both responding to local professional services sector needs and harnessing wider economic trends;
- The stock of local VAT registered businesses experienced only modest growth compared to county, regional and national trends between 1994 and 2003. Therefore this plan needs to help to increase the number of new local businesses by providing favourable conditions for existing firms to thrive;
- The District’s dependency upon consumption-driven sectors such as tourism and retail has two main implications: firstly, the jobs traditionally offer relatively low levels of earnings and secondly these sectors are particularly vulnerable to downturns in the economic cycle and the associated decline in consumer confidence and spending. The economic base of the District should therefore be diversified to both counteract this economic vulnerability whilst still fostering new opportunities in the tourism related industries;
- Much of the District’s knowledge-based employment is concentrated in public sector-related organisations - with the District’s three higher education establishments being the main source of this employment. These particular knowledge-based sectors are frequently characterised by relatively low earnings. This explains the mismatch between residents and local job opportunities (highly educated residents and some of the lowest paid jobs/vacancies in South East England). For example, average workplace gross weekly earnings for Canterbury in 2005 were £364.40. This is the second lowest level of any District in Kent and is £26 less than the Kent average (Annual Survey of Hours and Earnings, 2005). This in turn may have resulted in difficulties in retaining skilled graduates. The Local Plan seeks to address these issues by preparing the ground to facilitate more diverse and better-paid local employment opportunities.
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| 3.9 |
The City Council through this Local Plan needs to respond to these challenges and issues by providing the framework necessary to establish proposals and policies that ensure a healthy and sustainable economy. The plan therefore prepares the ground for an increase in the number and influence of knowledge-based industries and high quality business opportunities. |
| 3.10 |
Real benefits will be accrued for the Canterbury District, East Kent and the wider Kent area if the unique higher education resources that the District has to offer can be used to lever the development of commercial knowledge-based enterprises in the area. |
| 3.11 |
Due to its many unique characteristics the District is well placed to act as a conduit for delivering a more robust employment structure in East Kent. This is achieved through the allocation of key strategic development proposals that will stimulate latent enterprise and innovative capacity in the District and wider East Kent area. |
| 3.12 |
The Thanet/Dover Spatial Development Initiative, subject to approval from the European Commission agreement, will activate 2,000 acres of subsidised industrial land in the Sandwich/Richborough corridor over the next 15-20 years. It is important that the Canterbury District complements this initiative and provides opportunities in the knowledge economy best suited to this District’s key advantages. |
| 3.13 |
In order to adapt and respond to these circumstances, policies are required that provide an economic stimulus for Canterbury to offer a commercial product distinctive from other areas. |
| 3.14 |
The District must capitalise on its strengths - through promotion of its world-famous image, quality environment, university ties and highly educated population, to highlight Canterbury as a location for knowledge-based industries and develop suitable premises accordingly. By tapping into this potential, the promotion of a more diverse economy, willsafeguard against the dependency on ‘consumer driven’ service sectors. |
| 3.15 |
Measures to maximise the benefits to local people of new business development ventures will be sought through legal agreements and will include employment training, life-long learning and the broadening of the Districts’ skill base. |
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| THE ECONOMIC STRATEGY |
| 3.16 |
The City Council’s economic land use strategy draws on guidance contained within the RPG9, the Regional Economic Strategy, the Kent and Medway Structure Plan, theemerging themes and priorities in the Community Strategyand other plans and strategies that have an impact on the economic development of the District. |
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| 3.17 |
In addition, it reflects the aims of the District’s economic strategy which was developed in partnership with the local business community and in conjunction with the district’s Local Strategic Partnership. |
| 3.18 |
The economic land use strategy has also been informed by two studies, commissioned by the City Council and produced by independent consultants. The first of these, conducted by Angle Technology, looked at the potential for developing and expanding the district’s knowledge-based economy. The second study undertaken by FPD Savills assessed the need and demand for business accommodation (office, research & development and light industrial) within the district. The findings of both reports are reflected in the City Council’s economic land use strategy that is set out as follows: |
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(i) |
To protect and promote the economic development of the district and in particular, Herne Bay, Whitstable and Hersden following their designation as Priority Areas for Economic Regeneration (PAERs) and a ‘Rural Priority Area’ in RPG9. The Plan will facilitate this by: |
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- Safeguarding sites in existing employment use and in strategic locations;
- Allocating additional employment land to ensure the continued provision of employment opportunities within the district and particularly the PAERs (and to offset any loss of existing poor employment sites to housing redevelopment);
- Preparing a local Community Plan forHersden to identify regeneration objectives and activities to be implemented in partnership with the village community and other main stakeholders;
- Developing and diversifying the contribution of tourism to the local economy.
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(ii) |
To promote the development and growth of high value-added enterprises centred on knowledge-based industries, drawing on the Higher Education Institutions (HEIs) within the District and the widely recognised ‘Canterbury image’. The Plan will facilitate this through: |
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- The allocation and promotion of a Business Innovation Park development (including incubator space and land for expansion) on the campus of the University of Kent at Canterbury.
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(iii) |
To encourage further diversification of the local economy by: |
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- Identifying further opportunities for high quality business development to retain and encourage high value-added growth businesses within the District;
- Allocating sites on the Proposals Map for development of high quality business accommodation;
- Encouraging the development of new enterprises;
- Promoting innovative design-led schemes that encompass the principles of sustainable development.
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(iv) |
To attract inward investment to the District by; |
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- Taking a positive approach to new economic activities, particularly those aimed at knowledge-based and high-value added occupiers.
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| PROTECTING AND PROMOTING THE ECONOMIC DEVELOPMENT OF THE DISTRICT AND THE PRIORITY AREAS FOR ECONOMIC REGENERATION |
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| Safeguarding Existing Employment Sites and Premises |
| 3.19 |
Retaining the District’s existing major employers and its provision of employment land (B class) are important tools in ensuring the District benefits from a range of employment sectors. A significant number of important local employers are likely to make major reinvestment decisions over the period of the new Plan. Therefore, wherever possible, the Plan must help bring about reinvestment within the District. |
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| 3.20 |
Employment land allocations and employment clusters build on existing concentrations of economic activity on main transport routes to provide accessible employment. Allocations within the Local Plan, have been identified across the District to help reduce the overall need to travel long distances to work and to enable similar development to be located together. This can promote the identity and value of a site, sustainability and shared infrastructure and management costs. |
| 3.21 |
The Breach Farm site is considered to provide a valuable opportunity to meet the employment needs of the rural areas in the south of the District. However, the Council is also of the view that there should not be any significant expansion of the existing complex. Thus the employment floorspace will be capped at the current level (estimated to be 3500 sqm, excluding the historic buildings at the frontage of the site). |
| 3.22 |
The Plan seeks to protect existing and allocated employment sites for Class B activities. These are detailed below: |
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Canterbury District: |
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- Highland Court, Bridge
- Lakesview International Business Park / Canterbury Industrial Park, Hersden
- Breach Farm, Barham
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Canterbury City: |
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- Vauxhall Road
- Marshwood Close
- Station Road West
- Kent messenger building St George’s Place
- Land at Dane John Works Gordon Road
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Whitstable: |
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- John Wilson Business Park
- Joseph Wilson Business Park
- St. Augustines Business Park
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Herne Bay: |
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- Eddington Lane
- Hillborough
- Land at Hawthorn corner Hillborough (office use)
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| POLICY ED1 |
| The Council will not permit the loss of existing allocated employment sites or clusters, allocated on the Proposals Map (see also Insets 1, 3, 4 & 5) except where part redevelopment for other uses would trigger the development of one of the District’s other key employment sites identified in the Plan and/or secure the reinvestment of an existing significant employer within the District. |
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| Providing Additional Employment Opportunities |
| 3.23 |
The Kent and Medway Structure Plan policy EP2 sets out as a guideline the amount of employment floorspace (Classes A2/B1 and B2/B8) that the District should seek to provide between 1991 and 2011. In order to meet Structure Plan guidelines for employment land supply in the District, between 2001 and 2011 there appears to be a need to provide an additional 4.67 hectares of employment land along the coast, which takes into account a current shortfall in office floorspace (Class A2/B1 use) and a current oversupply of industrial and storage floorspace (Class B2/B8 use). |
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| 3.24 |
Employment land is allocated in the Local Plan to accommodate the loss or relocation of sites to housing development within the urban areas. By allocating and protecting a range of sites (and premises) with differing characteristics across the District, the allocations in the Plan enable a wide range of economic activity to continue to take place, and these allocations enable the diversity of employment land to be spread across the District. |
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| Priority Areas for Economic Regeneration |
| 3.25 |
According to RPG9, PAERs are pockets of deprivation with regional significance that experience difficulties such as above average unemployment, high levels of social deprivation, low skills levels, dependence upon declining industries, peripherality and insularity. These areas require tailored regeneration strategies supported by appropriate resources to address their problems and maximise their contribution to the social and economic well-being of the region. |
| 3.26 |
This plan has an important role in implementing PAER strategies for Herne Bay and Whitstable, through the designation of employment sites, reuse of brownfield sites and addressing of transport access issues. It also sets out the policy for regenerating the Rural Priority Area that was previously identified at Hersden. |
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| Herne Bay and Whitstable |
| 3.27 |
The PAER strategy looks to coordinate projects and policies to address economic regeneration. The Local Plan responds to this by identifying sites for employment and projects for enhancement within the towns. |
| 3.28 |
A Single Regeneration Budget (SRB) project was secured for the wards of Heron and Harbour under the SRB6 programme. These complement the overall strategy set out in the Local Plan as defined in this Chapter and Chapter 4. |
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| Highland Court, Bridge |
| 3.29 |
An area at Highland Court, Bekesbourne with Patrixbourne, is in existing employment use. This part of the District lacks an employment base and the City Council considers that it is important to make provision for one, while offering the opportunity for a small employment expansion within the overall complex to attract further investment and to enable employment land to be safeguarded. The site lies within the North Downs Area of Outstanding Natural Beauty (AONB), and the Highland Court Conservation Area. |
| 3.30 |
The Highland Court complex of buildings should, as part of an overall development package, be reused and made available to small business units and companies to foster economic growth, and to make proper and a more efficient use of existing floorspace. |
| 3.31 |
An expansion of employment land is therefore identified on the Proposals Map, on the basis that the site overall is improved in appearance and existing buildings are used more efficiently. As such, a Development Brief will be required as part of a proposal for the additional employment land, to incorporate the whole complex as part of a comprehensive scheme. This Brief shall include a landscaping strategy and comprehensive vehicle parking arrangements for the whole site. |
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| POLICY ED2 |
| Land at Highland Court is allocated on the Proposals Map for employment purposes, subject to the following criteria: |
| a) |
The whole site shall come forward as part of a comprehensive scheme, including proposals for refurbishing the existing buildings; |
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The proposals meet policy BE1 of the Local Plan on design; and |
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A Development Brief for the whole complex shall be required as part of development proposals for this site, incorporating a landscape strategy and comprehensive vehicle parking arrangements for the whole site. |
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| St Augustine’s Hospital, Chartham |
| 3.32 |
The remaining part of the St. Augustine’s Hospital site at Chartham had been allocated in the previous Local Plan (1998) for mixed-use business/leisure development. It is important to ensure that there remains a mix of uses in this location as part of the overall development of the wider area, and to ensure that the mixed use achieves sustainable development. |
| 3.33 |
Any proposal on the site shall either re-use the existing buildings, or replace them with no net gain in building footprint. Given the site’s location within the Special Landscape Area and at the edge of the Kent Downs Area of Outstanding Natural Beauty, any proposal will be subject to an approved Development Brief. The aim should be to achieve respect for the intrinsic landscape value of the site and surrounding land through conscious design, minimising the visual impact of all new construction seen from nearby or far viewpoints. |
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| POLICY ED3 |
| Land at St. Augustine’s Hospital, as shown on the Proposals Map, is safeguarded for business and/or leisure development, where the primary use of the land shall be for employment purposes. The following criteria shall be met: |
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There shall be no increase in the building footprint; |
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The proposal shall be subject to a landscape assessment; |
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The proposal shall meet design and highway safety objectives; and |
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The proposal shall be in compliance with an agreed Development Brief for the site. |
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| Hersden |
| 3.34 |
Hersden has been identified in RPG9 as a ‘Rural Priority Area’. This regional designation recognises Hersden’s basic need as one of regeneration, and regeneration programmes have been pursued |
| 3.35 |
The village of Hersden (formerly known as Chislet Colliery village) designated as part of the Kent Rural Development Area, only began to attract regeneration activities with the successful Former East Kent Coalfield bid for SRB Round 3 funding in partnership with Dover District Council in 1999. |
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| 3.36 |
The Hersden community has benefited from some regeneration projects since 1999, but there is still further regeneration required to tackle problems associated with low wage earnings, limited housing opportunities, poor infrastructure and social and economic deprivation. |
| 3.37 |
The allocation of the Lakesview Business Park as part of the previous Local Plan, the protection of existing employment space andthe recent construction of housing development to the west of the village will ensure that investment will focus on the village to bring additional community infrastructure and benefits, as well as a better mix of housing. |
| 3.38 |
To achieve further regeneration objectives for the village, the City Council will work with partners on the Local Strategic Partnership to prepare a Community Plan for the village. This process will set objectives and bring aboutinvestment into the community. The process of arriving at these objectives will be carried out in consultation with the Hersden community. Work has already taken place, through well-attended Community Planning Days, to involve the community in identifying what objectives should be met and how it would like to see the village evolvein order to meet these objectives. |
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| POLICY ED4 |
| A Community Plan will be prepared forthrough consultation with the local community and other key partners, to identify initiatives to regenerate the area, identify the scale and format of any new development and means of delivering projects and programmes. |
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| Canterbury East |
| 3.39 |
The area west of Canterbury East Station is either in industrial use or remains vacant. To ensure that this site retains its contribution to the local economy it is allocated for employment purposes. In addition, the Kent Messenger building in St George’s Place should be retained for employment/office use. |
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| POLICY ED5 |
| New allocations for employment/office use at Canterbury East Station and Kent Gazette building have been identified on the Proposals Map. These sites fall within the Canterbury East Regeneration Zone. |
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| Whitstable |
| 3.40 |
The area west of Canterbury East Station is either in industrial use or remains vacant. To ensure that this site retains its contribution to the local economy it is allocated for employment purposes. In addition, the Kent Messenger building in St George’s Place should be retained for employment/office use. |
| Herne Bay |
| 3.41 |
At Eddington additional employment land is allocated to ensure that those existing uses are given adequate protection as employment sites and contribute to the overall clustering of other employment uses in the area: |
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| POLICY ED6 |
| An extension of 1 hectare to existing employment land has been allocated at Eddington Lane and is shown on the Proposals Map. |
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| TOURISM DEVELOPMENT |
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| 3.42 |
The estimated direct tourism expenditure accruing to Canterbury District in 2003 was approximately £257 million. 61% of this expenditure was generated by an estimated 5.5 million day visits to the District, while 39% was generated by an estimated 580,000 domestic staying visitors. The City Council therefore considers that tourism is a key component in the economy of the District, while also providing employment opportunities. |
| 3.43 |
Tourism is promoted in this Local Plan in Chapter 4 and Chapter 5, where it is recognised that tourism can add to the vibrancy of the countryside, in addition to the rural economy. |
| 3.44 |
The tourism market also plays a significant role in securing funding for regeneration projects in both urban and rural areas of the District, which in turn bring revitalisation and diversification of the economic, as well as the social, well-being of the community. |
| 3.45 |
The City Council will therefore promote and support proposals for tourism development that contribute to the District’s economy, as set out in policy TC7 of the Local Plan. |
| Touring Caravan Sites |
| 3.46 |
In response to the first deposit draft consultation stage of the Local Plan review, representations were made in recognition of the role that touring caravan sites can make to the local economy. The touring sites are predominantly located along the coast, but they also serve the rural economy and can help to maintain the vibrancy of the countryside. |
| 3.47 |
The City Council will seek to protect existing touring sites that make a recognised contribution to attracting visitors to the surrounding area, and encourages their upgrading and expansion, subject to design and environmental considerations. |
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| POLICY ED7 |
| The City Council will grant planning permission for new touring sites within the District or the expansion of existing sites, subject to Policy BE1 of the Local Plan. The Council will not permit the loss of existing sites unless it can be demonstrated that the use of the site does not make any positive contribution to the local economy. |
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| PROMOTING THE DEVELOPMENT AND GROWTH OF HIGH VALUE-ADDED ENTERPRISES CENTRED ON KNOWLEDGE-BASED INDUSTRIES |
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| Knowledge-Based Economy |
| 3.48 |
According to the Department of Trade and Industry, a knowledge-driven economy is an economy where: |
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“The generation and the exploitation of knowledge has come to play the predominant part in the creation of wealth. It is not simply about pushing back the frontiers of knowledge; it is also about the more effective use and exploitation of all types of knowledge in all manner of economic activity”. |
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| 3.49 |
Government policy clearly supports the development of the knowledge-based economy. This objective is also fully encouraged by Regional Planning Guidance and the strategies of the Regional Development Agencies. For instance, RPG9 (policy RE9) establishes that high value-added activities should be actively encouraged, including the grouping of such activities in business clusters where this is economically beneficial and environmentally acceptable. This includes identifying science and technology parks, particularly those close to universities or research facilities. |
| 3.50 |
The draft South East Plan establishes provision for a range of sites in support of small and medium enterprises from a variety of economic sectors, including, for example, incubator units and innovation centres, to encourage economic diversity. The emerging Kent Prospects, Economic Development and Regeneration Framework 2006-2012 establishes that innovation, enterprise and competitiveness are vital in driving forward the county’s economy, and that the knowledge-driven sectors should be continually supported and nurtured. |
| Business Innovation Park Development |
| 3.51 |
The District’s major education institutions already make a significant contribution to the economy of the Canterbury District. Collectively the University of Kent, Canterbury Christ Church University, the University College for the Creative Arts and Canterbury College inject over £100 million into the local economy each year. They are also collectively responsible for employing almost 3,000 people directly and another 3,000 indirectly through the local spending patterns of the institutions or their employees. The population of approximately 20,000 full-time students from the Higher Education Institutions (HEI’s) would be a major resource for the knowledge economy, which demands a plentiful supply of talented people. |
| 3.52 |
Research undertaken by Angle Technology Ltd, on behalf of the City and County Councils, South East England Development Agency and University of Kent, assessed the potential for developing and expanding the local knowledge-based economy, and investigated if physical development is required to facilitate this expansion. In order to support the provision for a suitable allocation of land for the development of knowledge-based business in Canterbury District, the work determined the project’s viability by assessing whether there is sufficient demand from prospective occupiers to justify the necessary investment in infrastructure, property and supporting management. |
| 3.53 |
The report concluded that “Canterbury has the potential to facilitate the birth and growth of knowledge-based industries through the promotion of a ‘knowledge/research park’ proposal at Canterbury, subject to local planning and environmental considerations”. |
| 3.54 |
Headline findings drawn from the demand analysis element of the work establish that: |
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- There is potential demand in Canterbury for about 19,000sqm (200,000sqft) of accommodation for knowledge-based businesses. This notably incorporates an occupancy requirement of 1,900sqm (20,000 sqft) for incubator accommodation, inclusive of an anticipated three year growth of potential knowledge-based start-up companies;
- Generating this level of demand depends mainly on creating a ‘knowledge’ environment in close proximity to an existing HEI and maintaining a close connection to major private sector Research & Development (R&D) facilities in East Kent. A ‘knowledge’ environment would create much of its own demand either directly through incubation or indirectly because it would be the most preferable site in East Kent for certain potential occupiers (e.g. bio-technology sector);
- The likely root sources of high growth knowledge-based startup companies in Canterbury are the District’s HEI institutions, its connections with prominent existing R&D facilities in the sub-region and former students of the HEI institutions. Other possible sources of potential occupiers would be the relocation of existing local companies and inward investment from companies setting up new operations, plus those companies wishing to be associated with the HEIs;
- Canterbury’s proximity to the regeneration areas of East Kent and North Kent, and its links with the M25 and ‘Channel Tunnel Hinterland’, constitutes a strategic location that offers an opportunity to interact with all of the above sub-regions;
- There is also potential for specific incubated businesses to spin out and act as a catalyst for growth in the more depressed areas of the wider region.
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| 3.55 |
In summary, the opportunity for businesses to associate with the District’s substantial knowledge base and to benefit from the quality Canterbury name would be attractive to potential knowledge-based start-ups and other potential occupiers. The wealth of higher education research that is offered in the District and the opportunity for businesses to directly draw from this knowledge on a regular basis are the key strengths that would determine this project’s viability. |
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| POLICY ED8 |
| Land is safeguarded at the University of Kent Campus, as shown on the Proposals Map (Inset 1), for business innovation park development. The proposal shall be subject to a Development Brief, which shall incorporate Design and Transport Statements, and measures to mitigate the impact upon the landscape and traffic. |
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| 3.56 |
The City Council is firmly committed to supporting this initiative and regards this as a priority for the economic strategy. There is also a need to assess the wider links to the concept of a business park or the need for additional business floorspace to provide a suitable location for businesses wishing to expand beyond the capacity of the business innovation park and locate within the District. Experience elsewhere in the UK and abroad has shown that the success of these businesses arising from business innovation park development can only be safeguarded in a locality if additional sites are available for expansion. The innovation park development also needs the opportunity to offer firms alternative locations to allow a turnover of fresh businesses, and hence to maximise the potential to attract new innovation. |
| 3.57 |
Although this Local Plan is a ten year document, it is important to set out the intentions of the City Council as part of a longer term vision. Critically, the City Council sees the success and full occupation of the proposed business innovation park at the University of Kent Campus as essential to the economic strategy of the District. Further opportunities for investment are encouraged in the high value-added business industry to achieve lasting economic diversification and growth. |
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| IDENTIFYING FURTHER OPPORTUNITIES FOR HIGH QUALITY BUSINESS DEVELOPMENT |
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| Office and High Quality Business Accommodation |
| 3.58 |
One of the key priorities of our economic strategy is the need to diversify and improve job opportunities within the district. The City Council is keen to support the provision of good quality business accommodation. This will be important for the local professional services sector, which has aspirations for modern premises, not necessarily met by the current commercial offering in Canterbury. Retention of this sector at Canterbury is important to generate income for the local economy and to assist diversification from an over reliance on the tourism and public sectors. |
| 3.59 |
The provision of such accommodation is also important as part of the strategy to support the business innovation park at the University of Kent campus (policy ED8). Experience elsewhere in the UK and abroad has shown that the success arising from innovation centres can only be safeguarded in the locality if additional sites are available for their expansion. |
| 3.60 |
To facilitate the preparation of a strategy in this area the City Council commissioned a study from FPD Savills - Property Consultants to assess the demand for business accommodation (office, research & development facilities and light industrial) within the Canterbury District. Approximately 13% of the District’s employees work in the financial and business services sector - this being the major driver of the office market. While Canterbury’s economy has outperformed that of Kent over the long term, over recent years the structure of the local economy has led it to under perform Kent and the South East. |
| 3.61 |
Furthermore, the study found that there was an annual average take up of office space in Canterbury in the order of 2,000 square metres per annum. There is something in the order of 6,000 sq metres of office space currently available in Canterbury. However, none of this could be classified as “Grade A” (new offices with modern facilities such as ICT cabling and air conditioning) and there are only two units of over 1,000 square metres available for immediate occupation. |
| 3.62 |
The conclusions and recommendations of the report were that there is unsatisfied demand for office space in the Canterbury District area but that the scale and value of this demand would not be likely to support the development of a major, low density, out of town business park. As part of the Savills study a perceptions survey of local businesses was undertaken – the majority of respondents stated that they wanted a new or modern building, and in addition they emphasised an in-town or edge-of-town location. In suggesting options to respond to the study, the consultants noted that due to the pressure to meet housing targets, previously developed sites are likely to be developed for residential uses, not offices. |
| 3.63 |
In order to intervene in this process the consultants suggested that the City Council could look to its planning powers to safeguard and bring forward office schemes. Another option suggested was for the City Council to use its own land holdings as a means of bringing forward office schemes, which would in turn demonstrate to investors the potential of Canterbury as a destination for companies and for the potential of speculative development of business accommodation. |
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| Page 32 |
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| 3.64 |
In general terms, the City Council supports the conclusions of the Savills Study. However, Savills were not instructed to consider the office situation in relation to the wider social and economic needs of the district, or the need for grow-on space from the proposed Business Innovation Park at the University of Kent. The Council’s view is that it is likely that grow-on space from the Business Innovation Park will be needed within the Plan period, and that this, combined with the economic needs of the district, means that additional office space will be required within the Plan period. Successive studies of Kent’s economy indicate that Canterbury District’s local economy is currently under-performing, and measures need to be considered to redress this situation. The Council considers that, in sustainability and viability terms, there is a strong case for a single office location at Canterbury. |
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Government policy stresses the need to promote development within urban areas and to adopt a sequential approach to identify sites. Office development has the potential to attract higher levels of activity and therefore it is appropriate to locate development in locations that are accessible to public transport. To this end, the City Council will firstly look to the urban areas of Canterbury, Whitstable and Herne Bay to provide for new office development. For Canterbury, a particular emphasis will be the City Centre and the Regeneration Zones. The City Council will actively pursue the promotion of office schemes and look to work with key development partners to achieve this. The land holdings of the City Council can also form the focus for future schemes and are addressed in the proposed Regeneration Zone allocations. |
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The following sites are suitable for office accommodation and are shown as either a mixed-use allocation or an employment allocation or cluster on the Proposals Map: |
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- Station Road West Car Park, Station Road West, Canterbury (within the Canterbury West Regeneration Zone).
- Kentish Gazette site, St Georges Place, Canterbury (within the Canterbury East Regeneration Zone).
- Land south east of Canterbury East Station, (within the Canterbury East Regeneration Zone).
- BT House/Bingley Centre, Canterbury (as part of a mixed use development).
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- Eddington, Old Thanet Way, Herne Bay (as part of an Employment Allocation/Cluster).
- Eddington Petrol Filling Station, Herne Bay (as part of a mixed use development).
- Land at Hawthorn Corner, Hillborough (this would be for office use and associated storage for FDS. Any development would need to consider the impact on adjacent residential properties and would need to produce a green transport plan. The development will need to provide an acceleration lane London bound, onto the A299).
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- Whitstable Harbour (as part of a mixed use allocation).
- John Wilson Business Park, Chestfield (as part of an Employment Cluster).
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The City Council wishes to provide quality office accommodation to fulfil the needs of modern business. Quality of design and appearance will be key to this as will the provision of the elements considered import to deliver high specification accommodation - including modern cabling standards and air conditioning. Another key element in the City Council’s strategy is to ensure an improvement in the diversity of office accommodation to achieve a range of solutions for potential occupiers. The City Council will look to schemes to provide new opportunities and not just cater for the movement of existing occupiers. |
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| Page 33 |
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| Office Nodes |
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It is important to ensure that a continual supply of available accommodation is maintained throughout the Local Plan period. The Council has therefore identified two sites as Office Nodes, at Little Barton Farm and Wraik Hill. The uses on these sites shall be limited to development within Use Classes (A2 financial and professional services), B1(a) (offices) and B1(b) (research and development) only. Other uses will not be permitted, unless making a direct contribution to the operation of the sites. |
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The Little Barton Farm site is approximately 20ha (50 acres) in extent, and adjoins the existing Barton Business Park. The original office node at Little Barton Farm was identified after a careful assessment of landscape impact around the southern part of the City, and the proposal for its extension has been drawn up to ensure that the original objective of minimal visual intrusion have been continued. The site was also identified because of its proximity to an existing business site, and its close relationship to the existing urban area of Canterbury. |
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Significant landscaping is proposed to the ‘front’ of the site adjoining New Dover Road in the form of a community woodland which could also be transferred to a third party to ensure its long-term use. The agricultural land classification of this area is high but this is true of much agricultural land around the City. However, recent Government guidance has recognised that the safeguarding of land solely for its agricultural quality should not continue to be a priority in planning policy. |
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This site has the benefit of being located close to the New Dover Road Park & Ride. Common benefits can flow from managing transport links and the site is also located on National Cycle Route 1, which provides opportunities for more sustainable links into the City. Public transport would also be provided in a coordinated way with local bus services to this site, which already serve estates and the suburban parts of southeast Canterbury. |
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The form of development will be established through the preparation of development principles. In working up development principles for this site a quality approach to design and layout will be stressed in any proposed development as will be the need for a strategy which sets out the long term protection of land around the site; and finally means of access from the New Dover Road via an upgraded roundabout which will also serve the Park & Ride facility. A Transport Assessment and Travel Plan for the site will also be required as part of development proposals. |
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The Council recognises the need to safeguard the countryside, in particular the highly prominent ridge to the north-west, between the site and the Barton Road area of Canterbury. |
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The Council considers that an expansion area for Little Barton Farm may be necessary, in the event that the land allocated under Policy ED9 is taken up at a more rapid rate than currently anticipated. The Council is of the view that the most appropriate area for expansion would be to the south and east of the identified site. |
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At present, this area is not expected to be required within this Plan period. However, the Council wishes to make clear its position on the potential future expansion of the site in this Local Plan. |
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If for whatever reason the development envisaged at Little Barton Farm does not take place with a reasonable period, the site will not be regarded as suitable for other forms of development, and will be returned to agricultural use. |
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| POLICY ED9 |
| In order to encourage the broadening of the economic base and a continual supply of available office accommodation, the City Council will grant planning permission for office development within Use Classes A2 (financial and professional services), B1(a) (offices) and B1(b) (research and development) only on sites outside the urban areas at ‘office nodes’ identified on the Proposals Map, subject to the demonstration of need and the following: |
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Other more suitably located and available sites nearer to the town centre have been assessed by adopting a sequential approach to site identification by considering in order - the town centre, edge of town centre, out of centre location within the urban area; |
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The impact of the proposal individually or cumulatively with other recently completed development (or extant planning permissions for new development) does not harm the vitality and viability of the town centre. |
| In addition, planning permission will be granted if office development at the nodes has an enabling role in bringing forward office accommodation on a site within the town centres, to provide identified benefits and to broaden the local economy. |
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| Safeguarding Existing Office Accommodation |
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In addition to the provision of new sites for office accommodation the City Council will also seek to safeguard existing accommodation, this is essential if a range of accommodation is to be offered to businesses. |
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For the purposes of Policy ED10 individual small scale premises – less than 100 sq m in Herne Bay and Whitstable and 500 sq m in Canterbury are not considered to be the subject of its consideration. |
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Where the policies apply and these premises are considered not to be fit for modern office requirements due to their physical configuration and are incapable of modification, the City Council will consider the potential of conversion to other appropriate uses (policies TC10 and TC19). In promoting proposals for conversion to a residential use, applicants should demonstrate the premises have been actively marketed with no genuine interest for alternative employment generating uses. Other uses appropriate to town centres may also be acceptable especially where these enhance the town centre function (policies TC10 and TC19 refer), these will be uses which ensure the vibrancy of the town centre area. Conversion of premises may also be acceptable if this in turn delivers the implementation of other employment sites including sites within the regeneration zones and in other priority areas and employment allocations within the district. Applications for a change of use from office, together with any associated alterations should be in accordance with the design guidance in Policy BE1. Where the building is listed, policies BE5 and BE6 must be satisfied. |
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In exceptional circumstances the Council may permit residential development in the form of permanently affordable housing. |
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| POLICY ED10 |
| In order to safeguard the supply of office accommodation within the urban areas, planning permission will not be granted for development involving the loss of such accommodation, unless |
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allocated for other purposes in the Plan, |
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the property is a listed building or is of significant architectural or historic merit and the proposal will ensure the long term retention of the building. |
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| Encouraging the development of new enterprises |
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Fostering the development of new enterprises – so called ‘start up’ businesses - can help to strengthen the local economy through growth in the emerging economic sectors. The South East England Development Agency’s strategy stresses that small, micro and high growth companies hold the key to future competitiveness. Contact and consultation with potential start-up companies has shown that there are limited accommodation opportunities for these new businesses. At present, the property market is not making provision for the small-scale, flexible accommodation to meet their needs in mainstream developments. |
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To improve opportunities for start-up businesses the City Council will encourage all new developments to provide small-scale, flexible business accommodation and potential of larger units to be sub-divided. The management and leasing terms are also important in encouraging the start up of new businesses and these could also usefully be considered at an early stage of development. The City Council will also work with funding partners, such as South East England Development Agency, to assist in bringing forward start-up accommodation in cooperation with developer partners . |
| Working from Home |
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Because of its cost saving attributes - both financial and temporal - employers are encouraging working from home. This practice also helps to reduce transport congestion and sustain localised employment, particularly within rural areas. |
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A growth in home working is more likely to affect medium to high wage positions where home working already occurs in certain industries (e.g. clothes design and telesales) and/or micro-businesses in their early phase of development. In accordance with central Government guidance PPG4, the City Council encourages proposals that support and help home working. |
| Attracting Investment to the Area |
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Knowledge is the basic raw material of the knowledge economy and the collective knowledge within a local economy is often referred to as its knowledge base. Businesses use knowledge in the form of intellectual property, including patents and design rights, know-how and expertise. Related sectors might include, for example, the IT-related and telecommunications sectors, advanced electronics, advanced producer services, specialist consultancy and bio or health-related industries. In particular, the opportunities to forge links between educational institutions and business are considered to have major advantages for economic development. In order to fulfil aspirations for developing a more knowledge-intensive economy, the District should have access to the enhanced ICT infrastructure planned for the wider region. Notably, new forms of ‘broadband’ communications, which enable faster and more efficient connectivity to internet/e-commerce lines, will be an increasingly important infrastructure ingredient in encouraging innovative and creative business to locate in the District. The City Council will seek to encourage and accommodate new commercial development - particularly those aimed at knowledge-based and high value-added occupiers, including incubator units and high-specification office developments. |
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| POLICY ED11 |
| Proposals for new economic development in Use Classes B1 or B8, including new ventures from inward investment, re-investment and in-situ expansion by existing companies will be granted planning permission, subject to those proposals: |
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meeting the environmental objectives and policies set out in this Plan; |
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being acceptable in terms of their transport impacts, and their impacts on neighbouring residential areas; and |
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conforming to the overall economic strategy for the district, as set out in this Plan. |
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