Chapter 5

 

The Economy

 

Introduction

5.1This chapter looks at three aspects of the economy of the plan area:

Section A: Employment Land and Buildings

Section B: Tourism

Section C: Agricultural Land and Buildings

5.2 Other aspects closely linked to the economy e.g. retailing and transport are dealt with in separate chapters of the Local Plan.

5.3 Chester's unique qualities as an historic/heritage city, international commercial centre, sub-regional shopping centre and international/national tourist destination make it very different from other districts. One of Chester's strengths has been its ability to attract prestigious international business by virtue of its combination of those qualities and it has the reputation as one of the UK's key centres of excellence in terms of facilities for new and expanding businesses.

5.4 The population of 118,210 (2001 Census) covers both the historic city and a rural area extending to approximately two thirds of the District's geographical area. The economy of the Local Plan area is still largely dominated by employment in the service sector, especially shops, offices (particularly in the financial services sector) and tourism. Much of the employment in the rural part of the District has been traditionally linked to agriculture. The number of people employed in this sector has declined significantly placing increased strains on the local economy and community.

5.5 One of the main aims of the Plan is to assist in the diversification of the economy in both urban and rural Chester, creating a wider range of quality jobs and investment for the benefit of local people and addressing the needs and aspirations of Chester's unemployed.

Section A: Employment Land and Buildings

 

Introduction

5.6 The Council continues to give priority to ensuring the good health of existing businesses and to generating new jobs in other sectors. An important factor in retaining existing business and attracting new jobs is the good supply of serviced sites of the right type and in the right location. It is very important that there is a sufficient quantity of available sites and properties which cater for the needs of different industries in both urban and rural Chester.

5.7 It is recognised that promotion of jobs and growth in the local economy depends on still wider initiatives and action. The Council will continue to be proactive in its approach to identifying, implementing, monitoring and reviewing such initiatives by a combination of private and public sector partnerships and collaboration to produce investment and support.

5.8 There is also a need to ensure that the benefits of economic revitalisation are spread as widely as possible amongst the residents of the District and especially disadvantaged sections of the community.

 

Employment in the Plan Area

5.9 The plan area contains not only the urban area of Chester but also a significant rural area. Local employment has historically focussed on the administrative and retail role of Chester, along with the market town activities serving the surrounding rural areas.

5.10 The area has a long history of skilled engineering and high technology employment with the defence industry also having a significant presence. In recent years this structure has undergone considerable change and the process continues. Changes in the defence industry, the rationalisation in the vehicle, chemicals and nuclear industry and changes affecting the rural economy, have led to major job and skills losses.

5.11 The Chester economy has a very high proportion of employment in the service sector - 90% in 2001. Recent growth in the service sector has been enhanced by the attraction of national and international financial services companies and the development of the tourism industry.

5.12 Chester has been very successful in attracting a number of important manufacturing companies to the District, including international inward investment.  Chester's image is very positive to inward investors who have provided some much needed employment and training opportunities in modern manufacturing. It is a trend the Council wishes to see continue.

5.13 Behind Chester's prosperous and vibrant commercial image there remain pockets of relatively high unemployment, particularly in the urban wards of West Chester, including  Blacon Hall, Blacon Lodge, City&St Annes and Lache Park.

5.14 Chester has strong interactions with its surrounding areas and analysis of Travel to Work patterns looking at the total and net flows between Chester and districts in the wider region showed a total net inflow of 7,560 employees in 1991 (Census of Population, Special Workforce Statistics); by 2001 this had grown to 11,029 employees. This illustrates Chester District's importance in the economy of the sub-region.

 

The Council's Economic Development Strategy

5.15 The Council's employment strategy is to continue to maximise strengths and address weaknesses. The role of the city as a premier service centre, particularly in the financial services sector, and an international commercial and tourist centre will continue to be one of the priorities.

5.16 It is important to maintain the viability of service industries, including retailing, but to also restore the number of manufacturing/technological jobs and skills lost to the District over recent years. This would reduce, to a certain extent, the dependence of the local economy on particular sectors and increase job opportunities.

5.17 Chester's strength is its ability to attract prestigious international business by virtue of its combination of unique qualities. It is important that Chester can offer an adequate range of choice of sites in those circumstances. Chester has strong interactions with its surrounding areas and such developments bring benefits to the wider area. If such firms are not able to locate in Chester they are unlikely to locate in surrounding areas and would be lost to the Region as a whole.

5.18 The Council's strategy attempts via the widest possible range of private, public and voluntary sector partnerships and collaboration, to achieve a balanced economy throughout urban and rural Chester with wide ranging employment and training opportunities for all, particularly the unemployed and those people otherwise disadvantaged in the jobs market.

 

Objectives

5.19 Having regard to the issues referred to above the following objectives form the basis for the Local Plan to:

• complete the existing business park to continue to meet the demands of inward investors and to build upon Chester's strengths as a major European commercial centre
• continue to develop Chester West Employment Park as a "mixed" industrial site
• enable continued diversification of the local economy and to accommodate manufacturing uses such as those successfully attracted to the District in recent years
• cater for small workshop and "starter" units and small scale warehousing
• cater for the retention of jobs and skills, allowing the expansion of local companies as well as new opportunities for local businesses
• provide a site specifically for the needs of high technology industries which has been shown to be a very important factor in retaining technical skills in areas as companies "wind down"
• make provision for "downgrade" activities such as car repairs since areas where such activities were traditionally located have been redeveloped because of the close proximity to existing residential areas
• make provision for a wide range of uses in the rural area in order to replace traditional job opportunities through new development such as small workshops, agricultural diversification, telecottages, rural enterprises, "clean" new technology industries and eco-technology

 

Land Available for Employment

5.20 Cheshire 2011 Replacement Structure Plan set out the requirement for 130 hectares of employment land in the plan area for the period 1996 – 2011. The 2011 Replacement Structure Plan has now been replaced by the Cheshire 2016 Structure Plan Alteration. Policy IND1 of the Structure Plan Alteration states that Local Authorities should provide a range of types and sizes of sites in a variety of locations for industrial and commercial development.  The supply of employment land will be met from a combination of sources. These include:

• completions (i.e. those sites which have been built since 1996)
• commitments (i.e. those sites which currently have planning permission and which are expected to contribute to the overall supply over the lifetime of the Plan. This will include sites which are under construction)
• additional allocations (that is, the remaining allocations of land for new housing contained in the Plan which do not have planning permission)

5.21 The Council’s target for the percentage of new employment development built on upon previously developed land is 65%. 

5.22 As at April 1 2002 there were outstanding planning permissions for some 10.71 hectares for employment use, with 3.2 hectares under construction. These are listed in Figure 5a below (and included in Policy EC2&EC4). These sites are regarded as "commitments".

Figure 5a

 

Employment Land Commitments as at April 2002

 

i) Urban Area	Hectares
Chester West Employment Park	2.11
Chester Business Park	4.82
Old Port/Tower Wharf	2.00
ii) Rural Are
Dutton Green	0.78
Chapel Lane, Milton Green	1.00
Total for District	10.71

 

5.23 The Local Plan allocates a number of additional sites for employment purposes, over and above the outstanding permissions. These sites are set out in Figure 5b and are allocated in Policies EC 2 – EC 4.

5.24 A summary of the employment land supply as at April 2002 is set out in figure 5c below.  This shows an employment land supply in the region of 136 hectares for the Plan period (1996 – 2011). 

5.25 In making these allocations the Council has had regard to the need for a range of employment sites in different locations to meet the requirements of different types of businesses. The additional allocations concentrate on the re-use of existing employment sites. Some of the sites have constraints which will affect the extent of the area likely to be available for development and the timing of the development and, as a result of this, they may not all come forward for development during the plan period. Furthermore, it is expected that significant parts of some of the sites will be utilised for landscaping purposes, thereby reducing the net area available for development. The figures in Table 5b make some allowance for potential constraints and landscaping, although this can only be an estimate at this stage.

Figure 5b

 

Additional Sites Allocated in the Local Plan

 

i) Urban Area	Hectares
Extension to Chester Business Park	5.0
Bumpers Lane	25.0
Redevelopment of part of Countess Hospital	2.0
Part of Chester North East Urban Action Area	2.0
Total	34
ii) Rural Area
Extension to Hampton Industrial Estate	1.0
Former Dairy, Stretton	1.5
Former Ince Power Station	60.0
BICC Helsby	3.5
Chester Road Farndon	1.0
Total	67.00
Total for District	101.0

 

5.26 In determining the scale of allocations in the Local Plan, the Council has also had regard to the nature and scale of outstanding planning permissions and the likelihood that the Chester Business Park and the Chester West Employment Park will be completed in the early part of the Plan period.

Figure 5c

 

Summary of Employment Land Supply April 2002

 

	Hectares
Completions 1996 – 2002	21.69
Commitments	10.71
Sites under construction April 2002	3.2
Additional allocations in the Local Plan	101.0
Total Supply	136.6

 

5.27 In addition to the sites allocated in Figure 5b land may become available for employment development on part of the developed area owned by BNFL and URENCO in Capenhurst. Policy EC 8 in this section and policies ENV 72 and ENV 73 in the section on Green Belt in the chapter on The Environment make provision for the development of these two areas respectively, should these sites be brought forward for development.

 

Policies and Proposals

 

Scale of Provision of Employment Land

5.28 Policy EC 1 below sets out the level of provision which the Local Plan makes for employment land.

Policy EC 1

The Local Plan makes provision for some 130 hectares of employment land for the period 1996-2011 allocated in the following policies.

Reason/Explanation

To meet the strategic requirement for employment land and to enable the local and sub-regional employment objectives in the plan area to be achieved.

 

The Council considers it is important to make provision for a range of employment sites, in different locations, to meet the requirements of different types of businesses. Some of the sites allocated have constraints which will affect the extent of the area likely to be available and the timing of the development. As a result some sites may not be fully developed during the plan period. Furthermore, it is expected that significant parts of some of the sites will be utilised for landscaping purposes, thereby reducing the net area available for development still further.

 

It is not intended that the amount of land developed in the plan period will conflict with the city’s capacity or will exceed 130 hectares before 2011.

 

The Council’s target for the percentage of new employment development built on upon previously developed land is 65%.

 

For the purpose of this Plan the term employment land comprises Class B1, B2 and B8 uses, as defined in the Use Classes (Amendment) Order 2005 and applicable "sui generis" uses. It does not include land used for retail purposes.

 

Allocations for Employment Land

5.29 The Local Plan allocates a number of sites for employment purposes, some of which already have planning permission. A number of these sites are allocated for specific purposes whilst on others a range of activities may be permitted.

Policy EC 2

Reason/Explanation

To meet the requirements set out in Policy EC 1

 

Class B1 comprises light industry, Class B2 general industry and Class B8 warehousing.

 

Planning permission will not be given for any development within the North East Urban Action Area unless appropriate improvements to accessibility are incorporated into the proposal.

 

The allocation at Chester Road, Farndon excludes the area already occupied by commercial uses. Any development proposal on the site will be expected to include landscaping.

 

Transport Impact Assessment of allocations for employment land should consider whether the development has a material impact on the trunk road and motorway network, and consult with the Highways Agency on the scale and nature of these impacts.

 

Phasing of Employment Development

5.30 The development of Bumpers Lane in the Sealand Road area is dependent on the provision of certain infrastructure. This aspect is dealt with in more detail in the section on the Provision of Services and Infrastructure in the chapter on Monitoring and Implementation.

 

Areas Allocated for a Range of Employment Uses, including Cultural and Tourism Uses

Policy EC 3

Reason/Explanation

The canal corridor, including the Old Port area and Tower Wharf have potential for urban renewal in the form of a number of employment uses, especially small workshops or activities related to tourism and culture, as well as for residential purposes. The Council has produced planning briefs which set out the general principles which it considers should be followed to achieve the revitalisation of these areas.

 

The Chester Castle and Amphitheatre areas have potential for cultural and tourism uses, and development briefs have been produced to guide the future development of these areas.

 

The Council considers these areas are also suitable for the provision of visitor accommodation.

 

(See also Policy EC 15 in the Tourism section of this chapter and Policy CU 3 in the Culture chapter)

 

Chester Business Park

5.31 Provision was made for a Business Park in the adopted Greater Chester Local Plan in the form of locational criteria. Planning permission was subsequently given for a site in Wrexham Road close to the junction with the A55 Chester Southerly Bypass during the 1980's. Some two thirds of this site, now known as the Chester Business Park, have already been developed and a consent for the remainder was issued in 1995. This site is to remain in the Green Belt.

Policy EC 4

An area to the east of Wrexham Road, identified on the Proposals Map, is allocated for a business park within the Green Belt. Within this area, the emphasis will be on providing a high quality development in a parkland setting. Development will be limited to Class B1 Uses.

Reason/Explanation

Planning permission had already been granted for the Chester Business Park as exceptional development in the Green Belt and this development is largely completed. The Plan now makes provision for a small-scale extension to the approved area which will result in a logical and more defensible boundary along the A55 Southerly Bypass. Moreover, the extension is necessary to ensure a continued supply of high quality employment land to attract inward investment.

 

The Council considers that exceptional circumstances relate to the proposed extension of the Business Park in that the extension is required to maintain a supply of high quality employment land and there are strategic advantages to concentrating development in this location. In addition the resultant boundary of the enlarged Business Park would be logical, defensible and enduring.

 

It is important that the parkland setting for the buildings within the Business Park is retained and this will be an important consideration in the assessment of proposals for extensions to existing buildings or the development of new buildings.

 

Transport Impact Assessments of the continued development of the Chester Business Park should consider whether the development has a material impact on the trunk road and motorway network, and, consult with the Highways Agency on the scale and nature of these impacts.

 

Protection of Sites Allocated for Employment

5.32 The Council will resist proposals which would result in the development of land allocated for employment for other purposes.

Policy EC 5

On land allocated for employment purposes planning permission will not be granted for other development.

Reason/Explanation

To safeguard the land allocated for employment purposes to meet the overall requirement set out in Policy EC 1.

 

Protection of Existing Employment Land and Buildings

5.33 The Council will resist proposals which would result in the loss of existing employment land and buildings.

Policy EC 6

Reason/Explanation

This policy relates to sites not allocated in the Plan for other purposes and seeks to maintain the present level, range and type of employment uses as part of the overall approach of providing more employment in the plan area.

 

There is currently considerable pressure in many parts of the District for the redevelopment of employment sites for other uses such as housing. It is important to maintain a mix of uses within the built up area and the loss of employment land to other uses can reduce the opportunities to provide for local employment. The Council will therefore resist proposals that would result in the loss of premises where this would have the effect of limiting the range and quantity of land and buildings available in a locality.

 

In operating this policy, the Council will take into account whether the proposal would enable the expansion or relocation of an existing company to a more suitable site within the local area. The Council will also have regard to opportunities presented by a proposal to maintain or increase employment opportunities and its sustainability credentials. The Plan’s Guiding Principles will set the context for such assessments. If the application site is within the urban area, the local area will normally be defined to be the urban area of Chester; for applications elsewhere, it will be defined as the same village or rural parish in which the site is located.

 

The Council will require developers to provide evidence of adequate marketing of land and premises for employment use to demonstrate that there is no genuine market for their continued employment use.

 

In circumstances where the employment use is no longer commercially viable or environmentally acceptable, the Council will require adequate evidence to support any developer’s case for alternative use in this regard.

 

Stanlow Petrochemicals Complex

5.34 Much of the Stanlow Petrochemicals Complex lies within the Borough of Ellesmere Port and Neston. However, a significant part is also situated in Chester District. Ellesmere Port and Neston Borough Council and Chester City Council are adopting a joint approach towards the future planning of this area.

Policy EC 7

Reason/Explanation

Closures and reduced demand for land for oil and petrochemical industries have led to the availability of significant areas of land within the complex with ready access to railways, canals and the motorway network.

 

The extent and distribution of land available within the complex means that in general this is the most suitable location within the plan area to accommodate hazardous and potentially polluting industry. However, not all land will be used for these particular uses and there is scope for other uses such as offices and light industry, other general industry and warehousing.

 

The potential environmental impact of any proposed development, including visual appearance, will be the most significant consideration in deciding the suitability of any particular site within the complex. A distinction will be drawn in the operation of this policy between sites within the heart of the complex and those on the boundaries where greater care is required with regard to their potential impact.

 

Not all of the vacant land within the complex is appropriate for re-use for development. In some cases undeveloped land should be retained to create a visual or environmental buffer around existing installations. In these areas tree planting as part of the Mersey Forest will be encouraged, as will the commercial use of forestry and coppicing of hazel to produce a renewable energy source.

 

The Town and Country Planning (Environmental Impact Assessments)(England and Wales) Regulations 1999 (as amended) set out those cases where development would be likely to generate significant adverse, environmental effects and in such cases the Council will require an Environmental Assessment to be carried out.

 

Site of Former Ince A and B Power Stations

5.35 The Former Ince A Power Station to the north of Elton ceased to operate some years ago and has been demolished. Ince B Power Station which was built alongside was decommissioned in March 1997. Part of this site lies within Ellesmere Port and Neston District.

Policy EC 8

Reason/Explanation

The site of the former Ince Power Stations adjoins Ince Marshes, however due to its proximity to Elton village, the Ince Power Stations site is not suitable for oil and chemical manufacturing and processing. It may be suitable for associated development, such as offices or storage.

 

There is potential to redevelop this area for employment or energy generation purposes but any scheme must have regard to the proximity of residential areas, particularly the impact of vehicular traffic on such areas.

 

The Council will consult with the Health and Safety Executive (HSE) on any development proposals in respect of this area.

 

In particular, the Council will aim to ensure that any redevelopment would not result in the loss of, or prejudice the future development of rail freight facilities. The Council will encourage the use of the railway line and make provision for pedestrian and cycle access to the site.

 

Prior to any development taking place the Council will require a comprehensive development brief to be prepared for the site in consultation with the landowners, Ellesmere Port and Neston Borough Council and Cheshire County Council. The brief will address issues such as appropriate modes and positions of access, the mix and location of uses, the potential impact on biodiversity and the Mersey Estuary Plan. Any redevelopment of this area also needs to have regard to proposals to develop the concept of the Mersey Forest and should be consistent with the Strategic Development Brief.

 

Transport Impact Assessment of the redevelopment of this area should consider whether the development has a material impact on the trunk road and motorway network and consult with the Highways Agency on the scale and nature of those impacts.

 

BNFL/URENCO, Capenhurst

5.36 BNFL/URENCO is covered in Policies ENV 72&ENV 73 in the section on Green Belt in the chapter on The Environment.  The majority of the site is a nuclear licensed site.  The use of this site by parties other than the licensed operators would require the approval of Nuclear Installations Inspectorate.

 

Barrowmore Village Settlement

5.37 Barrowmore Village Settlement is covered in paragraph 3.270 in the section on Green Belt in the chapter on The Environment.

Criteria for Assessing Proposals for Employment Development on Sites not Allocated in the Local Plan

5.37 The Council expects to receive planning applications for employment development on sites that are not allocated for this purpose in the Plan. Policy EC 9 below provides the framework against which the Council will assess such proposals.

5.38 The Council will encourage appropriate development which will create employment opportunities and aid the diversification of the local economy.

Policy EC 9

Reason/Explanation

In determining such applications the Council will have regard to the nature and location of the proposed development, whether the proposal would be likely to give rise to or attract related activities and any other material considerations, including whether such proposals would recycle previously used land and/or be accessible to the existing or proposed transport system.

 

Any proposals for development in the Green Belt will be considered on their merits, having regard to the advice in Planning Policy Guidance Note 2: Green Belts.

 

Extensions to Existing Business Premises

5.40 The Council will encourage existing businesses to expand their activities, particularly if this is likely to result in the creation of more jobs or the retention of the firm in the plan area.

Policy EC 10

Reason/Explanation

To encourage economic development whilst at the same time safeguarding residential and environmental amenity and protecting the open countryside.

 

The applicant may be required to enter into a Section 106 Agreement under the provisions of the Town and Country Planning Act 1990 to cover any matters which the Council feels cannot adequately be dealt with under planning legislation.

 

Where such proposals are in the Green Belt, they will be considered against the advice set out in Government Guidance and the policies in the Local Plan relating to Green Belt.

 

The Re-Use of Rural Buildings

5.41 Current National Guidance is to steer the re-use of rural buildings, which are principally agricultural buildings, to uses which would be likely to bring some benefits to the local economy, as opposed to residential use. Many buildings in the rural area have already been successfully converted for small scale economic activities such as craft industries, light industrial, offices and tourism-related purposes. The Council wishes to encourage this trend which will also help the farming industry to diversify into other activities, subject to certain safeguards being met to protect local amenity and the environment.

Policy EC 11

Reason/Explanation

Considerable change has occurred in the rural area and in the methods and type of agricultural production. The re-use or adaptation of existing rural buildings may help to reduce demands for new buildings in the countryside, encourage new enterprises and provide new jobs. The detailed criteria included in the policy will be applied to ensure that a proposal does not cause significant harm to the character and appearance of the surrounding countryside or to residential amenity.

 

In considering proposals for alternative uses for rural buildings the Council will investigate the history of the building where it has reasonable cause to believe that an applicant has attempted to abuse the system by constructing a new farm building with the benefit of permitted development rights with the intention of early conversion to another use.

 

The overriding aim of the Council, in line with Central Government Guidance, is to encourage appropriate alternative uses or adaptation of existing agricultural buildings, ensuring the retention of valuable built resources for the future, not to encourage new building. Consequently, those proposals which involve the rebuilding of a dilapidated structure will not normally be permitted and those new uses which cannot be substantially accommodated within the existing structure - and thus require considerable alteration and/or extensions of the building - will also be resisted.

 

Proposals for the re-use of buildings in the Green Belt will be considered against the advice set out in Government Guidance and the policies in the Local Plan relating to Green Belt.

 

When granting permission for the re-use of agricultural buildings within the Green Belt or the open countryside the Council will consider whether the proliferation of additional agricultural buildings or other development that could be constructed under permitted development rights could have a seriously detrimental effect upon the openness of the Green Belt or the open countryside. Should this be the case the Council will consider the need to withdraw permitted development rights in a manner applicable to the circumstances of the particular development and its relationship to the building, group of buildings or holding.

 

The applicant may be required to enter into a Section 106 Agreement under the provisions of the Town and Country Planning Act 1990 to cover any matters which the Council feels cannot adequately be dealt with by the imposition of planning conditions.

 

In the case of buildings located within settlements the Council may support proposals for conversion to residential use or mixed-use providing these meet the criteria set out in Policy GE 1 in the chapter on the Statement of Strategy and Policy HO 9 in the Housing chapter.

 

Home Working, Including Teleworking

5.42 Advances in information technology and telecommunications are enabling more people to work and train from home or from a local teleworking centre. This can have wider beneficial environmental effects by reducing the number of journeys to work by car, can support local services and promote sustainable development.

5.43 Teleworking is also important because it gives opportunities and access to training/jobs for those in isolated communities with no public or private transport and others disadvantaged in the job market e.g. women returning to work after having families, school leavers and those with disabilities.

5.44 Planning permission is not normally required where the use of part of a dwelling for business purposes does not change the overall character of the use of the property as a single dwelling. If changes do occur, for example increased traffic or visitors, then planning permission may be required.

5.45 However, planning permission would be required for the use of premises, for example a village hall, as a community teleworking facility where a number of people could have access to various forms of information technology.

5.46 Policy EC 12 below sets out the approach the Council will use in determining such planning applications.

Policy EC 12

Reason/Explanation

To facilitate such development whilst at the same time preventing inappropriate development.

 

"Downgrade" or Unneighbourly Uses

5.47 "Downgrade" activities include, for example, car repairers and other small businesses which can give rise to nuisance if they are located too close to residential premises. However, such activities can be an important source of local employment.

5.48 In Chester many of these activities have been displaced by redevelopment for other uses.  It is important to make provision for a site onto which these uses can be directed so that the employment they provide can be retained within the area.

Policy EC 13

Reason/Explanation

To make provision for such uses displaced from elsewhere within the urban area.

Section B: Tourism

 

Introduction

5.49 Tourism is made up of a wide range of very different but interdependent activities and operations.

5.50 The visitor economy is essential to Chester’s current and future success as a place. The city attracts seven million day visits each year and 1.7 million overnight stays by people who spend £400 million and generate or support 16,000 jobs.

5.51 The main tourist attractions in the city include the Rows, the Walls, the Cathedral, the River Dee, the Shropshire Union Canal and Chester Zoo. Chester has a great wealth of archaeological remains and historic buildings reflecting all of the most important stages in its history, through Roman, Saxon, Medieval, Tudor, Georgian and Victorian.

5.52 The city is surrounded by an extensive rural area which has many historic villages and attractions such as Beeston Castle and Stretton Watermill.

5.53 In relation to tourism in the future, the most important consideration is to safeguard the area's natural and built heritage, since these are the very features which make it so attractive to its many visitors. Indeed, there needs to be a clear commitment to a continued programme of conservation enhancement and regeneration to not only protect but also increase the environmental appeal of the area.

 

A Tourism Strategy For Chester

5.54 Chester’s Tourism Strategy (November 1999) is underpinned by the principles of responsible growth.  The key elements are set out below:

 

1. Re-inforcing Chester as the "People's Place"

It is important to create a lively place with restaurants, bars, cafes, shops, theatres, cinemas, street activity, concerts etc - the lively cosmopolitan 24 hour city - based on people, with lots of things for them to do and see: all of this taking place within the context of the unique character, form, streetscape, quality of buildings and public art that make Chester what it is.  It is also important that people feel they are within a physically "secure" environment.

 

2. Spreading the "Load"

The vast majority of tourists concentrate in the city centre - visiting the Cathedral, Rows, Eastgate Clock and the Groves. They visit only a small part of the City Walls adjacent to Eastgate. Chester has a lot more to offer, a lot more to discover - for example the Canal and Tower Wharf, the Dee front and the Old Port, the Castle, Dee House, the Roodee, Grosvenor Park, Northgate Street and Watergate Street. The tourism policies must seek to spread the load from the congested area to these other gems and elsewhere in the District, thus creating wider economic benefit throughout the plan area.

 

3. The Provision of Appropriate Attractions

There is a need for a range of heritage and people-based attractions to be woven into the fabric of the city.

 

4. Tourist Facilities

It is critical to provide the basic facilities for tourists:

• information/signage and interpretation
• coach parking and dropping off places
• places to eat and drink
• toilets

 

5. Attracting Visitors to Stay Longer

The key to Chester's tourism strategy is equally about extending the length of stay and continuing to attract new visitors.  Therefore, it is necessary to:

• increase the range of things for visitors to see and do - so that they cannot see everything in one day
• reinforce the "people's place", particularly in the evening, so that they want to experience an evening in Chester
• provide adequate hotels and guest houses and other facilities for staying visitors - camping sites/touring caravans etc

 

6. Conferences

Chester has the potential to increase current provision for conferences, especially as market research indicates that conference delegates spend on average 4-5 times more than leisure visitors.

 

7. The Rural Area

Any tourism development in the rural area should complement attractions in the urban area.  It should be compatible in scale and type with the environmental capacity of the countryside and the villages. Provision should focus on small-scale craft and heritage-related attractions.

 

8. The Public Realm

Chester’s ambience is a key element of its visitor appeal.  Improving the public realm therefore is critical in enhancing the experience for visitors and making them stay longer and/or come back again. This quality of experience is very important because most visitors come to Chester on the personal recommendation of family or friends. This is vital for the economic prosperity of Chester.

 

Objectives

5.55 The elements set out in the previous section provide the objectives for the Local Plan.  However, these objectives extend beyond what is appropriate to include in such a Plan and so the policies and proposals below are concerned with addressing the land use implications of these objectives.

5.56 The tourist industry needs to respond to market trends, whilst respecting the environment which attracts visitors but also has far wider and enduring value.

 

Policies and Proposals

 

The Overall Approach to Tourism

5.57 The study "Chester: The Future of an Historic City" highlighted the need to address the issue of acceptable visitor numbers for a city within a very compact historic core. The study suggested that "tensions", for example, perceptions of overcrowding and congestion, already exist in the city centre and the development of large scale attractions in the historic core would only exacerbate this situation.

5.58 Over the years very few enquiries have been received from operators wishing to set up a large scale attraction in Chester. This is perhaps due to a combination of factors, particularly the limited number of such "footloose" attractions and the perception the operators may have that there is little point in considering Chester because there are few sites likely to be available or acceptable for such activity.

5.59 Sites available for such activities are indeed very limited and the city is surrounded by a tightly-drawn Green Belt which preludes development in that area.

5.60 Thus the approach adopted in the Local Plan is to facilitate the provision of heritage-related attractions within the city centre, compatible with its environmental capacity. Elsewhere in the urban area the Council will consider any proposals from the private sector for large scale development, having regard to a list of pre-defined criteria.

Policy EC 14

Reason/Explanation

Heritage-related attractions comprise not only activities associated with the historic character of the city but also include provision for the enjoyment of the arts, crafts and music.

 

To increase the number of attractions for tourists and to encourage tourists to visit other parts of the city centre, thereby taking some of the pressure off the Eastgate Street area, whilst at the same time avoiding any inappropriate development.

 

The Council does not envisage any development taking place on the "Strategic Open Spaces", as defined in Policy ENV 15 in the section on Urban and Rural Landscape in the chapter on The Environment.

 

(See also Policy EC 3 in the section on Employment Land and Buildings earlier in this chapter and Policy CU 3 in the chapter on Culture and Leisure)

 

Tourist Accommodation

5.61 Tourist accommodation includes hotels, guest houses, self catering facilities and camping and caravan sites.

5.62 It is important to provide a range of hotels in terms of different forms and cost of accommodation, although the Local Plan cannot control the level of charges in hotels.

5.63 It is important for the Local Plan to include a criteria-based policy against which any future proposals for new hotels or extensions to existing hotels can be assessed.

Policy EC 15

Reason/Explanation

To provide for a range of hotels within the plan area, whilst at the same time ensuring that any planning approvals for such use do not result in a loss of residential amenity and are consistent with other policies in the Local Plan.

 

The Council will normally expect proposals for new hotel accommodation to be within the urban area and will encourage such development in or close to the city centre, for example in the Gorse Stacks area.

 

Any such proposals within the Green Belt or the open countryside will be considered on their merits, having regard to any other relevant policies in the Plan.

 

(For camping and caravan sites see Policies EC 17 and 18 below).

 

5.64 As far as guesthouses are concerned, the Draft Revised Greater Chester Local Plan contained a two part policy to deal with this type of accommodation. The first part set out a list of criteria which have been used to assess any proposal. Secondly the policy did not allow for any more guest houses in Hoole Road and limited the number in Hough Green.

5.65 This policy has proved effective in dealing with planning applications for guesthouses and its approach is maintained in the District Local Plan.

Policy EC 16

Reason/Explanation

A large number of such premises have been established in the urban area in the last few years. As a consequence the Council considers it is necessary to deter the location of these uses in areas where this would adversely affect the amenities of residents and to encourage their provision in appropriate locations where any detrimental impact on predominantly residential areas is minimised.

 

The Council recognises the importance of such accommodation for tourists staying in the rural area. New build proposals in the Green Belt and the open countryside will be considered on their merits, having regard to any other relevant policies in the Plan.

 

The need for planning permission is a matter of law having regard to the particular circumstances of any proposal. However, as a guide, the Council’s view is that, in the absence of an established use, normally planning permission will be required where more than one third of bedrooms in a private dwelling is or will be let for guesthouse or bed and breakfast accommodation, subject to a maximum of two bedrooms being used for this purpose.

 

In Hough Green the extension of guest house accommodation through the development of adjoining premises will be considered as the establishment of a new guest house and assessed against the total number of eight. The Youth Hostel will be included in the total number of guesthouses.

 

5.66 There are a number of camping/caravan sites in the plan area. Policy EC 17 allocates a site in Beeston for a new camping and caravan park. If any further sites are proposed, then these will be considered against Policy EC 18.

Policy EC 17

Land is allocated for a caravan and camping park at the former Beeston Sand Quarry.

Reason/Explanation

To meet the need for such accommodation.

Policy EC 18

Reason/Explanation

To make provision for more camping and caravan sites whilst at the same time safeguarding the amenities of surrounding areas.

 

The Council will encourage proposals for further camping and caravan sites on the edge of the urban area close to the main access roads.

 

However, such development will not be permitted where it would have a detrimental impact on the openness of the Green Belt or the character or appearance of the open countryside. Development will not be permitted if there is a risk of significant harmful impact upon residents’ living conditions by reason of noise, loss of light or any other relevant factor which results in a significant reduction in the residents’ quality of life.

 

Conference Facilities

5.67 In line with the objectives set out above there is a need to increase the provision of conference facilities and Policy EC 20 below sets out the criteria which the Council will use in assessing any proposals for such facilities.

Policy EC 19

Reason/Explanation

To provide for an increase in the number of conference facilities within the plan area, whilst at the same time ensuring that any planning approvals for such use do not result in a loss of residential amenity and are consistent with other policies in the Local Plan.

 

The Council will normally expect proposals for additional conference facilities to be located within the urban area and will encourage such development in or close to the city centre, for example in the Northgate/Gorse Stacks Regeneration Area. Such proposals will not be appropriate in the Green Belt nor the open countryside.

 

Coach Parking and Dropping-Off/Pick-Up Places

5.68 Coach parking currently takes place on the Little Roodee car park where there are limited facilities for the drivers. Provision for coaches and drivers on this site is to be improved, as set out in Policy TR 10 in the chapter on Transport.

5.69 The number of dropping-off and pick-up points has been increased recently and further provision is proposed.

Section C: Agricultural Land and Building

 

Introduction

5.70 Agriculture is one of the most important land uses within the rural area of Chester District and forms part of the country's premier dairy farming area. As such this may mean that only small amounts of land will become surplus to agricultural requirements. It also explains why very little land in Chester District has so far been taken out of agricultural production through the Government's "set aside" policy.

5.71 Planning policies can have an important bearing on the future of agriculture, particularly in relation to the use of farm land and buildings for non-agricultural purposes and in determining planning applications for agricultural buildings and service industries.

5.72 The pressure for change in the rural area is expected to be reinforced by the effects of changing levels of economic support to farming by the European Community (Common Agricultural Policy) and with scientific and technological advances which may enable agricultural production to increase on even smaller areas of land.

5.73 Many farmers are now looking at ways of diversifying the use of their land and buildings including expanding woodland planting schemes, recreation and leisure enterprises and the restoration of damaged landscapes and habitats. It is, therefore, necessary for this Local Plan to ensure that any diversification of the rural economy takes place at appropriate locations and is of a scale which is in keeping with the character of the plan area.

 

Objectives

5.74 To encourage the maintenance of an efficient agricultural industry within the plan area in order to support a healthy rural economy whilst protecting the character of the countryside and the prosperity of rural communities.

 

Policies and Proposals

 

Agricultural Land

5.75 There were some 32,779 hectares of land in agricultural use in the plan area in 1999, a reduction of 11.8% since 1991, with a total of 778 full and part time farm holdings and dairying being the predominant type of farming.

 

Figure 5d

 

Agricultural Land Quality in the Plan Area

 

Grade	Area(2km)	Percentage	% for Cheshire	% for England
Grades 1&2	40	8.9	12.5	16.1
Grade 3	350	78.0	59.2	43.6
Grade 4	10	2.2	8.0	12.7
Grade 5	0	0.0	2.8	83
Non-Ag	12	2.7	5.7	10.1
Urban	37	8.2	11.8	9.2
Total	449	100.0	100.0	100.0

 

5.76 Figure 5d indicates the amount and percentage of land within the plan area in each of the five grades of the DEFRA’s current land classification and compares this with Cheshire and England.

5.77 Agricultural land is classified by DEFRA, into five categories, according to its inherent fertility with Grade 1 being the best and Grade 5 the least productive. There is no Grade 1 land shown on the provisional map for Chester District.  Most of the land in the plan area, indeed most of Cheshire, falls within Grade 3, although there are important areas of Grade 2 around some of the larger villages and in part of the Dee Valley. In some areas Grade 3 land is further subdivided into 3A and 3B, with 3A being the better quality in that grade.

Policy EC 20

Reason/Explanation

Notwithstanding the recent efforts to limit food production to reduce surpluses it remains necessary to protect the best and most versatile agricultural land as a national resource for the longer term and such land should be protected from irreversible development.

 

Where, in exceptional circumstances, new development is proposed on the best and most versatile agricultural land, the Council will need to be convinced that no other suitable land is available which is derelict, non agricultural or of a lower quality. Whilst acknowledging the potential for diversification in the rural economy, it is important that new development proposals do not affect the viability of well run agricultural enterprises to the detriment of the local economy and the appearance of the countryside.

 

Agricultural Diversification

5.78 Over recent years the rural part of the plan area has experienced a growth in the working population, whilst during the same period the agricultural workforce has been decreasing.  The majority of people living in rural areas are now engaged in other types of employment. Agricultural diversification offers the potential for the re-use of rural buildings and land for a variety of new activities, so as to stimulate the rural economy and provide more varied employment opportunities for rural people, including those formerly employed in agriculture and related sectors.

Policy EC 21

 

Reason/Explanation

The Council wishes to encourage well conceived schemes for the diversification of agricultural land and buildings, provided this is compatible with other policies in the Local Plan, notably those which relate to the protection of the environmental quality of the countryside, the resistance of inappropriate conversions of rural buildings, the maintenance of a high standard of new development and the impact upon the Plan’s retailing strategy.

 

The Council will have regard to whether a proposal for agricultural diversification is supported by a business plan or appraisal and involves the re-use of existing buildings or whether any new buildings or structures can be located within or adjacent to an existing group of buildings.

 

The Council will also have regard to whether the proposal would be likely to generate a requirement for further associated development and to the impact upon nearby local services and the nature of employment opportunities created.

 

New Agricultural Buildings

5.79 The erection of new farm buildings can have a major impact in the countryside but that impact will be particularly pronounced in prominent locations. Where there is need for new farm buildings and these require planning permission or prior notification, the Council will seek to ensure that their impact on the environment is minimised.

Policy EC 22

Reason/Explanation

To ensure that agriculture can continue its essential role as an important and developing industry but with appropriate environmental safeguards to protect the appearance of the countryside and prevent significant harmful impact upon residents’ living conditions by reason of noise, loss of light or any other relevant factor which results in a significant reduction in the residents’ quality of life.

 

Re-Use and Adaptation of Agricultural Buildings

5.80 Agricultural buildings can provide the opportunity to accommodate a wide range of alternative uses which will benefit the local economy. This could include craft industries, light industrial, offices and tourism-related activities. The Council's main concern is to ensure that the proposed use will not be detrimental to the amenities of the rural environment and rural dwellers through noise, general disturbance, traffic generation, visual intrusion and any other relevant considerations.

5.81 The Council's policy on the re-use of rural buildings is set out in Policies EC 11 in the Employment Land and Buildings section at the beginning of this chapter and HO 10 in the Housing chapter.

 

Agricultural Workers Dwellings in the Open Countryside and Green Belt

5.82 The Council considers it is important to make continuing provision for the genuine housing needs of agricultural workers.

Policy EC 23

Reason/Explanation

This policy is intended to prevent sporadic residential development in the countryside while catering for the genuine needs of workers associated with an established agricultural, forestry or other rural business. In each case the Council will need to be satisfied that there is a long term need for the dwelling in the interests of agriculture, forestry or other rural enterprise.

 

Where the Council accepts that an essential functional/financial need for a dwelling has been demonstrated, it will first of all expect this need to be met through the conversion of an existing building. If this is not practicable then any new dwelling should be of a size commensurate with the established functional requirement, having regard to the needs of the unit and the cost of construction in relation to the unit’s income.

 

The Council will consider withdrawing specific Permitted Development Rights in order to retain control over the size of the dwelling in relation to its purpose.

 

In the case of additional dwellings associated with an existing enterprise, in addition to imposing occupancy conditions upon any new dwellings, consideration will be given to imposing such conditions on existing dwellings on the unit.

 

Agricultural Service Industries

5.83 Agricultural service industries cover a wide range of activities such as machinery repair and maintenance which are important in helping to achieve efficient agricultural production. The Council will support the provision of such industries, subject to environmental safeguards.

Policy EC 24

Reason/Explanation

To ensure that agriculture can continue to operate as an important and efficient industry, whilst at the same time providing environmental safeguards in the short and longer term.

 

The Council will have regard to whether the proposal involves the re-use of existing buildings or is located within or adjacent to an existing group of buildings.

 

The Council will also have regard to whether the proposal would be likely to generate a requirement for further associated development.

 

Development will not be permitted if there is a risk of significant harmful impact upon residents’ living conditions by reason of noise, loss of light or any other relevant factor which results in a significant reduction in the residents’ quality of life.

 

Monitoring

5.84 The following issues arising from this chapter will be monitored during the Plan period. This information will help in the application of policies and will be used to assess their effectiveness:

• employment land availability
• proportion of development on previously developed sites
• loss of employment land and buildings to other uses
• rate and type of development meeting the Structure Plan requirement
• re-use of rural buildings

 

Environmental Appraisal of Policeis and Proposals

 

Global Sustainability

5.85 The Appraisal indicates that many of the policies regarding the future of the local economy have a detrimental impact upon global sustainability. The chapter allocates 100 hectares of land for various employment uses which will, in some circumstances, generate increased traffic movements and require new infrastructure. However, it should be noted that the majority of allocations are on previously developed sites such as Former Ince A and B Power Stations or Stretton Dairy. Furthermore, those policies relating to tourism, which is a major employer in the District, have a very limited impact on global sustainability and in several instances will utilise existing infrastructure and resources.

5.86 Although generating a negative impact, some of the economy policies will have a significant contribution towards achieving sustainability. In particular, those policies dealing with the redevelopment of the Stanlow Petrochemicals Complex, the Former Ince A and B Power Stations and BNFL/URENCO will reduce the threats to the global atmosphere and considerably improve the local environment.

 

Natural Resources

5.87 A similar picture is painted when the impact of the economy policies on natural resources is appraised. Those policies dealing with the allocation of employment land and buildings have a negative impact as they are likely to generate an increase in the consumption of fossil fuels and the amount of waste. But, as previously stated, policies for redevelopment and the retention of existing uses allow for the recycling of natural resources and reduce landtake.

5.88 Again, as already mentioned, those policies, which allow more environmentally friendly use of the Stanlow Petrochemicals Complex and the former Ince A and B Power Stations are a very positive step towards improving the impact of economic growth on the environment.

 

Local Environment

5.89 The Appraisal shows that although several economy policies have a negative impact on the preceding assessment categories, they have a positive impact on the local environment. In particular, the policies which promote employment use within the mixed-use of the regeneration sites have a favourable impact on the environment and will considerably improve the quality of life.

 

Environmental Impact Significance

5.90 As could be anticipated, the allocation of employment land and buildings is likely to require an increase in infrastructure provision and increased traffic movements, which, in turn, will increase the consumption of fossil fuels and create additional waste. The Appraisal, therefore, shows that employment use can create a negative impact upon global sustainability and natural resources.

5.91 However, the economy policies also aim to reduce the impact of the environmentally unfriendly users which currently make a major impact on the District e.g. the Stanlow Petrochemicals Complex. These policies, combined with the potential created by improvements on the regeneration sites, will make a considerable improvement to the local environment.

5.92 Also it is significant that the majority of employment allocations are on existing sites.  Therefore, these policies make significant efforts regarding the recycling of finite resources.