Lancaster District Local Plan

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CHAPTER 3 - The Local Economy

3.1

Background - the Local Economy

3.2

Business Development Sites

3.3

Improving the District's Existing Employment Areas

3.4

The Office Sector

3.5

Maintaining and Enhancing the District's Shopping Centres

3.6

Tourism and Commercial Leisure Development

This part of the Local Plan contains the Council's policies for employment, shopping and tourism development. It allocates sites for new business and industry. It sets out criteria for development in existing industrial areas. It contains policies on office development. It sets out the District's shopping hierarchy, the approach to new shopping development and protecting the District's shopping centres. Finally it identifies opportunities for tourism related development.

The City Council's Policies aim to:

increase local employment opportunities and reduce the need for commuting out of the District;
provide sites to meet the development needs of existing and potential employers;
maintain and develop the district's existing employment areas and shopping centres;
encourage sectors with growth potential such as education and port related development;
continue the successful development of tourism and leisure in the District; and
encourage diversification and employment development in the rural economy.

The City Council proposes:

a business park at Bailrigg;
sites for new businesses at Lancaster Business Park, Mellishaw Lane in Morecambe and Carnforth Business Park;
improvements to the District's existing employment areas;
mixed-use developments including offices in and around Lancaster City Centre;
consolidating and improving the District's shopping centres; and
developing the distinct tourism roles of Morecambe, Lancaster, Carnforth and the rural area.

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3.1

Background - the Local Economy

Figure 6; Lancaster District Economically Active Population 1981-2006.

SOURCE; LANCASHIRE COUNTY COUNCIL

3.1.1

Over the last 20 years there has been a fundamental shift in the economy of Lancaster District from manufacturing to service employment. By 1994, only 11% of the workforce worked in manufacturing. The 1980s saw service employment grow by 1000 jobs with the largest increases occuring in the retail, education, public administration and miscellaneous service sectors (Figure 7). Public sector organisations such as health and education providers, Government agencies and privatised utilities now play an important role. The District's largest individual employers are Lancaster University, the two NHS hospital trusts and the nuclear power stations at Heysham. Unemployment has exceeded national and county averages for some time.

3.1.2

New activities, such as paper manufacture, have developed in the manufacturing sector. There has been major investment in the Caton Road area, at White Lund and in the Lancaster Canal Corridor by local companies and by new companies moving into the District.

Figure 7; Lancaster District Employment Structure, 1981-1993

SOURCE; CENSUS OF EMPLOYMENT

3.1.3

The local economy is also becoming less self-contained. During the 1980s, the number of people commuting to work outside the District grew by 75% to some 6,100 people (Figure 8). The main destinations are Central Lancashire and South Lakeland.

Figure 8; Commuting out of the District 1971-1991

SOURCE; CENSUS

Business Land and Property

3.1.4

This Local Plan is required by the Lancashire Structure Plan to allocate 100 ha of land for business and industrial development over the Local Plan period. Between 1991 and 1996 around 9 ha of land was taken up. This leaves a balance of 91 ha. Government Guidance in PPG4, PPG6 and PPG13 requires Councils to allocate a choice of sites of different sizes, types and locations and that sites employing a lot of people should be sited in locations with a choice of means of transport.

3.1.5

Demand for offices and commercial property has helped to regenerate areas such as White Cross in central Lancaster, where some 90 companies now employ around 1000 people, and at the adjacent Moor Lane Mills. Development has also been rapid in the White Lund Industrial Estate, both by service industries and by car showrooms and retail wholesalers.

Figure 9 - Structure Plan Employment Land Requirements

Structure Plan Requirement – 1991-2006	100 ha
Land developed 1991-1996	9 ha
Vacant Land available within existing employment areas retained in District Local Plan 1996	50 ha
Land allocated on green-field sites in Local Plan	45.5 ha
TOTAL LAND SUPPLY	95.5 ha

3.1.6

Some former industrial land is unattractive and subject to some form of contamination. Where there is no possibility of re-use for employment purposes, the Council will encourage the recycling of this land for other purposes. The largest single project is the ongoing establishment of a 100 ha community woodland on the former Shell-ICI sites in South Heysham.

3.1.7

Figure 9 shows the amount of employment land available in the District in July 1996. This amounts to 50 hectares, whilst an additional 45.5 ha is proposed in this plan at Bailrigg, Lancaster Business Park, Mellishaw and Carnforth Business Park.

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3.2

Business Development Sites

Diagram 11 - Bailrigg Business Park

3.2.1

The Local Plan identifies four prestige green-field locations for inward investment and high quality development by local firms. These are vital to attract investment and generate jobs.

Bailrigg Business Park

3.2.2

The District must attract new high quality service industries in the face of local, national and international competition. The District offers high environmental quality, good external transport links, cultural facilities, the expertise of Lancaster University and an exceptional quality of life. It must also offer high quality business locations in attractive surroundings, close to the M6 and to Lancaster City Centre.

3.2.3

A new business park at Bailrigg, south of Lancaster is proposed to meet this need. The business park is aimed particularly at inward investment. It is almost level with an established landscape structure and a substantial frontage to the A6. It is 5km north of M6 Junction 33. It is adjacent to Lancaster University and is served by the Primary Bus Route (see Policy T5) and the Strategic Cycle Network (see Policy T24). The site lies in a natural hollow and is hidden by a low mound to the north and by the heavily wooded Lancaster University Campus to the south. Because of the need to protect the high quality of the site and prevent development which would detract from it, only Business (B1) uses are acceptable on the site.

3.2.4

Because the site lies in a sensitive location close to Bailrigg Village and the University Campus, a Development Brief will be prepared to guide the layout of the site, the form and design of the buildings and the phasing of development. Development proposals will be required to include proposals for extensive screening to Bailrigg village and the A6.

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POLICY EC1

THE 9.7 HA OF LAND IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP AS THE BAILRIGG BUSINESS PARK IS ALLOCATED FOR B1 (BUSINESS AND LIGHT INDUSTRIAL) USE ONLY.

Policy superseded in part by policies within the Core Strategy with effect from 23 July 2008 – both this policy and Core Strategy policies need to be taken into account when proposals are being determined

Diagram 12 - Lancaster Business Park

Lancaster Business Park

3.2.5

Lancaster Business Park is an 8 ha green-field site identified in the Lancaster Local Plan for B1 and B2 use. It is next to M6 Junction 34 with a long main road frontage. Some non-industrial uses such as car dealerships, hotels and restaurants may be a necessary component of a package to bring forward its development. Business and industrial floorspace must however make up at least 75% of any mixed-use package.

Mellishaw Lane

Diagram 13 - The Mellishaw Area

3.2.6

Existing local plans allocate 6.5 ha to the north and 14.6 ha to the south of Mellishaw Lane for employment use. Together these sites form a natural southerly extension of the existing White Lund Industrial Estate. They are attractive level green-field sites close to the Morecambe-Heysham By-pass.

3.2.7

Some uses such as waste disposal, scrapyards and uses involving large areas of open storage can detract from sites where an attractive business environment is essential. Scrapyards and waste uses are therefore unacceptable on both sites, whilst uses involving open storage should only be allowed north of Mellishaw Lane subject to screening to reduce their impact.

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POLICY EC2

THE FOLLOWING SITES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED FOR THE BUSINESS USE FOR THE BUSINESS USES SPECIFIED;

	Area (Ha)	Uses
LANCASTER BUSINESS PARK	8.00	B1 B2
MELLISHAW LANE	20.00	B1 B2 B8

USES INVOLVING EXTENSIVE OPEN STORAGE WILL NOT BE PERMITTED ON MELLISHAW SOUTH. SUCH USES WILL ONLY BE PERMITTED ON MELLISHAW NORTH SUBJECT TO SATISFACTORY SCREENING.

3.2.8

Lancaster Business Park and Mellishaw Lane are major sites raising complex design, phasing and land-use issues. New or updated development briefs for these sites will be prepared as required.

Carnforth Business Park

Diagram 14 - Carnforth Business Park

3.2.9

The Carnforth Local Plan (adopted 1989) identified land at Kellet Road Carnforth as a site for a business park. Phase 1 was developed in the mid 1980s and the park is now Carnforth's most modern business environment. A further 7.8 ha is identified for general and light industry. As the site occupies a prominent location on the edge of the countryside, development proposals must provide substantial landscaping along the eastern and northern edges of the site and safeguard the Kellet Road Verges County Biological Heritage Site.

3.2.10

The site lies close to houses and schools and is located on a main route into Carnforth's congested town centre. Uses which are likely to generate significant heavy goods vehicle movements into and out of the town centre will not be allowed on the site. As at Lancaster Business Park and Mellishaw Lane, there is a concern that waste disposal and scrapyard uses would diminish the attractiveness of a high quality site of this nature.

3.2.11

An approved development brief for this site provides detailed guidance for potential developers.

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POLICY EC3

THE 7.8 HA OF LAND IDENTIFIED AS THE CARNFORTH BUSINESS PARK IS ALLOCATED FOR B1 (BUSINESS AND LIGHT INDUSTRIAL) AND B2 (GENERAL INDUSTRIAL) USE.

PROPOSALS FOR USES WHICH COULD RESULT IN SIGNIFICANT INCREASES IN HGV MOVEMENTS INTO OR OUT OF CARNFORTH TOWN CENTRE WILL NOT BE PERMITTED ON THIS SITE.

Other Rural Employment Locations

3.2.12

Employment land and a positive attitude to employment development in the countryside is essential to the rural economy. This is illustrated by the success of Rural Development Commission (now Countryside Agency) investment in workshops in Hornby and Caton and private business developments in Carnforth, Cowan Bridge, Burrow, Halton and Galgate. Such developments will continue to be supported. Development will normally be directed to identified rural settlements. Exceptionally, appropriate development may be allowed adjacent to or outside villages if it meets a clear local need.

Willow Mill, Caton

3.2.13

The converted Willow Mill and adjacent farm buildings to the south are the main employment area within Caton and Brookhouse containing many small businesses. The site is close to residential property and the impact of new uses will be carefully considered.

Claughton Buffer Store

3.2.14

There is an established concentration of industrial activity at Claughton. The site consists of a brickworks, a garden centre and a large former buffer store previously used for the storage of agricultural produce. The area is directly accessed from the A683 and does not directly adjoin residential property. Although not within a rural settlement, the site lies on the main Lune Valley bus route. The site also adjoins a football pitch which should be protected from development. The site lies within the Forest of Bowland Area of Outstanding Natural Beauty and development must therefore be of a high standard (see Policy E3).

Hornby Industrial Estate

3.2.15

The small industrial estate at Hornby has successfully attracted a number of small businesses to the village. The estate is close to residential properties on Caton Road. Any development on the estate must carefully consider impacts on these properties. This site is also within the Forest of Bowland Area of Outstanding Natural Beauty and the landscape impact of development proposals will be closely examined (see Policy E3).

Cowan Bridge Industrial Estate

3.2.16

The development of a small industrial estate in Cowan Bridge has brought significant employment benefits to the upper Lune Valley. The site adjoins the A65 trunk road. Development here must pay close attention to its road frontage.

Glasson Dock

3.2.17

In addition to the Port of Glasson discussed under Policy EC11, the Glasson Industrial Area is a major rural employment site anchored by a large silencer manufacturer. Future development here will need to safeguard the Fishnet point yacht club. Development must not harm the Lune Estuary Site of Special Scientific Interest (See Policies E15 and E16). HGV movements and the impact of development on adjoining residential areas will also be important issues.

Galgate Silk Mill

3.2.18

The former silk mill at Galgate has been successfully converted for use by a number of small businesses. Access improvements have been brought about by the development of the adjoining housing site (See Policy H5). The main issues here are likely to be the impact of development on adjoining residents and the impact of traffic on Church Lane.

Halton Mills

3.2.19

Halton Mills is an important rural employment site. The special issues affecting this site are considered under Policy EC7.

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POLICY EC4

EMPLOYMENT DEVELOPMENT AND THE CONVERSION OF BUILDINGS TO EMPLOYMENT USE WILL BE PERMITTED ON THE FOLLOWING RURAL EMPLOYMENT SITES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP;

WILLOW MILL, CATON
CLAUGHTON BRICKWORKS AND BUFFER STORE
HORNBY INDUSTRIAL ESTATE
COWAN BRIDGE INDUSTRIAL ESTATE
GLASSON DOCK
GLASSON INDUSTRIAL AREA
GALGATE SILK MILL

AND ON OTHER EXISTING EMPLOYMENT SITES WITHIN OR ON THE EDGE OF THE RURAL SETTLEMENTS IDENTIFIED IN POLICY H7, WHERE THE PROPOSED DEVELOPMENT;

IS APPROPRIATE TO ITS SURROUNDINGS IN TERMS OF SITING, SCALE, DESIGN, MATERIALS, EXTERNAL APPEARANCE AND LANDSCAPING; AND

WOULD NOT RESULT IN A SIGNIFICANT ADVERSE IMPACT ON THE AMENITIES OF NEIGHBOURING RESIDENTS AND BUSINESSES BY REASON OF NOISE, VIBRATION, SOOT, ASH, GRIT, VISUAL INTRUSION, LIGHT, TRAFFIC GENERATION OR PARKING; AND

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING, CYCLE AND CAR PARKING AND

MAKES SATISFACTORY ARRANGEMENTS FOR THE DISPOSAL OF SEWAGE AND WASTEWATER; AND

DOES NOT GENERATE UNACCEPTABLE LEVELS OR TYPES OF TRAFFIC ON RURAL ROADS; AND

DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON NATURE CONSERVATION INTERESTS;

PARTICULAR ATTENTION WILL BE PAID TO THE APPEARANCE AND IMPACTS OF EMPLOYMENT DEVELOPMENT AFFECTING THE FOREST OF BOWLAND AND ARNSIDE/SILVERDALE AREAS OF OUTSTANDING NATURAL BEAUTY.

3.2.20

Note; The conversion of existing buildings in the countryside is considered in Policy E20.

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3.3

Improving the District's Existing Employment Areas

3.3.1 The sites identified in Policies EC1 and EC2 provide locations for large single users, offices and users which require high quality surroundings. The needs of small businesses and the expansion needs of existing businesses must also be met. Vacant sites and premises within the existing industrial areas at South Heysham, White Lund, Caton Road, Luneside, Carnforth and Halton can help to meet this need. The turnover of businesses in these areas also provides a supply of sites and premises.

White Cross, Lancaster

3.3.2

White Cross is the result of a major conversion and new build regeneration initiative in the 1980s. It comprises mills converted to offices, new industrial units, a canalside public house, a television studio and a Further Education College. White Cross is close to Lancaster City Centre and is adjoined by dense residential areas. It is therefore unsuitable for B8 uses which generate a lot of lorry movements.

Caton Road, Lancaster

3.3.3

The area between Caton Road and the River Lune is one of Lancaster's most successful employment areas. At the south end, the Ladies Walk Industrial Estate provides a range of small business premises. The central section is a former mill, now used largely for storage and distribution. The Lansil industrial estate has been reclaimed from a former mill site by Lancaster City Council and is now fully developed with the development of a major new paper mill and agricultural feedmill. The area is close to the M6 and is suitable for most types of business and industrial use.

Luneside

3.3.4

The special problems of the Luneside area are considered in Policy EC14. The area has a substantial stock of vacant land but is constrained by access difficulties and potential contamination.

White Lund

3.3.5

The White Lund Industrial Estate, between Lancaster and Morecambe, is the District's largest employment area covering 89 ha and employing more than 5000 people. In addition to being the location for many important local businesses, the estate has become the District's centre for car showrooms. Around 3.9 ha of land remains undeveloped. White Lund is suitable for most industrial uses. The special problems of the Whitegate area are discussed later in this chapter.

Royd Mill, Heysham

3.3.6

This small site lies on the Morecambe-Heysham By-pass and currently fully occupied. It is suitable for most types of industrial use.

Major Industrial Estate and Heysham Industrial Estate

3.3.7

These sites are part of the former Shell oil refinery which covered much of south Heysham. The special problems of the south Heysham area are considered later in the plan. The Major Estate is currently fully occupied by a chemical reclamation plant, a builder's yard and a number of small businesses. The Heysham estate contains 3.2 ha of vacant land and a number of vacant premises. A new waste water treatment plant has recently been completed on this site. The sites are suitable for most industrial uses. Particular care should be taken where development adjoins Middleton Wood (see Policy E26).

Lancaster West Business Park

3.3.8

The former ICI Nitrates Plant is the District's largest area of vacant industrial land. Although partly in use for storage, it contains 15.2 ha of vacant land and premises. Completion of the Morecambe and Heysham By-Pass has opened up the possibility of a new direct access to the site using an old rail alignment. The site is part of the complex of sites in south Heysham and development should make a positive contribution to the implementation of the Middleton Wood proposal (see Policy E26). The site is suitable for most industrial uses.

The Port of Heysham

3.3.9

The special issues related to the Port of Heysham are covered by Policy EC10. The 2.4 ha of vacant land is safeguarded for port related industry.

Port of Heysham Industrial Estate

3.3.10

The Port of Heysham Industrial Estate was reclaimed in the early 1980s. Some vacant plots remain and land to the rear is reserved for future expansion. The estate is suitable for most business and industrial uses not involving extensive open storage. Development on the vacant land identified will need to be screened from nearby residential areas.

Heysham Power Stations

3.3.11

Some 12.3 ha of land at Heysham Power Stations is held by Nuclear Electric in support of its existing power station development and for possible future industrial use. A feasibility study is currently being carried out for the Company into the suitability of the land for B1, B2 or B8 use.

Warton Road, Carnforth

3.3.12

The area between Warton Road and the West Coast Main Line in Carnforth is currently used as a haulage and distribution operation. Further employment development in this area will be considered principally in terms of its effect on HGV movements in Market Street.

Lodge Quarry, Carnforth

3.3.13

Also known as Carnforth Trading Estate, this site contains a number of small businesses and business premises. It is however close to residential properties. The central location of the site means that it is not suitable for B8 uses which generate a lot of lorry traffic.

Scotland Road, Carnforth

3.3.14

This site is currently used for the manufacture and storage of concrete products. Whilst it currently suffers from an inadequate access onto the A6, it can be reached from the M6 without passing though the centre and is therefore suitable for B8 uses. The site adjoins a residential area on its southern side and lies immediately adjacent to Carnforth Town Centre.

Kellet Road, Carnforth

3.3.15

The new business allocation at The Carnforth Business Park is considered under Policy EC3. The existing industrial estate is also constrained by the need to restrict uses which increase lorry movements through the Town and B8 uses are not appropriate.

Millhead

3.3.16

The Millhead industrial area adjoins open countryside. The area between the industrial estate and the River Keer is urban greenspace and should not be developed. The area is also very close to houses at Millhead. The site is unsuitable for B8 uses because of its unsatisfactory access and the fact that such uses could increase traffic movements through Carnforth Town Centre.

Carnforth Levels

3.3.17

These sites, on the northern edge of Carnforth, are close to the M6, remote from residential areas and suitable for most types of industrial use. As they adjoin the countryside area, frontage treatments will require particular care.

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POLICY EC5

THE FOLLOWING SITES SHOWN ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED FOR THE BUSINESS USES SPECIFIED SUBJECT TO POLICIES EC9, EC10 AND EC13.

USES	Total Ha	Vacant Ha
LANCASTER
WHITE CROSS B1,B2	6.3	0
CATON ROAD B1,B2,B8	39	0
LUNESIDE B1,B2	29.7	6.4
WHITE LUND B1,B2,B8	88.9	3.9

HEYSHAM
ROYD MILL 2.2 0 B1,B2,B8
MAJOR IND. EST. B1,B2,B8	8.2	0
HEYSHAM IND. EST B1,B2,B8	19.3	3.2
LANCASTER WEST B1,B2,B8	18.8	15.2
PORT OF HEYSHAM B1,B2,B8	33.5	2.4
PORT IND. EST. B1,B2,B8	11.0	5.1
POWER STATIONS B1,B2,B8	56.8	12.23

CARNFORTH
WARTON ROAD B1,B2,B8	8.5	0
LODGE QUARRY B1,B2	2.6	0
SCOTLAND ROAD B1,B2,B8	3.0	0
KELLET ROAD B1,B2,B8	2.0	0
MILLHEADB1,B2	2.2	0
CARNFORTH LEVELSB1,B2,B8	2.6	0

TOTAL		50 ha

Criteria for new Employment Development

3.3.18

New employment development must maintain or improve the quality of the business environment and cannot be allowed to worsen local environmental conditions. Safeguards are also required to ensure that adjoining land-uses are not adversely affected by employment related activity.

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POLICY EC6

IN LANCASTER, MORECAMBE, HEYSHAM AND CARNFORTH, NEW EMPLOYMENT DEVELOPMENT WILL BE PERMITTED WHICH;

MAKES SATISFACTORY PROVISION FOR ACCESS, SERVICING, CYCLE AND CAR PARKING;

IS EASILY ACCESSIBLE TO PEDESTRIANS AND CYCLISTS FROM SURROUNDING STREETS, PUBLIC RIGHTS OF WAY, BUS STOPS AND RAIL STATIONS;

IS APPROPRIATE TO ITS SURROUNDINGS IN TERMS OF SITING, SCALE, DESIGN AND EXTERNAL APPEARANCE;

USES HIGH QUALITY FACING MATERIALS AND LANDSCAPING TREATMENT TO FRONTAGES VISIBLE FROM ROADS AND OTHER PUBLIC PLACES;

PROVIDES FOR THE SCREENING OF SERVICING AND OPEN STORAGE AREAS FROM PUBLIC FRONTAGES AND FROM ADJOINING COUNTRYSIDE;

MAKES SATISFACTORY ARRANGEMENTS FOR THE DISPOSAL OF SEWAGE AND WASTEWATER AND DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON WATER QUALITY;

DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE AMENITIES OF RESIDENTS AND BUSINESSES BY REASON OF NOISE, SMELL, GRIT, VISUAL INTRUSION, LIGHT, TRAFFIC GENERATION OR PARKING; AND

UPGRADES ENVIRONMENTAL CONDITIONS WHERE THESE ARE UNSATISFACTORY.

PROPOSALS FOR MAJOR EMPLOYMENT DEVELOPMENT MUST BE ACCOMPANIED BY GREEN TRANSPORT PLANS IN ACCORDANCE WITH POLICY T17

Local Issues

Halton Mills, Employment Opportunity Site

3.3.19

Halton Mills is an old industrial area on the banks of the River Lune containing a mixture of Victorian mill buildings and cleared sites and more recent industrial premises. Part of the site, the former Great Lakes chemical works is believed to be seriously contaminated. The only access to the site, along Mill Lane is narrow and poorly surfaced whilst all approaches to the site are along constrained local roads unsuitable for heavy goods vehicles.

3.3.20

The site has a substantial river frontage and is crossed by a public footpath linking Halton, the Lancaster-Caton Cycle Track and the Crook o' Lune beauty spot. The eastern end of the site adjoins the Forest of Bowland Area of Outstanding Natural Beauty. The site also forms part of the River Lune Millennium Park. The River Lune and the woods forming its banks are County Biological Heritage Sites.

3.3.21

Despite the difficulties set out above, the site is one of the most important employment sites in the rural area and employment should remain the dominant use. In view of the constraints set out above and the recreational and landscape importance of the site, a comprehensive employment based mixed-use development including limited supporting development, which clearly addresses the problems of the whole site, is essential. Development proposals will only be acceptable which sustain the importance of the site as an employment area.

3.3.22

Detailed criteria for employment development in the rural area are set out in Policy EC4 and development proposals for Halton Mills should satisfy these.

Diagram 15 - Halton Mills

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POLICY EC7

LAND IDENTIFIED ON THE PROPOSALS MAP AT HALTON MILLS IS ALLOCATED AS A RURAL EMPLOYMENT OPPORTUNITY SITE. PROPOSALS FOR COMPREHENSIVE EMPLOYMENT BASED MIXED USE DEVELOPMENT INCLUDING HOUSING AND INFORMAL RECREATIONAL USES WILL BE PERMITTED WHERE THE PROPOSAL;

CONFINES DEVELOPMENT TO THE AREA SHOWN ON THE LOCAL PLAN PROPOSALS MAP;

PROVIDES FOR AN EXPANSION OF BUSINESS ACTIVITY ON THE SITE;

WILL REMOVE ALL PROBLEMS OF DERELICTION AND CONTAMINATION FROM THE SITE; AND

WILL RESULT IN A MIX OF DEVELOPMENT IN WHICH EMPLOYMENT IS THE DOMINANT USE.

EXCEPTIONALLY THE COUNCIL WILL CONSIDER LIMITED EMPLOYMENT DEVELOPMENT BEYOND THE CONFINES OF THE EXISTING DEVELOPMENT AREA PROVIDED;

THIS IS ESSENTIAL TO THE RETENTION OR EXPANSION OF AN EXISTING EMPLOYER;

THE PROPOSAL WOULD CONTRIBUTE TO THE RESOLUTION OF THE ACCESS PROBLEMS OF THE SITE;

THE PROPOSALS WOULD RESULT IN A NET ENVIRONMENTAL IMPROVEMENT OVER THE WHOLE SITE.

Non-Employment Development in Employment Areas

3.3.23

The District's employment areas must be safeguarded from inappropriate development. Retail and leisure development within employment areas can reduce the potential of an area for employment development, both directly in terms of land lost, and indirectly through subsequent limitations on industrial uses on adjacent sites. New retail development is, in any event, directed to town centres (see Policy S1 and S3) whilst large scale commercial leisure development is essential to the regeneration of central Morecambe (see Policy TO1). Functioning industrial areas are rarely capable of providing a satisfactory residential environment.

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POLICY EC8

PROPOSALS TO SITE NON-INDUSTRIAL DEVELOPMENT INCLUDING RETAIL, COMMERCIAL LEISURE AND RESIDENTIAL DEVELOPMENT ON LAND IDENTIFIED FOR BUSINESS AND INDUSTRIAL USE WILL NOT BE PERMITTED

Policy Not Saved with effect from 27 September 2007

South Heysham

3.3.24

There are substantial areas of vacant land in the south Heysham area. This area continues to be upgraded with new woodland with the aim of providing a recreational resource and a better environment for the remaining industrial area (see Policy E26).

3.3.25

To achieve this upgrading, it is necessary to control the further introduction of uses which could detract from the environmental quality of the area.

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POLICY EC9

DEVELOPMENT PROPOSALS WHICH WOULD RESULT IN A WORSENING OF ENVIRONMENTAL CONDITIONS IN SOUTH HEYSHAM WILL NOT BE PERMITTED.

Policy Not Saved with effect from 27 September 2007

The Port of Heysham

3.3.26

The Port of Heysham is one of the most important ports on the Irish Sea and is a major economic asset. It is an important link between the UK and Ireland and is a potential component of the EC Trans European Route Network. It is the terminal for passenger services to the Isle of Man and freight services to Ireland. The Port also houses an onshore supply base for the Morecambe Bay Gas Field and has attracted some port related industry. Although facing increasing competition, port business is growing and it is therefore important that land adjacent to the port is safeguarded for port expansion. Morecambe Bay is a nature conservation site of international importance. Policies E15 and E16 address nature conservation issues.

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POLICY EC10

WITHIN THE PORT OF HEYSHAM AREA IDENTIFIED ON THE PROPOSALS MAP, EMPLOYMENT DEVELOPMENT WILL ONLY BE PERMITTED WHERE IT REQUIRES A COASTAL LOCATION

Glasson Dock

3.3.27

Glasson Dock is a small but important port which is located close to residential areas. The Port's development needs must be balanced against the impact of port related activities on local residents. Some dock activities, such as the open storage of coal and animal feeds and the loading and unloading of goods at unsocial hours can cause disturbance, noise, dust and smell.

3.3.28

Most port related activity within the established estate does not require planning permission. Where proposals do fall within planning control which are likely to generate an adverse impact on nearby homes it is essential that mitigation measures to minimise their impact on residents are provided.

THE COUNCIL WILL WORK WITH THE PORT COMMISSIONERS TO REDUCE THE IMPACT OF EXISTING PORT ACTIVITY ON NEIGHBOURING RESIDENTS AND BUSINESSES. THE COUNCIL WILL ALSO MAKE USE OF ITS POWERS UNDER THE ENVIRONMENTAL PROTECTION ACT TO REGULATE PORT ACTIVITY

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POLICY EC11

WITHIN THE GLASSON AND GLASSON DOCK INDUSTRIAL AREAS IDENTIFIED ON THE PROPOSALS MAP, DEVELOPMENT WILL ONLY BE PERMITTED WHERE IT DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON RESIDENTIAL AMENITY IN TERMS OF NOISE, SMELL, VIBRATION, SMOKE, SOOT, ASH, GRIT, DUST, LIGHT VISUAL INTRUSION, TRAFFIC GENERATION OR PARKING.

ADDITIONALLY WITHIN GLASSON DOCK, DEVELOPMENT WILL BE PERMITTED ONLY WHERE IT CAN BE ESTABLISHED THAT IT REQUIRES A COASTAL LOCATION.

Nightingale Hall Farm

3.3.29

The animal by-products rendering plant at Nightingale Hall Farm has expanded in recent years allied with the installation of more sophisticated odour control and suppression measures. The plant was identified as a 'bad neighbour' use in the Lancaster Local Plan and has, over the years, been the subject of complaints from local residents over the impact of smell and heavy goods vehicle movements on their amenity. The plant is also close to several schools and well-used public amenity areas such as Williamson Park. Whilst the number of complaints has reduced in recent years, the Council remains concerned over the potential for further problems if the abatement system controlling odours is not managed correctly.

3.3.30

The plant operates under an authorisation granted under the Environmental Protection Act 1990 and its day-to-day operation is regulated by the Chief Environmental Health Officer. However, because of the potential for adverse impact on amenity, the Council considers it appropriate to establish additional safeguards. The Council will not therefore permit development which would result in either an adverse impact on residential or public amenity particularly by reason of smell or increased HGV movements though residential areas.

3.3.31

Nightingale Hall Farm's location on the prominent eastern side of Lancaster, close to Williamson Park (a Conservation Area and a Historic Park and Garden) and the listed Ashton Memorial, means that any development which would have an adverse impact on the hillside location or the character of the surrounding area must be carefully controlled. In determining any such proposal, the Council will take into account the benefits of any operational improvements and balance these against any visual impact.

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POLICY EC12

WITHIN OR ADJACENT TO THE AREA IDENTIFIED AS NIGHTINGALE HALL FARM ON THE LOCAL PLAN PROPOSALS MAP, PLANNING PERMISSION FOR DEVELOPMENT WILL NOT BE GRANTED UNLESS IT WILL RESULT IN;

NO ADVERSE IMPACT ON AMENITY BY REASON OF SMELL; AND

NO INCREASE IN HGV MOVEMENTS TO AND FROM THE SITE AND THROUGH RESIDENTIAL AREAS IN PARTICULAR; AND

NO UNACCEPTABLE IMPACT ON THE SITE, ITS SURROUNDINGS AND THE WIDER LANDSCAPE.

Policy Not Saved with effect from 27 September 2007

3.3.32

Nightingale Hall Farm's close proximity to a residential area, schools, parks and playing fields and poor road links to the motorway, means that it occupies a location which is not ideal for its current use. Whilst complaints of smell have reduced, there is still the potential for problems to arise and the impact of HGV traffic remains. For these reasons, the Council remains committed, working with the plant's owner, to achieving the relocation of the animal by-products rendering plant to a more acceptable site.

3.3.33

In considering any proposal to relocate Nightingale Hall Farm the Council will take into account the location of the proposed site in relation to protected areas, links to the national transport network, potential impact on amenity and any adverse effect on landscape or settlement character or the setting of a listed building.

3.3.34

Any relocation proposal will also have to address the future of the existing site in terms of the use to which it will ultimately be put and a timetable for the transfer of the rendering operation. The Council will require a scheme covering the cessation of the rendering operation to be agreed before construction commences on the replacement plant. This scheme must address the treatment of any potential on-site contamination, the removal of traffic problems associated with the existing operation and the appearance of the site. The Council will seek to negotiate a section 106 planning agreement which will guarantee a cessation of the rendering operation within an agreed timescale.

3.3.35

To assist the future relocation of Nightingale Hall Farm, the plant and some surrounding land is identified as a Housing Opportunity Site under policy H3. Whilst housing is considered to be a particularly suitable use for the site, this allocation does not preclude other appropriate uses.

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POLICY EC13

THE CITY COUNCIL WILL WORK WITH THE SITE OWNERS TO ACHIEVE THE RELOCATION OF THE ANIMAL BY-PRODUCTS RENDERING PLANT AT NIGHTINGALE HALL FARM TO A MORE ACCEPTABLE SITE.

PLANNING PERMISSION FOR AN ANIMAL BY-PRODUCTS RENDERING PLANT TO REPLACE THAT AT NIGHTINGALE HALL FARM WILL ONLY BE GRANTED WHERE;

THE SITE LIES OUTSIDE ANY AREA OF OUTSTANDING NATURAL BEAUTY, SITE OF NATURE CONSERVATION IMPORTANCE, CONSERVATION AREA, GREEN BELT OR SCHEDULED ANCIENT MONUMENT, AND;

THE SITE CAN BE SATISFACTORILY LINKED TO THE NATIONAL TRANSPORT NETWORK WITHOUT GENERATING HGV TRAFFIC THROUGH RESIDENTIAL AREAS, AND;

THE PROPOSAL DOES NOT HAVE AN ADVERSE IMPACT ON AMENITY BY REASON OF SMELL, NOISE, LIGHT AND TRAFFIC GENERATION, AND;

THE PROPOSAL DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON LANDSCAPE OR SETTLEMENT CHARACTER OR ON THE SETTING OF A LISTED BUILDING.

NO WORK ON THE CONSTRUCTION OF A REPLACEMENT PLANT SHALL COMMENCE UNTIL A SCHEME FOR THE ENVIRONMENTALLY ACCEPTABLE REUSE OF THE NIGHTINGALE HALL FARM SITE AND A PROGRAMME FOR THE TRANSFER OF THE ANIMAL BY-PRODUCTS RENDERING PLANT TO A NEW SITE HAS BEEN AGREED WITH THE LOCAL PLANNING AUTHORITY.

Policy Not Saved with effect from 27 September 2007

Diagram 16 - Luneside

Luneside

3.3.36

The Luneside area contains 7.9 ha of vacant land and is in need of major upgrading. The area remains an important industrial location with some of the District's main manufacturing employers and many small businesses. Existing allocations for industrial and business development are retained.

3.3.37

Access to Luneside will continue to be via residential roads. This limits business developments which generate HGV movements. Further haulage, construction and warehousing uses will not therefore normally be permitted.

3.3.38

Part of the Luneside area adjoins the Lune Riverside Park (see Policies E30 and R9). The open land to the south and west containing woodland and open space uses is not required for industrial use. This area is identified as a woodland opportunity area under Policy E27.

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POLICY EC14

WITHIN THE LUNESIDE AREA IDENTIFIED ON THE PROPOSALS MAP, DEVELOPMENT BRINGING NEW BUSINESSES WHICH WOULD RESULT IN AN OVERALL INCREASE IN HGV MOVEMENTS WILL NOT BE PERMITTED. PROPOSALS TO EXPAND OR INTENSIFY EXISTING USES WILL ONLY BE PERMITTED WHERE THEY ARE ACCOMPANIED BY AN AGREED SCHEME OF ENVIRONMENTAL IMPROVEMENTS AND MEASURES TO MINIMISE THE IMPACT OF TRAFFIC MOVEMENTS ON NEARBY STREETS.

Environmental Improvements

3.3.39

The Luneside area and the western end of the White Lund Industrial Estate around Whitegate suffer from poor environmental quality, circuitous access and a low standard of building, servicing and storage facilities. Significant improvements to both areas are needed including the upgrading and renewal of access roads, environmental improvements and the screening of open storage and scrapyard uses.

THE COUNCIL WILL PREPARE A STRATEGY FOR THE UPGRADING AND ENHANCEMENT OF THE WHITEGATE AND LUNESIDE AREAS INCLUDING ENVIRONMENTAL AND ACCESS IMPROVEMENTS

Business and Industrial Development Outside Employment Areas

3.3.40

Whilst most employment development will take place on identified sites, some service uses can satisfactorily be located in residential areas or within town centres. Some businesses located outside employment areas may also need to expand. Mixed-use developments are encouraged and appropriate employment development outside employment areas will be allowed where compatable with other policies of the Local Plan.

3.3.41

Where proposals for employment use are located close to houses, residential amenity will be the primary consideration. Where a proposal is acceptable in its own right but changes of use within the same use class could be unacceptable, the Council will limit planning permissions to the specific use applied for.

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POLICY EC15

IN LANCASTER, MORECAMBE, HEYSHAM AND CARNFORTH, PROPOSALS FOR B1 (BUSINESS AND LIGHT INDUSTRIAL) USES WILL BE PERMITTED OUTSIDE ESTABLISHED EMPLOYMENT AREAS PROVIDED THAT;

THERE WILL BE NO SIGNIFICANT IMPACT ON THE AMENITIES OF ADJOINING RESIDENTS AND BUSINESSES.

EXCEPTIONALLY B2 (GENERAL INDUSTRIAL) USES WILL BE PERMITTED PROVIDED THAT THE ABOVE CRITERIA ARE MET. IN SUCH CASES THE COUNCIL WILL ATTACH A CONDITION LIMITING THE PERMISSION SPECIFICALLY TO THE USE APPLIED FOR.

Policy Not Saved with effect from 27 September 2007

Non-Employment Development on Rural Employment Sites

3.3.42

In the rural areas, demand for small affordable business premises has been demonstrated by the success of business developments in Caton, Hornby and Cowan Bridge. Jobs in villages are essential to the survival of vulnerable rural communities. Opportunities for land and premises are limited by the need to protect the countryside and by having to compete with housing development for a very limited supply of sites. Existing employment sites in villages are therefore a very important resource. Their potential contribution to the rural economy must be taken into account when assessing proposals for their use.

3.3.43

Proposals for non-employment uses on rural employment sites will only be permitted where it can be demonstrated that committed attempts have been made to market the site for employment purposes. Evidence will be required that the site has been advertised for sale on the open market in the appropriate local and trade press at a realistic price or rent on more than two occasions over a period of at least one year and that no reasonable offers have been refused.

3.3.44

Some rural employment uses can give rise to serious environmental problems through visual intrusiveness, noise and heavy goods vehicle movements on unsuitable roads. There will be instances where the benefits of removing an unsatisfactory use will be substantial and other uses may be considered.

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POLICY EC16

PROPOSALS FOR NON-EMPLOYMENT DEVELOPMENT ON THE FOLLOWING RURAL EMPLOYMENT SITES WILL NOT BE PERMITTED:

WILLOW MILL, CATON
CLAUGHTON BRICKWORKS AND BUFFER STORE
HORNBY INDUSTRIAL ESTATE
COWAN BRIDGE INDUSTRIAL ESTATE
GLASSON INDUSTRIAL AREA
GLASSON DOCK
GALGATE SILK MILL

ELSEWHERE IN THE RURAL AREA, DEVELOPMENT WILL ONLY BE PERMITTED WHERE IT CAN BE SHOWN THAT THERE IS NO DEMAND FOR EMPLOYMENT DEVELOPMENT; OR

THE SITE'S LOCATION OR SURROUNDINGS ARE CLEARLY UNSUITED TO EMPLOYMENT USE; AND

AND THE PROPOSAL WOULD BRING ABOUT CLEAR ENVIRONMENTAL BENEFITS; OR

THE PROPOSAL IS PART OF A MIXED-USE SCHEME IN WHICH EMPLOYMENT IS THE DOMINANT USE.

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3.4

The Office Sector

Office Development

3.4.1

There has been significant recent in office development in the District. Two companies (Reebok and Prospero) have established major office centres in the District. The largely office-based White Cross scheme, which began in 1983, is now approaching capacity. Both White Cross and Mitre House contain large public sector users.

3.4.2

There is scope for further office-based service industry development in the District. This may be met at the proposed Bailrigg Business Park (see Policy EC1) and through the re-use of existing sites and buildings in and on the edge of the District's town centres where users can benefit from the concentration of activities and facilities and good public transport links.

3.4.3

There may be opportunities for mixed-use conversions with an office element at the redundant hospital site at Lancaster Moor North (see Policy H3) where there are substantial buildings with the scope to provide new offices in high quality buildings and surroundings.

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POLICY EC17

WITHIN THE DISTRICT'S SHOPPING CENTRES, PROPOSALS FOR OFFICE (B1) USES INCLUDING THE CHANGE OF USE OF EXISTING BUILDINGS WILL BE PERMITTED WHERE THEY ARE CONSISTENT WITH THE RETAIL POLICIES OF THE LOCAL PLAN.

THE FOLLOWING SITES SHOWN ON THE PROPOSALS MAP ARE IDENTIFIED AS BUSINESS OPPPORTUNITY SITES;

KINGSWAY
DAMSIDE
LANCASTER MOOR HOSPITAL

WITHIN THESE SITES, THE COUNCIL WILL PERMIT OFFICE DEVELOPMENT AS PART OF A MIXED-USE SCHEME

Kingsway Site, Lancaster

3.4.4

This site lies at the busiest approach to Lancaster City Centre at the Lune bridges. It presents visitors from the north with their first impression of the City. There are three Listed Buildings on the site, the 18th Century Bridge End House - an attractive former tollhouse for Skerton Bridge, which is currently unused, Kingsway Baths and Bus Garage - a large 1930s municipal structure and an ornate former marble works currently in use as a restaurant. The recent closure of Kingsway baths has created an opportunity to develop comprehensive proposals to provide;

better road links from Caton Road to the City Centre car parks;
a more impressive entrance to the historic city of Lancaster;
a permanent use for Bridge End House;
the safeguarding of the listed former Marble Works and its setting;
the retention of as much of the important elements of Kingsway Baths and Bus Garage as is practicable;
A 300 space 'Park and Walk/Ride' car park;
better footpath links across the site and;
attractive development sites for business and commercial development;

3.4.5

It is important to ensure that the comprehensive approach to the development of the area and the opportunity to transform this important gateway to the City Centre is not lost.

3.4.6

The site lies outside Lancaster City Centre. Any retail floorspace proposed must satisfy Policy S2. It must not exceed the existing retail floorspace on the site.

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POLICY EC18

PROPOSALS FOR THE COMPREHENSIVE MIXED-USE DEVELOPMENT OF THE KINGSWAY BUSINESS OPPORTUNITY SITE FOR BUSINESS AND LIGHT INDUSTRY, RETAIL, LEISURE AND RESIDENTIAL USES, WILL BE PERMITTED WHERE;

PROVISION IS MADE FOR A 300 SPACE PARK AND WALK/RIDE CAR PARK AS PART OF THE SCHEME;

THE PROPOSALS DO NOT PREJUDICE THE PROPOSED LANCASTER CITY CENTRE HIGHWAY IMPROVEMENTS; AND

ANY RETAIL FLOORSPACE PROPOSED SHOULD SATISFY THE TESTS SET OUT IN POLICY S2

Note) Developers will be expected to demonstrate that they have taken full account of the effect of their proposals on the adjacent Bulk Road Housing Opportunity Site.

Diagram 17 - Kingsway

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3.5

Maintaining and Enhancing the District's Shopping Centres

The District's Retail Hierarchy

3.5.1

The retail sector is one of the most important elements in the Local Economy. It is estimated that there are around 800 retail businesses in the District adding up to around 96,000 sq. m of retail floorspace and employing around 4000 people.

Figure 10 - Comparison Shopping in Lancaster and Morecambe (1998)

	Lancaster Centre	Morecambe Centre
Number of Shops (A1,A2,A3)	383	196
Total Shopping Floorspace (ground floor gross)	66,847	46,150
Number of National Comparison Multiple Shops	76	27
National Comparison Floorspace (sq.m gross)	35,031	10,228
Number of Clothing and Footwear shops	58	27
Clothing and Footwear Floorspace (sq.m gross)	15,221	7205

3.5.2

The District's retail hierarchy elaborates on the hierarchy set out in the Lancashire Structure Plan which identifies Lancaster and Morecambe town centres as preferred locations for new retail development. The hierarchy consists of;

Lancaster City Centre; a major sub-regional shopping centre and the principal location for new retail development;
Morecambe Town Centre; an important convenience and local comparison centre;
Carnforth; the convenience, local comparison and service centre for the north of the District; and
local convenience centres at Torrisholme, Caton, Bare, Morecambe West End, Heysham Road Heysham and Bolton-le-Sands.

3.5.3

Four supermarkets form the basis of convenience shopping in the District. A Sainsbury store lies on the edge of Lancaster City Centre. Morecambe Town Centre contains a Morrisons and a small Tesco. Carnforth Town Centre contains a Booths. There is also an out-of-centre Asda at Ovangle Road, a Netto on Lancaster Road and an Aldi on Morecambe Road, all between Lancaster and Morecambe.

3.5.4

Other retail outlets in the District are the Lancaster City Retail Park, an out-of-centre retail park selling DIY goods and furniture on Mellishaw Lane, Morecambe, a small edge-of-centre retail park on Bulk Road, north of Lancaster City Centre and freestanding out-of-centre DIY stores on Aldcliffe Road, Lancaster and White Lund Road, Morecambe.

3.5.5

The shopping hierarchy identifies the town centres to be protected and enhanced. It ensures that as many services as possible are provided locally, that high order services are provided at the most public transport accessible locations and that local services are accessible on foot. New development should be located in the centres identified and should be appropriate to the size and catchment area of the centre concerned.

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POLICY S1

NEW SHOPPING DEVELOPMENT, OTHER THAN SMALL LOCAL SHOPS, VILLAGE SHOPS, FARM SHOPS AND SHOPPING DEVELOPMENT WHICH SATISFIES THE REQUIREMENTS OF POLICY S2, WILL BE PERMITTED ONLY WITHIN THE CITY, DISTRICT AND LOCAL CENTRES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP.

SUB-REGIONAL CENTRE
LANCASTER

DISTRICT CENTRES
MORECAMBE
CARNFORTH

LOCAL CENTRES
MORECAMBE, WEST END
TORRISHOLME
BARE
HEYSHAM ROAD
CATON VILLAGE
BOLTON-LE-SANDS

WITHIN THESE CENTRES PROPOSALS FOR RETAIL DEVELOPMENT WILL ONLY BE PERMITTED WHICH ARE APPROPRIATE TO THE SIZE AND FUNCTION OF THE CENTRE CONCERNED

Retail Development on the Edge of or Outside Identified Centres

3.5.6

The Council's primary objective is to retain the overall vitality and viability of the centres identified in the hierarchy. It will apply the sequential test to all proposals for new retail development. This means that proposals for retail development in edge of centre locations will only be approved where all of the following tests are satisfied;

need can be demonstrated;
need cannot be met on sites on or within premises within existing centres;
the site is within reasonable walking distance of an existing centre;

3.5.7

Out of centre development, i.e. development which lies outside reasonable walking distance of the centre, will only be permitted where there are no town centre or edge-of-centre options. In the very exceptional circumstances when and out-of-centre proposal may be acceptable, it must be well related to public transport and to existing and proposed residential areas.

3.5.8

In considering edge and out-of-centre retail schemes, the Council will have regard to the possibility of accommodating demonstrated need on more than one site and, in considering bulky goods proposals, the extent to which the type of goods to be sold could also be sold in town centre shops. Where out-of-centre and edge-of-centre retailing is permitted, it will only be in locations with good public transport links to its potential catchment area. Out and edge of centre permissions will be limited to ranges of goods which can be shown not to have a significant adverse effect on the overall vitality of a city, district or local centre.

3.5.9

Local shopping development is defined as that which, because of its size, potential turnover and range of goods sold, may be expected to draw most of its custom from residents of the area within 5 minutes walking distance of the development. Village shops which serve an extensive, sparsely populated, rural catchment area are clearly an exception. Rural shopping is considered in Policies S16-S18.

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POLICY S2

EXCEPTIONALLY, WHERE THERE IS CLEAR EVIDENCE OF NEED SUPPORTED BY A RETAIL IMPACT STATEMENT, PROPOSALS FOR NEW RETAIL DEVELOPMENT WILL BE PERMITTED IN EDGE-OF-CENTRE LOCATIONS WHERE;

THE SITE IS WITHIN REASONABLE WALKING DISTANCE OF THE BOUNDARY OF AN EXISTING CENTRE; AND

THE NEED IDENTIFIED CANNOT BE MET WITHIN AN EXISTING CENTRE; AND

THE PROPOSAL IS SERVED BY PUBLIC TRANSPORT; AND

THE SITE IS LINKED TO THE CENTRE BY A SAFE, DIRECT PEDESTRIAN ROUTE; AND

THE PROPOSAL, BY REASON OF ITS SIZE, LOCATION, RANGE OF GOODS SOLD, PROJECTED TURNOVER AND POTENTIAL CATCHMENT AREA CAN BE SHOWN TO HAVE NO SIGNIFICANT ADVERSE EFFECT ON THE VIABILITY AND VITALITY OF A CENTRE IDENTIFIED IN POLICY S1 OR A TOWN OR DISTRICT CENTRE OUTSIDE THE DISTRICT

VERY EXCEPTIONALLY, OUT OF CENTRE SHOPPING DEVELOPMENT WILL BE PERMITTED WHERE THE IDENTIFIED NEED CANNOT BE MET EITHER IN EXISTING CENTRES OR IN SUITABLE EDGE OF CENTRE LOCATIONS AND WHERE CRITERIA 2,3 AND 5 ARE MET.

Policy wholly superseded by policies within the Core Strategy with effect from 23 July 2008

Diagram 18 - Lancaster City Centre

Lancaster City Centre Strategy

3.5.10

Lancaster is Lancashire's third largest centre after Preston and Blackpool. It has a large catchment including all of Lancaster District and parts of Wyre, Craven and South Lakeland District. Lancaster must maintain and develop a role as a prosperous, successful, sub-regional shopping centre providing high-quality shops and services to north Lancashire and south Cumbria.

3.5.11

Lancaster has recently seen the development of the Marketgate Centre, the major refurbishment of St Nicholas Arcades, refurbishments and extensions to Marks and Spencer, BHS and WH Smith, the development of the edge of centre retail park at Bulk Road and the out-of-centre Lancaster City Retail Park. The pedestrianisation of Upper Penny Street, improvements in Church Street, the promotion of quality shopfronts and the control of non-A1 retail uses have resulted in significant improvements.

3.5.12

Vacancy rates in Lancaster have fallen significantly over the past two years as units in the Marketgate Centre have been taken up and major relocations have been absorbed. There is some evidence to suggest that there will be some capacity for new comparison retailing in Lancaster during the plan period. At the same time, caution is needed to ensure that the current compact, pedestrian friendly retail core is not undermined by excessive retail development outside the City Centre. Concerns remain about the high level of secondary retailing activity such as charity and discount shops in primary frontages. There may also be scope for some new convenience retailing in Lancaster.

3.5.13

Lancaster competes with other centres. It must retain its existing customer base, increase market share within its existing catchment area and win back customers in areas where it has lost trade in the past.

3.5.14

To achieve this, Lancaster must build on its strengths. These are;

a historic city with exceptional environmental quality and a good range of high street and specialist shops;
a largely traffic free shopping environment;
a compact city centre with most facilities within easy and pleasant walking distance of each other;
a town centre which is perceived as safe;
an easily understood layout with many attractive landmark buildings;
a city centre that has seen high levels of investment in the recent past;
a location which is accessible from a wide area.

3.5.15

At the same time, action needs to be taken to combat the disincentives to shop in Lancaster including a perceived shortage of car parking, access difficulties and a smaller range of shops in certain goods types than some of its competitors.

3.5.16

The strategy therefore has the following main elements;

the upgrading of Lancaster Bus Station;
the pedestrianisation of Church Street;
the provision of better pedestrian links between the bus station and the City Centre;
the reduction of primary vacancy to 5% and secondary vacancy to 10%;
the mixed-use development of the Brewery site for retail, residential and commercial use;
the mixed-use development of the Dalton Square/Penny Street site;
the management of town centre car parking to provide more short-stay parking for shoppers;
provision of the Kingsway Park and Walk site;
Better provision for cyclists through the Council's Cycling Strategy.

New City Centre Development

3.5.17

To allow the City Centre to consolidate and adjust, a cautious approach to new retail development is needed. There is enough vacant floorspace to absorb most expenditure growth. There may be some scope for some town centre convenience floorspace in Lancaster and limited new comparison floorspace after 2001. The Council has identified three sites suitable for retail development.

The Brewery Site

3.5.18

The Brewery site, between Market Street and Church Street, is a small backland site which could create pedestrian links between Church Street, Market Street, Market Square and Cheapside. Mixed-use development of this site could incorporate a small arcade or small high quality town centre foodstore. Housing, offices and other town centre uses could form part of a mixed-use package.

Dalton Square/Penny Street

3.5.19

The chain of sites between Dalton Square and Penny Street could be a new entrance to the shopping centre from the east. It links Dalton Square and the canalside car parks with the main clothes shopping street of Penny Street and the Marketgate Shopping Centre. The comprehensive mixed-use development of these sites, sensitively designed to protect important buildings, could incorporate new retail development.

King Street

3.5.20

A large area off King Street was previously identified as a site for a large single store. Changing pressures on the City Centre and new government guidance allow the consideration of residential or mixed-use schemes. Development must enhance this important gateway to the City Centre. This site is also identified as a Housing Opportunity Site under Policy H3.

3.5.21

The complex and sensitive nature of these sites may require development to be guided by development briefs covering design and acceptable uses.

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POLICY S3

THE FOLLOWING SITES ARE IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP AS CITY CENTRE DEVELOPMENT SITES FOR COMPREHENSIVE MIXED-USE DEVELOPMENT INCORPORATING RETAIL, RESIDENTIAL, BUSINESS AND OTHER APPROPRIATE TOWN CENTRE USES;

BREWERY, DALTON SQUARE/
PENNY STREET, KING STREET

NEW RETAIL DEVELOPMENT IN LANCASTER CITY CENTRE WILL BE DIRECTED TO THESE SITES.

Policy Not Saved with effect from 27 September 2007

3.5.22

The Lancaster Local Plan also identified a large site at Damside for major retail development. This would include Lancaster Bus Station and the car parks in the vicinity. There is currently no likelihood of such a development being achievable. There is also concern that such development on this scale could harm the City Centre. This site is no longer considered appropriate as a City Centre Development Site.

Lancaster City Centre -Primary Shopping Frontages

3.5.23

Lancaster's primary shopping area consists of the northern end of Penny Street, the eastern end of Market Street, Cheapside, the St Nicholas Centre and the Marketgate Centre. This area contains most of the City's national comparison multiples, its biggest in-centre stores, its highest rents, its major shopping centres and its highest pedestrian flows. It is the retail core of Lancaster and its continued vitality is essential to the District's economy. Whilst the diversity of the centre is one of its strengths, restraint must be exercised over A2 (financial and professional services) and A3 (food and drink) uses to ensure that A1 retail remains the dominant ground floor use. The Council will concentrate environmental improvements within this area to ensure that the centre continues to provide a competitive shopping environment.

3.5.24

The main approaches to the retail core are identified as other key retail frontages. These are predominantly pedestrianised streets housing many of the District's small specialist shops, restaurants, public houses and cafes. Lower pedestrian flows allow for the development of street life, cafes with outside seating, market stalls etc. The pedestrianisation of Church Street will assist this process and increase the importance of connecting streets between the primary retail area and the new bus station. Within these areas, the Council wishes to maintain uses which contribute to the vitality and viability of the frontages. A1 retail must remain an important element but the introduction of high quality food and drink uses will contribute to the vitality of the area.

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POLICY S4

THE FOLLOWING FRONTAGES ARE IDENTIFIED AS PRIMARY RETAIL FRONTAGES WITHIN WHICH A1 RETAIL WILL REMAIN THE DOMINANT USE;

CHEAPSIDE (ALL FRONTAGES),
ST NICHOLAS CENTRE (ALL FRONTAGES),
MARKETGATE CENTRE (ALL FRONTAGES)
1-33 AND 2-36 MARKET STREET
1-43 AND 2-32 PENNY STREET

THE FOLLOWING FRONTAGES ARE IDENTIFIED AS OTHER KEY RETAIL FRONTAGES WITHIN WHICH A1 RETAIL AND A3 (FOOD AND DRINK) USES WHICH SATISFY THE CRITERIA SET OUT IN POLICY S7 WILL REMAIN THE DOMINANT USES;

BROCK ST (ALL FRONTAGES)
1-35, COMMON GARDEN ST
42-88 AND 53-99, PENNY ST
SIR SIMON'S ARCADE (ALL FRONTAGES),
FRANCES' PASSAGE (ALL FRONTAGES),
GAGE ST (ALL FRONTAGES),
11-21 DALTON SQUARE
1-15 AND 2-8 NORTH ROAD,
25 47 CHINA STREET,
35-83 AND 38-99, MARKET ST
NEW ST (ALL FRONTAGES)
1-59 AND 2-70, CHURCH ST
63 81 AND 46-60 NORTH RD,
1-5 AND 2-14 DAMSIDE ST,
1-11 AND 2-6 CHAPEL ST.

Lancaster City Centre - Financial and Professional Service Uses

3.5.25

Financial and professional services are a major element of the economy of Lancaster City Centre and, in moderate numbers, contribute to the diversity of uses within the centre. Most of the City's estate agents are located in New Street and the west end of Market Street. A number of banks and financial services are located at the west end of Church Street. There is a further concentration of office and professional services in the Dalton Square area.

3.5.26

In the City's Primary Retail Frontages, within which most major retailers are located and which experience the highest pedestrian flows, there is a real danger that where such uses become over dominant, the vitality, interest and attractiveness of the street is diminished. These concerns also exist, but to a lesser degree, in Other Key Frontages. There are also special considerations in the Castle Precinct area and these are considered in Policy E40.

3.5.27

The Council therefore takes a fourfold approach as follows;

Encouraging the development of financial and professional services in the established office quarters of upper Church Street/Sun Street and Dalton Square, in marginal and peripheral shopping areas, and in upper floors elsewhere within the City Centre;
Allowing for A2 uses within the City Centre Development Sites and the Employment Opportunity Site at Damside Street;
Allowing up to 20% of ground floor frontages to be in A2 use within Other Key Retail Frontages; and
Making reasonable provision within Primary Retail Frontages whilst ensuring that A1 retail remains the dominant use.

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POLICY S5

WITHIN THE PRIMARY RETAIL FRONTAGES IN LANCASTER CITY CENTRE IDENTIFIED ON THE PROPOSALS MAP, THE CHANGE OF USE OF GROUND FLOOR PREMISES TO A2 (FINANCIAL AND PROFESSIONAL SERVICE) USES WILL ONLY BE PERMITTED WHERE;

ALL ADJOINING FRONTAGES ARE IN A1 RETAIL USE; AND

THE PROPOSAL WOULD NOT RESULT IN THE PROPORTION OF NON A1 USES EXCEEDING 20% OF ANY CONTINUOUS RETAIL FRONTAGE.

WITHIN OTHER KEY FRONTAGES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP, SUCH USES WILL ONLY BE PERMITTED WHERE;

AN ADJOINING BUILDINGS IS IN A1 RETAIL USE, AND

THE PROPORTION OF ANY CONTINUOUS RETAIL FRONTAGE LENGTH IN A2 USE WOULD NOT EXCEED 20%

Note: A 'Continuous Retail Frontage' is defined as 'a row of four or more units in A1, A2, A3 or other Town Centre use of which the A1 frontage element is greater than 50%. A frontage may both cross a side road or wrap around a corner'.

Lancaster City Centre -Amusement Related Uses

3.5.28

Amusement centres have become established features of almost all town centres. A centre has recently opened on Cheapside. Amusement centres are wholly inappropriate in the Castle Conservation Area. Elsewhere in the City Centre, there may be limited scope for such centres outside Primary Retail Frontages. In dealing with applications for amusement centres, particular attention will be paid to the appearance of the street scene, the effect on shopping frontages and the amenities of nearby residents and businesses.

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POLICY S6

AMUSEMENT CENTRES AND OTHER AMUSEMENT RELATED USES WILL NOT BE PERMITTED WITHIN THE CASTLE CONSERVATION AREA. ELSEWHERE IN GROUND FLOOR PROPERTIES WITHIN THE CITY CENTRE, SUCH USES WILL BE PERMITTED OUTSIDE PRIMARY RETAIL FRONTAGES WHERE THEY DO NOT;

HARM THE CHARACTER AND APPEARANCE OF THE STREET SCENE OR HISTORIC BUILDINGS;

COMPROMISE PEDESTRIAN SAFETY ON A MAJOR TRAFFIC ROUTE;

ADJOIN A SIMILAR USE OR BREAK UP A CONTINUOUS RETAIL FRONTAGE; AND

HAVE A SIGNIFICANT ADVERSE EFFECT ON THE AMENITIES OF NEIGHBOURING RESIDENTS OR BUSINESSES.

EXCEPTIONALLY SUCH USES MAY BE PERMITTED WITHIN PRIMARY RETAIL FRONTAGES WHERE THEY ARE OF A SCALE AND DESIGN APPROPRIATE TO A PRIMARY SHOPPING LOCATION AND DO NOT PREJUDICE THE VITALITY AND VIABILITY OF THE CITY CENTRE

Lancaster City Centre - Food and Drink Uses

3.5.29

Restaurants, cafes, public houses and hot food takeaways are essential elements of the City Centre economy. They contribute to its diversity, its employment base and its vitality and viability. They are particularly valuable in maintaining the vitality of the centre outside normal shopping hours. There are concentrations of pubs and restaurants in the Church Street area and in Upper Penny Street. Pedestrianisations in these areas will increase the scope for pavement seating and consolidate their roles as eating and drinking areas. Within these 'Cafe Quarters' the Council will give priority to proposals for cafes and restaurants which open during the day, which will have an attractive frontage and which allow pavement seating.

3.5.30

Some types of A3 use, particularly hot food takeaways and public houses can give rise to problems of noise, smell and antisocial behaviour if over concentrated or unsuitably located. The introduction of CCTV in Lancaster City Centre is helping to combat this. The Council will resist proposals for public houses and takeaways where such concentrations would threaten city centre vitality or residential amenity.

3.5.31

The Council's approach to A3 uses is the following;

Encouraging the development of 'cafe and restaurant quarters' in pedestrianised Other Key Frontage streets, where these would contribute to the vitality of the centre and giving particular encouragement to proposals incorporating outdoor seating.
Making provision for a reasonable proportion of A3 uses within primary retail frontages.
Resisting excessive concentrations of, or unsuitably located public houses and hot food takeaways where these would give rise to amenity problems or have a harmful effect on City Centre vitality.

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POLICY S7

WITHIN THE PRIMARY RETAIL FRONTAGES IN LANCASTER CITY CENTRE IDENTIFIED ON THE PROPOSALS MAP, THE CHANGE OF USE OF GROUND FLOOR PREMISES TO A3 (FOOD AND DRINK) USES WILL ONLY BE PERMITTED WHERE;

AN ADJOINING FRONTAGE IS IN A1 RETAIL USE; AND

THE PROPOSAL WOULD NOT RESULT IN THE PROPORTION OF A3 (FOOD AND DRINK) OF ANY CONTINUOUS RETAIL FRONTAGE LENGTH EXCEEDING 20%, AND

THE PROPOSAL DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE CHARACTER OF THE STREET OR THE AMENITIES OF NEIGHBOURING RESIDENTS OR BUSINESSES;

WITHIN OTHER KEY RETAIL FRONTAGES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP, SUCH USES WILL ONLY BE PERMITTED WHERE

AN ADJOINING FRONTAGE IS IN A1 RETAIL USE; AND

THE PROPOSAL DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE CHARACTER OF THE STREET OR THE AMENITIES OF NEIGHBOURING RESIDENTS OR BUSINESSES.

Morecambe Town Centre

Diagram 19 - Morecambe Town Centre

3.5.32

Morecambe Town Centre is a district shopping centre providing mainly convenience goods to Morecambe, Heysham and nearby villages. The town has recently seen the development of a new Morrisons superstore and the relocation of its market to a new market hall on Central Drive. Although larger than Lancaster in area, Morecambe has fewer shops and a smaller catchment population. It is also very dispersed with many vacant shops.

3.5.33

The centre has three main elements. There is a core of town centre shops focused around the Arndale Centre. There is also a range of gift shops, amusement arcades and catering outlets along Marine Drive serving visitors. The third element is the new development in the Central Drive area.

3.5.34

The new development and stock of vacant shops can absorb demand for new floorspace over the local plan period.

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POLICY S8

WITHIN MORECAMBE TOWN CENTRE, PROPOSALS FOR NEW RETAIL DEVELOPMENT WHICH ARE CONSISTENT WITH POLICY S1 AND WOULD IMPROVE THE RANGE AND QUALITY OF SHOPS IN MORECAMBE WILL BE PERMITTED.

ELSEWHERE IN MORECAMBE, WHERE THERE ARE SIGNIFICANT CONCENTRATIONS OF VACANT SHOPS, PROPOSALS TO CONVERT SHOPS TO RESIDENTIAL USE WILL BE PERMITTED WHERE THE LOSS OF RETAIL PROPERTY WOULD NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE VIABILITY OF A CENTRE IDENTIFIED IN POLICY S1.

Policy Not Saved with effect from 27 September 2007

Morecambe Town Centre - Non-A1 Retail Uses

3.5.35

Morecambe's central shopping area needs to be safeguarded against the incursion of restaurant and café uses which are better located on the seafront. Morecambe's seaside character and its well defined existing areas justify a different policy approach to that operated in Lancaster. Over-concentration of financial and professional service uses should also be avoided. Outside the main shopping centre, and in the Poulton Action Area in particular, the conversion of shops to non-retail uses could help to consolidate the town centre (See Policy H23).

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POLICY S9

IN GROUND FLOOR PROPERTIES IDENTIFIED AS PROTECTED RETAIL FRONTAGES IN MORECAMBE TOWN CENTRE, A2 (FINANCIAL AND PROFESSIONAL SERVICES) AND A3 (FOOD AND DRINK) USES WILL BE PERMITTED WHERE;

THE ADJOINING FRONTAGES ARE IN A1 RETAIL USE; AND

THE PROPOSAL WOULD NOT RESULT IN THE PROPORTION OF NON-A1 RETAIL USE OF ANY CONTINUOUS RETAIL FRONTAGE LENGTH EXCEEDING 20%, AND

THE PROPOSAL DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE AMENITIES OF NEIGHBOURING RESIDENTS OR BUSINESSES;

Amusement Centres

3.5.36

Amusement centres and arcades are part of the seaside 'scene' and, in moderate numbers, contribute to the colour and variety of the seafront. If over-concentrated, however, they become intrusive. They can also cause noise and visual disturbance particularly in residential areas. In the Town Centre, amusement uses may detract from the shopping environment. Amusement arcades are inappropriate in the modern leisure environment created in the Central Promenade Area and are directed to older parts of the seafront.

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POLICY S10

AMUSEMENT RELATED USES WILL NOT BE PERMITTED IN GROUND FLOOR PROPERTIES ON MARINE RD BETWEEN NORTHUMBERLAND ST AND FRONTIERLAND. ELSEWHERE IN GROUND FLOOR PROPERTIES WITHIN MORECAMBE TOWN CENTRE, SUCH USES WILL BE PERMITTED OUTSIDE PROTECTED RETAIL FRONTAGES WHERE THEY DO NOT;

HARM THE CHARACTER AND APPEARANCE OF THE STREET-SCENE OR HISTORIC BUILDINGS;

COMPROMISE PEDESTRIAN SAFETY ON A MAJOR TRAFFIC ROUTE;

ADJOIN A SIMILAR USE OR BREAK UP A CONTINUOUS RETAIL FRONTAGE AND

HAVE A SIGNIFICANT ADVERSE EFFECT ON THE AMENITIES OF NEIGHBOURING RESIDENTS AND BUSINESSES.

Carnforth Town Centre

3.5.37

Carnforth is a small but important shopping centre providing convenience and local comparison goods to the north of the District and adjoining parts of south Cumbria. The centre has around 5000 sq. m net of retail floorspace in 46 units focused on Market Street. The Booths supermarket has reinforced Carnforth with modern town-centre shopping with parking. It has enabled the centre to withstand competition from food superstores in Lancaster, Kendal and Morecambe.

3.5.38

Despite recent planning applications for retail development, large scale increases in floorspace, particularly out-of-town could cause significant harm to the town centre. No provision has therefore been made to expand its shopping area.

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POLICY S11

WITHIN CARNFORTH TOWN CENTRE, PROPOSALS FOR NEW RETAIL DEVELOPMENT WHICH IS CONSISTENT WITH POLICY S1 AND WOULD IMPROVE CARNFORTH'S ROLE AS A DISTRICT CENTRE WILL BE PERMITTED

Policy Not Saved with effect from 27 September 2007

3.5.39

The unrestricted development of financial service uses and food and drink uses in Market Street could have a harmful effect on what is currently a successful and diverse shopping street.

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POLICY S12

IN GROUND FLOOR PROPERTIES IDENTIFIED AS PROTECTED RETAIL FRONTAGES IN CARNFORTH TOWN CENTRE, A2 (FINANCIAL AND PROFESSIONAL SERVICES) AND A3 (FOOD AND DRINK) USES WILL BE PERMITTED WHERE;

AN ADJOINING FRONTAGE IS IN A1 RETAIL USE; AND

THE PROPOSAL WOULD NOT RESULT IN THE PROPORTION OF NON-A1 RETAIL USE OF ANY CONTINUOUS RETAIL FRONTAGE LENGTH EXCEEDING 20%, AND

THE PROPOSAL DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE AMENITIES OF NEIGHBOURING RESIDENTS OR BUSINESSES;

Morecambe West End Local Centre

3.5.40

The large area of shops in the West End of Morecambe has developed a local convenience role. This has been reinforced by the Morecambe Single Regeneration Budget Programme. Vacancy, low investment and poor quality shops are prevalent in the West End. The centre is spread over a large area and lacks an obvious focus. It does however retain distinctive traditional architecture which contributes to its character.

3.5.41

Most of the surviving shops are on Yorkshire Street, Claremont Road and Albert Road. A short section of seafront uses link Albert Road with Frontierland. A compact, focused West End shopping centre could provide convenience goods and local services whilst continuing to offer interest to visitors. The change of use of peripheral shop units to residential or community use will be encouraged.

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POLICY S13

IN GROUND FLOOR PROPERTIES IDENTIFIED AS PROTECTED RETAIL FRONTAGES IN THE MORECAMBE WEST END LOCAL CENTRE, A2 (FINANCIAL AND PROFESSIONAL SERVICES) AND A3 (FOOD AND DRINK) USES WILL BE PERMITTED WHERE;

THE PROPOSAL WOULD NOT RESULT IN THE PROPORTION OF NON-A1 RETAIL USE OF ANY CONTINUOUS RETAIL FRONTAGE LENGTH EXCEEDING 20%, AND

THE PROPOSAL DOES NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE AMENITIES OF NEIGHBOURING RESIDENTS OR BUSINESSES;

ELSEWHERE WITHIN THE CENTRE, THE CONVERSION OF SHOPS TO RESIDENTIAL, BUSINESS AND COMMUNITY USE WILL BE PERMITTED

Policy Not Saved with effect from 27 September 2007

Local Centres

3.5.42

The District's local centres provide top-up convenience retailing and local services within walking distance of many homes. Development which could harm the vitality and viability of these centres will be resisted. Wherever practicable, the Council will introduce environment and highway safety improvements.

3.5.43

The Council will, in consultation with the highway authority, public transport operators and local residents, develop Environmental Improvement Strategies for the local centres identified. These may include traffic calming, improvements to the pedestrian environment and other environmental improvements.

Torrisholme Local Centre

3.5.44

Torrisholme is a small local convenience centre between Lancaster and Morecambe centred around the former village core of Torrisholme. It is anchored by a Booths supermarket and by a sizeable Spar shop. It offers all basic convenience functions. The primary bus corridor runs along its main street. It has an attractive curvilinear form, a focus in the former village green and a number of buildings of character.

3.5.45

To protect and enhance Torrisholme, the impact of traffic must be lessened. It lies on a main route between Lancaster and Morecambe. Narrow pavements in places and a curving road limit opportunities for pedestrian crossings and bus stops. The pavement linking Booths with the rest of the centre is particularly narrow. Some pavements are in need of renewal and expanses of tarmac in front of some shops may provide opportunities for environmental improvements.

Prince's Crescent Local Centre, Bare

3.5.46

Prince's Crescent in Bare is an attractive small shopping centre of 32 shops in north Morecambe. It is an unspoilt Victorian shopping parade with spacious pavements and mature trees. Its main shops are concentrated at the southern end of the parade and there are few vacant units. It lies on a main bus route.

3.5.47

Like many local centres, it suffers from under-investment. Some shops require maintenance and upgrading and there is a small cluster of vacant units on the corner of Princes Crescent and Bare Lane. The centre is anchored by a Spar shop and there is no off-street car-parking.

Heysham Road, Heysham

3.5.48

Heysham Road is the only sizeable local centre for the Heysham area. It contains 17 shops, a garage and a public house and is located on the Primary Bus Corridor. The Morecambe and Heysham By-Pass has reduced the impact of traffic and left a wide road with on-street parking on both sides. It remains dominated by the main road and has a severe street environment with no trees.

Caton Local Centre

3.5.49

Caton is a small but important centre providing convenience shopping and other facilities to the Lune Valley area. It has a Co-op Late Shop, two banks, a post office, two public houses, a petrol station, a newsagent and a public library. The small shopping parade on Sycamore Drive is also an important facility. The busy A683 separates the shops and other facilities from most of the residential areas of Caton and from the main car park.

Bolton-le-Sands

3.5.50

Bolton-le-Sands is the District's largest village. Its shops and key facilities are located in the village core and most lie within the Bolton-le-Sands Conservation Area. The Centre contains most key shops, two pubs and a library. The centre is well served by public transport and is close to the Lancaster Canal.

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POLICY S14

WITHIN THE FOLLOWING LOCAL CENTRES SHOWN ON THE PROPOSALS MAP, SMALL-SCALE RETAIL DEVELOPMENT SERVING A STRICTLY LOCAL CATCHMENT WILL BE PERMITTED SUBJECT TO OTHER POLICIES IN THE LOCAL PLAN;

MORECAMBE WEST END
TORRISHOLME
PRINCE'S CRESCENT, BARE
HEYSHAM ROAD, HEYSHAM
CATON
BOLTON-LE-SANDS

WITHIN THESE AREAS, THE COUNCIL WILL PREPARE AND IMPLEMENT PROPOSALS FOR ENVIRONMENTAL IMPROVEMENTS AND TRAFFIC CALMING WHERE APPROPRIATE.

Policy Not Saved with effect from 27 September 2007

Small Local Shops

3.5.51

Small shopping parades and convenience shops in urban areas such as Scotforth Road, Bowerham Road, Greaves and Heysham Village provide valuable top up convenience shopping that people can walk to. Small shops within large new housing developments can also perform this role as well as providing a focus and adding variety.

3.5.52

The loss of such shops can increase dependence on the car and cause inconvenience to those without access to a car. Decisions on the future of local shops may be affected by the expectation of a residential after use. In some areas however, there are many redundant shops which have a poor appearance and little likelihood of viable use. Here conversion to housing may improve the quality of the local environment.

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POLICY S15

IN LANCASTER, MORECAMBE AND CARNFORTH, PROPOSALS FOR SMALL SHOPS AND SHOPPING PARADES WILL BE PERMITTED WHERE THEY HAVE A STRICTLY LOCAL CATCHMENT AND DO NOT HAVE AN ADVERSE EFFECT ON THE OVERALL VITALITY AND VIABILITY OF EXISTING SHOPPING CENTRES;

THE CONVERSION OF LOCAL SHOPS TO NON A1 RETAIL USE WILL NOT BE PERMITTED UNLESS;

EQUIVALENT PROVISION WITHIN REASONABLE WALKING DISTANCE EXISTS, OR FORMS PART OF THE PROPOSAL; OR

IT CAN BE DEMONSTRATED THAT THE SHOP IS NO LONGER VIABLE AND CONVERSION WOULD HAVE CLEAR ENVIRONMENTAL BENEFITS.

Villages

3.5.53

Village shops provide essential services to those without access to a car and give a focus to small rural communities. The importance of rural shopping has recently been reinforced with the publication of the Rural White Paper and revised PPG7. Small shops in villages will normally be encouraged.

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POLICY S16

WITHIN RURAL SETTLEMENTS, PROPOSALS FOR NEW VILLAGE SHOPS WILL BE PERMITTED WHERE THEY DO NOT HARM THE OVERALL VITALITY AND VIABILITY OF EXISTING SHOPPING CENTRES.

Policy Not Saved with effect from 27 September 2007

Farm Shops

3.5.54

Farm shops selling their own produce are an important part of many agricultural businesses. They can contribute to the management of change and the retention of a vibrant rural economy which is a key aim of the Local Plan. Policy E21 deals more generally with proposals for agricultural diversification. The small-scale sale of a farm's own produce does not normally require permission. This includes operations such as 'Pick Your Own' fruit and small-scale sales of milk, eggs, potatoes etc. Whilst farm shops should be founded on selling the produce of the farm unit, the seasonal nature of agriculture means that in order to secure year round opening and provide permanent employment, farm shops may need to sell other produce at certain times. It may also be appropriate for farm shops to sell the produce of neighbouring farms.

3.5.55

The countryside is not an appropriate location for general retail activity because of trade diversion from vulnerable village shops, and because of its visual impacts, traffic generated, impact on travel patterns and associated signage. These concerns are particularly acute within the District's two Areas of Outstanding Natural Beauty. Making use of existing farm buildings helps to minimise the visual impact of any proposed shop. Proposals for farm shops will be closely examined to make sure that these impacts are minimised. Farm shops will only therefore be permitted where they are clearly related to an agricultural enterprise.

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POLICY S17

FARM SHOPS WILL BE PERMITTED WHERE;

THE PROPOSED SHOP MAKES A POSITIVE CONTRIBUTION TO THE VIABILITY OF THE FARM HOLDING AND REMAINS SUBSIDIARY TO THE MAIN FARMING ENTERPRISE;

THE GOODS SOLD ARE PREDOMINANTLY GROWN OR PRODUCED WITHIN THE FARM UNIT OR WITHIN OTHER FARMS IN THE LOCALITY; AND

THE PROPOSAL WOULD NOT BY REASON OF ITS SCALE, POTENTIAL TURNOVER OR RANGE OF GOODS SOLD, HAVE A SIGNIFICANT ADVERSE IMPACT ON NEARBY VILLAGE SHOPPING; AND

THE PROPOSAL, AND ANY SIGNAGE ASSOCIATED WITH IT, WOULD NOT HAVE AN ADVERSE IMPACT ON THE CHARACTER OF THE AREA OR LEAD TO AN UNACCEPTABLE INCREASE IN TRAFFIC; AND

THE PROPOSAL MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING, CYCLE, AND CAR PARKING; AND

THE SHOP USES EXISTING BUILDINGS WITHIN THE MAIN AGRICULTURAL UNIT WHERE POSSIBLE;

PARTICULAR ATTENTION WILL BE PAID TO THE LANDSCAPE AND TRAFFIC IMPACTS OF FARM SHOPS WITHIN AONBs.

The Loss of Rural Shops

3.5.56

Proposals for the conversion of rural shops to non-A1 retail use will be permitted where it can be demonstrated that committed attempts have been made to market the shop as a retail business. Evidence will be required that the shop has been advertised for sale in the appropriate or local and trade press at a realistic price or rent on more than two occasions over period of at least one year and that no reasonable offers have been refused.

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POLICY S18

IN THE RURAL AREA, PROPOSALS FOR THE CONVERSION OF VILLAGE SHOPS TO NON-A1 RETAIL USE WILL NOT BE PERMITTED UNLESS IT CAN BE DEMONSTRATED THAT THE SHOP IS NO LONGER VIABLE

Food and Drink Uses Outside Town Centres

3.5.57

Restaurants, pubs and hot food takeaways can cause noise, smell, traffic, parking problems and late night disturbance. Where such uses may cause problems, planning permission may be limited to the specific use applied for.

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POLICY S19

IN THE URBAN AREA OUTSIDE THE CENTRES OF LANCASTER AND MORECAMBE AND IN RURAL SETTLEMENTS, A3 (FOOD AND DRINK) USES WILL ONLY BE PERMITTED WHERE THEY;

WOULD NOT RESULT IN UNACCEPTABLE ADVERSE EFFECTS ON THE AMENITIES OF ADJOINING RESIDENTS AND OTHER NEIGHBOURING USES IN TERMS OF NOISE, SMELL AND DISTURBANCE; AND

WOULD NOT CAUSE SIGNIFICANT TRAFFIC OR CAR PARKING PROBLEMS.

WHERE THERE IS A POSSIBILITY THAT SUCH A USE MAY CAUSE DISTURBANCE AT UNSOCIAL HOURS, THE COUNCIL MAY IMPOSE CONDITIONS LIMITING THE USE AND HOURS OF OPENING OF THE PROPOSED FOOD AND DRINK USE.

Retail Development in Mixed-Use Schemes

3.5.58

Some non-retail or mixed-use developments may include a retail element. These include shops within tourist and leisure developments, golf club shops, employee shops within business and industrial development and on campus shopping in higher education institutions, hospitals and prisons. In all such cases, the retail element should be considered on the same basis as other retail schemes and satisfy Policy S1 and Policy S2. Where such development is permitted, the range of goods sold may be limited by condition to control future changes of use.

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POLICY S20

PLANNING PERMISSION FOR RETAIL DEVELOPMENT WHICH IS ANCILLARY TO THE MAIN USE OF THE SITE WILL ONLY BE PERMITTED WHERE THE PROPOSED DEVELOPMENT BY REASON OF ITS SCALE AND RANGE OF GOODS SOLD CAN BE SHOWN NOT TO HARM THE VITALITY AND VIABILITY OF EXISTING SHOPPING CENTRES.

Policy Not Saved with effect from 27 September 2007

The Loss of Rural Food and Drink Outlets

3.5.59

Rural food and drink establishments and village public houses in particular are often important local facilities. Research undertaken by Oxford Brookes University has highlighted the role of rural public houses as providers of essential facilities in villages, as employers and as visitor attractions. The importance of rural pubs is recognised in the Rural White Paper and the Rural Development Commission's Rural Pubs Initiative.

3.5.60

Within Lancaster District, the Green Dragon in Whittington contains the village Post Office. In villages such as Whittington, Melling, and Burrow, public houses have survived where there is no village shop. Like village shops, public houses are vulnerable and subject to pressure for residential conversion and decisions on their future may be conditioned by the expectation of a residential after use. It is vital that the importance of public houses and other food and drink establishments to village communities is taken fully into account in considering proposals affecting them.

3.5.61

Proposals for the conversion of food and drink establishments to residential use will normally have to demonstrate that committed attempts have been made to market the business as a going concern. Evidence will be required that the premises has been advertised in the appropriate local and trade press at a realistic price or rent on more than two occasions over a period of at least one year and that no reasonable offers have been refused.

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POLICY S21

IN THE COUNTRYSIDE AREA, PROPOSALS FOR THE CHANGE OF USE OF FOOD AND DRINK ESTABLISHMENTS TO RESIDENTIAL OR OTHER USES WILL ONLY BE PERMITTED WHERE THE BUSINESS CAN BE DEMONSTRATED TO BE NO LONGER VIABLE.

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3.6

Tourism and Commercial Leisure Development

Tourism in the Local Economy

3.6.1

Tourism is a major sector of the local economy employing around 1000 people directly and many more in the hotel and catering sectors. Visitor spending also benefits the District's shopping centres. The District has many visitor attractions. Morecambe provides traditional seaside attractions, modern leisure facilities, public art and pavement games. The historic city of Lancaster offers museums, parks, the canalside area and a developing shopping centre.

3.6.2

The Forest of Bowland and Arnside/Silverdale Areas of Outstanding Natural Beauty provide informal quiet recreation. Other rural attractions include the Pine Lake leisure complex, the Lancaster Canal and the outstanding wildlife areas of Morecambe Bay and the Lune Estuary.

3.6.3

Tourism is an area where the District has advantages possessed by few. With its outstanding urban and rural landscapes, its attractions, motorway connections and proximity to the Lake District, the Yorkshire Dales and Blackpool, the District is well positioned to attract more visitors.

3.6.4

The District's existing tourist attractions must be safeguarded and enhanced. The regeneration of Morecambe must be continued. New visitor attractions must be developed including raising the profile of the City of Lancaster and developing Carnforth's railway heritage.

The Regeneration of Morecambe

3.6.5

Morecambe has adjusted to the loss of its traditional seaside holiday market by developing new commercial leisure attractions and upgrading its environment with new public art based on the bird life of Morecambe Bay. It now has a cinema, ten-pin bowling, leisure swimming and public art. Many of these facilities benefit local residents as well as visitors. The concentration of leisure facilities in a quality environment is one of Morecambe's strengths which will be encouraged and developed. New visitor attractions should also reflect its outstanding natural environment.

3.6.6

Much remains to be done. Extensive repair work has now begun to the Victoria Pavilion (Winter Gardens). The 1930s art deco Midland Hotel is in need of substantial investment. The eastern sea front and some of the shops and cafes along it need upgrading.

3.6.7

Phase 5 of the Morecambe coastal defence works, covering the entire eastern seafront has now begun. This has created the opportunity to incorporate new public art and pavement games and provide an interpretation centre adjacent to Green Street subject to lottery funding. Development which could prejudice the regeneration of Morecambe will be resisted.

3.6.8

The existing Development Brief for the area has now largely been implemented and a revised Development Brief will be produced in due course.

3.6.9

The Council's development strategy for the area incorporates the following elements;

an interpretation and visitor centre on land adjoining Green Street slipway;
upgraded parks and gardens with new public art and pavement games;
restoration and re-use of the Victoria Pavilion (Winter Gardens);
traffic calming and remodelling of Marine Road; and
upgrading of the area around the Midland Hotel.

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POLICY TO1

WITHIN THE MORECAMBE TOURISM OPPORTUNITY AREA, NEW COMMERCIAL LEISURE DEVELOPMENT WILL BE PERMITTED WHICH WOULD;

ENHANCE MORECAMBE AS A VISITOR ATTRACTION; AND

MAKE A POSITIVE CONTRIBUTION TO THE REGENERATION OF THE AREA THROUGH SENSITIVE DESIGN AND USE OF MATERIALS AND APPROPRIATE ADVERTISING AND SHOPFRONT DESIGN.

DEVELOPMENTS WHICH WOULD PREJUDICE THE TOURISM AND LEISURE ROLE OF MORECAMBE TOWN CENTRE WILL NOT BE PERMITTED

Policy wholly superseded by policies within the Core Strategy with effect from 23 July 2008

Tourism in Lancaster

3.6.10

Although its profile as a visitor destination is rising, Lancaster could make more of its tourism assets. It attracts fewer visitors than many other historic cities. The City has a number of high quality tourist attractions and the potential of Lancaster Castle is substantial, particularly if combined with the St George's Quay area.

3.6.11

Although there is already limited visitor access to the Castle and extensive improvements to the Castle surroundings have already been carried out including the relocation of the Tourist Information Centre, the Castle cannot fully realise its tourism potential whilst it continues to be used as a prison. In the long term, the development of the Castle as a visitor attraction would be of enormous assistance to Lancaster in realising its tourism potential and it is vital to the long-term future of the City that this interest be safeguarded.

THE COUNCIL WILL CONTINUE TO ENCOURAGE THE USE OF THE CASTLE PRECINCT AS A VISITOR DESTINATION. IN THE EVENT OF LANCASTER CASTLE BEING DECLARED SURPLUS TO REQUIREMENTS, THE COUNCIL WILL WORK WITH THE COUNTY COUNCIL AND OTHER RELEVANT BODIES TO PREPARE AN ACTION PLAN FOR THE DEVELOPMENT OF THE CASTLE AND ST GEORGE'S QUAY AREA AS A MAJOR TOURIST ATTRACTION

Tourism Opportunities Elsewhere in the District

Carnforth

3.6.12

One of the District's major attractions, the Steamtown Railway Centre has recently been significantly scaled down. The site retains major potential for a rail based tourism attraction containing extensive locomotive and carriage sheds, sidings, coaling facilities, a turntable and a coach park close to the M6 and with a direct connection onto two of the Country's most scenic rail routes - around the Cumbrian Coast and across the Yorkshire Dales. It is essential that this potential is safeguarded and that every effort is made to attract a new rail based attraction to the site.

3.6.13

Steamtown also adjoins Carnforth Station which, despite its historic association with the development of the railways and the film 'Brief Encounter' remains under-used and in poor condition. The opportunity exists for a tourism development based around the station which could develop links with Steamtown.

Pine Lakes, Carnforth

3.6.14

Pine Lakes, north of Carnforth, is one of the District's most successful tourism developments. A variety of leisure opportunities have been created out of a series of redundant gravel pits. There is scope for the limited expansion of leisure uses on this site. There may also be scope in the longer term to expand into the area immediately to the north of the site, which is currently used for gravel extraction, upon cessation of this use.

South Heysham

3.6.15

The former Middleton Towers Holiday Camp and adjacent caravan park represent an area in urgent need of renewal. The holiday camp site offers the opportunity to develop a modern tourist attraction without causing significant harm to the coastal environment. The site will also benefit from the proximity of the Community Woodland (see Policy E26) which will reduce the impact of the past industrial uses in the area.

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POLICY TO2

THE FOLLOWING AREAS IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED AS TOURISM OPPORTUNITY AREAS;

MORECAMBE CENTRE
LANCASTER CASTLE & ST GEORGE'S QUAY
STEAMTOWN, CARNFORTH
PINE LAKES, CARNFORTH
SOUTH HEYSHAM

THE COUNCIL WILL DIRECT NEW VISITOR ATTRACTIONS TO THESE AREAS. PROPOSALS WHICH WOULD PREJUDICE THE POSSIBILITY OF ACHIEVING NEW VISITOR ATTRACTIONS WITHIN THESE AREAS WILL NOT BE PERMITTED.

TOGETHER WITH THE RELEVANT LAND OWNERS AND OPERATORS, THE COUNCIL WILL PREPARE A COMPREHENSIVE PLAN FOR THE IMPROVEMENT AND DEVELOPMENT OF THE SOUTH HEYSHAM AREA

Rural Tourism

3.6.16

The District's outstanding rural landscapes provide wide-ranging opportunities for quiet tourism and recreation development which could benefit the local economy. Insensitive tourism development can be highly damaging to the rural environment in terms of visual impact, habitat destruction and traffic generated. Small-scale tourism development such as visitor accommodation, craft workshops, galleries, catering facilities, information and interpretation facilities and quiet recreation, such as fishing and cycling can be satisfactorily integrated into the rural scene if sensitively designed. It can contribute to the diversity of the countryside, attract more visitors and create jobs.

3.6.17

New visitor facilities will be encouraged within rural settlements and other suitable locations such as within farm complexes or existing rural buildings in the countryside where they do not, in themselves or in combination with existing tourism development, cause significant harm to their surroundings.

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POLICY TO3

PROPOSALS FOR SMALL-SCALE TOURIST-RELATED USES IN RURAL SETTLEMENTS, FARM BUILDING GROUPS AND EXISTING BUILDINGS IN THE COUNTRYSIDE WILL BE PERMITTED WHERE THE PROPOSAL;

IS APPROPRIATE IN TERMS OF SCALE, DESIGN AND LANDSCAPING TO THE SITE AND ITS SURROUNDINGS;

WOULD NOT RESULT IN A SIGNIFICANT ADVERSE IMPACT ON THE AMENITIES OF ADJOINING RESIDENTS OR BUSINESSES;

WOULD NOT GENERATE TRAFFIC LIKELY TO CAUSE A SIGNIFICANT ADVERSE EFFECT ON THE CHARACTER OF THE AREA OR INCREASE ACCIDENT RISK;

IS NOT PREJUDICED BY THE OPERATION OF THE FARM WITHIN WHICH IT IS LOCATED (IF ANY);

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING AND CYCLE AND CAR PARKING;

IS EASILY ACCESSIBLE TO PEDESTRIANS AND CYCLISTS FROM SURROUNDING ROADS AND RIGHTS OF WAY; AND

MAKES REASONABLE PROVISION FOR PUBLIC TRANSPORT WHERE THE DEVELOPMENT WOULD BE LIKELY TO SIGNIFICANTLY INCREASE THE DEMAND FOR TRAVEL.

Major Tourism Development in Rural Areas

3.6.18

Large scale recreation development should, wherever possible, be directed to the main urban area. Some types of tourism and recreation development can only take place in rural areas, either because they require large areas of land or because there are no suitable sites in the urban areas.

3.6.19

In exceptional circumstances, where large-scale tourism and recreation development in the rural area would provide new attractions, generate new jobs or provide new uses for existing rural buildings, development may be permitted. The need to protect the District's outstanding landscape quality means that such development must be very closely controlled and, if permitted, screened to protect the landscape. Noise and light impacts must also be closely controlled. The surrounding countryside and nearby villages must not suffer significantly increased traffic generation or levels of activity in the area. Good quality agricultural land should be safeguarded. Wildlife habitats and public rights of way should be protected and enhanced. Development attracting large numbers of people from the urban area should be close to Lancaster and Morecambe and accessible by public transport.

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POLICY TO4

WITHIN RURAL SETTLEMENTS AND THE COUNTRYSIDE, LARGE SCALE TOURISM DEVELOPMENT WILL ONLY BE PERMITTED WHERE THERE ARE CLEAR ENVIRONMENTAL OR BUILDING CONSERVATION BENEFITS AND THE PROPOSAL;

DOES NOT LIE WITHIN AN AREA OF OUTSTANDING NATURAL BEAUTY;

WOULD NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE APPEARANCE AND RURAL CHARACTER OF THE AREA INCLUDING THE IMPACTS OF LIGHT AND NOISE;

WOULD NOT GENERATE TRAFFIC LIKELY TO CAUSE A SIGNIFICANT ADVERSE EFFECT ON THE CHARACTER OF THE AREA OR INCREASE ACCIDENT RISK;

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING AND CAR PARKING;

IS EASILY ACCESSIBLE TO PEDESTRIANS AND CYCLISTS FROM SURROUNDING ROADS AND RIGHTS OF WAY;

WOULD NOT HAVE A SERIOUS ADVERSE EFFECT ON NATURE CONSERVATION INTERESTS INCLUDING PROTECTED SPECIES;

MAKES REASONABLE PROVISION FOR PUBLIC TRANSPORT WHERE THE DEVELOPMENT WOULD BE LIKELY TO SIGNIFICANTLY INCREASE THE DEMAND FOR TRAVEL; AND

IN THE CASE OF DEVELOPMENT LIKELY TO BE USED BY PEOPLE FROM NEARBY URBAN AREAS, IT IS CLOSE TO AND EASILY ACCESSIBLE FROM THESE AREAS.

Caravans

3.6.20

The District contains around 4000 static and touring caravan pitches. Although caravan sites provide visitor accommodation and contribute to the local economy, they can have a detrimental impact on the countryside. Because of the substantial existing provision, the poor appearance of many sites and the sensitivity of much of the District's landscape, caravan development should be limited to modest extensions. The Forest of Bowland and Arnside/Silverdale Areas of Outstanding Natural Beauty are particularly unsuitable for additional caravan development.

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POLICY TO5

WITHIN THE ARNSIDE/SILVERDALE AND FOREST OF BOWLAND AREAS OF OUTSTANDING NATURAL BEAUTY, PROPOSALS FOR NEW STATIC OR TOURING CARAVAN SITES OR THE EXTENSION OF EXISTING SITES WILL NOT BE PERMITTED.

3.6.21

Even outside the Areas of Outstanding Natural Beauty, much of the landscape is of outstanding quality. Caravan development would have an unacceptable impact on the countryside in many areas.

3.6.22

Static caravans, being larger and permanent, have a worse visual impact than touring caravans and no new static caravan sites should be established. Modest increases in the number of vans on a site will occasionally be acceptable where linked to better landscaping or improvement of on site facilities and where such increases can be accommodated within existing site boundaries or through minor extensions which will not harm the surrounding countryside or neighbouring properties.

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POLICY TO6

OUTSIDE THE AREAS OF OUTSTANDING NATURAL BEAUTY, PROPOSALS FOR NEW STATIC CARAVAN SITES WILL NOT BE PERMITTED. THE SMALL-SCALE EXTENSION OF EXISTING SITES WILL ONLY BE PERMITTED PROVIDED THAT:

THE PROPOSAL WOULD RESULT IN A DEMONSTRABLE IMPROVEMENT TO ON-SITE FACILITIES AND/OR LANDSCAPING; AND

THERE ARE NO ADVERSE EFFECTS ON THE SURROUNDING COUNTRYSIDE OR NEIGHBOURING PROPERTIES.

3.6.23

Touring caravans tend to be less intrusive than static caravans. There are fewer pitches most of which are unoccupied in winter. Nevertheless the District's landscape quality and the unsuitability of many rural roads justify a cautious approach.

3.6.24

New development should be restricted to small-scale facilities where siting and landscaping can prevent poor visual impact and where the local road network is suitable. Open countryside locations are usually unsuitable and the best locations are often adjacent to farm buildings and other rural businesses or achieved through small-scale extensions to existing sites.

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POLICY TO7

NEW TOURING CARAVAN SITES OR EXTENSIONS TO EXISTING FACILITIES WILL ONLY BE PERMITTED WHERE THE PROPOSAL:

CAN BE DEMONSTRATED TO HAVE NO SIGNIFICANT ADVERSE EFFECT ON THE APPEARANCE OF THE SURROUNDING COUNTRYSIDE OR ON THE AMENITIES OF NEIGHBOURING USES;

CAN BE DEMONSTRATED NOT TO GIVE RISE TO SIGNIFICANT TRAFFIC CONGESTION OR INCREASED ACCIDENT RISK

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS SERVICING AND CYCLE AND CAR PARKING; AND

IS EASILY ACCESSIBLE TO PEDESTRIANS AND CYCLISTS FROM SURROUNDING ROADS AND RIGHTS OF WAY

3.6.25

There is increasing pressure for longer opening seasons for caravan sites. A longer opening season could assist the local economy, particularly in Morecambe where further all year indoor entertainment facilities have been developed. However the impact of a longer season on the landscape and nature conservation and shorter 'recovery time' will also be taken into account. Increased returns arising out of a longer season must be reflected in on-site improvements. Proposals to extend the season must be accompanied by enhancement proposals.

3.6.26

Most caravans are unsuitable for permanent occupation. To prevent the use of caravans as permanent homes and to allow some time for sites to recover, planning approvals will require that the site remains closed for a minimum six week period. This period will normally be during the first six months of the year. Where necessary a Section 106 agreement will be negotiated to ensure that this requirement is met.

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POLICY TO8

PROPOSALS TO EXTEND THE SEASON OF EXISTING CARAVAN SITES WILL ONLY BE PERMITTED WHERE:

THERE WOULD BE NO SIGNIFICANT ADVERSE IMPACT ON THE SURROUNDINGS OR ON NATURE CONSERVATION INTERESTS;

A PROGRAMME OF ON SITE IMPROVEMENTS IS AGREED WITH THE LOCAL PLANNING AUTHORITY AND IMPLEMENTED BEFORE THE EXTENDED OPEN SEASON BEGINS;

CARAVANS REMAIN IN HOLIDAY USE AND ARE NOT USED FOR PERMANENT OCCUPATION; AND

THE SITE REMAINS CLOSED FOR A CONTINUOUS SIX WEEK PERIOD BETWEEN JANUARY 1st AND MARCH 31st.