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| Chapter 3 |
| Offices, Industry and
Warehousing |
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Introduction |
| 3.1 |
Peterborough City Council is committed
to the continued growth and prosperity of the District. In conjunction
with the other organisations in the Greater Peterborough Partnership,
including the Greater Peterborough Investment Agency, it has a key
role in maintaining the local economy and in attracting inward investment.
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| 3.2 |
The Local Plan plays an important part
in achieving this goal by allocating land for office, industrial and
warehousing development to meet the employment needs of the District
and ensuring this is done in a way that does not have negative environmental
effects. The provision of a range of employment sites attractive to
investors is important in allowing existing businesses to expand and
relocate within Peterborough and in attracting new firms and jobs
into the area. The Plan also plays a positive role in the promotion
of Peterborough as a desirable location for business and industry. |
| 3.3 |
The Plan contributes to meeting the aims
and objectives of the City Council's Economic Development Strategy,
particularly in terms of the key theme 'Improving the Environment
and Infrastructure' and the following strategic aims: |
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Strategic
Aim 4 |
- support business expansion by encouraging inward
investment; |
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Strategic
Aim 5 |
- support principles of environmentally sensitive
economic development; |
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Strategic
Aim 6 |
- ensure the physical environment matches the expectations
and needs of residents and businesses. |
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The aims below are consistent with the
Economic Development Strategy and the Council's Economic Development
Action Plan. |
| 3.4 |
In this Chapter, the term 'employment
development' means development within Use Classes B1, B2 and B8 unless
specified otherwise, and the term 'employment use' should be interpreted
accordingly. |
| 3.5 |
This Chapter contains some references
to how developers should address accessibility by different user groups,
as well as the impact of development on the transport network. The
transport implications of new development are addressed in more detail
in Chapter 4 - Transport (policy T1 and supporting text provide an
overview). |
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Aims |
| 3.6 |
The aims of the Plan for offices, industry
and warehousing are: |
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- to allocate land for employment uses in order to encourage
inward investment and maintain a growing and healthy economy which
meets the needs of Peterborough's population;
- to control the provision of land for office, industrial and
warehousing development to achieve a balance between employment
levels and settlement size, and between job growth and population
growth;
- to provide choice for businesses and secure diversity of employment
opportunity by allocating sites in a range of locations and sizes
and facilitating mixed use development;
- to ensure employment development occurs in a manner which does
not harm the environment or amenity;
- to facilitate employment development at locations which have
good access to the highway network for industrial traffic and
which are accessible by means other than the car; and " to support
the rural economy and encourage its diversification.
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Employment Land Requirement |
| 3.7 |
The 1996 Local Plan allocated some 317
hectares of employment land, well in excess of the anticipated need
set out in the Cambridgeshire Structure Plan 1989. This level of allocation
reflected the significant amount of land designated for employment
use as part of Peterborough's New Town development and also provided
businesses and developers with a wide range of potential sites throughout
the Plan period. |
| 3.8 |
The Cambridgeshire Structure Plan 1995
anticipates that 230 hectares of employment land will be developed
in Peterborough in the period 1991 to 2006. The supply of employment
land in Peterborough District was considered sufficient to meet development
needs for industry, offices and warehouse uses up to 2006. |
| 3.9 |
The Structure Plan figure suggests that
approximately 15 hectares of employment land is expected to be developed
each year to 2006, although it is recognised that changes in the nature
of employment mean that it is increasingly difficult to convert economic
expectations into land requirements. Approximately 184 hectares of
land was developed for employment purposes between mid 1991 and 31st
March 2004. This is equivalent to an annual employment land gain of
14.4 hectares per annum. |
| 3.10 |
Due to take up rates being lower than
anticipated, many of the sites allocated for employment use in the
1996 Local Plan have not yet been developed. As a result, sufficient
allocated sites remain to meet the Structure Plan figure and provide
a choice of sites for new investment and the relocation of existing
Peterborough firms without large numbers of new allocations being
necessary. |
| 3.11 |
Approximately 225 hectares of land for
employment development have been allocated or otherwise identified
in this Plan to meet needs to 2006 and beyond. This exceeds the amount
anticipated to be needed over the remainder of the Local Plan period
and provides employment opportunities on a choice of sites at a range
of locations. |
| 3.12 |
The allocated sites in the Urban Area
are located within designated employment areas, as explained below.
A small number of rural sites have also been allocated. Further opportunities
for employment development exist in the City and District centres,
including designated Opportunity Areas (see Chapter 6 - City Centre),
where there will be scope for mixed use development proposals. |
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Employment Areas |
| 3.13 |
To reflect the differing locational and
amenity requirements of various employment uses, two categories of
employment areas are established, forming the basis for future land
use decisions - General Employment Areas and Business Parks. |
| 3.14 |
Inclusion of a site within an employment
area provides a general presumption in favour of the uses specified
but development proposals must also be in accordance with the other
policies in this Plan. |
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General Employment
Areas |
| OIW1 |
Within the General Employment
Areas listed below, planning permission will be granted for development
within Use Classes B1(a), B1(b), B1(c), B2 and B8: |
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|
| OIW 1.01 |
Bourges General Employment Area |
| OIW 1.02 |
Bretton General Employment Area |
| OIW 1.03 |
Eastern General Employment Area
|
| OIW 1.04 |
Hampton General Employment Area
|
| OIW 1.05 |
Lakefield General Employment Area |
| OIW 1.06 |
Orton Southgate General Employment
Area |
| OIW 1.07 |
Oxney General Employment Area |
| OIW 1.08 |
Paston General Employment Area |
| OIW 1.09 |
Werrington General Employment Area |
| OIW 1.10 |
Westwood General Employment Area |
| OIW 1.11 |
Woodston General Employment Area |
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Proposals within General
Employment Areas should provide safe and convenient access by foot,
cycle and public transport and maximise the proportion of trips generated
by these modes. Proposals which are likely to generate levels of traffic
or parking which would result in unacceptable congestion or road safety
hazard will not be permitted. |
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Uses likely to cause loss
of amenity should be located where they will not have a significant
detrimental effect on other uses. |
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| 3.15 |
The Hampton General Employment Area (OIW1.04)
as shown on the Proposals Map comprises Cygnet Park (site OIW2.15)
and Hampton East (site OIW2.16); and a flexible designation within
the remainder of the Hampton Township Development Area. This will
enable greater integration of employment development with other uses,
primarily residential. The range of acceptable uses in mixed use areas
will also include: Class A1 (Shops); Class A2 (Financial and Professional
Services); Class A3 (Food and Drink) and Class B1 (Business). Proposals
for other uses will be considered on their merits and they should
comply with all other relevant development plan policies. Employment
development within the Township will take place in accordance with
the approved master plan and development area briefs, or such variations
as may be approved by the City Council. The amount of land available
for B1, B2 and B8 development (outside Cygnet Park and Hampton East)
will be between 25 and 35 hectares. The actual figure will be determined
through the briefs, taking into account the number of jobs created
in earlier phases of the development and the need to create a balanced,
mixed community. |
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Allocated Sites in
General Employment Areas |
| OIW2 |
The following sites located
within General Employment Areas are allocated for development in accordance
with policy OIW 1: |
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| Site |
Location |
Employment Area |
Area
(hectares)
|
| OIW 2.01 |
Stirling Way (North) |
Bretton GEA |
6.7
|
| OIW 2.02 |
Stirling Way (Extension) |
Bretton GEA |
5.3
|
| OIW 2.03 |
Edgerley Drain Road |
Eastern GEA |
4.7
|
| OIW 2.04 |
Fengate |
Eastern GEA |
0.2
|
| OIW 2.05 |
First Drove |
Eastern GEA |
2.2
|
| OIW 2.06 |
Flag Fen Farm |
Eastern GEA |
2.3
|
| OIW 2.07 |
Murdens, Fengate |
Eastern GEA |
3.4
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| OIW 2.08 |
Newark Road |
Eastern GEA |
0.7
|
| OIW 2.09 |
Perkins (North) |
Eastern GEA |
5.1
|
| OIW 2.10 |
Perkins (South) |
Eastern GEA |
2.4
|
| OIW 2.11 |
Perkins (West) |
Eastern GEA |
3.0
|
| OIW 2.12 |
Third Drove (North) |
Eastern GEA |
7.9
|
| OIW 2.13 |
Third Drove (South) |
Eastern GEA |
4.6
|
| OIW 2.14 |
Mallory Road |
Eastern GEA |
3.4
|
| OIW 2.15 |
Cygnet Park |
Hampton GEA |
26.7
|
| OIW 2.16 |
Hampton (East) |
Hampton GEA |
58.3
|
| OIW 2.17 |
Bakewell Rd (North-West) |
Orton Southgate GEA |
7.4
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| OIW 2.18 |
Bakewell Rd (South) |
Orton Southgate GEA |
0.6
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| OIW 2.19 |
Oxney (East) |
Oxney GEA |
2.1
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| OIW 2.20 |
Oxney (North) |
Oxney GEA |
20.6
|
| OIW 2.21 |
Oxney (South) |
Oxney GEA |
6.8
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| OIW 2.22 |
Dukesmead |
Werrington GEA |
0.8
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| OIW 2.23 |
Papyrus Road (North) |
Werrington GEA |
1.7
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| OIW 2.24 |
Saville Road |
Westwood GEA |
0.9
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| OIW 2.25 |
Shrewsbury Avenue |
Woodston GEA |
1.0
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| 3.16 |
General Employment Areas (GEAs) are considered
suitable for a full range of employment uses: offices, research and
development facilities, light and general industrial, and storage
and distribution. As B1 uses may seek a high quality environment,
GEAs are expected to provide a level of amenity compatible with this
requirement. |
| 3.17 |
"Bad neighbour" uses, which may be detrimental
to amenity or be a potential source of pollution, should be sited
at locations which ensure they will not have significant adverse impact
on the amenity of more sensitive land uses. The eastern part of Oxney
GEA and the south-eastern section of Eastern GEA are generally considered
the most suitable locations for such development. |
| 3.18 |
The following sites in the Eastern and
Oxney General Employment Areas all fall within the Padholme Surface
Water Catchment: OIW2.03, OIW2.04, OIW2.06, OIW2.07, OIW2.08, OIW2.09,
OIW2.10, OIW2.11, OIW2.12, OIW2.13, OIW2.14, OIW2.19 and OIW2.21.
Policy U3 (in Chapter 12 - Utility Services) requires improvements
to the surface water drainage infrastructure before certain developments
can proceed. The supporting text to Policy U3 addresses the programming
of improvements. Under Policy U6 proposals for development of the
sites within the Catchment should be accompanied by site-specific
flood risk assessments. |
| 3.19 |
Site OIW 2.02 Stirling Way (Extension)
has been allocated to improve the range and distribution of sites
available. Development will be subject to the widening of Stirling
Way to prevent further traffic problems in Bretton GEA. Permission
will not be granted for the development of this site unless these
improvements have been made or developers have entered into an agreement
to carry out the necessary work prior to construction of the employment
use. Low traffic generating uses will be preferred. |
| 3.20 |
Developers will also be required to provide,
or make a financial contribution towards, landscaping along the northern
edge of this site. This will act as a definite edge to the Urban Area
and shield any development from the adjacent Area of Best Landscape.
Development will also be required to protect and, where appropriate,
enhance Belham Wood and Marholm Crossing County Wildlife Sites. Policies
relating to these issues are contained in Chapter 11 - Landscape and
the Natural Environment. |
| 3.21 |
Eastern and Oxney General Employment Areas
have been identified as potentially containing important archaeological
remains. Guidance on this issue is contained in Chapter 10 - Conservation
of the Built Environment. |
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London Road Opportunity
Area |
| 3.22 |
The London Road Opportunity Area is subject
to policy H5 in Chapter 4 - Housing. This 29 hectare designation incorporates
land east and west of London Road. It is expected to accommodate a
mix of uses, incorporating primarily residential and employment, together
with local services and facilities in order to create a balanced and
mixed community. Policy H5 requires that a minimum of 7 hectares of
employment land should be provided within the Opportunity Area in
order to maintain an adequate supply of employment development opportunities
in this part of the City. |
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Business Parks |
| OIW3 |
Within the Business Parks
listed below, planning permission will be granted for development
within Use Class B1(a) and B1(b). B1(c) uses will also be permitted
at Bretton Business Park. Other employment uses will not be permitted
unless ancillary to a B1 use. |
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|
| OIW 3.01 |
Bretton Business Park |
| OIW 3.02 |
Peterborough Business Park (Lynch Wood) |
| OIW 3.03 |
Thorpe Wood Business Park |
|
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Proposals within Business
Parks should provide safe and convenient access by foot, cycle and
public transport and maximise the proportion of trips generated by
these modes. Proposals which are likely to generate levels of traffic
or parking which would result in unacceptable congestion or road safety
hazard will not be permitted. |
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Planning permission will
not be granted for proposals that would unacceptably harm the character
of any Business Park or the amenity of neighbouring uses. |
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Allocated Sites in
Business Parks |
| OIW4 |
The following sites located
within Business Parks are allocated for development in accordance
with policy OIW 3: |
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| Site |
Location |
Employment Area |
Area
(hectares)
|
| OIW 4.01 |
Oak Tree Site |
Bretton BP |
1.3
|
| OIW 4.02 |
Lynch Wood 1 |
Peterborough BP |
1.0
|
| OIW 4.03 |
Lynch Wood 2 |
Peterborough BP |
1.3
|
| OIW 4.04 |
Lynch Wood 3 |
Peterborough BP |
5.1
|
| OIW 4.05 |
Thomas Cook |
Thorpe Wood BP |
1.1
|
| OIW 4.06 |
Thorpe Wood |
Thorpe Wood BP |
2.7
|
|
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|
| 3.23 |
Business Parks are expected to accommodate
development within Use Classes B1(a), B1(b) and, at Bretton Business
Park, B1(c). Generally these areas are developed at a lower density
than other Employment Areas and provide a higher quality environment.
General industrial and warehousing uses are not permitted within Business
Parks to protect levels of amenity and maintain the attractiveness
of these locations for inward investment. The design of all buildings
within Business Parks should of a high quality and respect the character
of the areas to maintain their environment. |
| 3.24 |
Lynch Wood and Thorpe Wood play an important
role in providing office employment within Peterborough. In order
to protect the amenity and environment which is associated with this
use, planning permission will normally only be granted for B1(a) and
B1(b) uses at these locations. B1(c) uses will be permitted only where
they are necessary for the functioning of existing uses. |
| 3.25 |
Other ancillary uses which add to the
functioning of the Business Parks as attractive locations for office
development will normally be permitted provided that: |
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- they are not detrimental to the overall amenity and environment
of the area;
- they would not reduce the amount or choice of land available
for office use to a level below that needed in the Plan period;
and
- they would not inhibit or prejudice the activities of an existing
or future employment use.
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Office Uses in City
and District Centres |
| OIW5 |
Within the City and District
Centres and Hampton Township Centre, as shown on the Proposals Map,
development within Use Class B1(a) will be permitted, provided that:
|
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(a) |
the proposed development
would provide safe and convenient access by foot, cycle and public
transport and maximise the proportion of trips generated by these
modes; and |
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(b) |
the proposed development
would not generate levels of traffic or parking which would result
in unacceptable congestion or road safety hazard; and |
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(c) |
the form, bulk and design
of the proposed development would be in keeping with its surroundings;
and; |
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(d) |
the proposed development
would not have a significant detrimental impact on the environment
or the amenity of occupiers of nearby properties; and |
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(e) |
the proposed development
would not have a significant detrimental impact on any other functions
of the Centre. |
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|
| 3.26 |
Office-based employment provides a large
number of jobs within District Centres and the City Centre. Given
this existing importance and the relatively high accessibility of
these locations by a choice of modes of transport, the maintenance
and further expansion of B1(a) office employment is to be welcomed
provided that it can be achieved in a way which is not detrimental
to the other uses of the centres. Proposals for new office development
in centres will be assessed in terms of their impact on their surroundings
and the rest of the centre. |
| 3.27 |
Chapter 6 - City Centre includes a section
on office development (paragraphs 6.45 - 6.48) and policies on the
redevelopment of designated Opportunity Areas for a mixture of uses
including offices. |
|
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Non-Employment Uses
in General Employment Areas |
| OIW6 |
Within General Employment
Areas, planning permission for uses other than those within Use Classes
B1, B2 and B8 will not be permitted unless: |
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(a) |
the amount or choice of
land or premises available for employment use would not be reduced
to a level below that needed in the Plan period; and |
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(b) |
the development would not
unacceptably inhibit or prejudice the activities of an existing or
future employment use; and |
| |
(c) |
the proposal would not
lead to the loss of an employment site considered by the Council to
be of particularly high quality; and |
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(d) |
the development would not
generate levels of traffic or parking which would result in unacceptable
congestion or road safety hazard; and |
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(e) |
the development would provide
safe and convenient access by foot, cycle and public transport and
maximise the proportion of trips generated by these modes; and |
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(f) |
where necessary, the proposal
would be in accordance with the principles of a sequential approach
to development as outlined elsewhere in the Plan. |
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|
| 3.28 |
Development for uses other than offices,
industry and warehousing within General Employment Areas can be beneficial
in providing complementary uses near to businesses. Proposals which
intend to serve the local area, provide ancillary services to people
employed in the area, or provide tourist accommodation, will be most
likely to be considered favourably in terms of the above policy. |
| 3.29 |
While it is appropriate to locate some
non-employment uses in GEAs, this must not be to the detriment of
existing or future employment uses. Sufficient sites for new businesses
and the expansion of existing firms must be maintained in a choice
of locations, sizes and quality, and for a range of employment uses.
The overall amount of land remaining for industrial and office development
during the Plan period will also be taken into consideration when
applying this policy. |
| 3.30 |
In addition, policy OIW6 aims to maintain
the highest quality employment sites in the District for office, industrial
or warehousing development. These are generally sites which, by virtue
of their location, size, configuration and environment, would be particularly
attractive to inward investors, given favourable market conditions. |
| 3.31 |
All other policies in the Plan will be
taken into account when considering proposals for non-employment uses
in GEAs. Policies which apply a sequential approach to the location
of certain uses to maintain the primacy and economic buoyancy of existing
centres are particularly relevant in this case, as are policies relating
to transport and accessibility. |
| 3.32 |
Proposals for retail, food and drink,
leisure and key city centre uses are all subject to the sequential
approach (see Appendix VI) and other criteria set out in policies
R4, R7, R13, LT9 and CC7. Particular types of retail use have their
own policies in the retail chapter; proposals comprising primarily
open air displays (such as garden centres, timber and building merchants
and shed and sectional building sales outlets) are subject to policy
R6 and Petrol Filling Stations are subject to policy R12. Within a
General Employment Area car showrooms only need to be considered against
policy OIW6, as they are not classed as retail development. |
| 3.33 |
Using part of a factory to provide a trade
counter or factory shop selling to the public does not necessarily
constitute "development" as defined by the Town and Country Planning
Act 1990. In some cases planning permission may not be required where
the retail element would be very minor or ancillary/incidental to
the primary manufacturing use. Where planning permission is required,
trade counters or factory shops will be treated in the same way as
any other retail use outside a centre and considered against policy
R4. |
|
|
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Employment Uses Outside
Identified Areas |
| OIW7 |
Within the Urban Area,
planning permission for employment uses on sites outside the identified
employment areas will be granted, provided that the proposed development:
|
| |
(a) |
would not be unacceptable
in terms of smell, noise, impact on health and safety or traffic generation,
or otherwise be detrimental to amenity; and either: |
| |
(b) |
is necessary to enable
an existing employment use to modernise or expand on site; or |
| |
(c) |
is for a use within Classes
B1 or B8 and would have a gross floorspace not exceeding 235 sq. metres. |
| |
Permission will not be
granted for employment uses outside identified employment areas which
do not meet the above criteria. |
| |
|
| 3.34 |
Although most future employment development
is expected to locate within General Employment Areas and Business
Parks, small industrial and commercial businesses are considered suitable
adjacent to or within other areas, including residential communities,
provided they do not have an adverse impact on amenity. Such uses
can help to create more diverse areas and can also promote social
inclusion by providing local employment opportunities which are easier
and cheaper to reach for less mobile and less affluent members of
the community. |
| 3.35 |
Not all employment uses will be suitable
next to existing commercial and residential uses. The criteria contained
in policy OIW7 are intended to ensure that existing uses are protected
from incompatible employment development. |
| 3.36 |
Other than extensions to existing premises,
the size of building which will be permitted under policy OIW7 is
restricted to 235 sq. metres or less. This is because larger premises
are considered to be inappropriate outside employment areas due to
their potential impact on traffic levels and the amenity of the surrounding
area. 235 sq. metres is the figure used in the Town and Country Planning
(General Permitted Development) Order 1995 above which changes between
employment uses require planning permission, and therefore is considered
suitable to act as a threshold between larger and smaller employment
developments. |
| 3.37 |
To protect amenity, the Council may attach
conditions to permissions granted under this policy to restrict hours
of use, noise emissions and the use of parts of the premises outside
the building itself. This will prevent any subsequent intensification
of the use unacceptably disturbing local amenity. |
|
|
| |
Working from Home |
| OIW8 |
Proposals for a change
in the use of residential premises to allow working from home will
be permitted, provided that the development would not have a detrimental
impact on the local environment or residential amenity, or significantly
increase traffic levels. |
| |
|
| 3.38 |
Telecommunications improvements have meant
that increasingly people can work at home rather than in more traditional
employment locations. This can reduce the need to travel and can help
the establishment of small businesses. |
| 3.39 |
Home working does not require planning
permission if the use of part of the house for business purposes does
not change the property's overall character as a dwelling. However,
when the business use reaches a size which generates more visitors,
traffic or has a greater impact on amenity than might reasonably be
expected from a normal dwelling, planning permission for a change
of use is required. Such development needs to be carefully controlled
so it does not have an adverse impact on the amenity of the surrounding
residential area in terms of traffic, noise or other disturbance. |
| 3.40 |
Home working often involves the use of
computers and telecommunications, but it can also include activities
such as out-working for manufacturers or small-scale car repairs,
which have greater potential for harming residential amenity. Policy
OIW8 relates to all employment activities which can be carried out
from residential premises, not just those concerning telecommunications. |
| |
Rural Employment |
| 3.41 |
The provision of employment opportunities
in rural areas can help to meet the economic and social needs of the
rural population by encouraging the growth and diversity of the rural
economy and increasing the variety and number of local jobs. It can
also help prevent those living in rural areas needing to move to find
job opportunities and can reduce commuting distances. |
| 3.42 |
The following policies aim to provide
land and buildings for rural business development and to prevent the
unnecessary loss of existing rural employment land, in a way which
is not detrimental to the environment, the amenity and character of
villages or the countryside. |
| 3.43 |
The Plan's general position on development
in the countryside is set out in policy LNE1 in Chapter 11 - Landscape
and the Natural Environment. |
| |
Rural Employment Sites |
|
|
| |
|
| OIW9 |
The following sites shown
on the Proposals Map are allocated for employment use within the Use
Classes shown. Any development should be appropriate to the scale
of the village and protect and enhance the environment and local amenity.
|
| |
| Site |
Location |
Permitted Uses |
Area
(hectares)
|
| OIW 9.01 |
Northam Works, Eye Green |
B1 |
2.2
|
| OIW 9.02 |
Station Road, Thorney |
B1, B2, B8 |
1.0
|
|
| |
|
| 3.44 |
The former Northam Brickworks site at
Eye Green (OIW9.01) would be suitable for a mixed development including
employment uses and housing (see H9.04 in Chapter 3 - Housing). Employment
uses are expected to take up approximately half of the site. Any development
will need to protect and enhance the adjacent Local Nature Reserve
and provide footpath links to Eye and Eye Green. It should also include
parking which is also available for the use of those visiting Eye
Green Local Nature Reserve. |
| 3.45 |
Any proposal for development on the site
at Station Road in Thorney (OIW9.02) will be required to incorporate
earth mounding and landscaping to screen the site from nearby houses. |
|
|
| |
Employment Uses in
Villages |
| OIW10 |
Within village envelopes,
planning permission will be granted for employment uses, provided
that: |
| |
(a) |
the development would not
have a significant detrimental impact on the environment or the amenity
of occupiers of nearby properties; and |
| |
(b) |
the scale of employment
and the form, bulk and design of any building are in keeping with
its surroundings and the scale and character of the village; and |
| |
(c) |
the development can be
satisfactorily serviced, including the provision of vehicular access,
and the necessary range of utilities can be provided without detriment
to the character of existing buildings or the locality. |
| |
|
|
| 3.46 |
Policy OIW10 encourages employment development
within villages which is of an appropriate scale and character. It
relates to the erection of new buildings, extensions and the change
of use of land or existing buildings. |
| 3.47 |
Permitted development rights will be restricted,
when considered appropriate, to require approval for development which
would normally not need a separate planning application. This provides
the Council with the ability to control the intensification or expansion
of employment uses in sensitive locations. |
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Conversion of Agricultural
Buildings in the Open Countryside |
| OIW11 |
In the open countryside,
planning permission for the conversion of an agricultural building
will be granted for employment or tourism-related uses, provided that:
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(a) |
the building is not in
such a state of dereliction or disrepair that any reconstruction would
constitute a new building; and |
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(b) |
the development can be satisfactorily
serviced, including the provision of vehicular access, and the necessary
range of utilities can be provided, without detriment to the character
of existing buildings or the locality; and |
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(c) |
the development would not
generate levels of traffic or parking which would result in unacceptable
congestion or road safety hazard, or result in the loss of rural amenity;
and |
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(d) |
the development would not
have a significant detrimental impact on the environment or the amenity
of occupiers of nearby properties. |
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| 3.48 |
The main focus of development in rural
areas should be in villages (policies OIW9 and OIW10). However, the
re-use of buildings outside villages for employment purposes can play
an important role in meeting the need for office, industrial and warehousing
development in rural areas. It can provide jobs, give renewed use
to vacant buildings and reduce the demand for new buildings in the
countryside. The re-use of buildings for tourist accommodation and
attractions is generally supported because of the contribution to
rural diversification and the wider economic benefits for Peterborough.
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| 3.49 |
Where appropriate, permitted development
rights will be restricted by the imposition of conditions, to provide
the Council with the ability to control the intensification or expansion
of relevant buildings in sensitive locations. |
| 3.50 |
The conversion of agricultural buildings
to residential use in the open countryside is subject to policy H19
in Chapter 2 - Housing. |
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Expansion of Employment
Uses in the Open Countryside |
| OIW12 |
Planning permission will
be granted for the expansion of existing employment uses on their
current site within the open countryside, provided that: |
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(a) |
the proposed development
would not have a significant detrimental impact on the environment
or the amenity of occupiers of nearby properties; and |
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(b) |
the form, bulk and design
of the expanded building is in keeping with its surroundings; and |
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(c) |
the development would not
generate levels of traffic or parking which would result in unacceptable
congestion or road safety hazard, or result in loss of rural amenity. |
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3.51 Successful rural enterprises located
in the open countryside, where new development is closely controlled,
may need to expand on their current site. This can protect existing
jobs and create additional employment in rural areas. However, such
development needs to be highly sensitive to its surroundings. Policy
OIW12 allows such expansion but ensures it is carried out in a way
which does not cause significant harm to the countryside or amenity. |
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Loss of Rural Employment
Land |
| OIW13 |
Planning permission will
not be granted for development which would result in the loss for
employment purposes of rural buildings or land which are in, or were
last in, employment use, unless: |
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(a) |
in the case of vacant land
or buildings, it can be demonstrated that there is no reasonable prospect
of finding acceptable alternative employment use; or |
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(b) |
continued use for employment
purposes would cause demonstrable harm to the environment or local
amenity. |
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| 3.52 |
This policy is about rural buildings or
land which are currently used, or were previously used, for employment
purposes (i.e. office, industrial and warehousing uses within the
B1, B2 and B8 Use Classes). Other polices in this chapter provide
for additional rural jobs by allowing land and buildings to be used
for employment purposes. In order to maximise opportunities for rural
working it is also necessary to retain land which provides existing
employment. This will be achieved by preventing use for other purposes
unless continued industrial, warehousing or office use is not viable
or would be unsuitable for other planning reasons. |
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Other Employment Issues |
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Open Storage |
| OIW14 |
Planning permission will
only be granted for proposals involving open storage where: |
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(a) |
the application relates
to a site within a General Employment Area or another suitable existing
employment location; and |
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(b) |
suitable screening of the
stored goods is provided; and |
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(c) |
the development would not
otherwise adversely affect the amenity of neighbouring uses or public
safety. |
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Where considered appropriate,
conditions will be used to restrict the height of open storage to
ensure amenity is protected. |
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| 3.53 |
Open storage can be unsightly and have
adverse effects on the amenity of surrounding uses and the visual
character of an employment area, reducing its attractiveness as a
location for investment. It can also cause safety problems, litter
and may encourage crime. |
| 3.54 |
Covered storage is preferred. However,
where open storage is utilised policy OIW14 will be used to ensure
it only occurs in suitable locations and with appropriate screening. |
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Hazardous Development
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| OIW15 |
Development proposals which
involve hazardous substances will only be permitted where: |
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(a) |
they are not in locations
which give rise to an unacceptable risk to health, public safety or
the environment; and |
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(b) |
they would not prejudice
the implementation of other proposals in this Plan. |
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Potential risks from hazardous
developments will be assessed with regard to any possible future expansion
of the installation and the future development of nearby land. |
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| 3.55 |
In considering applications for hazardous
development, the City Council will consider the potential risk to
health and public safety, the necessary degree of separation from
other uses, the possible consequences of any incident and the steps
which may be taken to minimise this risk. The advice of the Health
and Safety Executive will be sought on all relevant applications. |
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