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| CHAPTER 5 - EMPLOYMENT POLICIES | |||
| OBJECTIVES | |||
| POLICIES | |||
| OBJECTIVES | |||
| To promote economic activity in a manner which respects and protects the environment. | |||
| To identify sufficient land available for industry and commerce and ensure that the variety of sites is sufficient to meet the differing needs. | |||
| To maximise the benefits of the Borough's geographical location as a major trading and industrial centre. | |||
| To promote as far as is practicable economic development, which maximises energy efficient modes of transport and reduces reliance on road journeys. | |||
| To reduce the vulnerability of rural economies by facilitating developments which are of a nature and scale appropriate to a rural area. | |||
| To take account of the land use aims contained in the Council's Economic Development Strategy. | |||
| POLICIES | |||
| Policy E1: | Industrial Land. | ||
| Policy E2: | Operational Port Area. | ||
| Policy E3: | Estuary Related Land. | ||
| Policy E4: | Land adj. Railway, Habrough. | ||
| Policy E5: | Manby Hall Business Park, Immingham. | ||
| Policy E6: | Europarc. | ||
| Policy E7: | Convamore Road, Grimsby. | ||
| Policy E8: | Station Road, Great Coates. | ||
| Policy E9: | Former Bass Site, Birchin Way, Grimsby. | ||
| Policy E10: | Macaulay Lane, Grimsby. | ||
| Policy E11: | Grimsby District Hospital. | ||
| Policy E12: | Peaks Lane, Grimsby. | ||
| Policy E13: | Norfolk Lane/Neptune Street, Cleethorpes. | ||
| Policy E14: | Hewitts Avenue Business Park, New Waltham. | ||
| Policy E15: | Wilton Road, Humberston. | ||
| Policy E16: | Waltham Airfield. | ||
| Policy E17: | Other Sites for Employment Sites. | ||
| Policy E18: | Expansion of Rural Employment Sites. | ||
| Policy E19: | Farm Diversification. | ||
| Policy E20: | Strategic Employment Exceptions. | ||
| Policy E21: | Working from Home. | ||
| INTRODUCTION | |||
| 5.1 | A key Government aim is to encourage continued economic development in a way which is compatible with stated environmental objectives. Economic growth and, a high quality environment have to be pursed together. The Environment White Paper "This Common Inheritance" emphasises this relationship when it said that 'Economic Growth is not an end in itself. It provides us with the means to lead better and fuller lives. There is no contradiction in arguing both for economic growth and for environmental good sense. The challenge is to integrate the two.' | ||
| 5.2 | The planning system plays an important role in integrating environmental and economic objectives. Careful attention to environmental issues makes good economic sense for business and industry. The Plan has sought to recognise the strong locational demands of businesses, including close operational links with existing industry, good access to ports and transport infrastructure. It seeks to foster controlled and efficient growth whilst acting in the wider public interest. | ||
| 5.3 | Where appropriate the policies identify the permitted use classes with reference to the Town and Country Planning (Use Classes) Order 1987, as amended. | ||
| Policy E1: Industrial Land. | |||
| Within the industrial areas, as defined on the Proposals Maps, development proposals for the following uses will be permitted:- | |||
| (i) | minor office development,
research and development, light industry, (B1); Exceptionally, major office development will be permitted where for operational reasons an out of centre location is more appropriate and there are no overriding planning objections. |
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| (ii) | general industry, (B2); | ||
| (iii) | storage and distribution, (B8). | ||
| The following uses will be permitted where they primarily serve the interests of the adjoining industrial area:- | |||
| (iv) | financial and professional services, (A2); | ||
| (v) | shops, (A1); | ||
| (vi) | food and drink outlets, (A3); | ||
| (vii) | non-residential institutions, (D1); | ||
| (viii) | assembly and leisure, (D2). | ||
| Providing the development does not cause unacceptable harm to the character of the area, the environment or the amenities of neighbouring land uses due to its size, scale, layout, appearance, operation or traffic generation. | |||
| 5.4 | The Plan aims to ensure that a sufficient supply of land for industry and commerce is available, with a suitable variety of sites for the differing needs of existing and future firms. The defined industrial areas identified on the Proposals Maps are the established industrial areas within the plan area and include sites committed for industrial development. Within Industrial Areas opportunities for development are likely to emerge which were not possible to identify at the time of the Plan's preparation. Such development will be acceptable provided that is complements the Industrial Area. | ||
| 5.5 | To provide and promote job opportunities in the Plan Area it s vital to promote areas best suited for industrial purposes. This will only hold true, however, if within established Industrial Areas new opportunities are not lost to other uses. Therefore, there is a need to ensure that established Industrial Areas continue to be used for industrial purposes as far as possible. | ||
| 5.6 | Road haulage depots will be expected to locate in close association with the businesses they support. Particular care will be taken to ensure their siting does not increase heavy vehicle movements through sensitive areas. | ||
| 5.7 | For the purposes of the plan 'minor' office development is defined as that providing up to 1000 square metres of floor space. 'Major' office development is in excess of 1000 square metres (both measured externally) or sites of up to 1 ha or over 1 ha respectively. | ||
| 5.8 | Within the Industrial Areas the following individual sites have been identified:- | ||
| - | E1/1 Manby Road, Immingham, (1.21 ha) | ||
| - | E1/2 Middleplatt Road, Immingham (0.55 ha) | ||
| - | E1/3 Pelham Estate, Kings Road, Immingham (20.20 ha) | ||
| - | E1/4 Land west of Kiln Lane Industrial Estate, Stallingborough (8.27 ha) | ||
| - | E1/5 Land south of Kiln Lane Industrial Estate, Stallingborough (44.5 ha) | ||
| - | E1/6 Beels Road, Kiln Lane Industrial Estate, Stallingborough (Site A 0.16 ha), (Site B 0.36 ha) | ||
| - | E1/7 Europa Way, Kiln Lane Industrial Estate, Stallingborough (Site A 0.77 ha), Site B 2.02 ha) | ||
| - | E1/8 Redwood Est, Kiln Lane Industrial Estate, Stallingborough (4.30 ha) | ||
| - | E1/9 North Moss Lane, Kiln Lane Industrial Estate, Stallingborough (1.77 ha) | ||
| - | E1/10 Great Grimsby Business Park (4.05 ha) | ||
| - | E1/11 Europa Park, Great Grimsby (2.42 ha) | ||
| - | E1/12 Gilbey Road, Great Grimsby (1.74 ha) | ||
| - | E1/13 Land south of Gilbey Road, Great Grimsby (Site A 0.3 ha), (Site B 0.84 ha) | ||
| - | E1/14 Birchin Way, Great Grimsby (1.0 ha) | ||
| - | E1/15 Cleethorpes Road Sidings, Great Grimsby (2.43 ha) | ||
| 5.9 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a traffic impact assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| 5.10 | The development of sites in the vicinity of the A180 trunk road may require major road or junction improvements in accordance with the Highway Authority's requirements. | ||
| Policy E2: Estuary Related Land. | |||
| Within the area of Estuary Related Land as defined in the Proposals Maps, development will be restricted to those uses which take advantage of the site's special estuarial potential or to ancillary activities with close operational links to existing estuarial related uses, (estuary related B1, B2, B8). | |||
| Proposals should ensure that there are no adverse effects on the Humber Flats and Marshes; Pyewipe and Cleethorpes Coast SSSI, SPA and Ramsar site. | |||
| 5.11 | The flat land close to the Humber Estuary stretching between the ports of Immingham and Great Grimsby provides a major resource of national importance. As such, the land is reserved for employment uses which genuinely require such a location. The types of uses which will exploit this potential are likely to have for example:- | ||
| - | a need to import or export large volumes of bulk material by means of a jetty or pipeline or via the ports of Immingham or Great Grimsby; | ||
| - | a need to take water from or discharge treated water to the estuary; or | ||
| - | close operational links, direct pipelines or conveyor belt connections with uses with the above needs. | ||
| 5.12 | It is important that this scarce land is retained for development by firms with such requirements. Any proposals which do not require an estuary location will be encouraged to locate on sites elsewhere in the Borough. The only exceptions to this will be ancillary activities with close operational links to existing estuarial related uses or development which necessitate a location away from dense urban development. In the latter case developers will need to justify their site location against other sites in the Borough. In such cases only land to the west of Hobson Way will be considered appropriate to ensure direct access to the Estuary is available for developments which require it. | ||
| 5.13 | The nature and scale of the firms likely to be attracted to sites within this area will necessitate that particular consideration be given to their likely impact on the environment. The mudflats along the Humber are designated as a SSSI, SPA and Ramsar site, which includes the stretch adjacent to the Humber Bank. | ||
| 5.14 | The Humber Management Strategy (HEMS) seeks to establish the process and develop the principle of partnership between the users of the Estuary which maintains its present status in Britain and Europe as a sound economic base and internationally important area for wildlife. It promotes communication and dialogue between different organisations to generate a greater awareness and understanding of the Estuary. | ||
| 5.15 | The Shoreline Management Plan sets out a strategy to guide future coastal defence decision making taking account of the natural coastal processes and human and other environmental influences and needs. | ||
| 5.16 | Within the Area of Estuary Related Land the following individual sites have been identified:- | ||
| - | E2/1 Land north of Laporte Road, Stallingborough (Site A 11.85 ha) | ||
| - | E2/2 Land south of Laporte Road, Stallingborough (Site A 6.9 ha), (Site B 26.4 ha) | ||
| - | E2/3 Land west of Hobson Way, Stallingborough (Site A 20.6 ha), (Site B 9.8 ha), (Site C 31.1 ha) | ||
| - | E2/4 Land east of Hobson Way, Stallingborough (Site A 52.9 ha), Site B 33.4 ha), (Site C 33.4 ha) | ||
| - | E2/5 Land north of Moody Lane, Great Grimsby (Site A 62.17 ha), (Site B 16.8 ha), Site C 2.71 ha) | ||
| 5.17 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a Traffic Impact Assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| 5.18 | The development of the sites in the vicinity of the A180 trunk road may require road or junction improvements in accordance with the Highway Authority's requirements. | ||
| Policy E3: Operational Port Area. | |||
| Within the Operational Port Areas, as defined on the Proposals Maps, development proposals for port related uses will be permitted, (port related B1, B2, B8). Subject to:- | |||
| (i) | no adverse effect on the Humber Flats and Marshes: Pyewipe and Cleethorpes Coast SSSI/SPA/Ramsar Site; | ||
| (ii) | no unacceptable transport problems. | ||
| 5.19 | The port complexes at Immingham and Grimsby are important elements to the area's economy. Within the Operational Port Areas there are areas of vacant or unused land. Associated British Ports already operate a strong development control policy for the dock estates, which usually limits development to dock related employment uses. In many cases development of such a nature within operational port areas may not necessarily require planning permission as provided for under Part 17 of the Town and Country Planning General Development Order 1995. Dock related uses represent development required for the purposes of shipping or in connection with the loading, discharging or transport of goods, livestock or passengers; or storage associated with their transportation through the port. | ||
| 5.20 | Development opportunities may arise within the main Grimsby Port area for leisure and associated employment uses which seek to take advantage of the specific dock side location. | ||
| 5.21 | Within the Operational Port Areas the following individual sites have been identified:- | ||
| - | E3/1 Queens Road, Immingham Dock Estate (Site A 0.61 ha), (Site B 1.46 ha), (Site C 2.43 ha), (Site D 3.64 ha), (Site E 7.89 ha) | ||
| - | E3/2 East Riverside, Immingham Dock Estate (3.04 ha) | ||
| - | E3/3 Gresley Way, Immingham Dock Estate (8.9 ha) | ||
| - | E3/4 Manby Road, Immingham Dock Estate (1.41 ha) | ||
| - | E3/5 Land north of Laporte Road, Stallingborough (9.5 ha) | ||
| - | E3/6 Land south of Laporte Road, Stallingborough (2.9 ha) | ||
| - | E3/7 Estuary Way, Grimsby Dock Estate (Site A 1.6 ha), (Site B 2.3 ha), (Site C 4.0 ha), Site D 0.84 ha) | ||
| - | E3/8 West Coates Road, Grimsby Docks Estate (3.11 ha) | ||
| - | E3/9 Alexandra Dock, Grimsby Dock Estate (Site A 0.87 ha), Site B(0.81 ha), (Site C 9.81 ha), (Site D 9.8 ha) | ||
| - | E3/10 Former Graving Docks, Grimsby Dock Estate (2.0 ha) | ||
| - | E3/11 Humber Bridge Road, Grimsby Dock Estate (0.5 ha) | ||
| - | E3/12 North Quay, Grimsby Dock Estate (Site A 1.42 ha), (Site B 0.4 ha) | ||
| - | E3/13 Cleethorpe Rd Sidings, Grimsby Dock Estate (2.43 ha) | ||
| 5.22 | The area of the Grimsby Dock Estate south of the A180 is regarded as forming part of the Grimsby Town Centre Commercial Area. Within this area development proposals will be expected to accord with Policy S3 Commercial Land. The area of Grimsby Dock Estate off Garth Lane is identified as forming part of the Grimsby town centre. Development proposals in this area will be expected to accord with Policy S2 Shopping Areas. | ||
| 5.23 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a traffic impact assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| 5.24 | The development of sites in the vicinity of the A180 trunk road may require major industrial improvements in accordance with the Highway Authority's requirements. | ||
| 5.25 | There are a number of individual employment sites detached from the main industrial areas, which offer a specific employment potential. These are detailed below. | ||
| Policy E4: Land Adjacent to the railway, Habrough. | |||
| Allocated for these uses:- | |||
| (i) | minor office development, light industry, (B1). | ||
| 5.26 | Two sites adjacent to the railway at Habrough provide opportunities for an environmentally acceptable level of light industry or similar business use development. However planning applications for such development will be considered with due regard to the suitability of the rural location and the likely impact on neighbouring uses and general amenity. | ||
| 5.27 | The following individual sites have been identified:- | ||
| - | E4/1 Land north of the railway (0.17 ha) | ||
| - | E4/2 Land south of the railway (0.49 ha) | ||
| Policy E5: Manby Hall Business Park, Immingham. | |||
| Allocated for these uses:- | |||
| (i) | office, research and development, light industry, (B1). | ||
| 5.28 | This site is located at the junction of Manby Road and King's Road with excellent communication links to the Port of Immingham, the A180 and the industrial areas of the Borough. Use of the site has been restricted to reflect its immediate proximity to residential properties. | ||
| 5.29 | The following sites have been identified:- | ||
| - | E5/1 Manby Hall Business Park (2.43 ha) | ||
| - | E5/2 Manby Hall Business Park (0.69 ha) | ||
| Policy E6: Europarc (52 ha). | |||
| Allocated for these uses:- | |||
| (i) | office, research and development, light industry, (B1); | ||
| (ii) | general industry, (B2); | ||
| (iii) | storage and distribution, (B8); | ||
| (iv) | financial and professional services, (A2). | ||
| The following uses will be permitted where they primarily serve the interests of the Europarc employment site. | |||
| (v) | shops, (A1); | ||
| (vi) | non-residential institutions, (D1); | ||
| (vii) | assembly and leisure, (D2). | ||
| 5.30 | Europarc is a Strategic Business Park ideally located occupying a prominent position adjacent to the A180 with immediate access to the Grimsby and Immingham Ports. This prestigious site provides the ideal site to attract high quality, high technology sectors to the north East Lincolnshire area. The Europarc Innovation Centre has already been constructed, from which businesses are now operating. | ||
| 5.31 | The site is being marketed as a regionally important employment site, suitable for major office developments or as a site for a call centre. The site is also ideally sited to attract businesses who wish to develop in association with, or which have strong operational links with neighbouring industrial complexes. Developers will be expected to explore options to serve the site by sustainable modes of transport. | ||
| 5.32 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a traffic impact assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| Policy E7: Convamore Road, Grimsby (0.54 ha). | |||
| Allocated for these uses:- | |||
| (i) | shops,(A1); | ||
| (ii) | public house,(A3); | ||
| (iii) | financial and professional services, (A2); | ||
| (iv) | minor office development, research and development, light industry, (B1); | ||
| (v) | non-residential institutions, (D1); | ||
| (vi) | dwellings, (C3); | ||
| (vii) | lock up garages; | ||
| (viii) | assembly and leisure, (D2); | ||
| (ix) | sale or hire of motor vehicles. | ||
| 5.33 | This site offers the potential of a mixed use development adjacent to an area of established residential properties. A development brief has been prepared to guide development of this site. | ||
| Policy E8: Station Road, Great Coates (0.46 ha). | |||
| Allocated for these uses:- | |||
| (i) | shops, (A1); | ||
| (ii) | financial and professional services, (A2); | ||
| (iii) | food and drinks outlets, (A3); | ||
| (iv) | minor office development, research and development, light industry, (B1); | ||
| (v) | storage and distribution, (B8); | ||
| (vi) | hotels and hostels, (C1); | ||
| (vii) | residential institutions; | ||
| (viii) | dwelling houses, (C3), incorporating appropriate noise attenuation measures to alleviate problems associated with the adjacent railway and electricity sub-station; | ||
| (ix) | non-residential institutions, (D1); | ||
| (x) | assembly and leisure, (D2); | ||
| (xi) | taxi and private hire businesses; | ||
| (xii) | laundrettes. | ||
| Where uses (iv) - (xi) are subordinate to main uses (i), (ii and (iii). | |||
| 5.34 | This site has been identified as offering the potential for a mixed use development incorporating uses associated with a local centre. A development brief has been prepared to guide development of this site. | ||
| 5.35 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a traffic impact assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| Policy E9: Bass Distribution Depot, Birchin Way, Grimsby (3.2 ha). | |||
| Allocated for these uses:- | |||
| (i) | minor office development, research and development, light industry, (B1); | ||
| Exceptionally, a major office development will be permitted where for operational reasons an out-of-town location is more appropriate and there are no overriding planning objections. | |||
| (ii) | general industry, (B2); | ||
| (iii) | storage and distribution, (B8); | ||
| (iv) | road haulage depots; | ||
| (v) | retail uses ancillary to class B1, B2 or B8 use; | ||
| (vi) | plumbers' and builders' merchants; | ||
| (vii) | food and drink outlets, (A3); | ||
| (viii) | hotel, (C1); | ||
| (ix) | assembly and leisure, (D2). | ||
| Development proposals on the site should cause no unduly adverse transport problems. Major road or junction improvements may be required in accordance with the requirements of the Highways Agency. | |||
| 5.36 | This site offers a range of possibilities for future development. Located within but on the edge of the established industrial area, the site offers direct access to the A180 and close proximity to the port of Grimsby. The site abuts residential properties to the south and would most appropriately suit developments which maximise the locational benefits of the site and which recognise sensitive neighbouring land uses. | ||
| 5.37 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a traffic impact assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| Policy E10: Macaulay Lane, Grimsby (28 ha). | |||
| Allocated for these uses:- | |||
| (i) | assembly and leisure, (D2); | ||
| (ii) | offices, research and development, light industry, (B1); | ||
| (iii) | food and drink outlets, (A3); | ||
| (iv) | hotels, (C1); | ||
| (v) | residential institutions, (C2); | ||
| (vi) | non-residential institutions, (D1); | ||
| (vii) | public open space, parkland; | ||
| (viii) | allotments. | ||
| 5.38 | This former landfill site is being promoted as a mixed development site. The site incorporates a zone of office, research and development and light industrial uses. The potential of this prominent urban site for assembly and leisure uses has been recognised, as part of the overall redevelopment proposals. The site also included a housing allocation, which is referred to under Policy H1/27. | ||
| 5.39 | It has been a long term objective of the Council that the reclamation of the site should see the provision of a substantial amount of good quality public open space. It is considered important that the public open space provided should integrate with surrounding land uses. Pubic open space requirements are that: | ||
| - | a substantial area of public open space should be provided within the site, the bulk of which should be in one single location; | ||
| - | the public open space should connect with other surrounding open space areas thus creating a continuous belt of open space forming the Freshney Parkway. | ||
| 5.40 | English Partnerships became involved in the site at an early stage because the reclamation and redevelopment of the site may not have been viable without some form of public sector assistance. English Partnerships supports the Council in its efforts to facilitate the redevelopment of the Macaulay Lane site with the most beneficial economic and environmental uses in the shortest practicable timescale. A development brief has been prepared by the Council in conjunction with English Partnerships, which outlines the regeneration proposals. Planning Permission was granted on 8th August 1997 for development of the site after the Secretary of State confirmed that the Department of the Environment would not intervene in the determination of the application. | ||
| .41 | Where a proposal is likely to have an effect on the adjacent highway network, it is normally expected that the developer will prepare a traffic impact assessment (TIA). The likely effects of the development on the capacity, safety and congestion levels in terms of traffic generation and public transport facilities should be set out. | ||
| Policy E11: Land at Grimsby Hospital (6.5 ha). | |||
| Allocated for these uses:- | |||
| (i) | local shops and/or a small supermarket, (A1), at the Grimsby maternity hospital site only; | ||
| (ii) | minor office development, research and development, light industry, (B1). | ||
| Exceptionally, major Office Development will be permitted where for operational reasons an out-of-centre location is more appropriate and there are no overriding planning objections; | |||
| (iii) | hotels and hostels, (C1); | ||
| (iv) | residential institutions, (C2); | ||
| (v) | dwellings, (C3); | ||
| (vi) | non-residential institutions, (D1). | ||
| 5.42 | This site presents opportunities for a range of alternative uses, and offers the potential of a mixed use of development on a site adjacent to the main hospital complex. The development of local shops and/or a small supermarket would be most suitable for the frontage onto Second Avenue whilst the remaining area would lend itself to employment uses appropriate to a residential location. | ||
| Policy E12: Peaks Lane, Great Grimsby (1.45 ha). | |||
| Allocated for these uses:- | |||
| (i) | office, research and development, light industry, (B1); | ||
| (ii) | residential institutions, (C2); | ||
| (iii) | non-residential institutions, (D1); | ||
| (iv) | assembly and leisure, (D2) | ||
| The Council will by negotiations with the developer, seek to secure the satisfactory treatment of the adjacent land south of Weelsby Hall proposed Public Open Space. | |||
| Developers will be expected to put forward a scheme for the enhancement and management of the remaining grassland forming part of the area of local wildlife interest. | |||
| 5.43 | This site offers one of few employment sites to the south of the main urban area. Access to the site has been enhanced by the completion of the Peakes Parkway. The site is considered most suitable for the development of employment nursery units, providing new businesses with suitable premises. | ||
| Policy E13: Norfolk Lane/ Neptune Street, Cleethorpes. | |||
| Allocated for these uses:- | |||
| (i) | office, research and development, light industry, (B1). | ||
| 5.44 | This employment area is located adjacent to existing residential uses. Use of the land has been restricted to reflect its sensitive location. | ||
| 5.45 | The following individual sites have been identified:- | ||
| - | Norfolk Lane, Cleethorpes (0.1 ha) | ||
| - | Neptune Street, Cleethorpes (0.4 ha) | ||
| Policy E14: Hewitts Avenue Business Park. | |||
| Allocated for these uses:- | |||
| (i) | financial and professional services, (A2); | ||
| (ii) | minor office development, research and development, light industry, (B1). | ||
| Exceptionally major office
development will be permitted where for operational reasons an out-of
centre location is more appropriate and there are no overriding planning
objections. Developers will be expected to put forward a scheme for the establishment of a walkway along Buck Beck. |
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| 5.46 | This site occupies a prominent position to the south of the main urban area, on a main access road. The accessibility of the site has been further enhanced by the completion of the Peaks Parkway and New Waltham links. The layout and landscaping of the site are considered to be important in order to create an attractive environment within which new business would wish to locate. 8.9 ha of land remain to be developed. | ||
| Policy E15: Wilton Road Industrial Estate, Humberston. | |||
| Allocated for these uses:- | |||
| (i) | minor office development, research and development, light industry, (B1); | ||
| (ii) | storage and distribution, (B8); | ||
| (iii) | plumbers and builders merchants. | ||
| 5.47 | Wilton Road industrial estate has traditionally catered for a mix of mainly light industrial and some service industries. 3.99 ha of land located to the south west of the existing industrial development remains to be developed. A former landfill site is known to exist close by which operated until the late 1970's and is known to be generating landfill gas. Developers will therefore need to ensure that proposals incorporate any necessary landfill gas control measures. | ||
| 5.48 | The following individual site has been identified:- | ||
| - | Jackson Place, Humberston (3.99 ha) | ||
| Policy E16: Waltham Airfield, Cheapside, Waltham (12.5 ha). | |||
| Allocated for these uses:- | |||
| (i) | minor office development, research and development, light industry, (B1); | ||
| (ii) | storage and distribution. (B8); | ||
| (iii) | assembly and leisure, (D2) subject to identified use restrictions. | ||
| Developers will be required to contribute towards highway improvements to Cheapside between the former airfield and the A16. These improvements would be the subject of planning obligations. | |||
| 5.49 | Situated to the south of the Borough, Waltham Airfield provides a number of sites for employment uses. Highway and/or junction improvements to Cheapside may be required in accordance with the Highway Authority's requirements. Where these are identified developers will be required to make an appropriate contribution. Development should be appropriate in scale and compatible with surrounding uses. Particular attention will be paid to the movement of vehicles and their impacts on the surrounding area. | ||
| 5.50 | The site is also considered to be appropriate for the development of assembly and leisure uses which would complement the existing leisure uses in the vicinity, or which have locational requirements, which would warrant a rural setting. Development proposals will be expected to accord with Policy LTC5. The site is considered to be inappropriate for the development of general leisure facilities, which would attract users from a Borough-wide catchment area, or beyond. Such uses are considered to be key town centre uses and should rightfully focus on the town centre in accordance with national planning policy guidance. | ||
| Policy E17: Other sites for Employment use. | |||
| Within or adjacent to the Development Area Boundary of an independent settlement the Council will permit development for employment related uses on land not specifically allocated for such use; provided:- | |||
| (i) | development will not harm the character of the area, cause visual, environmental or infrastructure problems, or harm the amenities of nearby residents; | ||
| (ii) | the development satisfies a local employment need or meets the service needs of the settlement. | ||
| 5.51 | To satisfy local employment needs outside the Grimsby/Cleethorpes urban area, development will be permitted within the smaller settlements; or on sites adjacent to settlements where suitable premises exist for conversion or can be sensitively designed. PPG7: The Countryside and the Rural Economy, confirms reuse and adaptation of existing buildings have an important role to play in meeting the demand for rural workspace but provision can also be made for new development as well. Sensitive small scale new development can be accommodated in and around many settlements. | ||
| 5.52 | In this context local includes the settlement and any adjacent settlement (outside the defined urban area) where no appropriate provisions are made to meet employment needs. Submitted proposals will need to demonstrate how they can meet a local employment need and why it is unfeasible to meet the need on an existing or proposed site defined by the local plan. The Council may require a business plan in support of such proposals. Only those uses, which can be accommodated without problem in such areas, will be considered appropriate. | ||
| Policy E18: Expansion of Rural Employment Sites. | |||
| Proposals to expand existing employment premises in the open countryside will be permitted provided:- | |||
| (i) | the development is appropriate in scale and compatible with its rural setting; | ||
| (ii) | the proposed expansion would not have an unduly adverse impact on the local environment, amenity and highway use; | ||
| (iii) | the proposed expansion will take place within the curtilage of the existing employment premises or on land immediately adjacent to it. | ||
| 5.53 | Many employment activities can be carried out in a rural setting without causing unacceptable disturbance. The expansion of existing employment uses can make a valuable contribution to meeting local employment needs. However particular care will be taken to ensure that such developments will not create undue adverse impacts on the surrounding area. | ||
| Policy E19: Farm Diversification. | |||
| Proposals for farm diversification will be permitted provided:- | |||
| (i) | the proposal is compatible with or associated with the continued operation of the original farm business; | ||
| (ii) | the proposal seeks to reuse existing farm buildings where possible and appropriate; | ||
| (iii) | the proposal does not have an unduly adverse impact on the local environment, amenity and highway use. | ||
| 5.54 | PPG7 states that diversification of the rural economy is a priority aimed at providing wide and varied employment opportunities for rural people. The countryside can accommodate many forms of development without detriment if the location and design of development is handled with sensitivity. | ||
| 5.55 | Proposals for farm diversification should be compatible with or associated with the farming business. Suitable uses may include, tourist accommodation, food processing, farm shops, farm based visitor and craft enterprises and equestrian centres. | ||
| Policy E20: Strategic Employment Exceptions. | |||
| The release of major new areas of Industrial land will normally be resisted until the bulk of the allocated land has been developed. In exceptional circumstances, special consideration will be given to the release of land north of the A180 and east of the Stallingborough Water Meadows (142 ha) for a very large project provided:- | |||
| (i) | there would be proven employment or other economic benefits to the local area; | ||
| (ii) | the development constitutes a major project which cannot reasonably be accommodated on other allocated land; | ||
| (iii) | there are no unacceptable infrastructure and servicing arrangements or transportation problems; | ||
| (iv) | the development includes extensive landscape screening along the A180; | ||
| (v) | there are no overriding environmental or other planning objections. | ||
| In all cases a full Environmental Assessment of the proposal will be required. | |||
| 5.56 | From time to time proposals may arise for major new projects capable of creating hundreds of new jobs, which require very large greenfield sites. The area of land between the A180 and the freight rail line has recognised potential as a location for such major industrial developments. The Borough has no other site which offers such potential to a large scale proposal without affecting factors of acknowledged importance, notably amenity, landscape nature conservation and agricultural potential. Policy E4 of the Humberside Structure Plan Written Staten 1993 makes special provision for development of a major site for a very large project in exceptional circumstances. This policy identifies the land within N.E. Lincolnshire, which would be best suited to accept such a development. Because of the implications of such a proposal, an environmental impact assessment, as defined under the Town and Country Planning (Assessment of Environmental Effects) Regulations 1988 will be required before a decision can be made. Proposals should seek as far as possible to minimise their impact on the surrounding area. | ||
| Policy E21: Working from Home. | |||
| Planning Permission will be granted, (where it is necessary) for small scale business operated from home, where the Council is satisfied that:- | |||
| (i) | the amenities of nearby residents and the residential or rural character of the area will not be harmed; | ||
| (ii) | the operation of the business can be contained within the confines of the premises. 5.57 Many small businesses start from home. Such uses will not necessarily require planning permission if the nature of the business does not change the overall character of the dwelling house from its use as a residence. However where the business use becomes dominant or intrusive, planning permission will be required and depending on the individual circumstances, may be refused. | ||
| 5.58 | In appropriate cases the Council will consider granting approval for a temporary period during which the business activities can be monitored and at the end of which Planning Permission can be re-assessed. In all cases the Council will seek to control the nature and scale of operations through planning conditions. | ||
| NORTH EAST LINCOLNSHIRE LOCAL PLAN - Adopted November 2003 | |||
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