4.1. This chapter relates to industrial and commercial uses, principally in the context of the 'B' classes of the Town and Country Planning (Use Classes) Order 1987, viz:
| B1 | : business and light industrial |
| B2 | : general industrial |
| B8 | : storage and distribution |
When the terms industry and commerce are used within this chapter they refer to all these 'B' class employment uses. Other employment-related development, such as financial and professional service offices, retailing, tourism, recreation and agriculture, are referred to in the appropriate chapters in the Plan.
4.2. The plan objectives are to provide for the well-being and increasing prosperity of the local economy and to ensure the availability of sufficient employment land to enable the potential needs of the labour force to be met within the Borough. It is anticipated that these can be achieved by building upon the strengths of the Borough - its increasingly diverse economic base, accessibility and land availability. Policies are put forward, therefore, to provide for the needs of a variety of firms, both existing and new, by ensuring that a wide choice of land and premises in terms of size and location with adequate infrastructure is available.
4.3. Approximately 144 ha. of employment land is needed for the period 1988 to 2006 to fulfil plan objectives. In determining the amount of new employment land required, account has been taken of implemented planning permissions, outstanding consents, land still available on the existing estates and the character of the additional land which is to be allocated. (See Fig 4.1 below).
| Ha | |||
| Completions 1988-1994 | 40 | ||
| Remaining potential on existing industrial estates and outstanding planning permissions (mid 1994); |
|||
| Finedon Road Industrial Estate | 11) | ||
| Park Farm Industrial Estate | 28) | 44 | |
| Other Urban | 2) | ||
| Other Rural | 3) | ||
| New Allocations | |||
| Land to the East, south of railway | |||
| (Whitworths) | 38) | ||
| Land to the East, between Finedon | ) | ||
| Road and railway (WE4) | 12) | 60 | |
| Land north east of Finedon Road | ) | ||
| Industrial Estate (WE10) | 10) | ||
| Total Provision | 144 | ||
4.4. In accordance with the strategy of urban growth and rural restraint, the majority of new industrial and commercial development will be directed towards the town. The additional land required is allocated to the east of the town as detailed in Chapter 9. Within the town the existing industrial estates will continue to play an important role in employment provision. Employment uses are also found elsewhere within the existing fabric of the urban area and these will continue to be supported where not unduly detrimental to local amenity.
4.5. Although most development is to be directed to the urban area it is recognised that the villages still require a proportion of employment-generating uses. In addition to providing increased opportunities for those with mobility problems and potentially reducing overall travel to work costs, new business opportunities in the villages encourage local enterprise and inward investment. Spin-off benefits may include increased trade for local businesses, the employment of local workers and the introduction of new households of working age. This in turn helps maintain rural services such as shops and schools.
4.6. It is considered that the numbers and variety of rural job opportunities can be maintained, chiefly by the implementation of outstanding planning permissions, re-use and marginal expansion of existing industrial land and the retention, redevelopment and refurbishment of existing industrial buildings. Therefore, bearing in mind the reasonable accessibility of the villages to the surrounding centres of employment and the need to protect the environment, no specific new areas have been allocated for industrial and commercial development in the villages.
WITHIN THE INDUSTRIAL ESTATES, AS SHOWN ON THE PROPOSALS MAP, PROPOSALS FOR INDUSTRIAL AND COMMERCIAL USES WILL NORMALLY BE PERMITTED.
4.7. Industrial estates are for the most part located within the town, ie: Finedon Road, Ise Valley, Park Farm (North and South), Denington and Laurence Leyland Complex. The proposed employment area of Land to the East land in Wellingborough East is referred to in paragraph 4.10, below. Within the rural area, village estates are located at Mallard Close/Baron Avenue, Earls Barton and Raymond Close/Williams Way, Wollaston. It is considered that these purpose-built areas remain the best location for most industrial users, they have the necessary infrastructural requirements and siting here minimises environmental damage and disturbance to residential amenity in terms of traffic generation, noise, pollution and visual impact. Together they provide a variety of sites and premises in terms of size and location to meet the needs of most businesses. Accordingly, most industrial development will be directed to the industrial estates.
4.8. Parts of some estates directly adjoin residential areas (eg. Finedon Road Industrial Estate and the Hemmingwell). In these areas amenity considerations will be particularly important and safeguarding conditions may be imposed, for example, restricting types of use or hours of operation.
4.9. Park Farm South, as shown on Figure IV.I was designated a Simplified Planning Zone (SPZ) on 14 December 1993. The SPZ scheme grants planning permission for the types of development it specifies, subject to the conditions and limitations attached (refer Supplementary Planning Guidance IV). Any conforming development started within 10 years of making the scheme does not require a separate planning application.
4.10. One of the new sites listed in Fig. 4.1, Land to the East, south of the railway, has been granted planning consent for industrial development. To meet the Structure Plan requirement two further sites are allocated for new industrial development. An area of 12 hectares is allocated within policy area WE4, the central portion of Land to the East. Development of this site will be dependent upon construction of the Eastern Bypass. The remaining site lies to the north east of the Finedon Road Industrial Estate; it has an area of 10 hectares and is provided for under Policy WE10.
WITHIN THE INDUSTRIAL ESTATES, AS SHOWN ON THE PROPOSALS MAP, SUPPORT FACILITIES TO SERVE THE NEEDS OF FIRMS OR THEIR EMPLOYEES WITHIN THE ESTATE, TOGETHER WITH RETAIL FACILITIES AS DEFINED IN POLICY S11, WILL BE PERMITTED PROVIDED THAT, EITHER INDIVIDUALLY OR CUMULATIVELY, THEY WILL NOT RESULT IN A DEFICIENCY IN THE SUPPLY OF INDUSTRIAL LAND.
4.11. Within the large industrial estates in the town, provision of support services, such as creches, social and conference facilities, together with small scale retail facilities serving local employees, as discussed in Chapter 5, will normally be considered favourably. Such uses can assist in reducing travel demands and enhance the attractiveness of the estate for both employers and employees. Purpose-built facilities are preferable and the new allocation of Land to the East Wellingborough East could present a particular opportunity to establish an integrated business support centre. In Chapter 5 it is noted also that certain quasi-retail uses may be appropriately located within the town's industrial estates.
4.12. Nevertheless, the industrial estates should be retained principally for industrial and commercial uses to ensure that a shortage of land for these purposes does not occur. The phased development of Land to the East, Wellingborough East referred to earlier, may result in temporary reductions of land supply. Consequently the diversification of industrial estates will be controlled to allow for this.
4.13. Many modern businesses can operate outside industrial estates without causing undue disturbance through, for example, increased traffic, noise or other pollution. Small businesses in particular may not be able to afford modern premises and existing disused buildings may be especially suitable for their needs. Permitting some employment uses outside the industrial estates will allow greater choice of sites and employment opportunities.
PROPOSALS FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT OUTSIDE OF THE INDUSTRIAL ESTATES AS SHOWN ON THE PROPOSALS MAP, BUT WITHIN THE TOWN OF WELLINGBOROUGH AND THE VILLAGE POLICY LINES OF THE LIMITED DEVELOPMENT VILLAGES AND THE RESTRICTED INFILL VILLAGES, EXCEPT FOR HARDWICK AND GREAT HARROWDEN, WILL BE GRANTED PLANNING PERMISSION PROVIDED THAT:
THE SCALE AND NATURE OF THE PROPOSED DEVELOPMENT ARE COMPATIBLE WITH EXISTING OR PROPOSED DEVELOPMENT IN THE VICINITY OF THE SITE; AND
THEY RESULT IN NO ADVERSE EFFECT UPON THE FORM, APPEARANCE, CHARACTER AND SETTING OF THE SETTLEMENT; AND
THEY ARE NOT DETRIMENTAL TO THE AMENITIES OF RESIDENTS OR TO THE ENVIRONMENTAL QUALITY OF THE SURROUNDING AREA IN TERMS OF NOISE, TRAFFIC, SMELLS OR GENERAL DISTURBANCE.
WITHIN THE SETTLEMENTS OF HARDWICK, GREAT HARROWDEN, EASTON MAUDIT, STRIXTON AND THE OLD VILLAGE OF SYWELL, PROPOSALS FOR INDUSTRIAL OR COMMERCIAL DEVELOPMENT WILL BE RESTRICTED TO THE CONVERSION OF SUITABLE BUILDINGS IN ACCORDANCE WITH POLICY G10.
4.14. Within predominantly residential areas particularly careful consideration is required in order to ensure that an industrial or commercial user does not create an unacceptable disturbance. In practice therefore proposals for general industrial uses (B2 uses) are unlikely to be acceptable. In addition, uses should normally be of a relatively small scale to minimise possible disruption and visual intrusion and to relate satisfactorily to the locality and the size, form and character of the settlement. Within the Restraint Villages and also Hardwick and Great Harrowden because of their size and particular character it is considered that new industrial and commercial buildings would not be appropriate. In these villages therefore industrial and commercial proposals will be restricted to conversions in accordance with policy G10.
4.15. Reasonable environmental safeguards will be important. Where businesses expand in situ subsequent intensification of use may become unacceptably intrusive. Accordingly the Borough Council will consider, where appropriate, the use of conditions or planning obligations relating to, for example, hours of operation, in order to maintain future control of a site.
PLANNING PERMISSION WILL BE GRANTED FOR THE REDEVELOPMENT OR USE OF INDUSTRIAL OR COMMERCIAL LAND OR PREMISES OUTSIDE OF INDUSTRIAL ESTATES FOR NON-INDUSTRIAL OR COMMERCIAL USES IF THE LAND OR PREMISES ARE INCAPABLE OF ADAPTION OR DEVELOPMENT FOR INDUSTRIAL OR COMMERCIAL USE OR WHERE EXISTING AMENITY, TRAFFIC OR OTHER ENVIRONMENTAL PROBLEMS CANNOT BE OVERCOME.
4.16. Redevelopment for housing of a number of industrial and commercial sites, both within predominantly residential areas of the town and within the villages, particularly during the housing boom of the late 1980s, has resulted in a reduction in the supply of such sites. In the light of the earlier discussion, the Borough Council will wish to ensure that unwarranted losses do not occur. Nevertheless, because of their age, many existing sites fail to meet modern requirements in terms of access and manoeuvring space and may result in unacceptable environmental disturbance. Where the adverse effects cannot be reasonably ameliorated it is accepted that another use may be preferable. Similarly even where environmental problems are not an issue, situations may arise where the land or premises are incapable of adaption for modern day requirements for industrial or commercial use. The key judgement here, however, must be incapability and not merely than an alternative use may be more easily accomplished. Modern buildings are unlikely to be granted planning permission for a change to non-industrial/commercial use as they are likely to be adaptable.
4.17. The retention of employment sites is particularly important within the villages where they provide employment opportunities and contribute to the local economic and community life. Therefore, the Borough Council may favourably consider a workable package for compensatory development whereby an acceptable alternative site in the village is offered for development for employment purposes as replacement for loss of the first site.
PROPOSALS FOR ALTERATIONS OR EXTENSIONS TO INDUSTRIAL OR COMMERCIAL PREMISES INVOLVING SITES WITH INADEQUATE ACCESS, PARKING OR MANOEUVRING FACILITIES WILL BE REFUSED UNLESS SUBMITTED SCHEMES INCLUDE MEASURES TO IMPROVE OR RESOLVE THESE DEFICIENCIES.
4.18. Proposals for changes of use of existing premises to other uses should normally be in accordance with Policy E3. Although the need to provide local employment, especially in villages, will be a material consideration, substantial increases in intensity of use will normally be unacceptable within predominantly residential locations.
4.19. Where alterations or extensions are proposed to premises which have substantial existing deficiencies in, for example, access, parking or manoeuvring space, measures to ameliorate such deficiencies will normally be required.
INDUSTRIAL AND COMMERCIAL DEVELOPMENT WILL NOT BE PERMITTED IN THE OPEN COUNTRYSIDE. EXCEPTIONS MAY BE MADE WHERE PROPOSALS INVOLVE:
THE CONVERSION OF SUITABLE EXISTING BUILDINGS IN ACCORDANCE WITH POLICY G10;
SENSITIVELY LOCATED AND DESIGNED MODEST EXTENSIONS TO, OR CHANGE OF USE OF, INDUSTRIAL AND COMMERCIAL BUILDINGS WITHIN THE PRESENT CURTILAGES OF EXISTING DEVELOPED SITES, PROVIDED NO MATERIAL INTENSIFICATION OF USE RESULTS; OR
DEVELOPMENT AT FINEDON SIDINGS OR SYWELL AERODROME IN ACCORDANCE WITH POLICY LH1 OR POLICY SY1, RESPECTIVELY.
4.20. In accordance with PPG7 and pursuant to Plan objectives, it is appropriate to strictly control building in the open countryside away from existing settlements. Exceptions may be made, however, where new industrial or commercial development is associated with the re-use of suitable buildings and is in keeping with the rural landscape. Also modest extensions to buildings within the present curtilages of existing developed industrial sites in the open countryside are acceptable provided they are sensitively located and designed.
4.21. The long-established industrial development sites at Finedon Sidings and Sywell Aerodrome are covered by site-specific policies in Chapter 11. Although substantial further expansion at these sites would be contrary to the strategy of restraint, the policies attempt to cater for the reasonable needs of existing firms.
PROPOSALS FOR LARGE SCALE WAREHOUSING AND DISTRIBUTION DEPOTS WILL ONLY BE PERMITTED ON THE INDUSTRIAL ESTATES WITH SATISFACTORY ACCESS TO THE PRIMARY ROAD NETWORK.
4.22. Wellingborough's advantageous position in relation to the primary road and rail networks is likely to lead to continued demand for major warehousing and distribution depots. The specific allocation for a road/rail interchange at Neilson's Sidings is referred to in Chapter 9 (Policy WE3) (Policy U18 of the Local Plan Alteration). Due to their scale and potentially high traffic generation, larger uses of this type are considered to be most appropriately located on those industrial estates with easy access to the primary road network (reference in this respect should be made to Policy T3). They will therefore not normally be acceptable on the Finedon Road Industrial Estate or Laurence Leyland Complex prior to the completion of the Eastern Bypass (which will complete the outer ring road, thus reducing traffic on the B575 Eastfield Road/Embankment route) main access roads to Wellingborough East , or on the estates in Wollaston or Earls Barton.
HIGH BAY WAREHOUSES WILL ONLY BE PERMITTED IN LOCATIONS WHERE WIDESPREAD VISUAL IMPACT CAN BE AVOIDED.
4.23. Modern distribution firms are now increasingly demanding high bay warehousing. It is considered that the existing developed industrial estates are unsuitable for these purposes due to their prominent position, being mainly located on high ground. Low lying sites where buildings would be less visually intrusive are likely to be more suitable locations. For the purposes of the above policy, high bay is defined as buildings over 18 metres above existing ground level.
DEVELOPMENT WILL NOT BE PERMITTED WHICH IS:
LIKELY TO RESULT IN UNACCEPTABLE LEVELS OF POLLUTION BY REASON OF NOISE, VIBRATION, SMELL, FUMES, SMOKE, SOOT, ASH, DUST, GRIT, EFFLUVIA, LEACHATES OR OTHER EMISSION BY LAND, WATER OR AIR; OR
LIKELY TO PREJUDICE THE USE OF LAND IN THE VICINITY RESERVED FOR OTHER USES; OR
INCOMPATIBLE WITH NEARBY USES.
4.24. It will be necessary to ensure that proposals do not represent an unacceptable risk of pollution. In determining what is unacceptable the Borough Council will liaise closely with the relevant pollution control authority. Applicants should, therefore, be able to provide sufficient information to enable a sound decision to be made. Suitable sites should be separate from incompatible land uses and should not prejudice the future development or use of land in the vicinity.
PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT THAT IS:
ASSOCIATED WITH THE STORAGE OR USE OF HAZARDOUS SUBSTANCES, EXCEPT WHERE THIS WOULD POSE AN UNACCEPTABLE RISK TO PERSONS, OR PREJUDICE THE FUTURE USE OF LAND, IN THE SURROUNDING AREA; OR
AT OR IN THE VICINITY OF AN EXISTING HAZARDOUS INSTALLATION OR SITE, EXCEPT WHERE THE RISK TO THE SAFETY OF PERSONS IN THE PROPOSED DEVELOPMENT FROM THE INSTALLATION WOULD BE UNACCEPTABLE.
4.25. Within the Borough there are several existing sites where hazardous toxic, reactive, explosive or flammable substances are present in sufficient quantities to warrant their designation as notifiable installations. These include: Camping Gaz (GB) Ltd. at Holcot Lane, Sywell; Ellis and Everard Ltd on Links Road, Wellingborough; H and B Howes (Wellingborough) Ltd on Gold Street, Wellingborough; Scott Bader Co. Ltd., Wollaston Hall, Wollaston; and several British Gas high pressure transmission pipelines. There is also a licensed explosives magazine at Little Harrowden.
4.26. Existing and proposed hazardous sites and installations are subject to stringent controls under existing health and safety legislation. Nevertheless, there remains the residual risk of an accident and it is considered prudent to use planning controls to regulate development at these sites or within set consultation zones as notified by the Health and Safety Executive.
4.27. The keeping or use of hazardous substances at or above specified amounts requires hazardous substances consent under the Planning (Hazardous Substances) Act 1990, as amended. Where planning permission is also required, joint applications are encouraged. In determining applications not only relating directly to the hazardous site or installation but also for all development within the established consultation zone it will be necessary to ensure that a particular location is appropriate for such a use having regard to the residual risk to the public in the surrounding area and the need to ensure that the future use of land in the vicinity is not prejudiced.
PLANNING PERMISSION WILL ONLY BE GRANTED FOR OPEN STORAGE AREAS WHERE:
IN THE CASE OF LARGE SCALE OPEN STORAGE AREAS THEY ARE LOCATED ON THE INDUSTRIAL ESTATES, AS DEFINED ON THE PROPOSALS MAP;
THEY ARE TO BE ADEQUATELY SCREENED; AND
THE HEIGHT OF STORED MATERIALS IS TO BE LIMITED TO AVOID UNDUE ADVERSE IMPACT UPON ADJACENT PREMISES OR ANY MORE WIDESPREAD VISUAL INTRUSION.
4.28. Many firms require areas for open storage. Such areas should be located and screened to minimise visual impact and potential nuisance arising from handling of materials. The height of stored material, location within the site and boundary screening will be carefully controlled. Where there is a built component to the site, open storage should be screened by the buildings, where this is feasible. Large scale open storage areas will be restricted to the industrial estates, due to their visual impact.
(NB Policy E12 and its justification have been replaced in the town as defined on the Proposals Map by Policy UE1 and its associated text.)
ALL PROPOSALS INVOLVING INDUSTRIAL AND COMMERCIAL DEVELOPMENT WILL NORMALLY RECEIVE PLANNING PERMISSION PROVIDED THAT:
SUITABLE MANOEUVRING SPACE IS ALLOCATED WITHIN THE SITE TO ENABLE ALL VEHICLES TO LEAVE IN A FORWARD DIRECTION;
SUFFICIENT LOADING/UNLOADING AREAS ARE PROVIDED, WHICH SHOULD BE SEPARATE FROM PARKING AREAS;
ADEQUATE PROVISION IS MADE FOR LANDSCAPING AND ITS FUTURE MAINTENANCE;
WHERE THE SITE IS PROMINENT IN THE LANDSCAPE THE USE OF REFLECTIVE MATERIALS IS AVOIDED ON ROOFS; AND
ANY FLOODLIGHTING IS DESIGNED TO AVOID LIGHT POLLUTION AND MINIMISE ENERGY REQUIREMENTS.
4.29. General amenity considerations are covered in Policy G1, with which all proposals should comply. In addition, to ensure that proposals involving industrial and commercial development are properly planned and designed, Policy E12 is introduced. The Borough Council will expect a high quality of design, particularly in prominent locations. Buildings should not be visually intrusive and therefore reflective roofing material should be avoided; this can be visible over a wide area, particularly in rural locations. Similarly the use of floodlighting should be kept to a minimum.
4.30. Attention is also drawn to landscaping requirements as referred to in Chapter 2, Policy G22. Landscaping will be particularly required where the development abuts the open countryside, between units, to safeguard space between buildings, where buildings and sites require screening from public view and in the sub-division of large parking areas. For the purpose of guidance, a minimum 10% of the site area should be given over to landscaping, although a lesser amount may be appropriate on parts of industrial estates where substantial landscaped areas are excluded from development.