Creating and Sustaining Jobs in Business Areas

Chapter 2 - Creating and Sustaining Jobs

Objective 1 - Creating and Sustaining Jobs in Business Areas

2.6: SPP 2 (Land for Business and Industry) requires that planning authorities give priority to job creation and economic development by providing not only an adequate amount of marketable land for business and industry, but also a choice and range of sites in terms of quality, size and location. This objective reflected in Structure Plan Policy ED 2, which seeks to maintain a range and choice of employment sites.
2.7: NPPG 17 (Transport and Planning) states that a key objective in the consideration of future development locations will be to reduce the need to travel, particularly by car. The Local Plan recognises the need to reduce necessary journeys by locating business and industry sites close to other uses such as commerce and retail where possible and appropriate. The promotion of accessibility by walking, cycling and public transport has also been an important factor in site selection.

Supply of Available Land

2.8: The Local Plan identifies sites for business and industry throughout Clackmannanshire which are suitable for a wide range of small, medium and large users. The availability of a range of sites for business and industry, both in terms of size and location, is fundamental for the expansion and diversification of Clackmannanshire’s economy. Availability of a five year supply of marketable land is essential to enable the development of the local economy. Monitoring of take up will be carried out by the Council and new sites brought forward through the Local Plan to augment the supply whenever necessary.

Policy JOB1 - Supply of Available Land

At all times, at least a 5 year supply of marketable land for business and industry will be available, taking account of the need to provide choice in terms of location, size, type, environmental quality and market segment. Monitoring will be undertaken to ensure that the supply of land is tailored to meet prevailing demand.

The Town and Country Planning (Use Classes) (Scotland) Order 1997

2.9: The Use Classes Order allocates various land uses into particular groupings, or “use classes”. Planning permission for a change of use is not required where the existing and proposed uses fall within the same class. In certain situations, a change of use between classes comprises “permitted development” and does not require planning permission.
2.10: Class 4 business uses are defined as those which can be carried on in any residential area without detriment to the amenity of the area due to noise, vibration, smell, etc. Class 4 includes industry that is not in Class 5, offices (other than those primarily for visiting members of the public), and research and development of products or processes. The Local Plan includes a range of sites for Class 4 business use.
2.11: Industrial uses which have a greater impact on the environment and amenity are included in a separate use class, Class 5 (General Industry). Planning permission is not required for change of use on a site from Class 5 to Class 4. The General Permitted Development Order does allow changes from Class 5 to Class 6 (Storage and Distribution) without the need for planning permission, but only where not more than 235m² of floor area will be used for storage or distribution.
2.12: The majority of sites allocated in the Plan will be on established business and industrial sites and these are generally suitable for Class 4, 5 and 6 uses. However, there may be some restrictions on some types of industry in some general industrial locations in order to protect amenity. Most smaller sites will not normally be suitable for general industry, particularly where these are located close to residential areas. Development on these sites will normally be limited to Class 4 uses. Where small sites are suitable for Class 5 and 6 uses this is indicated in the Schedule of Sites.

Large Development Sites: Business, General Industry and Warehousing

2.13: The Local Plan allocates a number of large sites which provide a good choice for new and expanding indigenous companies and incoming investors. The sites are well related to the existing road network and these key sites could also benefit from the introduction of rail facilities for freight haulage on adjacent railway lines, aiding competitiveness and encouraging greater movement of freight by rail rather than road. Sites have also been chosen for their accessibility by public transport and ease of access by foot or cycle, helping to reduce reliance on the private car and thereby reducing pollution, energy waste and congestion.
2.14: The Structure Plan emphasises the importance of the strategic employment sites at New Alloa Business Park and Dumyat Park, Tullibody. Development is under way at both locations. Other large sites for business and industrial development are available in Alloa.
2.15: In December 2000, Mining (Scotland) Limited relocated its national headquarters to the former Castlebridge Colliery in Clackmannanshire. Following a significant upgrading of the office and welfare block, more than 50% of those now employed at Castlebridge are within the service sector. The Council supports the intention of Mining (Scotland) Limited to expand service sector employment at Castlebridge. While the primary potential for the site lies in expansion of this type of employment, the site is also suitable for other industrial, storage and distribution uses (see Policy J32). The site has significant potential to attract new employers into Clackmannanshire by virtue of its position adjacent to the A977 and the north approach road to the proposed Upper Forth Crossing. Together with proposed new employment opportunities at Kilbagie and a longer term proposal for new residential and employment development in the Forestmill area, Castlebridge forms an important part of the overall development strategy for the eastern part of Clackmannanshire over the Local Plan period.
2.16: LPC Group acquired the Kilbagie Paper Mill from Inveresk plc in 2002. Waste paper recycling operations are carried out at the plant and there are plans for a new state-of-the-art paper mill on the site.
2.17: Infrastructure projects in the former (1991) wards of Mar, Clackmannan, Baingle, Delph, Menstrie, Alva, Fairfield, Alloa West and Alloa East may be eligible for ERDF support if they are related to manufacturing activity. Particularly if they are related to tourism and cultural industries, biotechnology and life sciences, food and drink, forest products, creative industries or electronics/opto-electronics. This includes the key business development sites at Alloa West, Dumyat and Carsebridge.

Policy JOB2 - Larger Sites

The specific use classes appropriate at each of the larger sites are indicated in the schedule at the end of this chapter. Development which falls outside the classes indicated in the schedule will not normally be permitted, with the exception of uses which conform to Policy JOB 5 and retail activity which is directly related and ancillary to a manufacturing process carried out on the site.

Certain industrial uses may not be permitted where they would significantly erode the amenity or safety of an industrial area, or prejudice the operation of any existing business on the industrial estate.

When assessing a proposal for new business and industrial development or expansion of existing businesses on sites not allocated on the Proposals Maps, the proposal will have to demonstrate that:

A suitable location cannot be identified within an established industrial/business site or a site proposed in the Local Plan; or
The site brings vacant or derelict land or property into beneficial use.

It must also be demonstrated that:

It will not adversely affect neighbouring uses or residential amenity; and
The transport impacts of the development can be effectively managed including investment to mitigate adverse effects where necessary

Where an expansion of an existing business is proposed, the applicant will be required to demonstrate that the expansion will not adversely affect neighbouring uses or residential amenity and will not generate unacceptable amounts of traffic.

Small Sites

2.18: It is important to ensure that a range of economic development opportunities are available to help encourage businesses of all types and sizes to develop and prosper within Clackmannanshire, and to maximise employment opportunities within the area’s towns. Local industrial estates play an important part in providing opportunities for the establishment or expansion of indigenous companies. However, where the right conditions exist, such as a high quality environment, and good access and infrastructure, inward investment on a smaller scale can also be attracted to individual local industrial sites. Such sites provide valuable local job opportunities, principally within light industries, in offices, and in research and development.
2.19: The Council will support the establishment and expansion of small business sites where this is appropriate and compatible with local amenity. Location of employment uses on such sites will be important in increasing the opportunities for the development of local businesses and increasing local employment. The location of small businesses close to homes and other facilities also assists in reducing the need for long journeys, reducing the reliance on the private car and allowing the use of more sustainable modes of travel, such as public transport, walking and cycling.
2.20: The change of use of sites and buildings which are in use by small businesses can harm the local economy and reduce the opportunities for employment locally. The loss of small business premises in local communities will therefore be resisted and, where a business vacates premises, every effort should be made to find another business to ensure that change of use is unnecessary. In all cases, development or changes of use should not result in significant loss of amenity for existing adjacent uses.

Policy JOB3 - Small Business

The Council will support the retention of, and new opportunities for the development of appropriate small businesses within settlements. New businesses will be encouraged to locate on suitable brownfield sites, or on any small sites allocated for business use on the Proposals Maps. Any new proposed business uses on smaller sites within settlements must be compatible with existing uses in amenity and traffic terms and will normally be restricted to uses within Class 4 of the Use Classes Order, except where indicated in the Schedule of Sites.

Where the existing or previous use of a site is or has been business, its retention for business use will be favoured. Except where the Council determines that residential re-use would be preferred for reasons of amenity, it will be necessary, prior to residential or other non-business redevelopment being considered, for sufficient evidence of independent marketing to be provided, in order to demonstrate that there is no appropriate demand for business reuse.

Bad Neighbour Locational Criteria

2.21: “Bad Neighbour Development” is defined in Schedule 2 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 and includes a number of uses which can have a detrimental impact on residential amenity. It is important that such uses are carefully controlled and sited to ensure that amenity problems do not arise. Problems of amenity, pollution, congestion and safety are often associated with uses such as amusement centres, public houses, discotheques and hot food take away shops.

Policy JOB4 - Bad Neighbour Locational Criteria

Proposals which could result in bad neighbour development will normally only be permitted in town centres and will only be permitted where it can be demonstrated that they will not:

have an adverse impact on residential amenity or adjoining uses; or
create unacceptable levels of environmental pollution; or
constitute a safety hazard.

Commercial uses such as amusement centres, public houses, discotheques and hot food take away shops will be discouraged in close proximity to residential accommodation where amenity would be adversely affected by resulting nuisances. A report by specialist consultants is required to be submitted in relation to noise, and odour if applicable, to demonstrate that the proposed use can operate without causing nuisance to adjacent occupants.

Restaurants, cafes, snack bars or similar establishments (Class 3) will be permitted where it can be shown that their location would not be detrimental to the occupiers of adjacent properties by virtue of noise, disturbance or odour.

Petrol Filling Stations, Service Areas and Car Showrooms

2.22: Some uses are not appropriate for location in residential or other areas where the protection of amenity and safety is important. It is more appropriate to locate these uses within suitable sites allocated for business and industrial uses. The uptake of land within business and industrial sites will be regularly monitored and, where necessary, additional land will be allocated to ensure that the development of land for such commercial uses does not detract from the availability of land for general business and industry uses.

Policy JOB5 - Petrol Filling Stations, Service Areas and Car Showrooms

Petrol filling stations, motorist service areas and car showrooms will be directed to industrial parks and other key urban sites adjoining principal roads. Such proposals and lorry service/parking facilities are unlikely to be permitted in the countryside. Exceptions to the normal requirement for the location of service stations will only be permitted where there is a proven strategic need for a facility which cannot be provided within an urban area. Filling stations should be designed for one way working and must meet all the relevant requirements of the Council’s Development Roads Guidelines and Specification.

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