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36 Doncaster Unitary Development Plan

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INTRODUCTION

JOB PROTECTION AND CREATION

SEMP 1THE BOROUGH COUNCIL WILL GIVE A HIGH PRIORITY TO THEPROTECTION OF EXISTING JOBS AND THE CREATION OF A WIDERANGE OF NEW EMPLOYMENT OPPORTUNITIES WITHIN THEBOROUGH.

Economy and Employment

4.1 A healthy economy is vital to thefuture well being of Doncaster and itscitizens. Yet despite recent changesand developments, there is acontinuing need to diversify theeconomy and also to secure growth inthe manufacturing and service sectors.Additional employment opportunitiesare required to counter the presentunacceptably high levels ofunemployment, to provide for theanticipated growth in the workforce to2001 and beyond and to replace thosejobs which will be lost as thetraditional employers, especially thecoal industry, continue to rationaliseand shed labour.

4.2 The process of restructuring anddeveloping the local economy hascommenced and significant progresshas been achieved in recent years. Awider range of manufacturingindustries have become establishedand Doncaster now supports a modestbut rapidly expanding service sector,with growth in office-based activities,warehousing and distribution.Through its Economic DevelopmentStrategy the Council is undertaking agrowing range of initiatives includingprovision of industrial land, premisesand infrastructure; financial support tobusiness; industrial and tourismpromotion; vocational training; andIndustrial and CommercialImprovement Area Programmes.

4.3 The preparation of this UnitaryDevelopment Plan has coincided withmeasures being taken to create a SingleEuropean Market by 1992, as well asother developments by the EuropeanCommission related to institutionalreform and Community enlargement.These will impact on Doncaster,although the nature and extent of thisimpact will depend on a number offactors. Of particular importance arecommunication networks, and in thisrespect Doncaster is well placed totake advantage of links to both theChannel Tunnel (via the East CoastMain Line) and the Humber Ports andWharves for freight and passengertravel to Europe. The local authorityis committed to maximising thebenefits to Doncaster of the creationof the Single European Market and totaking advantage of the financialprogrammes available to assistdevelopment within the Borough.

4.4 Chapter 2 sets out the Borough

Council’s planning objectives anddevelopment priorities. EconomicRegeneration is identified as one of thethree major themes. The maincontribution of the UDP towards thisobjective lies in identifying andsafeguarding a supply of land forindustrial and commercialdevelopment and in promoting theservicing and development of thisland. The employment policies alsosupport the objectives ofEnvironmental Improvement bypromoting environmentalimprovements within existingindustrial and commercial areas andthrough policies aimed at securing agood standard of new industrial andcommercial development.Implementation of the employmentproposals should also contribute to thethird key objective, a Reduction inSocial Inequalities principally throughthe creation of new employmentopportunities, especially within theRegeneration Priority Areas.

38 Doncaster Unitary Development Plan

4.5 The economic structure ofDoncaster has traditionally beendominated by a few major employersin manufacturing and coal mining. Upto and including the 1960’s and 1970’sthese industries remained relativelybuoyant and unemployment in the areawas generally low. Since the mid-1970’s, however, and particularly inthe 1980’s there have been major joblosses in both manufacturing and coalmining and six collieries have closed,(Armthorpe, Cadeby, Edlington,Brodsworth, Askern, Bentley). Theremaining collieries at Stainforth andRossington, face uncertain futures, andthe threat of further colliery closures,and of job losses in associatedactivities, remains.

4.6 As a result of the job losses referredto in para. 4.5, unemploymentremained high throughout most of the1980’s and early 1990’s. Lack of localemployment opportunities alsoresulted in a high level of out-migration within the economicallyimportant 22-44 age group. The influxof new business investment intoDoncaster in the late 1980’s,encouraged by the Borough Council,has contributed to a significantreduction in unemployment locallybut, even so, the unemployment ratein the Doncaster Travel to Work Arearemains well above both the nationaland regional averages.

4.7 If Doncaster is to achieve aneffective and lasting regeneration ofthe local economy it will be necessaryto build upon the achievements ofrecent years, referred to in paras. 4.2and 4.6 above, widen the economicbase and create very many more jobsto replace those still being lost in itstraditional long established industries.

Provision of an ample range andnumber of new employmentopportunities will be fundamental tothe retention and attraction of keyworkers and age groups critical to thefuture overall prosperity of theBorough. It is projected that over20,000 additional jobs will be requiredby 2001 to cater for the anticipatedgrowth in the workforce and to reduceunemployment (See Appendix 4.1).

The Borough Council, through thisPlan and through its EconomicDevelopment Strategy, will play a keyrole in this process. At the same time,the Council is determined to givewhatever support it can to the existingeconomy, through the samemechanisms, to help maintainemployment and prevent unnecessaryjob losses.

UNEMPLOYMENT13,320 persons within Doncaster Borough were registeredunemployed at March 1994, an unemployment rate of 12.8%. Atthe local level, unemployment rates were highest in areasadjacent to Doncaster Town Centre and in certain colliery andformer colliery settlementsSource: NOMIS

EMPLOYMENT STRUCTUREThe proportion of employment in primary industry (including,of course, coal mining) is considerably higher than the nationalaverage, whilst that in service industries is considerably lower.The proportion in manufacturing industry is close to the nationalaverage. The relevant figures from the 1991 Census ofEmployment are:

INDUSTRY DONCASTER GREATBOROUGH (%) BRITAIN(%)

PRIMARY 7.8 3.3MANUFACTURING 21.4 21.2CONSTRUCTION 7.7 4.5SERVICE 34.7 39.7OTHERS 28.4 31.3

SOURCE : NOMIS/CENSUS OF EMPLOYMENT 1991

KeyFact

LAND FOR INDUSTRIAL AND BUSINESS DEVELOPMENT

SEMP 2LAND IS ALLOCATED FOR THE ESTABLISHMENT OF NEW, AND THEEXPANSION OF EXISTING, INDUSTRIAL AND BUSINESS USES TO CATERFOR THE ANTICIPATED NEEDS OF INDUSTRY AND COMMERCEWITHIN THE BOROUGH UP TO 2001 AND BEYOND. PRIORITY IS GIVENTO THE PROVISION OF NEW SITES IN A RANGE OF SIZES ANDLOCATIONS TO MEET THE NEEDS OF DIFFERENT TYPES OF BUSINESS.

4.8 One of the principal ways in whichthe UDP can contribute towards theeconomic regeneration of Doncaster isthrough the identification of land forindustrial and business development.

The objective is to provide an adequaterange of sites in terms of size, variety,location and quality to meet the needsof different types of businessoperation. Land is required to provide

both for the needs of existing andexpanding local firms and to cater forbusinesses and developers who maywish to locate within the Borough ormight be attracted to the Borough if

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suitable sites are made available. Inattracting inward investment, theCouncil recognises that Doncaster isfrequently competing with other partsof the UK and the UDP must providea wide range of developmentopportunities in terms of size, locationand quality. In particular, a sufficientnumber of high quality sites must beidentified in the Plan. In seeking toidentify suitable sites for economicregeneration the Borough Councilhave taken into account the need toprotect the environment of DoncasterBorough and balance this with thisneed to provide sufficient land foremployment purposes.

4.9 Doncaster’s success in attractingnew industrial and commercialdevelopment in the town over the last7 years has made heavy inroads intothe available land supply. As a resultthere is very little land for immediatedevelopment. Of the land that isimmediately available, not all is wellrelated to the main urban area wheredemand is greatest and, in particular,there are no large sites capable ofaccommodating a major inwardinvestment currently available. If themomentum of industrial andcommercial development is to bemaintained, then additional sites haveto be brought forward in the UDP. TheCouncil’s assessment that there is a

growing trend for companies torelocate from the more expensive,congested south-east of England to thelower cost, less congested north ofEngland;

* the impact of the Doncaster Railportis likely to stimulate increases inindustrial growth in Doncaster;

* the Borough Council-led re-generation strategy is graduallyincreasing the momentum of industrialand commercial development withinthe Borough;

* the potential of much of the existingemployment land supply is limited forreasons of (e.g.) poor accessibility,poor environment or lack ofinfrastructure services.

4.11 The context for the BoroughCouncil’s employment strategy for theperiod 2001 and beyond is set byRegional Planning Guidance in theform of RPG12.RPG12 requires thatan adequate supply of land is availableto meet the needs of industry andcommerce, whilst having regard forenvironmental objectives. TheBorough Council, for its part, isdetermined to ensure that land supplydoes not act as a constraint upon jobcreation. For the reasons outlinedabove, and taking into account the

serious shortage of readily availableindustrial land is confirmed by recentprivate sector and academic researchand by the recent decision of theSecretary of State to release a large (73ha) site at Armthorpe for businessdevelopment (Proposal EMP 1 (1)).

4.10 Statistical assessments of futureindustrial land requirements basedupon past rates of take-up and throughthe application of employmentdensities to the job need targets havebeen undertaken for the UDP (SeeAppendix 4.1) but are not sufficientlyreliable to be used other than as apreliminary guide to industrial landneeds. Other factors have to be takeninto account, including:

* on the basis of known developmentproposals, it is anticipated that thetake-up of employment land will beaccelerated;

* major improvements in comm-unications, including the recentelectrification of the East Coast MainRailway Line; the proposed openingof the Channel Tunnel; the proposedupgrading of the A1 to motorway;development of the Humber Ports andHumberside airport should benefitDoncaster economically;

* Doncaster should benefit from the

CHANGES IN DONCASTER’S EMPLOYMENT STRUCTURE (1981-1991)

INDUSTRY NUMBERS CHANGEEMPLOYED(inc. part time)

1981 1991 Nos. %

PRIMARY 23,700 7,100 -16,600 -70

MANUFACTURING 25,900 19,200 -6,700 -26

CONSTRUCTION 3,700 7,000 +3,300 +89

SERVICE 26,100 31,200 +5,100 +20

OTHERS 22,300 25,400 +3,100 +14

TOTAL 101,600 89,800 -11,800 -12

SOURCE : NOMIS/CENSUS OF EMPLOYMENT 1981, 1991

KeyFact

40 Doncaster Unitary Development Plan

EMP 1WITHIN THE STRATEGIC EMPLOYMENT SITES IDENTIFIED ON THEPROPOSALS MAP AND LISTED BELOW THE FOLLOWING USES WILLGENERALLY BE PERMITTED: CLASSES B1 (BUSINESS); B2 (GENERALINDUSTRIAL); B8 (STORAGE AND DISTRIBUTION). PROPOSALS FOROTHER INDUSTRIAL, BUSINESS OR COMMERCIAL USES WILL BECONSIDERED ON THEIR MERITS, IN ACCORDANCE WITH RELEVANTPLAN POLICIES.

EMP1 SITE AREA (HA)(1) M18 Junction 4, Armthorpe 73(2) A1(M)/A638(T) Junction and Brodsworth Colliery 90(3) M18 Junction 6, Thorne 30

The following are industrial allocations within individual mixed use regenerationprojects (see Chapter 16).

(4) RP3 Balby Carr/Woodfield plantation 44(6) RP2 Doncaster Carr/Leisure Park 100 (nominal)

TOTAL: 337 (NOMINAL)

4.12 Doncaster is excellently locatedin relation to strategic transportationnetworks, particularly the M18 andA1(M) motorways (linking to M1,M62 and M180), together with theEast Coast Main Railway Line and itis these transport links that provide thebest opportunities for economicregeneration. A key economic policy

of the UDP is therefore to capitaliseon the opportunities created by thesetransport links by providing extensive,quality employment sites at or closeto motorway junctions. Particularlysuitable for larger scale industry andwarehousing, they will nevertheless besufficiently large to accommodateother employment uses, including

smaller scale industry, B1 businessuses and hotels. Because of the visualprominence of sites adjacent to themajor highway network, it will beessential to ensure that only highquality development is permittedadjacent to the highway.

4.13 All of these sites have excellentdirect or virtually direct access to themotorway network and this has beena key criterion in site selection. Theidentification of the five strategic siteshas also been influenced by the needto provide an adequate choice of highquality sites and a reasonablegeographical spread of these sites.Environmental, infrastructure andmarketing considerations have alsobeen taken into account. All of thesites are considered to be well relatedto the existing and/or proposed urbanstructure. Their size has beendetermined by the need to provide

SEMP 3THE BOROUGH COUNCIL WILL PROMOTE THE DEVELOPMENT OF ARANGE OF STRATEGIC EMPLOYMENT SITES, LOCATED ADJACENTTO THE MOTORWAY, PRIMARY ROAD NETWORK AND EAST COASTMAIN RAILWAY WHICH WILL CATER FOR A BOROUGH-WIDE AS WELLAS LOCAL EMPLOYMENT NEED.

anticipated level of development, theBorough Council consider that at least100 acres (40 ha) of employment landper year should be made availablewithin the Borough as a whole if

Doncaster’s needs and the Council’saspirations for economic regenerationare to be met. Additionally it isintended that a minimum of 5 yearsland supply be available at any time.

The Plan therefore seeks to provide forat least the period up to 2006 andprovides a total employment landsupply of 722 HA identified in policiesEMP1, EMP2 and EMP11.

extensive sites catering for a widerange of industrial and commercialuses and in particular they have to becapable of accommodating companiesand developers seeking large sitesclose to motorway communications.

4.14 The combined area of these fivesites is considerable (337 ha) and it isunlikely that all of this land will bedeveloped within the timescale of thePlan i.e. by 2001. Indeed, it is intendedthat they will provide a reservoir ofemployment land for longer than thePlan period. The UDP seeks to providesufficient employment land for a 15

year timescale minimum. It followsthat development of the larger siteswill need to be phased, in accordancewith a scheme to be agreed with eachdeveloper. The Borough Council willalso, where appropriate, preparedevelopment briefs for these sites.

4.15 The sites referred to under PolicyEMP1 above will cater for some butby no means all of the Borough’sfuture employment needs. A widerange of smaller sites will also berequired and these are identified underPolicy EMP2.

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EMP 2ON THE EMPLOYMENT SITES LISTED BELOW, PERMISSION WILLNORMALLY BE GRANTED FOR DEVELOPMENT FOR THE PURPOSES ORUSES SPECIFIED.

PROPOSALS FOR OTHER INDUSTRIAL, BUSINESS OR COMMERCIALUSES WILL BE CONSIDERED ON THEIR MERITS, IN ACCORDANCE WITHRELEVANT POLICIES OF THE PLAN.

SCHEDULE 1:SITES WHERE ONLY CLASS B1 USES WILL NORMALLY BE PERMITTED:

SITE AREA (HA)

(18a) HUNGERHILL LANE, EDENTHORPE 20.04

SCHEDULE 2:SITES WHERE ONLY B1 AND B8 USES WILL NORMALLY BE PERMITTED:

(18b) HUNGERHILL LANE, EDENTHORPE 4.6

SCHEDULE 3:SITES WHERE ONLY CLASSES B1, B2 AND B8 USES WILL NORMALLY BEPERMITTED:

(1) DENABY LANE. DENABY 7.6(2) PASTURES ROAD, MEXBOROUGH 12.0(5) BROOMHOUSE LANE (SOUTH), EDLINGTON 1.2(6) BROOMHOUSE LANE/LORD’S HEAD LANE

EDLINGTON 17.5(7) CROSS BANK, BALBY 1.5(10) CARCROFT COMMON, CARCROFT 21.7(11) NEW LANE, NORTON. 8.0(12) A19 ASKERN (SOUTH) 6.0(13) EAST OF BENTLEY ROAD, BENTLEY 1.2(14) HUNT LANE, INGS ROAD, BENTLEY 2.0(15) PARKINSON STREET, WHEATLEY 1.2(16) CHURCHILL ROAD, WHEATLEY 0.4(17) SHAW LANE, WHEATLEY 5.8(19) KIRK SANDALL INDUSTRIAL ESTATE 25.2(20) RANDS LANE, ARMTHORPE 5.5(21) BANKWOOD LANE, ROSSINGTON 13.2(22) MOSHAM ROAD, AUCKLEY 4.0(23) BOOTHAM LANE, HATFIELD 9.0(24) EAST LANE, (EAST) STAINFORTH 4.6(25) EAST LANE, (WEST) STAINFORTH 2.5(26) COULMAN ROAD, THORNE 5.5(27) YORK ROAD, SCAWTHORPE 0.8(28) NORTH OF STATION ROAD ASKERN 6.14(29) ADJACENT TO HATFIELD COLLIERY, STAINFORTH 9.3

ErratumSite 28, North of Station Road, Askern, is shown incorrectly on Proposal Map7 as EMP2 - 19 and EMP 2-29.Site 29, Hatfield Colliery, Stainforth, is shown incorrectly on Proposal Map 9as EMP 2-26.

THE FOLLOWING ARE INDUSTRIAL ALLOCATIONS WITHIN INDIVIDUALMIXED USE REGENERATION PROJECTS (SEE CHAPTER 16).

RP4 POWER STATION SITE, MEXBOROUGH 5.9RP4 PASTURES ROAD, MEXBOROUGH 4.4RP5 ASKERN COLLIERY/COALITE PLANT 4.5

SUB TOTAL SCHEDULE 3: 179.44

TOTAL SCHEDULES 1, 2 AND 3 204.08

42 Doncaster Unitary Development Plan

4.21 The provision of land within theUDP for employment purposes islikely to be more than adequate tomeet anticipated future needs.However, in order to provideadditional flexibility for the future inthe event that demand proved to behigher than expected, or for example,if a need was identified for anextensive site for a single largeoperator that could not beaccommodated on existing allocatedsites in the borough, then the landpreviously earmarked for Phases 3 and4 of Carcroft Industrial Estate and

north of Cassons Road could bereleased for this purpose.

4.22 At Carcroft Common there aresignificant constraints particularlyaccess and drainage and these wouldalmost certainly preclude developmentof the site until the latter part of theUDP period. Development of thisextensive area would be likely tonecessitate the provision of a directaccess link from the estate to theA1(M).

4.23 At Thorne there is sufficient

industrial land at Junction 6 of theM18, however in order to meet aborough-wide need for a large singleuser and to encourage use of railwaysfor freight movement the land northof Cassons Road may be broughtforward for employment use. The sitehas access to the M18 and isimmediately adjacent the Doncaster -Hull railway line. The site would onlybe brought forward for a single largeoperator who would be reliant on theuse of the adjacent railway possibly inconjunction with the adjacent vehicledistribution centre.

4.16 A detailed survey of industrialland availability was undertaken inJuly 1990. All of the outstandingpermissions and allocations identifiedin that survey have been reviewed.Certain of the previously allocatedsites, which have never beendeveloped, are, for various reasons, nolonger considered appropriate forinclusion as employment sites.However, the majority of outstandingpermissions and allocations have beenconfirmed as suitable for inclusion asEmployment Sites within the Plan.The schedules also indicate the useswhich will normally be permitted andthe area of land available fordevelopment.

4.17 The choice of sites for inclusion

in the UDP has been influenced by theextent and location of existing sites,by the need to provide an adequategeographical spread of employmentopportunities and by the locationalrequirements of specific uses.Particular consideration has beengiven to the need to provide:

* small/medium-sized generalindustrial sites within the RegenerationPriority Areas;

* a limited number of small,environmentally attractive “greenfield”/edge of town sites to be reservedfor high quality office/business/”hi-tech” uses.

4.18 In identifying the new sites and

significant extensions to existing sites,other criteria have also beenconsidered, particularly effects onamenity, proximity to public transportroutes, effect on the environment andhighway considerations.

4.19 In specifying the particularbusiness and industrial uses whichwould be acceptable on each site, theobjective is to ensure firstly that allbusiness sectors are appropriatelyprovided for and, secondly, that theproposed use is compatible withneighbouring developments.

4.20 Where appropriate the BoroughCouncil will prepare detailed planningbriefs for sites covered by PolicyEMP2

EMP 3THE FOLLOWING LAND WILL REMAIN IN ITS PRESENT USE DURING THEPLAN PERIOD OR UNTIL SUCH TIME AS IT MAY BE REQUIRED FOREMPLOYMENT PURPOSES IF DEMAND FOR EMPLOYMENT LANDEXCEEDS THE SUPPLY OF OTHER EMPLOYMENT LAND IN THEBOROUGH OR THERE IS A NEED TO PROVIDE A SITE FOR A SINGLELARGE OPERATOR WHICH COULD NOT BE ACCOMODATED ON OTHEREMPLOYMENT SITES IDENTIFIED IN THE PLAN:

1) PHASES 3 AND 4 OF CARCROFT INDUSTRIAL ESTATE 54.3 HA

2) LAND NORTH OF CASSONS ROAD, THORNE 26.4 HA

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4.24 The Town Centre is already amajor employment location within theBorough and is particularly importantfor service employment. The UDPseeks to maintain and enhance this rolethrough appropriate policies and theidentification of sites suitable foroffice and other service uses. Theseare set out in Chapter 15 -Doncaster Town Centre.

EMP 4THE BOROUGH COUNCIL WILL ENCOURAGE THE SERVICING ANDDEVELOPMENT OF SITES PROPOSED OR ALLOCATED FOREMPLOYMENT USE IN THE UDP AND, INSOFAR AS ITS OWN RESOURCESAND ITS ACCESS TO PROGRAMME RESOURCES PERMIT, WILLALLOCATE FUNDS FOR THIS WORK. IN PARTICULAR IT WILLENDEAVOUR:

a) TO ACQUIRE LAND AND PREMISES TO FACILITATE THEIR USEFOR EMPLOYMENT PURPOSES, AS AND WHEN APPROPRIATECIRCUMSTANCES ARISE;

b) TO UNDERTAKE AND PROMOTE ANY NECESSARY SITEPREPARATION WORKS WITHIN EMPLOYMENT SITES, FOREXAMPLE RECLAMATION;

c) TO SECURE PROVISION OF HIGHWAY INFRASTRUCTURE TO ANDWITHIN THE EMPLOYMENT SITES;

d) TO SECURE, IN COLLABORATION WITH THE APPROPRIATESTATUTORY UNDERTAKERS, PROVISION OF THE NECESSARYELECTRICAL, GAS, WATER AND SEWERAGE SERVICES;

e) TO PROVIDE AND MAINTAIN A ROLLING PROGRAMME OF SMALL,APPROPRIATELY LOCATED INDUSTRIAL UNITS SUITED TO THENEEDS OF STARTER BUSINESSES AND SMALL TO MEDIUM SIZEDENTERPRISES;

f) TO CONVERT AND IMPROVE, WHEN AND WHERE APPROPRIATEOPPORTUNITIES EXIST, REDUNDANT AND UNDER UTILISEDFLOORSPACE FOR USE BY INDUSTRIAL AND COMMERCIALUNDERTAKINGS.

EMP 5THE BOROUGH COUNCIL WILL, WHERE APPROPRIATE, PREPAREPLANNING BRIEFS FOR THE SITES PROPOSED FOR EMPLOYMENT USEIN THE UDP IN ORDER TO ESTABLISH BASIC PLANNING CRITERIA FORACCESS, DESIGN, LANDSCAPING, ENERGY CONSERVATION ANDOTHER CONSIDERATIONS.

Doncaster Town Centre

Design, Servicing and Development of Employment Sites

GROWTH IN PART TIME EMPLOYMENT (1981-1991)

1981 1991

Nos. % Nos. %

Full Time Jobs 82,400 81 65,600 73Part Time Jobs 19,200 19 24,200 27

SOURCE : NOMIS/CENSUS OF EMPLOYMENT 1991

KeyFact

44 Doncaster Unitary Development Plan

4.27 Certain of the Borough Council’sexisting industrial and commercialareas suffer from a combination ofproblems, such as inadequate accessor highway infrastructure, lack ofservices, poor environment or untidy,

poor quality premises. Many of themare located within the RegenerationPriority Areas. An important way inwhich the Council can assist the wellbeing of existing industry andcommerce and promote the more

IMPROVEMENT OF ESTABLISHED INDUSTRIAL AND COMMERCIAL AREAS

4.26 The purpose of this policy is todefine the types of uses which willnormally be permitted within theexisting employment areas, with theobjective of ensuring that proposed

EMP 6WITHIN THE EMPLOYMENT POLICY AREAS IDENTIFIED ON THEPROPOSALS MAP, PERMISSION WILL NORMALLY BE GRANTED FOR B1,B2 AND B8 USES, EXCEPT AT BARTON LANE, ARMTHORPE, WHERE B2AND B8 USES WILL NOT NORMALLY BE PERMITTED. PROPOSALS FOROTHER INDUSTRIAL, BUSINESS OR COMMERCIAL USES WILL BECONSIDERED ON THEIR MERITS IN ACCORDANCE WITH OTHERRELEVANT PLAN POLICIES.

SEMP 4SPECIAL EMPHASIS WILL BE PLACED ON THE ECONOMIC ANDPHYSICAL REGENERATION OF THE ESTABLISHED INDUSTRIAL ANDCOMMERCIAL AREAS PARTICULARLY WITHIN THE REGENERATIONPRIORITY AREAS. A RANGE OF MEASURES WILL BE TAKEN TO BRINGABOUT SUBSTANTIAL IMPROVEMENTS TO THESE AREAS.

4.25 The results of the Public AttitudeSurvey indicated clearly theimportance attached by Doncaster’sresidents to promoting employment.The Borough Council also attaches thehighest priority to promotingemployment and will use the variouspowers available to it to ensure thatthe various sites proposed andallocated for employment purposes inthe UDP are designed, serviced anddeveloped to a good standard. Toachieve this the Borough Council willprepare planning briefs forEmployment Sites in consultation withinterested parties includinglandowners.

Existing Employment Land and Property

efficient and effective use anddevelopment of these areas is bycarrying out and encouragingimprovements to the industrial andcommercial environment andinfrastructure.

uses are appropriate to their location.With regard to proposals for othertypes of employment use, attention isparticularly drawn to Policies EMP 10-14.

Take up of emplolymentland within the DoncasterBorough over the 6 years1987-1994 averaged 22hectares per year.

KeyFact

KeyFact

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4.28 The areas selected are thoseconsidered to be most in need ofremedial treatment, taking intoaccount the condition of theirinfrastructure, land and premises andthe scope that exists for improvement.Many are located within theRegeneration Priority Areas and thesewill warrant the most urgent attention.

4.29 The Borough Council, throughits Economic Strategy, is alreadyundertaking and promoting a range of

initiatives within many of these areasincluding provision of serviced landand small unit premises; conversionand improvement of redundant andunder utilised floorspace; providingbeneficial treatment to areas ofderelict, degraded and despoiled landand buildings; and landscaping works.The Borough Council is seeking todevelop these initiatives with itspartners and the DoncasterRegeneration Partnership. Grant aidand programme mechanisms include

the new Single Regeneration Budget,English Partnerships, EuropeanProgrammes, as well as the BoroughCouncil’s capital programme.

4.30 Additionally, through its planningpowers, the Borough Council will,where appropriate, seek to promoteimproved layout and land usearrangements when proposals aresubmitted for development within thePriority Employment Policy Areas.

EMP 7WITHIN THE PRIORITY EMPLOYMENT POLICY AREAS IDENTIFIED ONTHE PROPOSALS MAP, THE BOROUGH COUNCIL WILL CARRY OUT,SUPPORT AND ENCOURAGE IMPROVEMENTS TO THE INDUSTRIAL ANDCOMMERCIAL ENVIRONMENT, AND WILL SEEK TO ENSURE THAT LANDAND BUILDINGS ARE USED EFFICIENTLY AND EFFECTIVELYCONSISTENT WITH THE DESIGNATED USES, ENVIRONMENTAL ANDTRAFFIC CONSIDERATIONS. MEASURES WILL INCLUDE, ASAPPROPRIATE:

a) IMPROVEMENTS TO TRAFFIC CIRCULATION, ACCESS ANDPARKING FACILITIES;

b) IMPROVEMENTS TO SERVICE INFRASTRUCTURE;

c) CONSTRUCTION OF NEW PREMISES;

d) REDEVELOPMENT, CONVERSION OR MODERNISATION OFEXISTING INADEQUATE PREMISES;

e) RECLAMATION AND BRINGING INTO BENEFICIAL USE OFDERELICT, DESPOILED AND VACANT LAND;

f) LANDSCAPING AND OTHER MEASURES TO UPGRADEAPPEARANCE, ATTRACTIVENESS AND WHERE POSSIBLENATURE CONSERVATION INTEREST.

46 Doncaster Unitary Development Plan

4.31 Although under represented in thepast, Doncaster now supports a rapidlyexpanding service sector. There hasbeen a general growth in office-basedactivities. If Doncaster is to avoid theeconomic problems of its recent past,it will be necessary to build upon thismomentum, attract and create moreservice employment and create a morediversified economy. A positive policyof encouraging B1 uses is therefore

Business Uses

POLICIES FOR SPECIFIC EMPLOYMENT USE

EMP 8BUSINESS USES (CLASS B1 OF THE USE CLASSES ORDER 1987),INCLUDING CHANGES OF USE OF EXISTING BUILDINGS FOR B1PURPOSES, WILL BE ENCOURAGED:

a) ON SITES SPECIFICALLY PROPOSED OR ALLOCATED IN THE PLANFOR B1 PURPOSES;

b) WITHIN DONCASTER TOWN CENTRE SHOPPING, COMMERCIALFRINGE AND OFFICE POLICY AREAS IN ACCORDANCE WITHPOLICIES TC5, 8 AND 11;

c) ON APPROPRIATE SITES WITHIN THE COMMERCIAL POLICY AREASOF SMALL TOWN AND DISTRICT CENTRES, IN ACCORDANCE WITHPOLICY SH1;

d) ELSEWHERE WITHIN EXISTING BUILT-UP AREAS, PROVIDING THEDEVELOPMENT IS ON A SCALE APPROPRIATE TO THE LOCALITY;

e) WITHIN THE GREEN BELT AND COUNTRYSIDE POLICY AREA, ONLYIN ACCORDANCE WITH POLICY ENV10 (CONVERSION OF EXISTINGRURAL BUILDINGS).

ALL PROPOSALS WILL BE SUBJECT TO OTHER RELEVANT PLANPOLICIES IN PARTICULAR POLICIES PH10, SH4, SH5, TC6 AND TC7(NON-RETAIL USES IN SHOPPING FRONTAGES) AND LOCAL PLANNING,TRAFFIC AND ENVIRONMENTAL CONSIDERATIONS.

adopted. The preferred locations forbusiness development are the sitesspecifically proposed or allocated forB1 use and Doncaster Town Centre.

4.32 However, B1 uses can, inappropriate circumstances, beaccommodated in other built-uplocations, for example the smallertown centres and adjacent to mainroads. They are frequently a suitable

use for redundant sites and buildingswithin the built-up areas. PPG4specifically advises that manybusinesses can be carried out inresidential areas dependent on thescale, site use and location of theproposal. Policy EMP 8 thereforeprovides a range of locational optionsfor these uses.

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Open Storage Uses

4.33 The demand for this type of officespace is mainly in Doncaster TownCentre and the other town centreswithin Doncaster Borough and hasbeen met principally through changes

of use. This is a fast growing sectorof the economy and the demand foradditional floorspace is likely tocontinue. Detailed proposals forDoncaster Town Centre are set out in

Chapter 15. In other town centres, thedemand should be met by furtherchanges of use and refurbishment ofexisting property coupled withselective redevelopment.

EMP 10PROPOSALS FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENTWHICH INVOLVE SUBSTANTIAL OUTSIDE STORAGE ADJACENT MAINROAD FRONTAGES, ADJACENT TO RESIDENTIAL AREAS OR IN OTHERSENSITIVE LOCATIONS WILL NOT NORMALLY BE PERMITTED.ELSEWHERE, THE BOROUGH COUNCIL WILL REQUIRE EFFECTIVESCREENING IN ALL CASES, TO MINIMISE THE ENVIRONMENTAL IMPACT.

EMP 9OFFICES FOR FINANCIAL, PROFESSIONAL OR OTHER SERVICESWHERE THE SERVICES ARE PROVIDED PRINCIPALLY TO VISITINGMEMBERS OF THE PUBLIC (CLASS A2 OF THE USE CLASSES ORDER1987) SHOULD BE PROVIDED:

a) IN DONCASTER TOWN CENTRE SHOPPING, COMMERCIALFRINGE AND OFFICE POLICY AREAS, IN ACCORDANCE WITHPOLICIES TC5, 8 AND 11; AND

b) WITHIN THE COMMERCIAL POLICY AREAS OF SMALL TOWN ANDDISTRICT CENTRES, IN ACCORDANCE WITH POLICY SH1.

OUTSIDE THESE CENTRES ONLY SMALL SCALE CLASS A2OFFICE DEVELOPMENTS WILL NORMALLY BE PERMITTEDPROVIDED THAT THE PROPOSAL EITHER:

a) FALLS WITHIN A NEIGHBOURHOOD SHOPPING CENTRE ORPARADE OF SHOPS IN ACCORDANCE WITH POLICY SH3; OR

b) FORMS AN EXTENSION TO AN EXISTING CLASS A2 OFFICE USE

ALL PROPOSALS WILL BE SUBJECT TO OTHER RELEVANT PLANPOLICIES, IN PARTICULAR POLICIES PH10, SH4, SH5, TC6 AND TC7(NON-RETAIL USES IN SHOPPING FRONTAGES) AND LOCAL PLANNING,TRAFFIC AND ENVIRONMENTALCONSIDERATIONS.

Financial and Professional Service Use

4.34 The Borough Council is anxiousto promote a high standard ofappearance to all main road frontageto areas proposed or allocated in theUDP for employment use. It is alsoimportant to protect the visual

amenities of residential areas whichadjoin industrial and commercialareas. For these reasons, it is essentialthat extensive open storage areas arelocated well away from main roadfrontages,

residential areas and other sensitivelocations. Effective screening ofstorage areas must be secured and theBorough Council will use itsdevelopment control powers to ensurethat this is achieved in all cases.

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4.36 The Borough Council willstrongly oppose proposals for certainheavy or “special” industries, such asheavy chemical works or toxic wasteprocessing plants, which involvehazardous materials or processes

likely to generate significant risk, orwhich are likely to generate pollution,on the grounds that no suitablelocations exist for these types ofdevelopment within Doncaster. All ofthe existing and proposed

employment sites are located close tourban areas, never far from heavilypopulated residential areas and urbancentres and it would be whollyinappropriate to site such hazardous orpotentially polluting industrial plants

Hazardous Industries

4.35 Certain types of industrial andcommercial operation such as scrapmetal or timber yards, and extensiveopen storage uses commonly knownas “bad neighbour” uses, cannot easilyor satisfactorily be located on generalemployment sites and, in any event,the operators of such businessesfrequently cannot afford to purchaseor lease plots on these sites. In the

past these uses have been directed to aselection of mostly small sites, suchas Barton Lane, Armthorpe;Bankwood Lane, Rossington; andLittle Lane, Wheatley. Often thesesites are lacking in basic infrastructureservices and are very untidy inappearance. There is a need for moresuitable locations for these kinds ofbusinesses, which require

inexpensively priced sites with goodaccess to the main highway network.The identification of suitable sites for“bad neighbours” uses is difficult asthey have a detrimental impact onsurrounding land uses. The demandfor “bad neighbour” use sites will bekept under review should there bedemand in excess of the 2.5 ha of landidentified at Carcroft Common.

“Bad Neighbour” Employment Uses

EMP 112.5 HA OF LAND AT CARCROFT COMMON HAS BEEN IDENTIFIED ASSUITABLE FOR CERTAIN “BAD NEIGHBOUR” INDUSTRIAL ANDCOMMERCIAL USES, SUCH AS SCRAP METAL AND TIMBER YARDS, CARBREAKERS, CAR REPAIRERS AND OPEN STORAGE USES. THEBOROUGH COUNCIL WILL ENCOURAGE THE RELOCATION OF “BADNEIGHBOUR” INDUSTRIAL AND COMMERCIAL USES FROMRESIDENTIAL AND OTHER SENSITIVE LOCATIONS TO THIS SITE.

EMP 12PROPOSALS FOR INDUSTRIAL AND COMMERCIAL USES WILL NOT BEPERMITTED WHERE THEY WOULD BE LIKELY TO RESULT INUNACCEPTABLE LEVELS OF POLLUTION OR WASTE MATERIALGENERATION OR WHERE THEY WOULD BE LIKELY TO POSE ANUNNACCEPTABLE RISK TO PUIBLIC SAFETY.

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4.37 Policy EMP 13 clarifies thelimited range of retail uses that willbe permitted within the EmploymentPolicy Areas. Certain categories ofspecialist retailing will be permitted,in accordance with Policy EMP 14.

Otherwise retailing will be restrictedto that which is minor in nature, eitherintended to service the needs of theEmployment Policy Area workforce(such as a takeaway food shop) orancillary to employment uses on site.

As a guide it is considered thatancillary retailing uses should notrepresent more than 10% of the groundfloor area of industrial/commercialpremises.

4.38 Certain categories of retail use,including those identified in PolicyEMP 14, are not easily orappropriately located in ShoppingPolicy Areas or Retail WarehousePolicy Areas, because of theirparticular site requirements orspecialist nature. Retail uses such ascar showrooms are increasingly beinglocated within areas traditionallyreserved for industry, reflecting theirneed for extensive sites with good,direct access to the main roadnetwork, their associated workshop

facilities, and so on. The BoroughCouncil will not oppose thedevelopment of such specialist retailuses within many of the sites proposedor allocated for employment use,provided that these uses remain arelatively small component of theoverall site development. In order toensure that employment sites areretained and available for employmentpurposes and that specialist retail usesdo not dominate employment policyareas it is considered that a guidelineof no more than 25% of the

Employment Site should be used forspecialist retail use.

4.39 For the purpose of this policy, anEmployment Site is defined as the areaproposed for development in the UDP.An Employment Policy Area is takenas the widest extent of the employmentallocation, as defined by othersurrounding land uses. The policyrelates to those uses which arepredominantly retail in nature.

EMP 14CAR DEALERSHIPS, BATTERY AND TYRE BAYS, CARAVAN SUPPLIERS,CAMPING EQUIPMENT CENTRES AND SIMILAR SPECIALIST RETAILUSES, WHICH ARE NOT APPROPRIATELY LOCATED IN SHOPPINGCENTRES, WILL NORMALLY BE PERMITTED WITHIN SITES PROPOSEDOR ALLOCATED FOR EMPLOYMENT USE, OTHER THAN THOSEIDENTIFIED UNDER POLICY EMP 2 (SCHEDULE 1), PROVIDED THATSUCH SPECIALIST USES DO NOT OCCUPY MORE THAN 25% OF ANYEMPLOYMENT SITE (INCLUDING STRATEGIC EMPLOYMENT SITES) OREMPLOYMENT POLICY AREA.

Retailing in Employment Policy Areas

EMP 13PROPOSALS FOR RETAIL USE WILL NOT NORMALLY BE PERMITTEDWITHIN EMPLOYMENT POLICY AREAS, EXCEPT WHERE,EITHER:

a) IT COMPRISES A SPECIALIST RETAIL USE AS DEFINED IN POLICYEMP 14 AND WHICH SATISFIES THE REQUIREMENTS OF THATPOLICY; OR

b) IT IS OF A MINOR NATURE, INTENDED TO SERVICE THE NEEDSOF THE EMPLOYMENT POLICY AREA WORKFORCE; OR

c) IT IS OF A MINOR NATURE AND ANCILLARY TO THE MAIN USE.

in these locations. The BoroughCouncil will encourage the use ofclean technologies which minimiseswaste production. The Borough

Council will take the advice of relevantauthorities in assessing the level ofpollution and public safety risks. TheCouncil will take into account the

precautionary principle and assess thisagainst other material considerations

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THE RURAL ECONOMY

4.40 A large part of the Borough ofDoncaster remains rural in character.Nationally, the last few years haveseen considerable changes in the ruraleconomy. Central Government Policyis no longer to support maximumagricultural output but rather to reduceit. Consequently, there is no longer theneed to maintain the maximumpossible extent of rural land inagricultural use. Factors such as fallingprices for agricultural output and

significantly increased levels ofagricultural productivity have in recentyears put great pressure on agriculturalemployment. Central Government aretherefore anxious to fosterdiversification of the rural economy soas to open up wider and more variedemployment opportunities (1).

4.41 In Doncaster’s countryside,agriculture remains by far the mostdominant land use, reflecting the high

SEMP 5THE DIVERSIFICATION OF THE RURAL ECONOMY WILL BESUPPORTED, HAVING DUE REGARD TO THE NEED TO PROTECT THEAMENITY AND ENVIRONMENT OF THE COUNTRYSIDE.

4.42 Within several of the larger ruralsettlements, such as Auckley andBawtry, new sites or EmploymentPolicy Areas have been identifiedcapable of accommodating small scaleindustrial and commercialdevelopment. These are covered byPolicies EMP 2 and EMP 6. Awayfrom the identified sites, the BoroughCouncil will consider sympatheticallyproposals for small scale industrial orcommercial use within both larger andsmaller rural settlements, providedthey are acceptable in terms of theiramenity, environmental and trafficimpact. Such proposals will beconsidered in relation to theappropriate policies of the UDP.

quality of much of the farmland,particularly in the western half of theBorough. The Borough Council willpromote diversification of the ruraleconomy in ways that are sympatheticto the amenity and the environment ofthe countryside. This howeverincludes continuing to supportagriculture in addition to otheremployment generating usesappropriate to the countryside.

Industrial and Commercial Development Within Rural Settlements

KeyFact

Nationally it has been found that;

Women with children have greatly increased their participationin the labour market.

The greatest increase is seen among those with pre-schoolchildren, though the numbers working full time are still small.

There is evidence of a rising demand for childcare.

Most childcare is still provided by relatives and friends, but arising minority, now one fifth of working mothers, use some kindof professional care; nearly half those with pre-school childrendo so.

SOURCE : EMPLOYMENT GAZETTE, AUG 1993

(1) PPG7 The Countryside and the Rural Economy, DOE/ Welsh Office, January 1992

EMP 15WITHIN THE GREEN BELT AND COUNTRYSIDE POLICY AREA THEFOLLOWING WILL BE ENCOURAGED, PROVIDED THAT THEIR IMPACTUPON THE COUNTRYSIDE IS ACCEPTABLE:

a) LEISURE DEVELOPMENTS OF A SCALE AND NATURE APPROPRIATETO THE COUNTRYSIDE AND WHICH ACCORD WITH POLICIES ENV3,ENV4, ENV6 AND ENV7 AS APPROPRIATE;

b) THE RE-USE OR ADAPTATION OF EXISTING BUILDINGS FORAPPROPRIATE COMMERCIAL AND LIGHT INDUSTRIAL USES,SUBJECT TO THE DETAILED REQUIREMENTS SET OUT IN POLICYENV10.

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4.45 Whilst it is recognised thatsome types of industry can beaccommodated near to or withinresidential areas, nevertheless someindustrial uses can be a source ofannoyance through noise, odours,unsightly yards and buildings whichcan seriously damage residentialamenity. Such industry can have beenestablished many years ago forhistorical reasons when expectations

were different and now give rise tounsatisfactory conditions for bothoperator and surrounding residents inthe community. It is also necessary toensure that new facilities offeringemployment opportunities are able tobe of benefit to all members of thecommunity. Geographical locationcan help in making facilities availableby reducing the need for travel butadditional facilities can remove

economic and mobility barriers topotential employees and users such aschildcare facilities. By pursuing suchobjectives the benefits of additionalemployment provision will accrue toa wider sections of the community.This will go some way toachieving the objectives of GEN7bringing about economic andenvironmental improvements to thewhole community.

BENEFITTING THE WHOLE COMMUNITY

4.43 New industrial and commercialdevelopment is generallyinappropriate in the open countrysideand proposals for such developmentwill usually conflict with nationalpolicies for protecting the Green Beltand the countryside. Nevertheless,there are categories of developmentwhich can be acceptable and whichcan help to promote diversification ofemployment opportunities within thecountryside. Tourism developmentswhich are sympathetic to theirenvironment, particularly those which

are leisure-based, or based on anexisting attraction, for example acountry mansion or an extensiveparkland, can be appropriate. Detailedpolicies relating to such developmentsare set out in Chapters 5 and 10.Further opportunities for encouragingindustrial and commercial enterprisewithin the countryside are provided bysome existing rural buildings. CentralGovernment policy strongly supportsthe re-use or adaptation of suchbuildings for small businesses andpolicy ENV10 provides guidance

where the conversion of existingbuildings are permitted in theCountryside Policy Area and GreenBelt. The Rural DevelopmentCommission supports the re-use ofrural buildings for employment usesand makes grants and other assistanceavailable in the Rural DevelopmentAgency.

4.44 Proposals for the extension orexpansion of existing industrialenterprises are covered by PolicyENV11 in the Environment Chapter.

EMP 16IN ORDER TO ENSURE, AS FAR AS POSSIBLE, THAT THE BENEFITSOF NEW EMPLOYMENT DEVELOPMENT MAY BE ENJOYED BY ALL THEBOROUGH’S RESIDENTS, THE BOROUGH COUNCIL WILL:

a) ENDEAVOUR TO SECURE THE PROVISION OF GOOD QUALITYSERVICED INDUSTRIAL SITES AND PREMISES WITHIN THEREGENERATION PRIORITY AREAS;

b) ENSURE THAT EMPLOYMENT SITES ARE LOCATED WHERE THEYARE CAPABLE OF BEING SERVED BY GOOD PUBLIC TRANSPORTLINKS;

c) ITSELF PROVIDE AND WILL ENCOURAGE OTHER APPROPRIATEAGENCIES TO PROVIDE ACCESSIBLE TRAINING FACILITIES,PARTICULARLY WITHIN THE REGENERATION PRIORITY AREAS;

d) ENCOURAGE PROVISION OF CHILDMINDING FACILITIES;

e) ENSURE THAT NEW EMPLOYMENT DEVELOPMENTS MAKEAPPROPRIATE PROVISION FOR THE NEEDS OF THE DISABLED;

f) ENDEAVOUR TO SECURE THAT RESIDENTS IN RURAL AREASHAVE ACCESS TO EMPLOYMENT AND TRAINING FACILITIESTHROUGH GOOD PUBLIC TRANSPORT LINKS.

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4.46 The purpose of Policy EMP16 isto indicate various ways in which theBorough Council will seek to addressthe problems of disadvantaged groupsin securing access to employmentopportunities. The Borough Councilis already facing up to these issues. Itis working with other partners in theDoncaster Regeneration Partnership todevelop an ‘Action for People’programme. This will concentrate andsupply measures to improve theoperation of the labour market,counteract labour market disadvantageand raise living standards. Theprogramme will be developed in closeliaison with the Barnsley andDoncaster TEC. The Council’s owncontribution will be through theprovision of quality vocationalguidance and training; thedevelopment of out reach and satellitefacilities in more isolatedcommunities; the encouragement ofcommunity managed enterprises; andthe development of a strategy andemployment project for the RuralDevelopment Area in the north of theBorough. Elements of this programmeare likely to be included as part of thePartnership’s Single RegenerationBudget bid. The EuropeanCommunity RECHAR 2 programmeprovides a further potential fundingmechanism to support the Council’s

Of the most important things people thought the Borough Councilshould do, ‘help develop industry’ scored nearly twice as highas the next issue with over 70% of all those asked. By contrast,‘promoting office developments’ figured on only 4% of peopleslist of priorities.

This related well to what people thought were the most seriousproblems. Unemployment generally, and specificallyunemployment among young people, were thought the mostserious problems the Borough Council should try to tackle inthe future. Only vandalism was considered to be a higherpriority.

When asked what type of employment people wanted, jobs withineasy reach scored highest, accounting for over a third of thosespecifying a requirement. Nearly 30% of people with arequirement mentioned their desire for unskilled or semi-skilledemployment.

Public AttitudeSurvey

objectives in regenerating coalfieldcommunities. In addition, theBorough Council will seek to takeadvantage of other Europeanprogrammes through the EuropeanSocial Fund and specific initiatives toassist in the provision of trainingincluding those people withdisabilities. The Borough Council willwork in partnership with the RuralDevelopment Commission and otheragencies towards sustaining ruralcommunities and improving servicesand facilities in rural areas.

4.47 Where there is inadequateprovision of industrial land within theRegeneration Priority Areas, the UDPhas sought to allocate suitable sites, inlocations with good existing orpotential public transport access.Through various means open to theBorough Council, including thedevelopment control process, everyeffort will be made to securechildminding facilities and to ensurethat adequate facilities to serve thedisabled are incorporated withinemployment development schemes.

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Detailed Control Policy - Industrial and Commercial Premises

EMP 17ALL NEW INDUSTRIAL AND COMMERCIAL DEVELOPMENT, INCLUDINGEXTENSIONS TO EXISTING PREMISES, WITHIN PROPOSEDEMPLOYMENT SITES AND EMPLOYMENT POLICY AREAS WILL BEEXPECTED TO SATISFY THE FOLLOWING REQUIREMENTS:

a) A SAFE AND EFFICIENT ROAD LAYOUT SHALL BE PROVIDED,WITH EACH DEVELOPMENT HAVING A SATISFACTORY ACCESSAND ON-SITE MANOEUVRING FACILITIES;

b) ADEQUATE SPACE FOR THE PARKING AND LOADING/ UNLOADINGOF VEHICLES SHALL BE PROVIDED WITHIN EACH DEVELOPMENTTO ACCOMMODATE THE NUMBERS AND SIZES OF VEHICLESLIKELY TO BE GENERATED;

c) ADEQUATE SPACE SHALL BE PROVIDED TO ACCOMMODATESATISFACTORILY ALL EXTERNAL STORAGE;

d) THE DEVELOPMENT SHALL BE OF A SATISFACTORY SITING, SCALE,DESIGN AND EXTERNAL APPEARANCE;

e) WHERE NEW BUILDINGS OR EXTENSIONS ARE TO BE DIRECTLYVISIBLE FROM MAIN ROADS THEY SHALL BE REQUIRED TO BE OF ASTANDARD OF DESIGN IN EXCESS OF NORMALREQUIREMENTS AS DEFINED IN ENV52 AND ENV53 USINGGOOD QUALITY FACING MATERIALS AND SATISFACTORYLANDSCAPING AND BOUNDARY TREATMENTS;

f) WHERE SITES ADJOIN, DIRECTLY FACE OR OTHERWISE IMPINGEUPON RESIDENTIAL PROPERTIES ACCOUNT WILL BE TAKEN OFTHE IMPACT OF NEW OR INTENSIFIED DEVELOPMENT ONRESIDENTIAL AMENITIES AND APPLICATIONS WILL BEEXPECTED TO CONTAIN PROPOSALS WHICH LEAD TO ANUPGRADING OF ENVIRONMENTAL CONDITIONS WHERE THESEARE AT PRESENT UNSATISFACTORY. NOISE GENERATINGACTIVITIES SHOULD BE SITUATED SUFFICIENTLY FAR FROMEXISTING HOUSES AS IS NECESSARY TO AVOID NUISANCE ANDANY OUTSIDE STORAGE AREAS SHALL BE EFFECTIVELYSCREENED. ADEQUATE SOFT LANDSCAPING SHALL BEPROVIDED ALONG ALL SENSITIVE BOUNDARIES;

g) WHERE SITES ADJOIN OPEN COUNTRYSIDE, PLANNINGAPPLICATIONS WILL BE EXPECTED TO INCLUDE PROPOSALSFOR THE SCREENING OF THE DEVELOPMENT BY SUITABLEBOUNDARY FENCING AND PROVISION OF A SUBSTANTIAL SOFTLANDSCAPING BUFFER AND COMPLY WITH POLICY ENV15;

h) THE PROPOSALS SHOULD NOT CONFLICT WITH OTHERPOLICIES CONTAINED IN THE UDP;

i) THE PROPOSALS SHOULD PROVIDE FOR NATURECONSERVATION INTERESTS AS DEFINED IN POLICY ENV42.

4.48 Within the areas proposed foremployment use, a series of generalcontrols over development will apply(Policy EMP17). These seek toachieve a good standard of newdevelopment and environmentalimprovement in the design, layout,access and landscaping of

developments and ensure thatdevelopments are compatible andwhere appropriate improve therelationship with neighbouring uses,particularly adjoining residential areas.New industrial development sites canhave features of nature interest whichcan be incorporated into the design and

layout of the sites on largerdevelopment sites. In addition,opportunities can be created to providefor natural habitats. Policy ENV42outlines elements that must beconsidered in assessing developmentproposals.

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