Chapter 6 - EMPLOYMENT

EMPLOYMENT - GENERAL

General Approach

6.1 In order to manage the pressures for development operating in this Borough and, at the same time, to ensure that a range of differing employment opportunities are provided and maintained, land and sites are identified for specified types of employment in this Local Plan. In this respect the Borough Council will normally require development for business use to be located within town centres. The industrial estates (referred to as Employment Areas throughout this Local Plan) are reserved for industrial, and storage and distribution uses.

6. 2 These identified sites have potential for a significant number of additional jobs. By making such provision the Borough Council considers it reasonable to resist new employment development in the remaining areas, to conserve scarce urban land resources for a range of competing uses, to minimise the overheating of the local economy and to protect the level of amenity currently enjoyed by the Borough's residents.

Policy Em 1

Proposals for business, industrial, and storage and distribution uses will normally only be permitted within the Employment Policy Areas shown on the Proposals Map.

The Borough Council will normally require Class B1 business use to be located within Town Centre Business Areas, Town Centre Shopping Areas and Areas for Small Businesses, and Classes B1 B2 and B8, industrial, and storage and distribution uses, to be located within Employment Areas, all as shown on the Proposals Map.

Amplification

(1) Proposals for new business, industrial and storage and distribution use or redevelopment of existing business, industrial, and storage and distribution use will be directed to Employment Policy Areas where land is available and environmental and amenity considerations as set out in Policy Em 2 can be met. The Employment Policy Areas are the Town Centre Business Areas, Town Centre Shopping Areas, Areas for Small Businesses and the Employment Areas. This Policy is not relevant to retail development.
(2) Proposals which fully comply with Policies Em 10 and Co 3 may be permitted.

Loss of Employment Land

6. 3 Introduction: This policy replaces and extends part of 1994 Policy Em 8 in order to prevent the development of both mainstream industrial and commercial sites for potentially higher order uses such as residential,

6. 4 Purpose: To maintain and renew the Surrey economy through the protection of the existing stock of suitably located industrial and commercial land.

Policy Em 1A

The loss of existing suitably located business, industrial, and storage and distribution uses within those areas defined for employment purposes in Policy Em1 will be resisted. The loss of existing suitably located business, industrial, and storage and distribution uses both within the urban areas and the Rural Surrounds of Horley, outside the areas defined for employment purposes will also be resisted.

Amplification

(1) Suitably located includes having good access to and from the principal road network, nearby labour supply and nearby support services.
(2) Alternative business, industrial, and storage and distribution uses for a site would be considered first. Only when it can be demonstrated that a site is unsuitable for such uses will other uses, including residential, be acceptable.
(3) Exceptions to this policy may arise where it can be clearly demonstrated that environmental, access or infrastructure problems currently give rise to unacceptable detriment to the amenity of the locality.

Assessment and Regulation

6. 5 Having first satisfied Policy Em 1, proposals for business, industrial, and storage and distribution uses will be assessed against criteria aimed at establishing the likely impact the development would have on both the environment of the area and on the operation of the principal land use policies which form the basis of this Local Plan.

6. 6 In order to husband scarce land resources, it is essential to prevent too much development coming forward at any one time, particularly given the limited available labour supply and the inability of infrastructure, housing provision and other services to meet significant increases in demand. Therefore, proposals will be assessed against the level of commitments, including relets, available at that time. Even where a proposal involves a site within an Employment Policy Area, unless excepted by this policy, it cannot be construed that development will be permitted as of right.

6. 7 Proposals will be separately assessed against the prevailing situation in the local labour and housing markets, the capacity of infrastructure and the effect on the environmental quality of the surrounding area.

Policy Em 2

In considering planning applications for business, industrial, and storage and distribution uses, the Borough Council will have regard to the labour and housing markets through the regular monitoring of trends and changes in conjunction with the County Council. Such proposals will normally only be permitted if:-

(i) the proposal complies with Policy Em 1;
(ii) the Borough Council is satisfied that insufficient suitable land and premises, buildings under construction, or land with outstanding planning permission is available;
(iii) the existing or proposed infrastructure is adequate or the development will fund necessary improvements; and
(iv) the proposal complies with the housing, environmental and other policies of this Local Plan.

Proposals for the redevelopment of outworn industrial, and storage and distribution uses within Employment Areas, or for existing firms wishing to extend or redevelop for their own occupation and within their own curtilage or on land immediately adjoining, and in compliance with all the relevant policies of this Local Plan, will be excepted from criteria (i) and (ii) above.

Amplification

(1) The Borough Council will continue its monitoring of commercial commitments, namely office, industrial, high technology and storage and distribution floorspace. In considering new proposals for business, industrial, and storage and distribution uses, it will have regard to the availability of existing suitable land and premises, outstanding planning permissions and their rate of occupation and completion. Guidance from the County Council will be used to analyse local changes in the labour market and consequent demands on the housing market.
(2) Proposals for business use will not generally be permitted where they would result in loss of land or premises identified in the Local Plan for industrial purposes giving rise to a shortage locally or where it can be shown that there is an over-supply of land or premises for offices shown by the amount of vacant office floorspace and outstanding planning permissions. They will also be resisted if proposals would place demand for additional labour in an area already suffering from labour shortages and place demands for housing which cannot be met, or lead to labour supply/demand mismatches. The cumulative impact of a number of Class B1 proposals will be assessed in considering individual Class B1 development proposals.
(3) All proposals will be assessed against environmental and amenity criteria and the Borough Council will normally require planning applications to include details of the following:-

(i) siting and scale of the proposed development;
(ii) amount and distribution of floorspace to be provided;
(iii) the likely effects on the existing infrastructure. If the proposed development would exceed existing infrastructure capacity, any necessary improvements will be funded by the developer. The transport network will be assessed in terms of additional vehicle movements, the possible creation of unacceptable local congestion and highway safety problems for pedestrians or other road users;
(iv) means of access; and
(v) layout of parking and servicing provision, including the number of spaces to be provided to the currently adopted standards. A condition may be imposed preventing industrial sites which have a lower standard of car parking provision changing to a business use requiring a higher standard, unless additional provision can be provided on-site so that on-street parking problems are prevented.

(4) "Existing firms" means firms existing in Surrey at the time the Policy requires it to be implemented.

Design and Layout

6. 8 In order to maintain the character of the Borough and to meet normal development control criteria, proposals will be expected to meet high standards of design, layout and construction. Above all, proposals should not detract from the overall character of an area and should enhance that character wherever possible.

Policy Em 3

In order to maintain and enhance the natural and built environment of the Borough, all proposals for business, industrial, and storage and distribution use will normally be required to:-

(i) make the best use of the physical characteristics of the site, views into and out of the site and aspect; existing trees, vegetation and other interesting features will be expected to be retained;
(ii) be of a scale and form which would respect the general pattern of development in the area and avoid undue changes in building heights;
(iii) be of a scale and form, where situated on the edge of the urban areas, as to achieve the appropriate transition to the countryside beyond;
(iv) comprise a layout and design which does not unreasonably affect the amenities of adjoining properties;
(v) be designed to a high standard incorporating elevational treatments, roofscape and building materials which complement the character of the area;
(vi) be vertically sub-divided into separate units, each with individual entrances, where the building is designed as small suites of accommodation;
(vii) incorporate facilities for the disabled;
(viii) incorporate substantial landscaping proposals which should be considered at an early stage as an integral part of the overall design;
(ix) provide open space for the enjoyment of employees as part of developments within Employment Areas;
(x) provide satisfactory means for the storage and collection of refuse;
(xi) where necessary, extraction equipment and plant should be fitted in as unobtrusive manner as possible;
(xii) comply with the currently adopted standards for highway design, parking and servicing provision;
(xiii) have regard to the Guidelines on Noise Control published by Surrey County Council and
(xiv) take into account the requirements of energy conservation.

Amplification

(1) The Borough Council will normally require applications to be supported by a thorough site survey assessing the quality and effect of the proposed development on existing features. The survey should include reference to levels, aspect, views into and out of the site, trees, hedges, shrubs and other landscaping features, and to neighbouring properties. These factors must be taken into account in formulating even preliminary layouts. Applicants will, where appropriate, be expected to undertake a comprehensive tree survey identifying the location, species and condition of all trees on the site. Trees not only form a natural feature which it is impossible to replace immediately, but also can be used to reduce the visual impact of new development. Developers will be required to observe a strict code of tree protection during any construction period (see Policy Pc 4).
(2) As a general rule, development should not normally exceed the height of other buildings in the surrounding area, in order to avoid overlooking, interference with established views, or having an adverse effect on the character of the area. In addition development should be set back at least 30 metres from any residential property.
(3) A characteristic of development in the Borough is that generally densities decrease towards the edge of the built-up areas and are screened from view from the surrounding countryside. It is considered that these features should be perpetuated as far as possible so as to safeguard the visual amenities of the countryside. Particular attention will be given to the retention and reinforcing of the natural screening in such locations.
(4) Landscaping means the treatment of land for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated, and includes screening by fences, walls or other means, planting of trees, hedges, shrubs or grass, formation of banks, terraces or other earthworks, and other amenity features. Plans of proposed additional landscaping will be required at the detailed planning application stage so as to assess the quality of the proposed built environment in its finished form. With the exception of town centre sites, at least 20% of the total site cover of developments of 2.0 hectares or more should be in the form of soft landscaping, including a grassed area for employees, large enough for informal games; and there should be landscaped strips, minimum 5 metres wide, to screen surrounding properties and to present a physical identity.
(5) Door widths, lifts doors and lift carriages themselves, should all be designed to accommodate the needs of the disabled and their helpers and for prams and pushchairs, including double-buggies. For practical guidance on access for the disabled see the Approved Document dealing with the requirements from PART M of Schedule I of the Building Regulations 1991.
(6) Traffic aspects will be evaluated in relation to any internal road layout meeting approved standards and the effect of the completed development on the existing highway network. Proposals will need to demonstrate that a satisfactory means of access can be provided to approved standards, without causing an increase in danger to road users and pedestrians, and without giving rise to undesirable visual impact upon the street scene, e.g. loss of important trees or hedges. The internal site layout will need to minimise noise and disturbance to neighbouring properties from traffic movements, by careful layout and screening, and in the choice of materials for hard surfaces. Poor design features, e.g. unsightly views of service areas and refuse facilities, large unrelieved parking areas, etc., should be avoided.

EMPLOYMENT IN TOWN CENTRES

Town Centre Business Areas

6. 9 Each of the principal town centres of the Borough, Redhill, Reigate and Horley, contain areas which are predominantly in business use and largely occupied by purpose-built office blocks. Within such areas, and dependent upon the circumstances of each site, proposals for redevelopment and extension will normally be acceptable in principle and will enable requirements for a stock of modern floorspace to be met.

6. 10 Redhill is identified as the preferred location for major business development in the Borough and, accordingly, a number of sites have been identified for Integrated Mixed Use Schemes in this Local Plan. The outward expansion of town centre uses is constrained by railway embankments to the east and south and residential areas to the north and west, which the Borough Council is anxious to protect. In order to keep employment growth within acceptable bounds, therefore, major business development suitable for office accommodation will be restricted to the Town Centre Business and Shopping Areas.

6. 11 Reigate and Horley town centres are identified as locations appropriate for small scale development. Because of its historic character, the major part of Reigate town centre lies within a Conservation Area where opportunities for development are now limited.

Policy Em 4

Within Town Centre Business Areas, as shown on the Proposals Map, proposals for development, redevelopment, extension or change of use for Class B1 business use will normally be permitted if:-

(i) the proposal complies with Policy Em 2;
(ii) the proposal complements the character of the area and would not have an adverse effect on the environment and amenities of the surrounding area;
(iii) as part of an Integrated Mixed Use Scheme, the proposal complies with Policy Em 7;
(v) the proposal would not conflict with other policies of this Local Plan; and
(vi) the appropriate design criteria as set out in Policy Em 3 are met in full.

Within Reigate and Horley Town Centre Business Areas, as shown on the proposals Map, development will normally be required to be small scale, reflecting their character and status.

Town Centre Business Areas shown on the Proposals Map:

Castlefield Road/London Road, Reigate
Consort Way, Horley
Massetts Road/Victoria Road, Horley
Queensway/London Road, Redhill

Amplification

(1) Class B1 business use proposals must demonstrate that they can blend with or complement the character of the Town Centre Business Area in terms of siting, visual appearance, scale, mass, height, form, architectural composition and building materials. Regard will be had to surrounding uses and special care taken in considering proposals in Conservation Areas or where historic buildings are affected.
(2) All proposals will be assessed against environmental and amenity criteria. The Borough Council will need details of siting and the scale of the proposed development and the amount of floorspace to be provided, the effects on the existing infrastructure, details of access, parking and servicing provision.
(3) Development for Class B1 business use will normally be permitted as part of an Integrated Mixed Use Scheme (see Policy Em 7).
(4) In order to encourage a range of differing types and sizes of business accommodation and in particular to give assistance to existing firms and small new firms, developments in Reigate and Horley should comprise smaller suites of accommodation and preference will be given to such proposals. This will also be more in keeping with the character and status of the towns.

Town Centre Shopping Areas

6. 12 Within Town Centre Shopping Areas, that is the area comprising the primary and secondary shopping areas, planning policy is primarily aimed at retaining and promoting retail facilities and improvements to the shopping environment. However within these areas there already exists a significant amount of business use within both purpose-built and converted accommodation. Changes of use and redevelopment schemes which will make replacement or new provision for business use will normally be acceptable where there is no loss of existing and proposed retail floorspace or where the retail function will not be impaired.

6. 13 In order to maintain a stock of small, mainly non-family, and rented housing accommodation centrally, the Borough Council will resist the loss of residential units from town centre locations and in Banstead Village. The loss of uses which contribute to the vitality and activity of town centres such as those of a community, recreation and leisure or entertainment nature will also be resisted.

Policy Em 5

Within Town Centre Shopping Areas, as shown on the Proposals Map, proposals for development, redevelopment, extension or change of use for business use will normally be permitted if:-

(i) the proposal complies with Policy Em 2;
(ii) the proposal would not result in the loss of existing or proposed shopping floorspace, or adversely affect the operational requirements of either individual shops or the town centre as a whole;
(iii) the proposal would not result in the loss of existing or proposed residential, community, and recreation and leisure uses;
(iv) the proposal complements the character of the area and would not have an adverse effect on the environment and amenities of the surrounding area;
(v) as part of an Integrated Mixed Use Scheme, the proposal complies with Policy Em 7; and
(vi) the appropriate design criteria as set out in Policy Em 3 are met in full.

Within Reigate and Horley town centres and Banstead Village, development will normally be required to be small scale reflecting their character and status.

Amplification

(1) The loss of existing or proposed shopping floorspace to business use will be resisted by the Borough Council because of the likely adverse effects on the requirements of individual shops or the town centre as a whole, in line with Policies Sh 7 and Sh 8. Similarly, the loss of existing or proposed residential, community, recreation and leisure uses to business use will be resisted in line with Policies Ho 1, Re 1 and Cf 1.
(2) The character of each Town Centre Shopping Area will be taken into account in assessing business use proposals which must show that they can blend with or complement the existing area and the surrounding uses. Particular care will be taken in considering proposals in Conservation Areas or where historic buildings are affected.
(3) The Borough Council will require details of siting and the scale of the proposed development and the amount of floorspace to be provided, the effects on the existing infrastructure, details of access, parking and servicing provision to assess proposals for business use and their likely effect on the environment and amenities of the surrounding area.
(4) Within Town Centre Shopping Areas, Class B1 business use will normally form part of an Integrated Mixed Use Scheme (see Policy Em 7). In keeping with their character and status, proposals for business use in Reigate and Horley town centres and Banstead Village should comprise smaller suites of accommodation to give assistance to existing firms and small new firms.

Areas for Small Businesses

6. 14 The Borough Council recognises that there is a continuous demand for units of suitable accommodation for very small and start-up businesses. The provision of small suites of 300 sq.m. within purpose-built development is often still too large and too expensive. However, the Borough Council is anxious to protect the stock of rented and smaller units of residential accommodation which may be sought by small businesses if no alternative accommodation is available. It has therefore identified areas specifically for small businesses and it is considered that the preferred location for such uses should be on the fringe of town centres where certain types of property lend themselves to conversion for business use.

6. 15 Increasingly the retailing activities within these fringe town centre locations are in decline, particularly where the support population has decreased in numbers or differing patterns of convenience shopping have reduced the demand for such outlets. These areas already contain a mix of specialist retail and business uses and it is therefore intended to give a presumption in favour of the provision of suitable accommodation for small businesses of a Class A1, A2, A3* or B1 use where these would not lead to a significant worsening of environmental and traffic conditions. The loss of some residential accommodation will need to be accepted to achieve the objectives of this policy; however, the Borough Council will continue to safeguard dwellings which have a satisfactory level of amenity. In addition, local convenience shops and community facilities will continue to be protected as serving the needs of the local population and to avoid unnecessary hardship to the less mobile members of the community.

Policy Em 6

Within Areas for Small Businesses, as shown on the Proposals Map, proposals for redevelopment, extension or change of use for retail Classes A1, A2 and A3* and/or business use will normally be permitted if:-

(i) the proposal complies with Policy Em 2;
(ii) the proposal would not result in the loss of existing local convenience shopping or local community facilities;
(iii) the proposal would not result in the loss of any residential dwelling which is self-contained and/or possesses an acceptable level of amenity;
(iv) the proposal complements the character of the area and would not have an adverse effect on the environment and amenities of the surrounding area, particularly including local traffic conditions;
(v) as part of an Integrated Mixed use Scheme, the proposal complies with Policy Em 7;
(vi) the appropriate design criteria as set out in Policy Em 3 are met in full.

Individual suites will normally be restricted to a maximum size of 150 sq.m. gross floorspace.

Areas for Small Businesses shown on the Proposals Map:

Bell Street, Reigate
Brighton Road (North), Redhill
Brighton Road (South), Redhill
Holmsdale Road, Reigate
London Road/West Street, Reigate
Smallfield Road, Horley
Station Road, Horley

* The Use Classes Order 1987, as amended in 2005, divides the old Class A3 into new A3, A4 and A5 categories (see Glossary). References to Class A3 in this plan should be considered as also applying to the new categories and the policies interpreted accordingly.

Amplification

(1) Local convenience shops would include newsagents, grocers, chemists, bakers, butchers, greengrocers, sub-post offices and launderettes. The loss of such uses to proposed business uses will be resisted in line with Policy Sh 11. Proposals for Class A3* uses will be required to be for ground floor premises and meet the requirements of Policy Sh 12. The loss of local community facilities will also be resisted in line with Policy Cf 1.
(2) Policy Ho 1 will apply to any proposal resulting in the loss of a residential dwelling which is self-contained.
(3) All proposals will be examined with regard to their affect on the character of the area and must be able to show that they can blend with or complement this and not conflict with surrounding uses. Environmental and amenity criteria will be used to assess proposals in terms of siting and scale of the proposed development and amount of floorspace to be provided, the effects on the existing infrastructure, details of access, parking and servicing provision.
(4) Where proposals form part of an Integrated Mixed Use Scheme a significant degree of planning benefit will normally be required in compliance with Policy Em 7. Planning guidelines on each site are set out in the appropriate Inset Area chapter.
(5) To ensure that the accommodation is only suitable for small businesses a condition will normally be placed on planning permissions requiring a range of suite sizes and up to a floorspace maximum of 150 sq.m.

* The Use Classes Order 1987, as amended in 2005, divides the old Class A3 into new A3, A4 and A5 categories (see Glossary). References to Class A3 in this plan should be considered as also applying to the new categories and the policies interpreted accordingly.

Integrated Mixed Use Schemes

6. 16 Those areas of each town centre which are appropriate for redevelopment, or in some cases which the Borough Council wish to encourage for redevelopment, are identified on the Proposals Map for Integrated Mixed Use Schemes. Within these sites proposals for business use will normally be acceptable provided the overall scheme contains a mix of land uses and a significant degree of planning benefit.

6. 17 The scale of development should reflect the role and character of the town centre or of the specific area of the town in which the site is located. Generally, Redhill is considered as the major town centre serving the Borough, with Reigate and Horley, appropriate only for smaller scale developments.

Policy Em 7

Proposals for business use forming part of an Integrated Mixed Use Scheme, as shown on the Proposals Map, will normally be permitted if:-

(i) the proposal complies with Policy Em 2;
(ii) the proposal complements the character of the area and would not have an adverse effect on the environment or the amenities of the surrounding area;
(iii) the scheme provides a significant degree of planning benefit;
(iv) the proposal complies with the other policies of this Local Plan; and
(v) the appropriate design and layout policies of this Local Plan are met.

Amplification

(1) All integrated Mixed Use Schemes will be the subject of a development brief prepared by the Borough Council, or in conjunction with the applicants. Integrated Mixed Use Scheme sites are not required to be constructed by a single developer or within a single time period. However, the Borough Council must be satisfied that comprehensive consideration has been given to the development of the whole site or area and this conforms to the principles and policies of this Plan. Piecemeal development will normally be refused permission.
(2) All proposals will be examined with regard to their effect on the character of the area and must be able to show that they can blend with or complement this and not have an adverse effect on surrounding uses. Environmental and amenity criteria will be used to assess proposals in terms of the siting and scale of the proposed development and amount of floorspace to be provided, the effects on the existing infrastructure, details of access, parking and servicing provision.
(3) Planning benefits must be related to the site of the proposed development. Advice on the scale of benefits being proposed and their acceptability or otherwise to the Borough Council may be requested from the District Valuer and Valuation Officer or from an independent source. Any costs arising from this exercise will normally be expect to be met by the applicant. The agreed planning benefits related to any proposal will normally be negotiated by agreement between the applicant and the Borough Council. The planning benefits will normally require to be provided before completion and occupation of any business use.
(4) Planning benefits which may be acceptable to the Borough Council include the provision of housing, recreation and leisure and social facilities, environmental, parking and traffic management or highway improvements directly related to the development or use of land after development

EMPLOYMENT IN EMPLOYMENT AREAS

General Approach

6. 18 The planning strategy of this Local Plan seeks to retain the existing stock of suitable land and premises in use for industrial, and storage and distribution uses, in order to provide for a range of job opportunities for differing skill sectors within the Borough.

6. 19 The principal Employment Areas within the Borough are located at Holmethorpe, Redhill, and at Salfords. The Borough Council is anxious to see Employment Areas functioning efficiently in terms of layout, traffic access and circulation, parking and the provision of modern accommodation. To this end it will give every encouragement to proposals for the redevelopment of outworn land and premises, and permit lesser car parking provision for Class B1light industrial use.

6. 20 The Borough Council would prefer proposals to include a range of smaller units, up to 500 sq.m. gross floorspace in order to make provision for existing firms and small new firms, the staffing of which are less likely to have an adverse affect on the local labour and housing markets.

6. 21 The general restraint policies operating within Surrey and the character and amenity value of this Borough combine to make this an inappropriate location for major distribution developments, particularly as they require large buildings which demand a great deal of land and generate high levels of activity.

6. 22 The Employment Area at Albert Road North, Reigate, is located within an older residential area and accessed from narrow, car-lined streets. The Borough Council will critically assess proposals for redevelopment and expansion and in certain cases may prefer redevelopment for residential use. To protect nearby residents any permission granted for employment use will be conditioned to limit working hours.

Policy Em 8

Within Employment Areas, as shown on the Proposals Map, proposals for redevelopment, extension or change of use for industrial, and storage and distribution use will normally only be permitted if: -

(i) the proposal complies with Policy Em 2;
(ii) the proposal complements the character of the area and would not have an adverse effect on the environment and amenities of the surrounding area;
(iii) the proposal does not include a regional distribution centre or a storage and distribution use in excess of 5,000 sq.m. gross floorspace; and
(iv) the appropriate design criteria as set out in Policy Em 3 are met in full.

The Borough Council will normally be prepared to enter into a legal agreement for a lesser car parking provision for proposals for business use which are designed and constructed solely for Class B1 light industrial use.

Within redevelopment schemes, preference will be given to proposals which make provision for the expansion needs of existing firms, small new firms, firms displaced by public works within the Borough, or firms which are currently located on inappropriate sites within the Borough, provided such firms are of an industrial or storage and distribution use. Redevelopment proposals permitted within the Employment Area at Albert Road North, Reigate, will be subject to a working hours restriction.

Employment Areas shown on the Proposals Map:

Albert Road North, Reigate
Bridge Industrial Estate, Balcombe Road, Horley
Gasholder site, Hooley Lane
Gatwick Metro Centre, Balcombe Road, Horley
Holmethorpe Industrial Estate (part), Redhill
Holmethorpe Industrial Estate (part), Redhill
Kingsfield Business Centre, Hooley Lane, Redhill
Perrywood Business Park, Salfords
Pitwood Park, Waterfield, Tadworth
Reading Arch Road, Redhill
Salfords Industrial Estate (part), Bonehurst Road
Salfords Industrial Estate (part), Bonehurst Road
Waterhouse Lane, Kingswood
Wells Place, Redhill

Amplification

(1) Proposals for redevelopment, extension or change of use for industrial, and storage and distribution use, will need to complement the character of the area and not conflict with surrounding uses. Environmental and amenity criteria will be used to assess proposals in terms of the siting and scale of the proposed development and amount of floorspace to be provided, the effects on the existing infrastructure, details of access, parking and servicing provision.
(2) Where development is permitted to accommodate inappropriately sited firms located elsewhere in the Borough, the Borough Council will require an appropriate legal agreement which extinguishes the existing use of the former site and its replacement with a use which is compatible with the character of the surrounding area.
(3) Where development is designed and constructed solely for Class B1(c) light industrial use, the Borough Council will normally be prepared to enter into an agreement to allow car parking to be provided at a standard of 1 space per 30 sq.m. of gross floorspace.
(4) Working hours restrictions will be appropriate on any site adjacent to a residential area, for work to be carried out on the site (including collection and delivery of goods and materials) only between 0730 and 1800 hours Mondays to Fridays and between 0730 and 1300 hours on Saturdays and not at all on Sundays and Public Holidays.
(5) Certain sites and pipelines are designated as notifiable installations because of the substances stored or used there. They are subject to stringent controls under existing Health and Safety legislation, but it is considered prudent to control the kinds of development permitted in the vicinity of these installations. For this reason the Borough Council has been advised by the Health and Safety Executive about consultation distances for each installation. In determining whether to grant consent in such circumstances, the Borough Council will take account of the advice it receives from the Executive about the risks to the proposed development from the notifiable installation. This applies to the existing and proposed employment areas at Balcombe Road, Horley.

New Land for Industrial, and Storage and Distribution Uses

6. 23 Adjoining one of the established Employment Areas there is land at Salfords Goods Yard which is suitable for development for industrial, and storage and distribution uses. Although the development of this land will assist in meeting the objective of providing a range of job opportunities within the Borough, another consideration in allocating the land has been to provide development funding to overcome access and traffic problems.

6. 24 Other land adjoining the Gatwick Metro Centre at Horley contains a utility use and proposals for development are unlikely to be implemented in the short term. This natural phasing is to be welcomed and should allow for an adequate supply of industrial land to be maintained.

Policy Em 9

Land is reserved for primarily industrial, and storage and distribution uses within specific Employment Areas, as shown on the Proposals Map, and proposals for such uses will normally be permitted if they fully comply with Policies Em 2 and Em 8. Proposals for Class B1 business use will normally be resisted. Preference will be given to proposals which make provision for those types of firms set out in Policy Em 8.

The Borough Council will seek to ensure where appropriate that any development undertaken at Salfords Goods Yard will fund the new access road and consequential road improvements into the Employment Area.

Amplification

(1) The development of land at Salfords Goods Yard will be required to take access onto Salbrook Road and the current access onto Southern Avenue closed. The site includes an existing rail served aggregate depot (out of use, 2005) and vacant land, and is also safeguarded under the provisions of Policy 28 of the Surrey Minerals Local Plan 1993.The County Council wishes to be consulted on any development proposals, as they are likely to have a direct bearing on its considerations of any expansion of the present depot.
(2) Certain sites and pipelines are designated as notifiable installations because of the substances stored or used there. They are subject to stringent controls under existing Health and Safety legislation, but it is considered prudent to control the kinds of development permitted in the vicinity of these installations. For this reason the Borough Council has been advised by the Health and Safety Executive about consultation distances for each installation. In determining whether to grant consent in such circumstances, the Borough Council will take account of the advice it receives from the Executive about risks to the proposed development from the notifiable installation. This applies to the new land for industry, storage and distribution at Balcombe Road, Horley.

EMPLOYMENT OUTSIDE EMPLOYMENT POLICY AREAS

General Approach

6. 25 There are many firms throughout the Borough located on sites outside the identified Employment Policy Areas, including some sites within the countryside. Development proposed on these sites will be critically assessed according to the individual circumstances of the site, the type of business operated and its impact on the surrounding area. Where development is permitted, the Borough Council will normally seek improvements to the buildings and site to reduce any adverse effect on adjoining properties and to reflect the general character of the surrounding area. Within predominantly residential areas the Borough Council would generally prefer redevelopment of the site for residential use.

6. 26 In conformity with Policy Em 1 , proposals for business, industrial, and storage and distribution uses on land or within buildings not currently used for employment purposes will be resisted. Within the countryside only proposals which fully comply with Policy Co 3 will be permitted.

Policy Em 10

On sites outside Employment Policy Areas, but within the urban areas, proposals for business, industrial, and storage and distribution uses, involving land and/or buildings not in such uses, will normally be resisted.

Proposals for redevelopment or extension of business, industrial, and storage and distribution uses or changes between such uses will only be permitted if:-

(i) the proposal complies with Policy Em 2;
(ii) the proposal complements the character of the area and would not have an adverse effect on the environment and amenities of the surrounding area:
(iii) no individual unit exceeds 300 sq.m. gross floorspace, unless for an existing firm wishing to extend or redevelop within its own curtilage, or on land immediately adjoining, for its own occupation;
(iv) the proposal does not result in the loss of existing or proposed residential, recreation and leisure, shopping or community uses or urban open land; and
(v) the appropriate design criteria as set out in Policy Em 3 are met in full.

Outside the urban areas, proposals for business, industrial, and storage and distribution uses will not normally be permitted unless they are in strict compliance with Policy Co 3.Any other development will need to be justified by very special circumstances under Policy Co 1.

Amplification

(1) All proposals will be examined with regard to their effect on the character of the area and must be able to show that they can complement this and will not have an adverse affect on surrounding uses. Environmental and amenity criteria will be used to assess proposals in terms of the siting and scale of the proposed development and amount of floorspace to be provided, the effects on the existing infrastructure, details of access, parking and servicing provision.
(2) For the purposes of criterion (iii) the term "individual unit" means a structurally separate building of not more than 300 sq. m. gross floorspace. In those circumstances where development is primarily allowed for the expansion needs of an existing firm, the Borough Council will normally impose a condition restricting the first occupation to that firm.

AIRPORT RELATED ACTIVITIES

Gatwick Airport

6. 27 The established strategy in successive Structure Plans is that airports should “consume their own smoke”. Additionally, developments must be acceptable on environmental grounds and there is a presumption against major warehousing development.

6. 28 Whereas airport related activities exist quite satisfactorily in Employment Areas, mainly in the southern part of the Borough, the Borough Council is concerned to restrict airport-related car parks because of the environmental nuisance and traffic generation problems associated with such uses, particularly within countryside settings. The Borough Council therefore supports the West Sussex Authorities' Gatwick Airport Long Term Car Parking Strategy which aims at ensuring that all car parking demand is met on the airport itself or on authorised sites.

Policy Em 11

Proposals for airport-related development, including car parking, will normally be expected to be located within the confines of Gatwick Airport. Proposals which are not of a type to be located at the airport will only be permitted if:-

(i) the proposal complies with Policies Em 1 and Em 2;
(ii) the proposal complements the character of the area and would not have an adverse effect on the environment and amenities of the surrounding area;
(iii) the proposal does not include a regional distribution centre or storage and distribution use in excess of 5,000 sq.m. gross floorspace;
(iv) the proposal complies with other policies of this Local Plan; and
(v) the appropriate design criteria as set out in Policy Em 3 are met in full.

Amplification

(1) Airport-related development includes passenger and cargo terminals, maintenance facilities, oil storage depots, storage and distribution buildings, administrative offices, car parking and catering facilities, although this list is not exhaustive.
(2) Long-term on and off-airport car parking provision associated with Gatwick Airport is monitored annually by the local authorities, including this Council and the car park operators as part of the Strategy. This will continue and the Borough Council will seek to ensure that if any shortfall in supply is identified, provision of additional space will be made on the airport.
(3) An Article 4 Direction has been in effect for some time for the areas around Gatwick Airport to prevent the setting up of temporary car parks.
(4) Regional distribution centres or storage and distribution uses in excess of 5,000 sq.m. gross floorspace are considered inappropriate in relation to Gatwick Airport by their nature in needing large buildings for storage and distribution which demand a great deal of land and are generators of high levels of activity.

Redhill Aerodrome

6. 29 Although the major part of Redhill Aerodrome is situated in Tandridge, part of the airfield lies within the Borough and the whole site is within the Metropolitan Green Belt. As such, any intensification of commercial activity would be contrary to Green Belt policies. In addition, the airfield is close to the populated areas south of Redhill and any intensification of use is likely to create disturbance and nuisance.

The Borough Council does not consider that any major development is necessary for the aerodrome to fulfil its relatively limited role.

Policy Em 12

The Borough Council will normally resist any development at Redhill Aerodrome, as shown on the Proposals Map, which is likely to result in the intensification of its use for flying and related activities. Other proposals will be assessed against the Green Belt and appropriate design and layout policies of this Local Plan.

Amplification

(1) The Future of Air Transport White Paper 2003 did not allocate Redhill Aerodrome for any business aviation role and the Borough Council does not consider it necessary to have a hard runway for its general aviation role.
(2) Any development will need to be justified by very special circumstances under Policy Co 1.

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