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E1 New employment on identified sites

The development of land for employment purposes (Classes B1/B8 of the Town and Country Planning (Use Classes) Order 1987) is proposed on the sites identified in Table 3 below, as numbered on the Proposals Map. Development proposals for each of these sites will need to have regard to the relevant footnote(s) in the table. Proposals for the larger sites (over 2ha) will need to include measures for the provision of sustainable transport (travel plans), landscaping and environmental improvements as an integral part of the development scheme and as further detailed in policies A-D below. Class B2 uses may be appropriate subject to environmental and amenity considerations except on proposals sites E1, 2, 3 and 19 where only B1 uses will be permitted.

Proposals for the use of allocated sites for non-employment uses will be determined on the basis of Policy E6 (Retention of employment land and buildings).

Table 3: Employment Policy E1 - New employment on identified sites

Notes:

A These sites are high profile locations where high quality, well-landscaped development will be required. Class B1 uses (in particular offices and high tech) are appropriate

B Planning Brief required

C Business Park sites

D General industry use (Class B2 may be particularly appropriate on these sites, subject to environmental considerations)

E Office sites

F Site is an SSSI, which must be protected (see Policy NC2 Protected sites - nationally important sites)

G Subject to Environmental Impact Assessment

H Subject to review of parking requirements in context of Torquay Central Area Transportation Strategy

S These sites have been identified by the Environment Agency as requiring care to avoid flooding. Where possible, sustainable drainage measures should be employed (see Policy EP11 Flood control)

TM Town centre site suitable for mixed use development (see Policy S2 Town centre mixed use developments)

Explanation:

4.56 Employment provision at the level identified is considered essential to:-

(a) meet the needs of Torbay’s population, which has a high rate of unemployment;

(b) to broaden Torbay’s economic base; and

(c) to enable the Council to benefit from Assisted Area and EU funding (see paragraphs 4.23 and 4.26).

4.57 The Devon Structure Plan makes provision for the development of 70 hectares of new employment land during the Plan period. Local Plan employment land provision currently falls short of this Structure Plan target. As part of this total, 39.48 hectares are identified on the large sites listed in Policy E1, with the balance to be made up by development on Business Investment Areas (Policy E3) and Small Business Areas (Policy E4), in addition to yields from existing and possible future windfall consents arising from Policy E5. (See Figure 23 and paragraph 4.40, which also outlines the Council’s intentions to monitor employment land take up).

4.58 The Local Plan provides a wide range of sites for new industries/offices. This range is essential to provide alternative employment opportunities for the high level of unemployed in the area. In any event, proposals will be expected to comply with landscape, nature conservation and environmental protection policies of the Local Plan. In this respect, structural landscaping belts are identified on the Proposals Map for key sites which require particularly careful treatment.

4.59 It is important to broaden Torbay’s employment base and to attract investment from the growth sectors, including office, research and new technology uses. In particular, there is an identified need for a high quality business park which will attract prestige users. Business parks require a well-landscaped campus-style format. They must also be of a sufficient size and relationship to other employment areas to achieve a critical mass. These developments require high quality uses; general industry will not be appropriate, nor will light industrial or warehousing uses which fail to meet the above criteria.

4.60 In the context of the Halcrow Fox Western Corridor Study, the development of these sites is likely to require substantial input by developers to sustainable transport measures in the locality. Travel plans are therefore likely to be an important consideration in determining proposals for these sites.

4.61 In view of their strategic importance and visual sensitivity, detailed policies have been prepared for four key employment sites, namely Kerswell Gardens [E1.1(A)], Riviera Way South [E1.2(B)], Yalberton Road [E1.16(C)] and Long Road South [E1.19(D)]. Individual Planning Briefs will be prepared for these sites and will set out the following:-

(a) details of the main pedestrian circulation, cycle routes and public transport links;

(b) road and junction layouts, parking provision and layout of car parks;

(c) details of flood control and sustainable drainage measures;

(d) the general provision of infrastructure;

(e) guidance on the design and built form, including footprints, size and height of buildings, massing, roofscape, materials and colours, and advertising;

(f) archaeological assessment within the envelope of the proposed development; and

(g) details of the phasing of the proposed development, in the context of the overall scheme.

The Briefs will also set out detailed requirements for any development proposal to meet the provisions of Policies E1.1(A), E1.2(B), E1.16(C) and E1.19(D).

4.62 Flood prevention measures may also be necessary for developments on several proposed employment sites. These are identified in the table of sites forming part of Policy E1.

4.63 Policy E1.20 is part of a range of projects of land reclamation and harbour improvements at Brixham Harbour. These will need to be the subject of an environmental impact assessment to ensure that schemes do not unduly harm the environment including inter-tidal habitats.

4.64 The majority of uses on land allocated for employment use should be within Class B1 or B8 of the Town and Country Planning (Use Classes) Order 1987. On certain sites, particularly those located in town centres, scope may exist for the introduction of small workshops forming part of mixed-use developments. In exceptional cases it may be appropriate to allow non-industrial uses where these contribute to the viability of an employment scheme. Such uses should be subordinate to the industrial use of the site and applicants must demonstrate that the use would not harm other interests of acknowledged importance.

4.65 General industry (Class B2 in the Use Classes Order) is not appropriate within or adjacent to residential areas. It can also adversely affect the environment of certain light industrial or commercial areas, especially those with clean air requirements. However, certain Class B2 uses can operate on industrial sites without causing harm to adjoining occupiers, and may be more appropriately located on industrial estates rather than in residential areas. Before allowing applications for such use, the Council will wish to be satisfied that the proposal would not cause harm to nearby occupiers or the character and appearance of the area.

4.66 Scope exists for general industrial development at Lummaton Quarry (Policy E1.5). Whilst the reclaimed floor level of the quarry is not visible from residential areas to the east of Happaway Road, it is accepted that some uses falling within Use Class B2 would not be acceptable because the quarry is situated in close proximity to these areas. Any B2 permission will therefore be limited to individual users and will be subject to strict environmental control in order to ensure acceptable noise and odour levels. Any development at Lummaton Quarry should also have regard to the existence of the Site of Special Scientific Interest at this location and should ensure that there is no adverse effect on the quarry face, and that satisfactory access to the quarry faces is retained for geological purposes (see Policy NC2).

4.67 The Lymington Road Car Park, Torquay site (E1.7) is allocated primarily for office use. However, the existing car park makes an important contribution to town centre car parking provision and any development of this site should be considered in the wider context of the Torquay Central Area Transportation Strategy outlined in the Council’s Local Transport Plan. The location is also suitable as a town centre mixed use site in Policy S2 (TM1), which outlines possible suitable additional uses.

4.68 The Long Road, Paignton site (E1.17), is situated in an environmentally sensitive location. This is particularly the case in respect of the section of this allocation that lies on the northern side of Long Road. The planning brief required for this site will need to provide guidance on the design and built form of proposed development, access and car parking, provision of infrastructure and flood control and sustainable drainage. The issues of strategic landscaping, height of buildings and colour of building materials will require particularly careful attention.

4.69 Where tipping is required to bring land into use, adequate gas venting measures shall be provided where necessary.

E1.1(A) Kerswell Gardens, Torquay

The development of a business park at Kerswell Gardens, Torquay (2.20 hectares net) is proposed. The following policy requirements will apply:-

(1) the development should be restricted to B1 uses under the Use Classes Order, although limited ancillary B8 uses may be acceptable. B2 uses will not be acceptable;

(2) the development should reflect the high profile of the site at a major gateway to Torbay while also responding to the character and scale of the setting. A high quality development is sought;

(3) appropriate flood alleviation measures should be implemented in the context of Policy EP11;

(4) appropriate archaeological assessment should be implemented in the context of Policy BE9;

(5) the valley sides outside the site will be safeguarded from development in view of their visual prominence in the context of the wider landscape setting;

(6) a framework of strategic landscaping should be established as an integral part of the development, in accordance with Policy L10;

(7) the proposed development should demonstrate the importance of the planting, retention and management of trees in the context of Policy L9;

(8) measures for the protection of the existing landscape framework should be included, pursuant to Policy L8;

(9) the impact on areas of ecological importance should be minimised, consistent with Policies NCS and NC5;

(10) arrangements for access to the site should be subject to a Transportation Assessment (TA) which clearly sets out sustainable transport solutions for all means of travel, including pedestrians, cyclists and public transport. Vehicular access to serve the development should be taken from a new road junction on Torquay Road which should be designed to accommodate the junction arrangements required for the proposed A380 Kingskerswell Bypass (see Policy T21). Off-site highway improvements will therefore be required;

(11) access arrangements should be designed to avoid a materially adverse impact on both the local and major road network of additional traffic generated by the development, having due regard to the proximity of the site to the primary access road into Torbay; and

(12) any proposal for the development of the site will be required to ensure that the site is developed in a comprehensive manner in accordance with the principles set out in a planning brief.

Explanation:

4.70 Kerswell Gardens is below the minimum size to be a viable ‘business park’ on its own. However, it is intended to be a well-designed ‘high tech’ site enjoying the advantages of proximity to Riviera Way South (E1.2) with good transport links. Both sites are in prominent locations and landscaping/nature conservation measures are essential. In addition, it may be necessary to provide flood protection measures to prevent flooding in the Teignbridge District area. Access onto the road network will also require careful planning. A Planning Brief will be required to guide development on this site, as highlighted in paragraph 4.61 above.

E1.2(B) Riviera Way South, Torquay

The development of a business park at Riviera Way South, Torquay (4.9 hectares net) is proposed. The following policy requirements will apply:-

(1) the development should be restricted to B1 uses under the Use Classes Order, although limited ancillary B8 uses may be acceptable; B2 uses will not be acceptable;

(2) the development should reflect the high profile of the site at a major gateway to Torbay while also responding to the character and scale of the setting; a high quality development is sought;

(3) pursuant to Policy BE11, development on the site should minimise impact upon Edginswell hamlet;

(4) appropriate flood alleviation measures should be implemented in the context of Policy EP11;

(5) appropriate archaeological assessment should be implemented in the context of Policy BE9;

(6) a framework of strategic landscaping should be established as an integral part of the development, in accordance with Policy L10;

(7) the proposed development should demonstrate the importance of the planting, retention and management of trees in the context of Policy L9;

(8) measures for the protection of the existing landscape framework should be included, pursuant to Policy L8;

(9) the impact on areas of ecological importance, including the Local Wildlife Sites, should be minimised, consistent with Policies NCS and NC5;

(10) arrangements for access to the site should be subject to a Transportation Assessment (TA) which clearly sets out sustainable transport solutions for all means of travel, including pedestrians, cyclists and public transport; vehicular access should be taken from a new road junction on Newton Road to the east of the site; off-site highway improvements will therefore be required;

(11) access arrangements should be designed to avoid a materially adverse impact on both the local and major road network of additional traffic generated by the development, having due regard to the proximity of the site to the primary access road into Torbay; and

(12) any proposal for the development of the site will be required to ensure that the site is developed in a comprehensive manner in accordance with the principles set out in a planning brief.

Explanation:

4.71 Riviera Way South is below the minimum size to be a viable ‘business park’ on its own. However, it is intended to be a well-designed ‘high tech’ site enjoying the advantages of proximity to Kerswell Gardens (Policy E1.1) with good transport links. Both sites are in prominent locations and landscaping/ nature conservation measures are essential. In addition, it may be necessary to provide flood protection measures to prevent flooding in the Teignbridge District area. Access onto the road network will also require careful planning.

4.72 A Planning Brief for the Riviera Way South site will be prepared in accordance with the principles highlighted in paragraph 4.61 above.