Page Header Graphic
Back to Contents - Back to Introduction
 
Chapter 2
ECONOMIC DEVELOPMENT & REGENERATION
   
  Background
2.1 Government policy guidance on economic development, tourism and regeneration issues is set out in a range of Planning Policy Guidance Notes and Planning Policy Statements.
2.2 Planning Policy Statement 1: Delivering Sustainable Development (PPS1) emphasises the importance of sustainable economic development. In particular, it emphasises the need for policies that:-
 
  • identify suitable locations for development to prosper
  • locate development which reduces the need to travel
  • ensure the provision of infrastructure and services
2.3 Planning Policy Guidance Note 4: Industrial and Commercial Development and Small Firms (PPG4) emphasises the need for development plans to:-
 
  • take account of the locational demands of businesses, whilst having regard to wider environmental objectives
  • develop policies to support small firms
  • encourage mixed uses except where there is a specific environmental objection
  • support proposals to sustain the rural economy encourage the re-use of urban land
2.4 Planning Policy Statement 7: Sustainable Development in Rural Areas (PPS7) refers to the need to:-
 
  • raise the quality of life and the environment in rural areas
  • promote more sustainable patterns of development
  • improve economic performance
  • promote sustainable, diverse and adaptable agricultural sectors
2.5 Planning Policy Guidance Note 13: Transport (PPG13) encourages new employment development to be located where it is readily accessible from existing or proposed housing development, to give people the opportunity to work closer to home and reduce travel to work. This could include the provision of mixed-use developments, where practicable. PPG13 also advises that employment uses should be concentrated in locations which attract significant numbers of trips for a variety of purposes, such as town centres, where there is the greatest potential to access jobs by public transport and reduce dependency on travel by car.
2.6 Planning Policy Guidance Note 21: Tourism (PPG21) advises that local plans set out policies and proposals in relation to tourism, especially where it is a major contributor to the local economy and employment. Such policies and proposals could either be designed to facilitate tourism development or protect existing facilities through the location of other development or land use. The role of tourism in helping to support urban regeneration is also emphasised in the guidance.
2.7 The Regional Spatial Strategy for the East Midlands (RSS 8) provides policy guidance on spatial aspects of economic development within the region, including on:-
 
  • regeneration of areas of greatest identified need
  • allocation, de-allocation and monitoring of employment land
  • tourism
2.8 Strategic guidance in relation to economic development issues is also set out in a range of documents produced by the East Midlands Development Agency (emda). These include 'Destination 2010: Regional Economic Strategy for the East Midlands 2003-2010', the 'Urban Action Plan for the East Midlands', the 'Rural Action Plan for the East Midlands' and 'East Midlands Market Towns - A Template For Change'. These strategies have primarily influenced the Economic and Tourism Development Strategy for Amber Valley (2001), but they nonetheless contain a number of proposed actions which can relate directly to land use and development issues, including:-
 
  • the preparation of 'master plans' for areas requiring comprehensive physical regeneration
  • proposals to diversify the economy of market towns and prepare Market Town Plans
  • support for sustainable tourism development
  • site provision and development
  • bringing derelict and underused sites back into use
2.9 The adopted Derby and Derbyshire Joint Structure Plan provides more detailed policy guidance on economic issues, including:
 
  • an overall requirement for additional land for business and industrial development in Amber Valley between 1991-2011
  • policies on the scale and location of development
2.10 In particular, the Joint Structure Plan emphasises the need to maximise the potential for new business and industrial development on previously developed or brownfield land, to assist in regeneration and minimise the need to develop greenfield sites, including land within the Green Belt.
2.11 The Borough Council's Strategic Objective of 'Thriving Economy & Employment' will require policies that seek to regenerate the market towns of Alfreton, Belper, Heanor and Ripley.
2.12 The Economic and Tourism Development Strategy (2001) for Amber Valley sets out objectives and detailed actions which will shape the physical, economic and social development of the Borough up to 2011. Its key objectives refer to:-
 
  • diversifying the economy in both urban and rural areas
  • promoting wealth and prosperity through information, communication, technology and heritage
  • creating the infrastructure on which to build a competitive economy
  • developing skills to help local people compete successfully for job opportunities
  • creating a culture of life long learning
  • working in partnership with other agencies to support local businesses
  • developing and promoting Amber Valley as a visitor destination
  • maximising the benefits from external funding
2.13 As one of the two key strategy documents relating to regeneration, together with the Economic and Tourism Development Strategy (2001), the Local Plan needs to incorporate policies for land use and development to complement the objectives and actions in the Strategy.
   
  Issues And Policies
  Mixed Use Development Areas
2.14 The economy of the Derwent Valley, including Belper and Milford, has historically relied on the textile industry. The recent decline in this sector has led to an increasing dependency on local people travelling to work, especially to Derby. This has created 'dormitory settlements' with fewer opportunities for people to work close to home. Many of the older industrial sites are no longer attractive to the needs of modern business and there is increasing pressure for redevelopment for other uses, especially housing. The historical development of the valley has however left a legacy of industrial and other period buildings, with the potential to attract a wide range of alternative land uses, including tourism, leisure and retailing.
2.15 A number of existing industrial sites within Belper and Milford are identified as 'Mixed Use Development Areas'. This recognises the potential to attract a wider range of employment uses to these locations, as well as business and industrial development, which will help the local economy to diversify away from a reliance on traditional declining industries such as textiles. However, all of the sites are within existing Conservation Areas and the Derwent Valley Mills World Heritage Site, whilst a number of the sites also contain listed buildings or other features of historic importance and are on land at risk from flooding. It is essential that any development proposals are assessed against the relevant policies in relation to these considerations (see policies EN15, EN23-EN27 and EN29).
2.16 There is also scope for limited housing provision as part of comprehensive mixed use redevelopment schemes on a number of the sites, if it can be clearly demonstrated that housing is essential to enable any scheme to be economically viable. The Borough Council will require evidence that sites have been marketed for a range of potential employment generating uses over a reasonable timescale, at a price which reflects market value.
2.17 In order to ensure a comprehensive form of development which takes fully into account the characteristics of the sites and their surroundings, together with the need to retain employment generating uses, any development proposals will only be considered following the preparation of detailed development briefs for individual sites.
 
 
POLICY ER1a
Planning permission will be granted for mixed use development on land at East Mill and North Mill, Bridgefoot, Belper, as shown on the Proposals Map, including Business (B1), General Industrial (B2), Storage and Distribution (B8), tourism, Shops (A1), Restaurants and Cafes (A3), Drinking Establishments (A4), Hot Food Take Aways (A5) and Assembly and Leisure (D2), providing that the proposals:-
a) are of a form, scale and design which reflects the listed buildings and other historical features within the site and the location of the site within Belper Conservation Area and the Derwent Valley Mills World Heritage Site
b) satisfy any criteria in relation to specific policies for each land use
  Top
 
 
POLICY ER1b
ER1b Planning permission will be granted for mixed use development on land at West Mill, Bridgefoot, Belper, as shown on the Proposals Map, including Business (B1), General Industrial (B2), Storage and Distribution (B8), tourism, Shops (A1), Restaurants and Cafes (A3), Drinking Establishments (A4), Hot Food Take Aways (A5) and Assembly and Leisure (D2), following the approval of a comprehensive development brief for the site and providing that the proposals:-
a) are of a form, scale and design which reflects the location of the site within Belper Conservation Area and the Derwent Valley Mills World Heritage Site and within the setting of a listed building
b) satisfy any criteria in relation to specific policies for each land use
  Top
 
 
POLICY ER1c
ER1c Planning permission will be granted for mixed use development on land north and south of Derwent Street, Belper, as shown on the Proposals Map, including tourism, Shops (A1), Restaurants and Cafes (A3), Drinking Establishments (A4), Hot Food Take Aways (A5) and Assembly and Leisure (D2), following the approval of a comprehensive development brief for the site and providing that the proposals:-
a) incorporate improvements to the highway network to offset the impact of additional vehicle movements on Bridge Street (A6), including the provision of a new road link to the west of Bridge Street, subject to detailed investigation
b) incorporate improved pedestrian links between existing retail units within and on the edge of the town centre
c) are of a form, scale and design which reflects the location of the site within Belper and Milford Conservation Area, the Derwent Valley Mills World Heritage Site
d) satisfy any criteria in relation to specific policies for each land use
Housing may also be acceptable as an element of any redevelopment proposals, if it can be demonstrated that this would be essential to enable a comprehensive scheme to be implemented
  Top
 
 
POLICY ER1d
ER1d Planning permission will be granted for mixed use development on land at Milford Mills, Derby Road, Milford, as shown on the Proposals Map, including Business (B1), tourism, Restaurants and cafes (A3), Drinking Establishments (A4), Hot Food Take Aways (A5) and Assembly and Leisure (D2), following the approval of a comprehensive development brief for the site and providing that the proposals:-
a) are of a form, scale and design which reflects the listed buildings and other historic features within the site and the location of the site within Belper and Milford Conservation Area and the Derwent Valley Mills World Heritage Site
b) contribute to the provision of a multi-user route along the Derwent Valley in accordance with policy TP2
Up to 70 dwellings will also be permitted as part of any comprehensive scheme
  Top
  Cinderhill
2.18 Land at Cinderhill, Denby is identified in the adopted Local Plan for employment development. There is a longstanding commitment to the provision of a strategic employment site in this location in both Structure Plans and Local Plan, with direct access to the A38. Development has not come forward, however, due to the substantial costs involved in remediating derelict and contaminated land within the site, as well as the transport and other infrastructure required in conjunction with development.
2.19 The principle of a comprehensive mixed use development scheme at Cinderhill, incorporating housing, local shopping and other community facilities, as well as new business and industrial uses, is supported in principle by the Derby and Derbyshire Joint Structure Plan. This would provide the opportunity to create a sustainable form of development, by creating a new living and working community which integrates housing, employment and other land uses and reduces the need to travel. The development would also provide scope to secure a wide range of infrastructure and community benefits, which would not only serve new development, but also extend the range of facilities available to existing communities in the locality.
2.20 A comprehensive mixed use development scheme would also provide a more viable package of proposals to meet the substantial costs of remediating the derelict and contaminated land within the site, together with necessary improvements to transport infrastructure.
2.21 Although the proposals will require development on land currently within the Green Belt, it is considered that the proposed amendment to the existing Green Belt boundary to facilitate development can be justified, having regard to Government advice in Planning Policy Guidance Note 2: Green Belts (PPG2) (see policy EN4).
 
 
POLICY ER2
Land is identified at Cinderhill, Denby for a comprehensive mixed use development scheme, as shown on the Proposals Map. Any proposals will need to provide:-
a) the remediation of existing derelict and contaminated land within the site
b) at least 30 hectares for development within uses classes B1, B2 and B8
c) a new grade-separated junction on to the A38(T) to serve the development
d) local shopping and other community facilities to serve both existing and new development
e) safeguarding of the existing railway line within the site as a potential public transport corridor or a multi-user route for pedestrians and cyclists
Up to 300 dwellings will also be permitted as part of a comprehensive development scheme (policy H1b) in accordance with an approved development brief for the site, with provision being concentrated on those parts of the site which constitute previously developed land and no dwellings being provided on that part of the site which is proposed to be deleted from the Green Belt
  Top
  Proposed Business And Industrial Development
2.22 The adopted Joint Structure Plan requires 175 hectares of land to be brought forward for new business and industrial development in Amber Valley between 1991-2011. An assessment of employment land availability in the Borough at 1 April 2005 shows that 50.81 hectares were developed between 1991-2005, leaving a further 124.19 hectares to be brought forward by 2011.
2.23 There is sufficient land already identified either in the adopted Local Plan (1994), or through other vacant sites, to meet this remaining requirement, although there is a need to ensure that these sites offer a sufficient range of locations that are attractive to both existing and potential businesses.
2.24 Sites should be available for development, without any significant constraints that cannot be readily overcome. They should also reflect the principles of sustainable development, by providing opportunities for people to work close to home and reduce the need to travel. Locating development along existing and potential public transport corridors will also help reduce dependency on travelling to work by car. The adopted Joint Structure Plan also emphasises the need to maximise the potential for new business and industrial development on previously developed or brownfield land, to assist in regeneration and minimise the need to develop greenfield sites, including land within the Green Belt.
2.25 It is considered that the majority of those sites previously identified for development remain both suitable and viable for development. The only proposed change is to delete part of land identified as an extension to the industrial estate at Taylor Lane, Loscoe to reflect more closely the area of land that is readily available for development. There is also an opportunity to bring forward further land to the west of Heanor Gate Industrial Estate, in addition to that already identified in the adopted Local Plan (1994) as an extension to the estate.
 
 
POLICY ER3
Land is identified for new business and industrial development, as set out at Appendix 2 and as shown on the Proposals Map. Planning permission will be granted for development within uses classes B1, B2 and B8, providing that the proposals satisfy the criteria in policy ER11
Development will also need to have regard to any detailed requirements set out in approved development briefs
Any proposals at Bullsmoor, Belper will not be permitted until a development brief has been approved for the site. Proposals will need to include appropriate landscaping and other measures necessary to minimise the visual impact of development, including in relation to the Derwent Valley Mills World Heritage Site.
  Top
  Development Within Business And Industrial Areas
2.26 In addition to land identified in policy ER3 to meet the Joint Structure Plan requirement for new business and industrial development, there will be opportunities for the redevelopment or expansion of existing premises within industrial estates and other key centres of employment. There is a need to control the provision of other uses within these locations, in order to prevent a shortfall in land available for B1, B2 or B8 uses. The provision of retail development ancillary to a business or industrial use, including factory shops, should be supported in principle on the basis that it will help to promote tourism and the local economy.
 
 
POLICY ER4
ER4 In addition to development on those sites identified in policies ER3, planning permission will be granted for business, industrial or storage and distribution uses (B1, B2 and B8), including the redevelopment of land and buildings or the expansion of existing premises, within existing business and industrial areas, as shown on the Proposals Map, providing that:-
a) the proposals satisfy the criteria in policy ER11
b) any proposals for B8 uses also satisfy the criteria in policy ER7
  Planning permission will only be granted for uses other than B1, B2 or B8, if the proposals:-
1) would not lead to a shortfall in the availability of business and industrial land within the Borough
2) satisfy the criteria in relation to specific policies for each land use
  Proposals for factory shops or other retail development will only be acceptable if they are ancillary to an existing or proposed business or industrial use
  Top
  Other Business And Industrial Development
2.27 There is a need to facilitate the expansion of firms within their existing site, or where suitable, adjoining land, to ensure that they can continue to grow and contribute to the development of the local economy. There is a need to ensure however that any proposals do not have an adverse impact on the environment.
2.28 Government policy advice, as set out in Planning Policy Statement 7: Sustainable Development in Rural Areas (PPS7) recognises the need to raise the quality of life and the environment in rural areas, through the promotion of thriving, inclusive and sustainable rural communities, including sustainable economic growth and diversification.
2.29 Opportunities to introduce new employment uses into rural areas are most likely to arise through the diversification of agricultural holdings, including the re-use of redundant farm buildings. However, the introduction of new uses into rural areas, especially where this would involve the erection of new buildings, needs to be carefully controlled to ensure that development does not detract from the character of the rural environment, particularly in terms of landscape quality, access and level of traffic movements.
 
 
POLICY ER5
Planning permission will be granted for the redevelopment or extension of existing business, industrial or storage and distribution uses (B1, B2 and B8) premises or their expansion onto immediately adjacent land, outside of existing business and industrial areas or mixed-use development areas, provided that:-
a) there is no significant increase in traffic movements within residential areas
b) there is no significant adverse impact on the residential amenity or visual character of the surrounding area
  Top
 
 
POLICY ER6
Planning permission will be granted for development, involving the conversion or extension of existing buildings or new built development, which assists in the diversification of the rural economy provided that the proposals:-
a) create or maintain employment
b) are located within a settlement or, in the case of the diversification of a farm business, are within or adjacent to an existing farm complex
c) are of a scale and form that reflects the location
d) do not detract from the visual or rural character of the surroundings
  Top
  Storage And Distribution Uses
2.30 The accessibility of the Borough via the strategic road network makes it a prime target for distribution and warehousing operators. These uses, which fall within Use Class B8 of the Town and Country Planning (Use Classes) Order 1987 as amended by Statutory Instrument 2005/84, often require sizeable land holdings, but often do not provide the density of employment associated with other types of employment development and can therefore reduce the potential to maximise new job opportunities. While such uses should be encouraged, there is a need to ensure that they do not prejudice sufficient opportunities coming forward within the Borough for other employment uses. It is also crucial that all proposals within Use Class B8 are readily accessible to the strategic road network, in order to minimise the impact of traffic on residential areas.
 
 
POLICY ER7
Planning permission will be granted for storage and distribution uses (B8), providing that:-
a) the proposals satisfy the relevant criteria in policies ER1- 6 and ER11
b) there would be no significant impact in terms of traffic movements on residential areas
c) the development would not lead to a shortfall in the availability of business and industrial land within the Borough
  Top
  Provision For Small Firms
2.31 Many small businesses initially are operated from home but as they grow and seek to expand, they need to find suitable premises into which to move. The Borough Council can facilitate this growth by ensuring the provision of suitable accommodation and sites, either within existing or new employment areas. This will include taking a positive approach to the conversion of existing, redundant or other buildings in employment use, including agricultural buildings within rural areas, as well ensuring that major new development schemes incorporate an appropriate proportion of smaller units. It will also be important to protect the loss of existing small units by resisting their development or conversion to other uses.
2.32 Any proposals for the re-use of existing buildings for employment use will need to ensure that they can be undertaken without any adverse effect on the environment.
 
 
POLICY ER8
In considering proposals for business and industrial development, the Borough Council will negotiate with developers to secure the provision of small units as an element of an overall development scheme, where appropriate
  Top
 
 
POLICY ER9
Development that would result in the loss to other uses of existing and redundant buildings or premises in employment use, and which are suitable for conversion or adaptation to the needs of small firms for starter units, will not be permitted unless:-
a) it can be demonstrated that there is insufficient demand locally for such units, or
b) suitable alternative provision can be made to meet demand elsewhere in the locality, or
c) the proposed use can be shown to have overriding local benefits
  Top
  Relocation Of Poorly Sited Businesses
2.33 Within the older urban areas of the Borough and in some rural locations, there are a number of established businesses that have operated for many years in outdated, unsightly buildings. These buildings and their uses, by virtue of their appearance, noise or smell, can seriously affect the amenities of adjoining residents, as well as contributing to problems of traffic congestion.
2.34 This can be addressed by promoting the relocation of such businesses to more acceptable locations within either established or new employment areas, including industrial estates and by allowing more appropriate alternative uses or development on their existing sites.
 
 
POLICY ER10
Planning permission will be granted for either the redevelopment or alternative use of existing business and industrial premises, where the current use creates unacceptable environmental problems and can be suitably re-located to an alternative site
  Top
  Quality And Design Of Business And Industrial Development
2.35 Many of the Borough's established business and industrial areas are occupied by manufacturing, warehouse and distribution operations, and are characterised by a relatively low quality of environment. The growth of the service sector and the demise of traditional manufacturing industries is likely to lead to pressure for a higher quality, lower density type of development.
2.36 In order to ensure that all new employment development has a minimal visual impact on its surroundings and provides an attractive high quality working environment in which businesses will wish to locate, and where they can operate efficiently and effectively, careful attention needs to be paid to the overall layout, design and density of development, to materials of construction and to measures which will reduce water and energy consumption. Suitable landscaping will also need to be provided where appropriate, in order to minimise the visual impact of development on adjoining residential areas and on the environment in general. This may include the early implementation of peripheral landscaping or the provision of key landscaping belts within developments to break up the cumulative massing of buildings.
 
 
POLICY ER11
In considering proposals for business and industrial development, the Borough Council will require that the proposals:-
a) are compatible with their surroundings
b) have regard to distinctive landscape features and nature conservation interests
c) provide supplementary landscaping, particularly where the development is visually prominent or situated on the established urban fringe
d) provide satisfactory vehicular access to the road network
e) provide utility infrastructure as appropriate
f) provide parking and servicing to the appropriate standards
g) provide necessary improvements to the road network to accommodate traffic generated by the development
h) promote access to the rail network where practicable
  Top
  Tourism
2.37 The importance of tourism in the economy of Amber Valley has grown significantly in recent years. An assessment of the economic impact of tourism carried out on behalf of the Heart of England Tourist Board in 1997-98 estimated that around £61 million was spent by tourists in Amber Valley in 1997-98. The increasing range of jobs supported by tourism includes hotel and other tourist accommodation, retailing, catering, leisure attractions and transport services.
2.38 Particular opportunities for further tourism development are likely to arise in the rural areas of the Borough, as the economy continues to diversify away from a dependency on farming. There is strong demand for the re-use of existing agricultural and other buildings for tourism uses, including accommodation. There is also potential in Belper and the Derwent Valley to develop the role of tourism in the local economy, linked to the conservation of the area's built heritage, as demonstrated by the establishment of the National Heritage Corridor and the Derwent Valley Mills World Heritage Site. Development could include new hotels, heritage-based leisure attractions and specialist retail outlets.
2.39 There is therefore a need to continue support for development proposals in this growing sector of the economy and ensure that any proposals are located and designed in such a way as to complement, rather than detract from, the quality of the environment, both in urban and rural areas .
 
 
POLICY ER12
Planning permission will be granted for tourism development, including the expansion of existing facilities on to immediately adjacent land, providing that:-
a) there is no significant impact on the character of the surrounding environment, the existing road network and the residential amenity of nearby properties
b) where the proposals involve the conversion of existing buildings, the building or group of buildings is of permanent and substantial construction, is of a form, bulk and general design in keeping with its surroundings and can be converted without extensive alteration, rebuilding or extension.
  Top
 
Touring Camping And Caravanning Facilities
2.40 Demand for touring caravan and camping sites within Amber Valley is high, reflecting the attractiveness of both the Borough and adjoining areas. Together with other tourist facilities, this helps to sustain the local economy. Whilst proposals to either extend existing sites or provide new sites should continue to be supported on this basis, there is a need to ensure that development can be sited in locations where it would not have an adverse impact on the landscape. This will be particularly important within Special Landscape Areas (policy EN6) or the Derwent Valley Mills World Heritage Site and its Buffer Zone (policy EN29), where there is likely to be demand for additional camping and caravanning facilities.
 
 
POLICY ER13
Planning permission will be granted for the provision of new touring camping or caravanning sites, or the extension of existing sites, providing the proposals would not have an adverse impact on the character of the surrounding landscape and would not have a significant impact on the existing local road network
In the case of proposals which are likely to have a visual impact on the surroundings, applications for planning permission should include a comprehensive scheme of landscaping
   
Footer Graphic
Column 1 Column 2 Column 3 Column 4
top