2.3.1 Holderness forms part of the Hull Travel to Work Area, and is designated as an Intermediate Assisted Area. Parts of Holderness are also designated as Rural Development Areas.
2.3.2 Holderness contains a high proportion of employment in the service sector accounting for approximately 43% of the total employment in the area . Distribution and catering provides another 20%, the manufacturing sector accounts for 13% and agriculture provides 8%. Unemployment in the Hull Travel to Work Area is greater than the national average but within Holderness particularly the southeast there are several areas with unemployment rates around the 20% figure.
2.3.3 The largest concentrations of manufacturing industry are at Saltend both to the north and to the south of the A1033 trunk road, close to the Hull City boundary and port facilities. To the south is Europe's largest producer of acetic acid and the areas single biggest employer, BP Chemicals Limited with approximately 1400 employees. The plant occupies a site of approximately 120 hectares (300 acres) adjacent to the city boundary. North of the A1033, a large industrial area is well established, largely as a result of a location near to the Humber Estuary port facilities, where industries linked to the storage and movement of bulk materials such as timber have developed.
2.3.4 Easington and Dimlington Gas Terminals on the east coast process the gas from the North Sea gas fields before it is pumped into the national grid network. Condensate, resulting from this process, is pumped to the BP chemical site at Saltend for use in chemical manufacturing processes.
2.3.5 Small industrial estates have been established at Hornsea and Withernsea, with the assistance of the Rural Development Commission. The estates provide a stock of 32 units ranging in size from 46.5sqm (500sqft) to 140sqm (1500sqft) suitable for starter businesses. Other industrial/commercial estates have been undertaken by the private sector at sites in Brandesburton, Burstwick and Hornsea.
2.3.6 Tourism makes a significant contribution to the economy of Hornsea and Withernsea and forms an important and growing sector of the Holderness economy. Hornsea Pottery and Freeport is a major employer within Holderness and one of the top tourist attractions in the Yorkshire and Humberside region with around one million visitors a year.
2.3.7 The agricultural industry is important to the economic, social and environmental health of the area. It is dominated by arable cropping (mostly cereals) and intensive livestock enterprises, especially pigs. Although horticultural units represent only 8% of the holdings they are concentrated mainly along the north bank of the Humber and make a considerable economic contribution to this area.
Farm Type % of Full Time Holdings
Part Time
Cropping 33.6
Pigs/Poultry 42.4
Dairy 5.0
Livestock 5.5
Mixed 5.5
Horticulture 8.0
Source MAFF
2.3.8 The industry as a whole is coming under increasing pressure and is facing unprecedented change including a significant reduction in employment in the last 10 years.
Agricultural Employment : 1982 1987 1992 %Change
Fulltime Workforce 1,646 1,553 1,309 -20.5%
Parttime Workforce 531 621 471 11.3%
Casual & Seasonal 229 231 207 9.6%
Total Workforce 2,406 2,405 1,987 17.4%
Source MAFF
2.3.9 The following issues will need to be addressed as part of the Local Plan.
1. It is important to ensure that a choice of sites is available throughout the area for both strategic and small scale industrial development, in order to ensure that economic growth in the area is not stifled over the Plan period.
2. Industrial development should be of a scale appropriate to the surrounding area. The conversion of buildings may provide industrial opportunities in rural areas.
3. The need to promote a sustainable approach to the location of industry by reducing journey times and increasing accessibility.
4. The decline in the number of people employed in agriculture will create a need for alternative sources of employment. Proposals to diversify within the industry may provide employment opportunities.
5. Industrial land adjacent to the estuary is a valuable national resource therefore it is important that its future development is clearly guided by appropriate planning policies which give due regard to environmental issues.
National
2.3.10 The Government has identified local plans as a means of stimulating economic growth and industrial diversification. Local plan provisions can create employment opportunities, broaden the local economic base and encourage new investment. The Government suggests that the challenge faced by local authorities is to encourage economic development in a way which is compatible with environmental objectives. Economic growth and a high quality environment should be pursued together. Local authorities need to ensure that intensification of commercial and industrial uses do not become intrusive in residential and rural areas.
2.3.11 Economic activity is encouraged in rural areas and it is considered that the countryside can accommodate many new forms of development without detriment, if the location and design of development is handled with sensitivity. It is expected that agriculture will remain a major land use but will decline as a major source of rural employment. The diversification and development of commercial activities in rural areas is strongly encouraged as this will be of mutual benefit to local labour forces and the national economy.
2.3.12 It is important for the rural economy to diversify and accommodate change so that it can continue to prosper, expand and provide wide and varied employment opportunities for rural people.
2.3.13 Local authorities should aim to ensure that there is sufficient land available for industry and commerce and that there are a variety of sites to meet the needs of a wide range of economic activities, especially small businesses. The reuse of existing rural buildings is suggested as an important means of providing workspace and preserving the existing built environment.
Strategic
2.3.14 The Structure Plan places a high importance on economic activity and employment creation, which is reflected in Policy E1 which states :
E1 A high priority will be given to the provision of land for new economic development and the creation of jobs.
2.3.15 The Structure Plan highlights energy related industries, high technology, offices and tourism as the potential areas for future growth.
2.3.16 Structure Plan strategy aims to attract new investment and spending from outside the area as well as to maximise the strengths and skills of the resident workforce. It encourages a range of sites and locations for industrial uses without leading to a wasteful duplication or under use of expensive services, the unnecessary spread of development in the countryside and harmful planning blight. It also establishes a framework in which industry is to be located.
Map of Holderness Rural Development Areas
The Council's Aims and Objectives
AIM1 TO PROMOTE EMPLOYMENT WITHIN HOLDERNESS BY: 1. PROVIDING EMPLOYMENT OPPORTUNITIES IN LOCATIONS THAT ARE SUSTAINABLE BY REDUCING JOURNEY TO WORK DISTANCES AND CONSERVING AND ENHANCING THE ENVIRONMENT, 2. MAINTAINING, EXPANDING AND DIVERSIFYING THE ECONOMIC BASE, 3. ENCOURAGING NEW BUSINESSES TO LOCATE IN THE AREA.
The Council will:
support initiatives that create employment opportunities and a healthy economy.
safeguard areas of nature conservation importance and other natural resources regulate the impact of industrial development on the environment and encourage a scale of industry that is compatible with its surroundings and does not detract from the amenity of the area.
direct new larger scale industrial developments to those locations where a high level of infrastructure is available or will only consider the siting of such concerns if appropriate infrastructure is provided.
will allocate land for industrial purposes and will give particular encouragement to the provision of small workshop type development in smaller settlements in order to maximise opportunities for the local work force.
in appropriate cases, allow buildings in the open countryside to be converted to small scale, industrial, commercial and tourism uses.
2.3.17 Holderness is part of the Hull Travel to Work Area along with Beverley, East Yorkshire, Hull City and parts of Boothferry. The Hull Travel to Work Area was redesignated an Intermediate Area in 1993 under the Government Assisted Area Initiative and thus is able to benefit from regional industrial incentives operated by the Department of Trade and Industry.
2.3.18 Twenty of the area's 42 parishes fall within designated "Rural Development Areas" and are eligible for assistance from the Rural Development Commission under its Rural Development Programme Initiative. These provide a means of targeting resources on rural areas with the greatest relative economic and social need.
2.3.19 The Council's financial resources are very limited. For this reason, the Council relies on external grant assistance and upon the private sector for much of the area's industrial developments. Holderness has benefited from the Rural Development Programme which has provided 100% funding for the construction of factory units in the area. This has resulted in many cases in new jobs that utilise existing work skills. The Council relies on Rural Development Programme finance to provide new facilities and services for local industry and wishes to maximise fully the assistance available from the Rural Development Programme, which it considers will bring long term benefits to the Holderness area.
2.3.20 The Council seeks to create an industrial framework that enables existing firms to expand and relocate within Holderness, as well as ensuring that new enterprises can be accommodated into the existing land use pattern. This will require the adequate provision of land for industrial purposes offering a choice of location. Sites will need to be free or easily freed from constraints and between them capable of accommodating a range, type and scale of industrial activity that meets the needs of existing and potential users.
2.3.21 This approach will help reduce the loss of employment opportunities resulting from the relocation of existing businesses outside the Holderness area. Expansion of existing firms will lead to better employment opportunities for the local labour force. In seeking to provide land for the expansion of existing industry the conservation of the physical and natural environment will be of primary importance.
2.3.22 The Councils industrial framework is as follows;
1. to promote large scale industry on sites which are accessible to main transport routes to the largest labour market, to other industrial concerns and to services including rail and docks.
2. to promote localised industrial opportunities to serve existing centres of population and encourage them towards "selfsufficiency".
3. to encourage diversification of the rural economy to offset the reduction in the farming industry.
4. to ensure that the strategic site at Hedon Haven is reserved for economic activities that can demonstrate a genuine need to be located there while safeguarding the environmental qualities of Paull and protecting internationally important nature conservation interests in accordance with Policy Env12.
5. to protect the environment of Holderness.
2.3.23 This will normally lead to less pressure for development on greenfield areas, a more efficient use of infrastructure and services and give better accessibility to established transport routes which will provide a more sustainable use of land and resources.
2.3.24 The Council has included sites within the Plan to accommodate a wide range of industry. It is considered important that opportunities are made available for businesses across Holderness, however, in order to meet the plans sustainable principles industry is directed to those sites that are well related to the existing transport network and have a limited impact on landscape quality and residential amenity.
2.3.25 The Council will protect those areas designated for industry from alternative land uses to ensure that the most appropriate locations are utilised for employment sources. It is an overall aim of the Council to encourage the maintenance and further development of established industrial areas to reduce the adverse environmental impacts that result from sporadic development and to ensure that there is a land bank of industrial opportunities available.
Ec1 The Council will encourage the retention and further development of established business general industrial and storage and distribution sites so long as the sustainable and environmental policies of the plan are satisfied.
2.3.26 The locational implications of industrial proposals are guided by Structure Plan Policies E2 and E3. Policy E2 lists the major strategic locations and Policy E3 provides guidelines for smaller scale developments.
E2 Land will be provided to allow a wide choice of size, type and location of sites for industrial use. The major strategic locations will be: (see table)
E3 Outside locations listed under Policy E2 industrial and commercial development will take place on smaller sites in accordance with the following guidelines, providing there are no unacceptable transport or environmental problems.
i) The Hull, Grimsby/Cleethorpes and Scunthorpe Urban Areas defined in Policies S9S11 are the major employment centres and proposals for industry and commerce will normally be permitted subject to the retention of important open areas as indicated by Policies S9 and S10.
ii) The Urban Centres defined in Policies S9S13 are local employment centres and proposals for industry and commerce compatible with their size and character will normally be permitted.
iii) In selected and nonselected settlements proposals for small scale industry and commerce which are compatible with their surroundings will normally be permitted, providing existing services are adequate.
iv) In the open countryside new proposals for industry and commerce will not normally be permitted. Proposals to reuse existing buildings for small businesses may be permitted providing their impact on the countryside is acceptable.
v) On disused airfields which have not been returned substantially to agriculture and where there is existing industrial development and essential services, industry and commerce will normally be permitted. Development will be restricted as far as possible to the main areas of existing buildings and hardstanding. Proposals for outdoor storage on these airfields will be considered on their merits provided their impact on the countryside is acceptable.
vi) Proposals for the development of new, and the expansion of existing, terminals and ancillary activities linked to the offshore hydrocarbon industry will normally be permitted only in suitable locations to the north and northwest of Easington village.
2.3.27 There are 2 large scale industrial allocations at Saltend (85ha south of Hedon Haven and 45Ha north of Hull Road) identified in the Structure Plan as strategic sites.
Medium sized sites at Brandesburton and Burstwick are largely based on existing industrial areas and similarly the identification of Catfoss Airfield is partly dictated by the need to control a situation that has been allowed to develop over previous years.
Sites at Hornsea and Withernsea (in the Rural Development Area) make use of existing facilities and provide employment opportunities in these important urban centres.
Allocations made in smaller settlements are intended to provide for local employment and to encourage diversification in the rural economy.
Ec2 Strategic provision is made for industrial, business and warehouse development north of Salt End (45ha) and, where compliance with policy Ec3 can be demonstrated, at Hedon Haven (80ha). In accordance with policies in part 3 of this Plan, some provision is also made on existing sites at Brandesburton, Burstwick and, particularly for storage uses, at Catfoss Airfield. Elsewhere, small sites are provided in the 'urban centres' of Hedon (8ha), Hornsea (5ha) and Withernsea (3ha) or related to the following `selected settlements' in the rural development area: Aldborough, Easington, Patrington and Withernwick. Additional sites are provided well related to the A1033 at Ottringham, Paull and Thorngumbald.
Hedon Haven
2.3.28 The 80 hectares strategic site identified in the Structure Plan is located between Hedon Haven and Paull. This area is also identified in Regional Planning Guidance to be safeguarded for industry requiring proximity to deep water frontage. Additionally Development Plans must protect important nature conservation interests in accordance with the advice set out in PPG9.
2.3.29 Part of the site has direct access to the estuary, one of the last major deep water estuaries in the UK which still has scope for industrial development genuinely having a need for an estuarial location.
2.3.30 Strategic guidance for the development of this site is set out in Policy E5 of the Humberside Structure Plan with which this plan must generally conform, this states:
E5 Land in the following locations will be reserved for economic activities which will take advantage of its special potential:
North Bank Between Hedon Haven and Paull ... ancillary activities with close operational links will normally be permitted.
Where sites in these locations are not essential, industries will be encouraged to develop elsewhere in Humberside in line with Policies E2 and E3. In respect of proposals for the North Bank, particular regard will be given to the environmental impact of the proposed development on the village of Paull.
2.3.31 There are a number of concerns to the Council in the development of this large, strategic allocation. These include:
1. the site's special potential adjacent to the deep water channel
2. the health, safety or amenity of residents in nearby settlements
3. the international and national nature conservation interest of the adjacent Humber Flats and Marshes
4. the rural character and appearance of the settlement of Paull
2.3.32 It is the intention of the Council to set out, within the existing Structure Plan framework, guidelines for the development of the land that give more detailed guidance to potential developers as to the Council's requirements. Policy Ec3 sets out the criteria against which proposals will be assessed.
2.3.33 The Structure Plan restricts the development of the site to those uses which will take advantage of the site's special potential of being adjacent to the deep water channel of the Humber Estuary (or those ancillary activities with close operational links to such uses). It clearly explains that where it is not essential for a proposal to be located near to this channel then it should develop elsewhere. The Structure Plan also states that particular regard should be given to the environmental impact of any development on the village of Paull.
2.3.34 Being such a large and strategically important industrial site, the employment benefits have to be balanced with the equally important interests of the character and appearance of Paull and the health, safety and amenity of nearby residents. Paull is a small, riverside settlement isolated in the open countryside and separate from the existing employment development and the City of Hull to the north and from Hedon to the north east. The BP chemical works is a notifiable hazard (see paragraph 2.3.44) and the site is within a conservation area appropriate to this designation. Consequently the health and safety executive will be consulted in relation to any proposed development.
Ec3 Land between Hedon Haven and Paull, west of Paull Road, is reserved for uses which demonstrate that a location adjacent to the estuarial deep water channel is essential for their operation, or for ancillary activities with close operational links to these uses. In determining applications, the Council will take account of: i) the effect on the health, safety and amenity of those occupying existing development; ii) the effect on the nature conservation interests of the Humber Flats and Marshes SPA/Ramsar Site; proposals likely to adversely effect those interests will be subject to the requirements of Policy Env12; iii) the effect on the character, appearance and amenity of the surrounding area, especially the special character of Paull; where reasonable efforts will be required to minimise any adverse effects; iv) the need for landscaping along the southern boundary of the site.
Land north of A1033 Saltend
2.3.35 Existing industrial uses are well established to the north of the A1033. The area has a long history of industrial activity, largely bulk storage (especially timber related) to take advantage of nearby port facilities. Changing fortunes in the industry has resulted in surplus land being available to accommodate new industrial growth. It is anticipated that most of the areas requirements for larger scale industrial development will be met within the established strategic allocation and no further allocations for large scale industrial uses will be necessary in the Saltend area over the period of this plan.
2.3.36 The Council will continue to direct larger industrial concerns seeking a location in the southern part of Holderness to the established industrial areas to the north of the A1033 at Saltend.
Ec4 The Council allocates 45 hectares of land to the west of Staithes Road and north of the A1033 between Saltend roundabout and the city boundary for industry falling within classes B1, B2 and B8 of the Town and Country Planning (Use Classes) (Amendment) Order 1995.
2.3.37 The local plan will make provision for industrial development on a range of sites throughout Holderness. In most cases, new and existing firms wishing to expand will be accommodated on these sites. There may, however, be exceptional circumstances where these are not suitable. The Council must be flexible in its approach to potential large scale employment generators and may need to respond to projects seeking to locate in Holderness.
2.3.38 In such circumstances `oneoff' proposals of strategic importance may be provided for if the proposed development would bring significant employment or other economic benefits to Holderness and would not cause damage to the local environment nor destroy the amenity enjoyed by local residents.
2.3.39 Such 'oneoff' schemes will be judged initially against Policy E4 of the Humberside Structure Plan. This states:
E4 Proposals for industry and commerce that are not in accordance with the relevant policies of this plan will not normally be permitted but special provision for very large projects may occasionally be made in exceptional circumstances provided that:
1. there would be substantial proven employment or other benefits to county residents.
2. the proposal cannot reasonably be implemented on land proposed in local plans for industrial or commercial development, bearing in mind the undertakings operational requirement and
3. there are no other overriding planning objections.
2.3.40 In addition to satisfying the above the Council when considering 'oneoff' proposals will apply the following policy to help safeguard local environmental interests.
Ec5 In those exceptional circumstances when the Council is prepared to consider proposals for larger scale business, general industrial, storage and distribution on sites not allocated for these purposes (one off proposals) the Council will need to be satisfied that:
1. A suitable alternative allocated site is not available.
2. The development would have to have substantial and proven economic and employment benefits for the area.
3. The proposal is not sited in an area of landscape or environmental importance or will result in a detrimental effect on the local landscape or other environmental interests.
4. There will be no detrimental effects on residential amenity.
5. The proposal can be adequately serviced without detriment to the local environment.
6. The proposal does not result in the loss of high grade agricultural land.
7. There are no unacceptable impacts on traffic or access to the road network.
8. The scale of the proposal is appropriate to its locality.
2.3.41 The Easington gas terminals, developed jointly by British Gas and BP Petroleum Limited, distribute natural gas from the Rough and West Sole Fields some 30km off the coast. Facilities at the adjacent Dimlington Terminal have been extended to receive gas from the southern North Sea Gas fields.
2.3.42 The deliberate concentration of terminal facilities at Easington is an objective of the Council in order to lessen the environmental impact upon the coastline which would have occurred if separate facilities, had been developed along it, and to concentrate resources on the provision of or upgrading of infrastructure. See Utilities Infrastructure section for further details.
2.3.43 There are industries in Holderness whose processes may involve the use or storage of hazardous materials. The location of such industries, known as Notifiable Industries and of development near to such uses, is carefully regulated in conjunction with the Health and Safety Executive and strategic guidance is given in the Structure Plan. This states:
En13 Planning applications for potentially hazardous premises and development near potentially hazardous premises will not be approved before the local planning authority has received advice from the Health and Safety Executive on the possible risks; but other factors may lead to refusal of applications before the receipt of such advice.
2.3.44 Certain sites and pipelines are designated as notifiable hazardous installations by virtue of the quantities of hazardous substances stored or used. The siting of such installations will be subject to planning controls aimed to keeping the sites separated from housing and other land uses with which such installations might be incompatible from the safety view point. To this end, the Council will seek advice from the Health and Safety Executive (HSE) on the suitability of any proposed notifiable hazardous installation in relation to the risks that the installation might pose to the surrounding population.
2.3.45 The area covered by this local plan already contains a number of notified hazardous installations, including notified high pressure gas transmission pipelines. These include the BP chemical works and Air Products at Saltend and the Easington and Dimlington Gas terminals. Although subject to the stringent controls under existing health and safety legislation, it is considered prudent to control the kinds of development permitted in the vicinity of these installations. For this reason the Council has been advised by HSE of consultation distances applicable to each of these installations. In determining whether or not to grant planning permission for a proposed development on land within these consultation distances, the Council will take account of the advice which it receives from HSE about the risks to the proposed development from the relevant notified hazardous installation.
2.3.46 The Council considers the public safety aspects of existing and new industries and development near to such uses to be important and will therefore continue to use consultation distances as determined by the Health and Safety Executive.
2.3.47 For many years the Council has directed larger industrial development in the north of Holderness to Catfoss Airfield. This disused airfield lies to the east of the A165, north of Brandesburton. Extensive areas of hardstanding and concrete make it impracticable to restore back to agricultural use. These areas are attractive for storage and following earlier permissions to allow the storage of timber on the airfields, other storageorientated industries have become established. This, in turn, has led to the development of associated industries.
2.3.48 Improvements to the junction of the A165 and the local access road in the early 1980s were important in opening up the airfield for industrial development in accordance with Policy E3(v) of the Humberside Structure Plan. Its use for industrial development is now broadly accepted, although on an informal basis, with no detailed policy guidance.
2.3.49 The airfield has potential for further industrial development largely because it is accessible via the A165 and within easy reach of Hornsea, Beverley, Bridlington and Hull but this will need to be carefully controlled and restricted to specific areas, in order to safeguard the balance with the environment in this largely rural location. The Council believes that clearer policy guidance is required at Catfoss. It therefore proposes to allow for sufficient land within the boundary of the former Catfoss airfield to provide for industrial concerns requiring larger site areas and seeking to locate in the north of Holderness. Environmental matters will be given considerable weight by the Council when determining development at Catfoss Airfield, to ensure that development is compatible with other land uses in the area. Detailed policies regarding the development of the airfield are set out in Part 3, Brandesburton'.
2.3.50 Small workshop type industrial units make an important contribution to the areas economy. This type of development is influential in stimulating local employment opportunities. The Council wishes to encourage this type of development in accordance with Structure Plan Policy E3.
2.3.51 The Rural Development Commission has developed small advanced workshop estates at Hornsea and Withernsea. Both sites have proven to be successful in providing opportunities for smaller businesses and additional phases have been developed to cater for demand. The Council would wish to build on the success of these estates and will make provision for the expansion of this type of facility in both towns. Other small industrial estates funded and developed by the private sector exist at Cliff Road, Hornsea, Catwick Lane, Brandesburton and Ellifoot Lane, Burstwick.
2.3.52 Provision elsewhere in Holderness is limited. The Council recognises the need to maintain the economy of rural areas. Small businesses are a major source of growth in these areas and therefore the Council has allocated additional small sites appropriate for workshop development in suitable locations other than those proposed in the main towns.
Ec 6 Proposals for small scale business, general industrial, storage and distribution on sites not allocated for these purposes, within or adjoining the defined development limits of settlements will be permitted if the following criteria are met: (1) there is no reasonable alternative location on a site allocated for business, general industrial or storage and distribution uses. (2) the scale, design and operational characteristics of the use is appropriate to the locality in which it is sited. (3) the development would not detract from the amenity, character or appearance of adjacent uses. (4) the development would satisfy the relevent environmental and other policies of the plan. Elsewhere, proposals that involve the expansion or rationalisation of an existing operation on the site, will be permitted, if they satisfy the above criteria.
2.3.53 In particular provision will be made in those areas identified by the Rural Development Commission as Rural Development Areas.
2.3.54 Where conversions or reuse of existing buildings are being considered it is important to distinguish between those situations where they are in line with established planning policy and those where they will be a departure from Structure Plan policy.
2.3.55 Where the building is located within a settlement the presumption will be to permit conversions to industrial use unless there are clear and compelling reasons for refusal. In cases where buildings are peripheral to settlements but are outside the development limits buildings are judged to lie in the open countryside.
Ec7 The Council will permit the conversion or adaption of buildings (other than dwellings) for industrial or commercial uses in urban centres, selected settlements and nonselected settlements provided the type and scale of operation proposed is compatible with its surroundings and does not have a significant adverse effect on the amenity of local residents.
2.3.56 In the open countryside the uses appropriate for conversions of existing rural buildings are more limited and the following policy will apply.
Ec8 The reuse or adaptation of rural buildings in the open countryside to business, community and recreation and tourism uses would be appropriate subject to the form, bulk and general design being in keeping with their surroundings and compliance with Policy H4.
Ec9 Major office development (over 1000 sq. mtrs) should be located in the main towns of Hedon, Hornsea and Withernsea. Elsewhere office development may be permitted if it,
1. is located within defined development limits and is compatible with adjacent land uses, or
2. is ancillary to an existing business, industrial or storage use, or
3. involves the conversion of an existing building and accords with policies Ec7 or Ec8. All such development should accord with other policies in this Plan.
2.3.57 Recent economic trends have shown that many small businesses are started by people working in their own homes. As society is continuously developing new technological innovations this trend is likely to continue. Where home businesses do not change the overall character of the property's use as a single dwelling planning permission will not always be required where a small scale business use is carried out from home, however this will depend upon the precise circumstance. Where planning permission is required it will be considered on it's planning merits taking into account the effects on residential amenity, traffic safety, nuisance levels and the effect proposals have on the character of the setting.
Ec10 The operation of small businesses within residential property will be permitted unless the proposed activity would adversely affect, residential amenity, road safety or the character of the locality. In those cases where planning permission is granted the Council will consider the imposition of conditions to restrict the operation of the use to the applicant and to limit the hours and days when work may take place.
Summary Table Industrial Land Allocations