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CHAPTER 5: EMPLOYMENT AND BUSINESS

Introduction

5.1 The Borough of Charnwood is centrally located between the East Midland’s three principal urban centres: Leicester, Nottingham and Derby. It benefits from excellent accessibility to the national road and rail networks, and is close to the East Midlands International Airport.

5.2 The economy remains relatively strong, diverse and balanced despite the damaging effect of the economic recession. There remains an important manufacturing sector at a time when, nationally, the economy is developing a stronger service base. Job losses in textiles and engineering continue to be a cause for concern although new technology industries are expanding. The local workforce contains a high level of professional and skilled occupations. Monitoring of business requirements has confirmed a growing demand for new industrial and commercial premises located within the plan area, particularly in Loughborough.

5.3 Loughborough is the Borough’s principal employment centre. In recent years the town’s economy has diversified from the traditional textile and engineering base into pharmaceuticals, general manufacturing services, and warehousing and distribution. A key component of the service sector is research and development. This area offers strong new employment potential especially through the development of the Science Park off Ashby Road. A further boost to this sector has been the arrival of AstraZeneca at Loughborough Industrial Park, following their take-over of Fisons Pharmaceuticals.

5.4 Shepshed has moved from a traditional reliance on manufacturing (principally hosiery and knitwear) towards distribution firms and facilities. These are taking advantage of a location adjacent to Junction 23 of the M1. The town has strengthened economic links with Loughborough in recent years.

5.5 Outside these two principal centres the large villages along the Soar and Wreake Valleys remain significant locations for a variety of industrial employment, including activities related to mineral extraction, textiles and engineering. The area’s accessibility by road continues to improve with the completion of the A46 Leicester Western Bypass and there is potential to exploit rail and waterway routes. The local economy will be bolstered by new employment areas to be developed at Pontylue Farm, Syston and adjacent to the quarry access road at Mountsorrel.

5.6 However the local economy is not self-contained. The Borough has strong economic links with Leicester and lesser linkages with North West Leicestershire and south Nottinghamshire. Journey to work figures from the 1991 Census show that 44% of the Borough’s workforce lived outside its boundaries. Although the Wreake and Soar Valleys are net exporters of employment, Loughborough is a net importer, with over 12,500 workers travelling into the town each day.

Government Guidance

5.7 In PPG12 ‘ Development Plans’ it is made clear that the preparation of all development plans should take into account economic considerations such as revitalising and broadening the local economy, stimulating employment opportunities, urban regeneration, balancing urban and greenfield development, socio-economic changes, movement in the economic structure towards services, and the contribution from the rural economy. Policies with primarily economic priorities should provide for choice, flexibility and competition.

5.8 PPG4 ‘Industrial and Commercial Development and Small Firms’ emphasises the need to achieve sustainable development by weighing the importance of industrial and commercial development against that of maintaining and improving environmental quality. It is recognised that the locational demands of business should be a key factor in the preparation of local plans, and that this is closely related to transport issues. Development plans offer the opportunity to locate development to minimise the length and number of trips, especially by motor vehicles, increase the use of more energy efficient modes of transport and discourage development where it would add to congestion.

5.9 In PPG7 ‘The Countryside – Environmental Quality and Economic and Social Development’ the guiding principle is the achievement of development likely to sustain the rural economy whilst maintaining or enhancing the countryside for its ecological, agricultural and recreational value.

The Leicestershire Structure Plan

5.10 Provision is to be made in Charnwood for about 95 hectares of land for employment in the industrial, office, warehousing and distribution sectors between 1991 and 2006. These uses are grouped under Part B of the Town and Country Planning (Use Classes) Order 1987.

5.11 The Structure Plan indicates that this figure is intended to provide a guide-line and that there should be flexibility in its application. It is envisaged that the majority of new employment land will be allocated within and adjoining settlements offering a realistic choice of transport, normally Loughborough, Shepshed, settlements adjoining the Leicester urban area, and settlements along the three transport choice corridors.

5.12 To further encourage the diversification of the economy, provision is made for a limited number of ‘high quality’ employment sites for B1 (Business) and B2 (General Industrial) uses. Although none are specified in Charnwood it is recognised that suitable sites may come forward which offer good access to the road network, a realistic choice of transport, and scope for high design standards.

5.13 For rural areas the Plan envisages small scale employment development may be appropriate within and adjoining those settlements not identified for major development.

The Charnwood Perspective

5.14 In August 1992 the Borough Council approved an economic review for the year ending December 1991. This wide ranging review highlighted the following areas of interest relevant to preparation of this plan:

i) the need for sufficient land to be allocated to provide for additional jobs in a variety of industries;

ii) the considerable benefits that could accrue from the successful and appropriate development of the Loughborough Science Park;

iii) the potential employment benefits from tourism related developments having regard to the need to safeguard sensitive environments;

iv) the scope to attract large companies to the area to broaden the employment base of the local economy;

v) the sustained increase in unemployment over the previous two years, with the emergence of local ‘blackspots’ particularly in parts of Loughborough and Mountsorrel;

vi) the considerable growth in new firms in recent years, especially in the small business sector;

vii) the presence of existing employment sites which are poorly located, or contain buildings difficult to re-use for current employment purposes;

viii) the need to combine land use planning with wider-ranging economic development initiatives.

5.15 The Review drew attention to the overall increase in employment within the Borough during the 1980’s from 50,200 employees in 1981 to about 55,000 in 1989. This increase was, in percentage terms, slightly below the corresponding increase in population over the same period. There were also changes in the type of employment available. Job levels declined during the 1980’s in only 3 sectors, namely agriculture and forestry; energy and water supply; and metal goods, engineering and vehicle industries.

5.16 Three further sectors are identified as vital to current and future, employment, namely engineering, other manufacturing, and services. Jobs in manufacturing will need to be sustained and new service jobs created in order to ensure that sufficient work will be available for the local workforce. The Review anticipates that the major sources of new jobs will be from operations involved in minerals and mineral products; distribution, hotels, catering and repairs; transport and communication; banking, finance, insurance and business services; and other services.

5.17 From this assessment it is clear the local plan will need to secure provision suitable for the diverse needs likely to arise over the plan period in response to changing economic circumstances. Changes are likely to result from the interplay of numerous factors including the effects of a single European Market allied to the opening of the Channel Tunnel, and the ever increasing competition from newly developed countries.

5.18 Current floorspace figures indicate that very small units remain in demand at a time when the industrial property market is at a low ebb, and that the greatest over supply of property in relation to demand is for larger floorspace units. The demand for accommodation is highest in Loughborough.

Aims and Objectives

5.19 The employment policies and proposals have been formulated with regard to the general guidance set out above and in line with the following aim:

“To identify sufficient land, primarily through the retention and extension where appropriate of existing employment areas within the Borough, particularly in locations consistent with the Structure Plan to ensure the maintenance, diversification and expansion of investment and employment opportunities in the interests of sustaining a healthy local economy”.

5.20 In combination the proposals seek to address the following broad objectives:

i) to identify sites to provide for new job creation in conformity with the requirements of the Structure Plan balanced with environmental and infrastructure considerations;

ii) to ensure that new employment sites are easily accessible by both private and public transport and to all sections of the community, with particular reference to areas of high unemployment;

iii) to foster the diversification of the local economy by creating conditions likely to attract new manufacturing, service and high technology investment;

iv) to improve the appearance and working environment of employment areas;

v) to ensure that new industrial development avoids injury to the character and amenity of adjacent land uses;

vi) to ensure that industrial processes and operators carry no risk to the health and safety of the community or the environment;

vii) to maximise employment densities within new economic development sites;

viii) to define ‘Primarily Employment Areas’ to be safeguarded from development which would reduce their employment potential.

Definition of Employment Terms

5.21 Employment uses are defined in accordance with Part B of the Town and Country Planning (Use Classes Order) 1987. The terms referred to in this chapter are as follows:

Class B1:

Business (Offices, industrial processes and research and development of a ‘light’ industrial nature);

Class B2:

General Industry;

Class B8:

Storage and Distribution.

Other uses involving sources of employment such as shopping, mineral extraction, tourism etc. are referred to elsewhere in this plan.

5.22 A developer or industrialist wishing to change the use of a building will usually require planning permission. This will always be so when the change includes a change of Use Class. However within Part B some changes of use do not require planning consent. These are:-

TO

FROM

B1 (business)

B2 (general industrial)

B1 (business)

B8 (storage and distribution)

B8 (storage and distribution)*

B1 (business)

B8 (storage and distribution)*

B2 (general industrial)

* where the change of use relates to not more than 235m2 (2530ft2) of floor space.

Planning Criteria for Employment Developments

5.23 POLICY E/1

In granting planning permission for the development of land for employment purposes the Borough Council will require:

i) provision for vehicular access, loading and manoeuvring which avoids danger, congestion or delay to other road users;

ii) provision for safe and adequate access for cyclists and pedestrians and for public transport where appropriate, including links to existing or proposed route networks;

iii) the avoidance of nuisance to neighbouring land uses occasioned by noise, other emissions, hours of operation or street parking;

iv) the provision through the overall design and layout of the development of a scheme which remains compatible with the established character and appearance of the locality as defined by the massing, scale, form and material employed in any neighbouring development;

v) in the case of an extension, the provision of a development which would complement or enhance the existing building and remain compatible in its design, scale and use of materials;

vi) the provision of hard and soft landscaping details appropriate and necessary to define and contain the development within a high quality environment and to screen from view areas of open storage, utilitarian buildings and potentially intrusive plant and equipment; and

vii) the incorporation, where appropriate, of measures to protect, conserve or enhance adjacent residential, visual or rural amenities.

(See also in particular Policy TR/18)

5.24 Provision must be made for adequate manoeuvring space to ensure that standards of safety are maintained and that commercial vehicles in particular can operate without unnecessary constraint and delay occasioned by indiscriminate parking and blockage of industrial estate roads. In addition, within larger developments adequate provision must be made for the delivery of effective transport choice opportunities. In order to help reduce car dependency measures will need to be implemented to make access by public transport, cyclists and pedestrians more attractive to and from employment areas.

5.25 Clearly employment development will be primarily directed towards the delivery of goods and services to customers on the most competitive basis and such commercial parameters will continue to give rise to a need for low cost buildings, essentially utilitarian in function and appearance. However high standards of design and layout are not alien to employment development and will be used often to promote a favourable image of the company to potential clients. Such buildings can make an important contribution to the accumulated architectural heritage and to business confidence in the community generally. The Borough Council will wish to encourage innovative and original designs in new development, particularly at the margins of industrial estates where, coupled with sensitive landscape planting, it may screen from view the more utilitarian elements of design.

5.26 Within established areas care must be exercised to safeguard the environmental standards and amenities enjoyed by the occupiers of neighbouring property, especially where the character of the locality is primarily residential. Incompatible uses likely to lead to complaints from adjoining residents should be minimised by restricting activities and hours of operation within employment areas. In the case of new employment sites it will be desirable to provide landscape “buffer” zones to afford visual and acoustic screening between employment and housing uses or other potentially incompatible uses.

5.27 In some instances businesses may have developed in a particular fashion or in a location in such a way as to detract seriously from residential amenities and the local environment. In these circumstances the Council will negotiate to seek appropriate measures to ameliorate problems by agreement. If this fails, relocation to more suitable sites will be encouraged. However, extensions to such existing premises will not be approved unless acceptable ameliorating measures can be achieved.

5.28 The Borough Council recognises that the development of small-scale business enterprises has a role to play in providing local job opportunities in villages. Proposals for the development of new sites, redevelopment and conversions of extensions to existing sites will be acceptable where the scale and nature of the activity accords with the character and appearance of a village and its setting in the countryside, and it results in no harm to the amenities enjoyed by nearby residents or other land uses.

Storage of Hazardous Substances

5.29 POLICY E/2

Hazardous Substances Consent will not be granted for the storage of hazardous substances where the proposal would:

i) prejudice the potential for development on adjoining land;

ii) constitute a hazard to health or present a significant risk of escape of any dangerous material;

iii) involve unsatisfactory access to rail or road networks by virtue of traffic generated having to pass through residential areas or other sensitive locations.

Proposals for other development in the vicinity of hazardous installations will be resisted where the proposal would be likely to lead to a significant increase of risk to the population.

5.30 Hazardous Substances Consent will be required for the storage of certain toxic, highly reactive, explosive and flammable substances. A definitive list appears in Schedule 1 of the Planning (Hazardous Substances) Regulations 1992. Such developments are likely to have significant implications for adjoining occupiers and the potential use of land in the vicinity.

5.31 It will be important to ensure the population likely to be at risk is not significantly increased by inappropriate residential, industrial, commercial or other development within the vicinity of notified installations. Where hazardous substances consent is granted the safest means of transportation will be expected to and from the site, including ready road access for emergency vehicles. There is one hazardous installation in the Borough at Shepshed – the Shepshed Brick and Tile Co. Ltd.

5.32 In the application of this policy the Borough Council will be guided by the provisions of Circular 4/00 and the Planning (Hazardous Substances) Act 1990 and by the specialist advice of the Environment Agency.

Hazardous Installations

5.33 POLICY E/3

Planning permission will not be granted for hazardous installations which would have adverse affects on the population or environment. Where planning permission is granted adequate access arrangements will be required onto the rail network or specified road network for the transportation of hazardous materials.

5.34 In the consideration of applications for hazardous installations it will be desirable to minimise or avoid potential risk to the health and wellbeing of neighbouring communities and the environment generally. The Borough Council will be guided in the application of this policy by the specialist advice of the Environment Agency.

Employment Land Provision

5.35 The Structure Plan requires that provision be made for about 95 hectares of land for employment purposes in Charnwood over the period 1991 to 2006. At March 1994 a significant proportion of this overall requirement had already been provided by way of previous starts on employment related development and outstanding commitments in the form of planning consents and allocations in adopted local plans. The situation is summarised in the table below:

Employment Land Supply in Charnwood at March 1994

 

Area in Hectares

(A)

Employment Land Requirement 1991 to 2006

95.00

(B)

Starts between 4/91 and 3/94

9.69

(C)

Commitments already made on sites of 0.2ha (0.52a) or Floorspace equivalent of over 930m2 (10,000 sq ft)

40.51

(A-(B+C)

In order to meet Structure Plan requirements the Local Plan needs to identify provision for

44.80

5.36 Details of the employment sites already committed for development at March 1994 are set out in Table 1. In the event of planning permission lapsing, consent will normally be renewed for employment purposes on these sites. The sites are those included in the County Council’s ‘Industrial Land Availability’ schedule adjusted to reflect the realistic contribution of net employment land from each site having regard to current information.

TABLE 1 – EMPLOYMENT LAND AVAILABILITY MARCH 1994 ALL FIGURES IN HECTARES

 

Draft LCC Figures

Adjustments

Notes

51NW021 Windmill Road/Great Central Road

0.78

 

 

51NW013 Science Park

7.88

-3.94

50% retained for landscaping

51NW028 Windmill Road

0.88

 

 

51NW029 Epinal Way

0.54

 

 

51NW030 Woodgate

0.41

 

 

51NW031 William Street

1.58

-1.58

RNIB education/housing site

52SW012 Chainbridge

0.55

 

 

52SW017 Loughborough Industrial Park

6.56

 

Net of roads and landscaping

52SW018 Bishop Meadow (Fisons)

9.30

-5.00

4.3ha available; balance for open space/playing fields

52SW20 Belton Road North

1.11

 

 

52SW028 Woodbrook Park

1.91

 

 

52SW048 Meadow Lane/Hanford Way

0.36

 

 

52SW070 North Woodbrook Park

14.50

-14.50

Removed to allocation and reduced to 6ha net development

52SW071 Station Avenue

0.40

 

 

LOUGHBOROUGH

46.76

-25.02

21.74 Net

41NE010 Motorway Trading Estate

3.25

-2.72

Only 0.53ha remains net of roads and landscaping

41NE020 Ashby Road (Bradgate)

0.88

 

 

41NE022 Sullington Road

0.30

 

 

41NE025 Ashby Road (Moseley)

0.26

 

 

SHEPSHED

4.69

-2.72

1.97 Net

60NW007 Red Hill Lane

0.56

 

 

60NW095 Melton Road

0.34

 

 

THURMASTON

0.90

 

0.90 Net

61SW013 Half Croft

0.51

 

 

61SW018 Pontylue Farm

12.37

-2.50

Brief attached to consent 89/0739 suggests 20% for landscaping etc

61SW030 Barkby Road

2.03

 

 

SYSTON

14.91

-2.50

12.41 Net

51NE066 Betty Hensers Lane

1.45

-1.45

Consent for supermarket

51NE009 Loughborough Road

5.06

-5.06

Removed to allocation

51SE006 Linkfield Road

0.82

 

 

MOUNTSORREL

7.33

-6.51

0.82 Net

51NE001 Hayhill Estate

2.00

-2.00

Removed to allocation

SILBEY

2.00

-2.00

0

61SW015 Melton Road

0.18

-0.18

Removed to allocation

QUENIBOROUGH

0.18

-0.18

0

61SW026 Melton Road

0.87

 

 

61SW026 The Warren

1.80

 

 

EAST GOSCOTE

2.67

-

2.67 Net

TOTAL

79.44

38.93

40.51 Net

Loughborough Science Park

5.37 POLICY E/4

In the determination of applications for development within the Loughborough Science Park, the Borough Council will take into account, in particular, the following considerations:

i) all buildings shall be used for the following purposes only:

a) any use falling within Class B1 (b) of the Town and Country Planning (Use Classes) Order 1987; OR;

b) any use falling within Class B1 (a) or B1 (c) which also has either:

a special need to be located close to the University or other research facilities on the site or elsewhere in Loughborough; or

is otherwise directly or functionally related to the University or other research facilities on the site or elsewhere in Loughborough.

ii) the overall development of the park should not exceed a gross floorspace of 92,900m2 with approximately 50% of the site area being retained and landscaped to create a parkland setting;

iii) buildings and other structures shall be constructed to a high standard of external appearance with extensive landscaping;

iv) service yards shall be well screened and no external storage shall be permitted;

v) existing woodland, trees and other natural features within and adjacent to the site shall be conserved and enhanced to sustain and improve their wildlife habitat and amenity value;

vi) it can be demonstrated that measures will be taken to maximise the potential for access to the site by walking, cycling and public transport.

The Borough Council will seek to negotiate reasonably related contributions towards the implementation of measures to improve the transport choice potential of the site in the form of:

a) improved bus stops and information, bus priority measures, in particular a bus only link between Kirkstone Drive and the A512, and contributions to services;

b) continuous and direct cycle and pedestrian links to the site from housing areas.

A package of measures will be required as part of the implementation of the development which significantly reduces the use of private cars to and from the development. This will provide measures and facilities to encourage walking, cycling and the use of public transport for occupiers jointly or separately.

5.38 The Loughborough Science Park, which extends over 34ha (84 acres) of attractively bounded land on the principal western approach to Loughborough, was allocated in the Loughborough Local Plan. Its purpose was, and remains, to attract new technology businesses and industries to a high quality environment with the intention of strengthening and diversifying the County economy. The first phase has been completed with the development of 19ha (47 acres) initially occupied by British Gas to accommodate its new National Research Centre. A further 6.5ha (16 acres) has been set aside for University playing fields, while 3.2ha (8 acres) have been lost to the dualling of the A512, leaving a balance of 5.2ha (13 acres) for the Science Park. The locational characteristics of the site immediately adjacent to one of the nation’s premier universities in the field of technology, centrally positioned in the country with excellent road, rail and air communications and situated within a mature and attractive landscape lends the development a particular importance unequalled in Leicestershire and only rarely found elsewhere. These qualities demand that the overriding principle of a Science Park development should not be diluted by unrestricted B1 (business) uses; an argument which was supported by an Inspector in a 1993 appeal decision. His findings in respect of acceptable uses are embodied in paragraph (i) of the policy.

5.39 The site is extremely attractive and sensitive in landscape terms and it is these characteristics which present the opportunity for the achievement of the prestigious high quality, low density development within a parkland setting currently being promoted. In the absence of these special development proposals arising from the unique relationship with the University these landscape factors would have been sufficient to merit the retention of the site in open uses.

5.40 In any development it will be particularly important to ensure the retention and conservation of the established areas of ancient woodland adjoining the site and the parkland qualities of the allocated area itself. To this end consultants recommended a maximum building coverage of 20% over the site as a whole. Therefore, subject to the number of storeys employed in development and to the level of car parking provision it is estimated that between 40% and 50% of the allocation will remain available as a landscaped setting. It is considered that more intensive development would prejudice the intention to create a sufficiently attractive environment.

5.41 Within the context provided by the existing form of the site, established tree cover and opportunities for additional landscaping works there remains scope to introduce diversity through varying the scale, massing and density of built features within the Park. Working within these constraints and assuming an average of one and a half storey development throughout the Park it is estimated that the maximum gross floorspace which the site could provide would be approximately one 92,900m2.

5.42 In view of the amenity considerations of the area it is important to ensure that the quality of design achieved in built development, the specific uses of individual premises and the nature of any processes and operations undertaken remain compatible with the overall environment and the Science Park concept.

5.43 The Borough Council wishes to improve access to the site for non-car modes especially for journeys to work. This will include better links from housing areas for buses, cycles and pedestrians. The content of Commuter Plans will indicate how traffic generation is to be reduced. Measures such as reduced levels of car parking should be considered as part of such plans, and will be subject to a condition or planning obligation as appropriate.

New Employment Areas

5.44 POLICY E/5

The sites listed below and identified on the Proposals Map are allocated for employment use subject to the criteria specified for each site:

 

 

Area Ha (Acres)
a) Extension to Hayhill Industrial Estate, Sileby 2 (5)
b) Extension to Woodbrook Industrial Park, Belton Road, Loughborough 6 (15)
c) Dishley Grange, Hathern 20 (50)
d) Granite Way, Mountsorrel 5 (13)
e) Land at Rothley Lodge, east of the A6 Bypass, Rothley 13 (32)
f) Land north of Harrowgate Drive, Wanlip 4 (10)

 

TOTAL 50 (123)

All areas are net of land required for structural landscaping and distributor roads.

(See also in particular Policies ST/3, EV/17, EV/20, E/1, E/7, TR/5, TR/13, TR/18)

5.45 The allocated sites have been closely examined and evaluated against a set of criteria to determine their compatibility with strategic and environmental policies and objectives. The details of this exercise are set out in “Sustainability and the Impact of Major Development Options”. In selecting the sites the Borough Council is satisfied that they cause no serious harm to the broad range of traditional and new environmental considerations. Their distribution across the Borough and location close to where people live should assist in the reduction of trip lengths for journeys to work and afford a high degree of accessibility by frequent public transport services. Of the six allocated sites in Policy E/5 four of them involve extensions to established industrial estates. These sites located at Loughborough, and the large villages of Barrow-upon-Soar and Mountsorrel, are well placed to benefit from good proximity to an existing local resident workforce and transport choice opportunities. The two other new employment sites at Birstall and Rothley which lie on the A6 transport choice corridor are similarly also well located to assist in achieving a better relationship between the location of jobs and where people live. Additionally most are conveniently located in relation to the existing and emerging strategic road network for the purposes of efficient freight delivery or distribution and/or enable the provision of additional highway improvements.

5.46 In combination the allocations will offer a range and choice of sites suited to the varying needs of developers and employers over the plan period complementary to existing provision and commitments. Overall it is anticipated that the relative attraction of the Borough derived from its excellent accessibility and general environmental appeal will ensure that the necessary investment is attracted to secure their development and the delivery of new jobs.

5.47 In total the employment land allocations will extend to over 50ha (123 acres). Together with existing starts and completions, this exceeds the total Structure Plan requirement by 5ha (12 acres) representing a 5% overprovision. However this margin is not considered to be seriously out of conformity with the Structure Plan.

5.48 The individual sites are discussed in more detail in Policies E/5(a)-(f) below. These policies establish the extent of each allocation, the scale and type of development, the main planning principles applicable, and the planning requirements and obligations which will be sought. The policy guidance differentiates between those matters which have to be addressed and planning obligations which may be sought for development to proceed. The aim is to achieve new developments which contribute to a balanced mix of land uses, sustain the range of community needs and minimise any adverse off-site impact upon amenities, facilities and infrastructure. Planning permission will be granted if all these matters are addressed. The site-specific matters need to be considered together with other general requirements, in particular for landscaping and general transport standards. The Borough Council may seek legal agreement(s) with landowner/developer interests and any other body as appropriate to secure some provision at the appropriate stage of a site’s development.

Extension to Hayhill Industrial Estate, Sileby

5.49 POLICY E/5(a)

Planning permission for employment development on about 2ha (5 acres) of land adjacent to the Hayhill Industrial estate, Barrow Road, Sileby, will be granted provided the following criteria are met:

i) access is taken from the existing Industrial Estate Road. No individual accesses will be allowed onto Barrow Road;

ii) existing hedges, trees and treed areas are retained wherever appropriate and reinforced to protect and enhance visual amenity;

iii) a landscaping strip of at least 15 metres in width including mounding, tree and shrub planting is provided along the Barrow Road frontage to extend the existing strong edge to the Sileby Road frontage of the Hayhill Industrial Estate;

iv) a strong landscaped buffer is provided along the south edge between the proposed employment area and existing housing. This will include extension of the existing tree area to the railway embankment;

v) the existing hedge is retained along the northern edge and reinforced with planting of trees individually and in groups to add visual interest;

vi) a maintenance strip and landscaping area is provided along the watercourse forming the north west boundary of the site to be agreed with the local planning authority in consultation with the Environment Agency;

vii) a high standard of materials and design and layout of buildings are provided;

viii) within the development area landscaping and fencing is provided to add interest and to screen any storage areas;

ix) no open storage uses are provided within 20 metres of the base of the railway embankment;

x) the development respects any operational requirements of the adjoining railway;

xi) adequate measures are taken to deal with any landfill or site stability problems;

xii) adequate measures are taken to protect any ecological interest in accordance with Policies EV/22 and EV/23;

In addition the Borough Council will seek to negotiate reasonably related contributions to the implementation of a traffic management scheme along Sileby Road.

(See also in particular Policies E/5, EV/22, EV/23)

5.50 This site is an extension of the existing Hayhill Industrial Estate in a sensitive location between Sileby and Barrow upon Soar. New development will need to safeguard the amenities of existing houses along Barrow Road and be of a design and layout in harmony with the site’s location on the edge of the Soar Valley Countryside.

5.51 The policy includes a requirement (xii) in recognition of the site’s ecological value, a factor which was recognised after the adoption of the policy in the Soar Valley Local Plan. Development as proposed will result in the generation of additional traffic, including HGVs onto Sileby Road which, towards Barrow and Sileby, runs through residential areas. Implementation of traffic management measures will improve highway safety and enhance the local environment.

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