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Adopted Plan Deposit Draft

Policy:

E9 Location of new businesses.

(E8)

E10 New industrial and commercial development in the countryside.

(E9)

E11 Re-use and adaption of agricultural and other rural buildings for
industrial or commercial use.

(E11, E10)

E12 General principles for location, design and layout of industrial and
commercial development. (E12)

(E12)

Deleted Provision of offices within settlements.

(E13)

Deleted Offices in the countryside.

(E14)

Proposal:

2.5.1 One of the Government's key aims is to encourage economic development in ways that are compatible with protecting the environment. In terms of new development, the District Planning Authority will need to weigh the importance of industrial and commercial proposals against that of maintaining and improving environmental quality. The Local Plan has the important task of giving industrial and commercial developers and local communities greater certainty about the types of development that will or will not be permitted in a given location.

Economic growth weighed against environmental considerations.

Regional and County Framework for Economic Growth

2.5.3 The Regional Planning Guidance for East Anglia (RPG6) wishes to see a dispersal of investment in jobs from the most prosperous and congested areas in the west of the region, and Cambridge in particular, to areas in the east and north, including Suffolk, where improvement in the trunk road network is expected to increase their attractiveness for industrial and commercial development. The response of the Suffolk Structure Plan has been to direct economic development to the main towns along the A14 corridor and the Lowestoft area, whilst recognising the needs of less accessible rural communities where job opportunities have declined.

Meeting external growth pressures along the A14 corridor.

2.5.4 New sources of income and job creation are required in the rural areas and the difficulties this presents were acknowledged for a large part of northern Suffolk by the designation in 1984 of a Rural Development Area (RDA). Following a recent review (December 1993) there are 36 parishes in Mid Suffolk within the Rural Development Area which is identified on Diagram 3. Within these parishes particularly assistance towards economic investment is available from the Rural Development Commission and its partner local authorities.

Revitalising the rural economy.

2.5.5 In addition the area has been granted Objective 5b status which provides for assistance from European Commission Structural Funds for economic diversification in rural areas. Under the programme funding may be agreed for a range of business and tourism activity, agricultural diversification, job training and creation projects. The eligible areas are shown in Diagram 3 and comprise the parishes in the RDA plus Debenham, Winston and Ashfield.

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Diagram 3 - Parishes covered by the RDA (Rural Development Area)

2.5.6 The Industrial and Commercial Development objectives of the Local Plan are:-

- to encourage employment-generating and wealth-creating development compatible with protecting the environment

- to encourage a more diverse employment base, especially in the Rural Development Area

- to sustain the rural economy including opportunities for farm diversification

- to allow for the expansion of existing businesses in keeping with their surrounding environment

- to respond to the locational needs of small businesses

- to identify sufficient land for new industrial and commercial development and to encourage a range of sites and premises to meet local needs

- to support tourism development that creates jobs and enhances the landscape and historic features attracting tourists to the area

- to reduce distances travelled from home to work, particularly commuting by motor car.

Allocating Land for Development

2.5.7 Predicting the scale and type of future employment growth is notoriously difficult because of influencing factors, such as the performance of the national economy and the financial markets, on those making decisions whether to invest in new buildings or premises. The Local Plan can best respond to this situation by making sure that development land is available for industry and commerce within which there will be a variety of sites to meet differing needs.

Responding to the needs of existing and new businesses.

2.5.8 The method for assessing need takes into consideration recent rates of take up of employment land, and forecasts of future employment change. The resulting allocations of industrial land have made an allowance for outstanding industrial development which has planning permission but which has not yet been commenced. This type of approach allows flexibility to cope with unpredicted change.

2.5.9 By regularly monitoring the take up of industrial land, a more realistic assessment can be made of the needs of existing and new businesses. The District Planning Authority will have regard for the utilisation of sites with outstanding permission in order to prevent unnecessary provision in the plan area which might conflict with objectives for sustainable development.

2.5.10 Mid Suffolk's Economic Development Strategy - the District Council is empowered by the Local Government and Housing Act 1989 to spend money on economic development and to annually publish an updated Economic Development Strategy. This work is based on assisting businesses through advice, grant-aid and the direct provision of land and premises. The effectiveness of the Local Plan will be monitored ensuring that land for development is readily available in a variety of locations, forms of tenure and with adequate servicing.

Implementation through the Council's Economic Development Strategy.

2.5.11 Industry and commerce have always sought locational advantage. The quality and location of sites are of increasing importance for many of the newer forms of employment-generating development. Changes in business requirements such as access to materials, support services, markets, clients and the local work force can cause changes in locational advantage. These locational influences are best met in the A14 corridor, where the release of land for industrial and commercial development between Ipswich and Newmarket, accords with the overall strategy for the region and for Suffolk.

Locational advantages to be found along the A14 corridor.

2.5.12 It is also a realistic area in which to encourage the release of land as reports, commissioned by Suffolk local authorities, highlighted that speculative industrial development would only occur along the A14 corridor and that the rest of Mid Suffolk was classified as being largely non-profitable from this point of view. This does not mean that existing businesses do not find it profitable to invest in Mid Suffolk.

2.5.13 The White Paper 'This Common Inheritance' (September 1990) refers to the need to reduce emissions of greenhouse gases and recommends one possible aim should be to guide new development to locations which reduce the need for car and lorry journeys and the distances driven or which permit choice in the use of public transport.

Environmental protection through the selection of key locations for industrial estates.

2.5.14 The A14 corridor is the most accessible part of Mid Suffolk. The majority of the District's population lives in the towns and villages alongside the A14. By encouraging job opportunities within this area, the need for commuting is reduced although it is accepted there will be outward commuting to the main employment centres at Ipswich and Bury St. Edmunds.

2.5.15 Industrial land has been released at the main towns of Stowmarket and Needham Market and the larger villages of Great Blakenham, Elmswell and Woolpit. The proposed major development at Stowmarket between the railway and the A14 will bring in excess of 1,000 new homes and new areas for industrial and commercial growth. Good means of access are the key to the further allocation of land for industrial development at Great Blakenham and Woolpit.

2.5.16 Rural Development Area - the needs of the more rural parts of Mid Suffolk are less likely to be met by the allocation of land for industrial estates. Policies are set out in the Local Plan to respond to the locational requirements of small businesses and the expansion plans of existing businesses. Policies for diversification in the rural economy particularly amongst the farming industry are included in Section 2.4 above. To adopt a more proactive stance, the District Council has committed itself to major investment within the Rural Development Area at the Eye Airfield Industrial Estate where serviced land is being provided.

Investing in serviced land at Eye Airfield Industrial Estate.

PROVIDING LAND FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT

POLICY E1

THE DISTRICT PLANNING AUTHORITY WILL ENSURE THAT AN ADEQUATE SUPPLY OF LAND IS AVAILABLE THROUGHOUT THE PLAN PERIOD TO PERMIT INDUSTRIAL AND COMMERCIAL DEVELOPMENT IN ACCORDANCE WITH LOCAL EMPLOYMENT NEEDS.

A TOTAL OF 30.6 HECTARES WILL BE ALLOCATED FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT, DURING THE PLAN PERIOD.

THE AVAILABILITY AND TAKE UP OF INDUSTRIAL AND BUSINESS LAND WILL BE REVIEWED ANNUALLY BY THE DISTRICT PLANNING AUTHORITY TO ENSURE THAT THE SUPPLY OF LAND MEETS PLANNED INDUSTRIAL AND COMMERCIAL NEEDS IN ACCORDANCE WITH THE POLICIES OF THE LOCAL PLAN.

2.5.17 Industrial, Commercial and Business Development - The terms "industrial and commercial development" and "business(es)" used throughout this section will encompass and refer to uses which fall within the descriptions given to Classes B1 'Business', B2 'General Industrial', and B8 'Storage or Distribution' in Part B of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended). Uses described in Parts A, C and D of the Schedule to the order are not included within the term "business(es)" used in this section. The 'Business' Class B1, includes use as offices other than financial and professional services (which fall within Class A2 of the same Order).

Definition of uses on allocated sites.

2.5.18 The use of allocated sites - Table 4 below sets out the uses considered appropriate for the allocated sites. Each of the allocated sites is considered appropriate for Class B1 'Business' use. Many of the uses described in Class B2 'General Industrial' will also be acceptable. However, having regard for the broad range of uses included in Class B2 following the Town and Country Planning (Use Classes) (Amendment) Order 1995, the District Planning Authority will wish to consider each case on its merits (see paragraph 2.5.23).

2.5.19 The allocated sites are presented in Proposal 8. In addition, selected Industrial and Commercial sites may be used for warehousing, storage and distribution in Class B8 in the Schedule to the 1987 order. These sites are indicated in Proposal 9 and reflect a more acceptable relationship to the principle road network. Stowmarket SDA will provide opportunities for both forms of development in Proposals 8 and 9. Further information may be found in Section 2.10.

2.5.20 In order to satisfy differing needs and to encourage the start up of new small businesses the District Planning Authority anticipates that the allocated sites will provide an opportunity for a range of buildings to be brought forward. Unit factories, offices and other premises suitable for small firms will be considered favourably, however, the use of temporary accommodation will not be considered appropriate within the identified sites.

PROPOSAL 8:

NEW SITES FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT INCLUDING BUSINESS USE AND GENERAL INDUSTRIAL USE AS DEFINED BY CLASSES B1 AND B2 OF THE USE CLASSES ORDER 1987 (AS AMENDED) ARE IDENTIFIED AT THE FOLLOWING LOCATIONS:-

LAND WITHIN THE STRATEGIC DEVELOPMENT AREA STOWMARKET (INSET MAP 73A)

LAND AT BLACKACRE HILL, GREAT BLAKENHAM (INSET MAP 12A)LAND AT OLD STOWMARKET ROAD, WOOLPIT (INSET MAP 94C)

LAND AT WOOLPIT BUSINESS PARK, BURY ROAD, WOOLPIT (INSET MAP 94C)

LAND AT EYE AIRFIELD INDUSTRIAL ESTATE (INSET MAP 99)

Warehousing and Distribution

2.5.21 Planning guidance for East Anglia (RPG6) acknowledges the importance of the A14 and the Ports of Felixstowe and Harwich as a gateway for products entering and leaving the country. A 'Study of the Ipswich Travel to Work Area Economy' commissioned in 1991 by a consortium of Suffolk local authorities, including Mid Suffolk, indicated there would be a growth in demand for warehouse and road haulage depots.

Sites allocated for warehousing linked to the trunk road network.

2.5.22 These uses should be located close to the primary route network to minimise the environmental problems caused by heavy goods vehicles using unsuitable roads and to maximise use of the public investment that continues to be made in improving Suffolk's trunk roads. Provision is made within the Plan period for warehousing sites well related to the A14 and A140 trunk roads at Stowmarket and the Eye and Mendlesham Airfields, respectively. The Stowmarket Strategic Development Area allocation is again considered further in Section 2.10.

PROPOSAL 9:

NEW LAND FOR WAREHOUSING STORAGE AND DISTRIBUTION IS IDENTIFIED AT THE FOLLOWING SITES:-

LAND AT EYE AIRFIELD INDUSTRIAL ESTATE (INSET MAP 99)

LAND AT MENDLESHAM AIRFIELD INDUSTRIAL ESTATE (INSET MAP 100)

LAND AT BLACKACRE HILL, GREAT BLAKENHAM (INSET MAP 12A)

LAND ADJACENT TO THE CEDARS LINK, STOWMARKET (WITHIN THE STRATEGIC DEVELOPMENT AREA) (INSET MAP 73A)

2.5.23 General Industrial Uses - Other Industrial Uses, as defined by Class B2 of the Use Classes Order 1987 (as amended) may be acceptable on the allocated sites but these proposals will be considered on their merits in accordance with policies set out below. In order to safeguard the residential amenity of nearby property the District Planning Authority may need to control the subsequent use of the site and will do so by applying conditions in appropriate circumstances.

Other industrial useson allocated sites.

2.5.24 The sites which are to be allocated and which do not benefit from existing planning permission, are shown in Table 4.

TABLE 4 - INDUSTRIAL AND COMMERCIAL DEVELOPMENT 1992-2006 ALLOCATED SITES IN MID SUFFOLK LOCAL PLAN AREA

INDUSTRIAL USES ON ALLOCATED SITES

POLICY E2

FAVOURABLE CONSIDERATION WILL BE GIVEN TO APPLICATIONS FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT, AS DEFINED BY CLASSES B1 AND B8 OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 (AS AMENDED), ON THE ALLOCATED SITES, IN ACCORDANCE WITH THE PROVISIONS OF TABLE 4 ABOVE.ON THE ALLOCATED SITES APPLICATIONS FOR GENERAL INDUSTRIAL USES, AS DEFINED BY CLASS B2 OF THE SAME ORDER, WILL BE CONSIDERED ON THEIR MERITS HAVING REGARD TO ANY ADVERSE IMPACT ON RESIDENTIAL OR ENVIRONMENTAL AMENITY, TRAFFIC GENERATION OR HIGHWAY SAFETY. IN APPROPRIATE CIRCUMSTANCES THE DISTRICT PLANNING AUTHORITY WILL IMPOSE CONDITIONS TO CONTROL SUBSEQUENT USES.

WAREHOUSING, STORAGE AND DISTRIBUTION, AND HAULAGE DEPOTS

POLICY E3

FAVOURABLE CONSIDERATION WILL BE GIVEN TO APPLICATIONS FOR WAREHOUSING, STORAGE AND DISTRIBUTION ON THE SITES ALLOCATED FOR SUCH PURPOSES IN THE LOCAL PLAN, AND IDENTIFIED IN TABLE 4.

THROUGHOUT THE REMAINDER OF THE PLAN AREA, WAREHOUSING AND HAULAGE DEPOTS, INCLUDING PROPOSALS FOR CONTAINER COMPOUNDS AND HANDLING AREAS, WILL BE CONSIDERED ON THEIR MERITS AND WITH SPECIAL REGARD TO THEIR RELATIONSHIP TO THE PRIMARY ROUTE NETWORK.

IN THE COUNTRYSIDE SUCH USES WILL NOT BE PERMITTED WHERE THEY WOULD CAUSE DEMONSTRABLE HARM TO RESIDENTIAL OR RURAL AMENITY, HIGHWAY SAFETY, OR THE ENVIRONMENT.

The Needs of Existing Businesses

2.5.25 There are a number of long established major employers in the Plan area which, historically, have had a good relationship with surrounding forms of development. Elsewhere local employment opportunities and the rural economy benefit from the expansion of existing firms, many of which are located in recognised industrial areas or on commercial estates.

Recognising the value of existing firms to the local economy.

2.5.26 Investment decisions by local employers will often be based on the confidence and certainty provided by Local Plan policies. The District Planning Authority seeks to encourage the expansion of existing firms, but will resist proposals that are likely to have a detrimental impact on the surrounding area, particularly residential amenity or the open countryside. Similarly, it would be unreasonable to allow non-conforming uses to locate within existing commercial and industrial areas. Non-conforming uses, for example, residential or retailing, will also be refused on land adjacent to these areas.

2.5.27 The Town and Country Planning (Use Classes) (Amendment) Order, 1995 came into effect after publication of the Deposit Draft of this Plan. This Statutory Instrument revoked the provisions in the 1987 Use Classes Order relating to Special Industrial Classes such that industrial processes formerly within these classes, such as Alkali works, metal recovery, boiling blood and distillation of oils, now fall within Class B2 (General Industrial).

2.5.28 The District Planning Authority wishes to consider, on the individual merits of each case, the appropriateness of these types of development both on sites allocated for industrial and commercial development, and on existing sites where a change of use is proposed. Policy E5 below offers guidance on proposals for development which fall within the amended 'General Industrial' Class B2, and Policy E2 has been amended accordingly.

PROTECTING EXISTING INDUSTRIAL/BUSINESS AREAS FOR EMPLOYMENT GENERATING USES

POLICY E4

THE DISTRICT PLANNING AUTHORITY WILL REFUSE PROPOSALS FOR DEVELOPMENT ADJACENT TO OR WITHIN EXISTING INDUSTRIAL/BUSINESS AREAS WHICH WOULD BE LIKELY TO PREJUDICE THE CONTINUED USE OF THOSE AREAS FOR PRIMARILY INDUSTRIAL OR COMMERCIAL PURPOSES.

CHANGE OF USE WITHIN EXISTING INDUSTRIAL/COMMERCIAL AREAS

POLICY E5

WITHIN EXISTING INDUSTRIAL AND COMMERCIAL AREAS, FAVOURABLE CONSIDERATION WILL NORMALLY BE GIVEN TO CHANGES OF USE TO, OR NEW BUILDING WITHIN CLASS B1 AS DEFINED BY THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 (AS AMENDED), APPLICATIONS FOR USES FALLING WITHIN GENERAL INDUSTRIAL USE CLASS B2 OF THE SAME ORDER WILL BE CONSIDERED ON THEIR MERITS HAVING REGARD TO ACCESS, TRAFFIC GENERATION, AND ANY ADVERSE IMPACT ON EXISTING INDUSTRIAL OR COMMERCIAL OPERATIONS, ENVIRONMENTAL OR NEARBY RESIDENTIAL AMENITY.

2.5.29 Retention of Existing Sites - It is also important to retain employment uses on individual sites where there is local benefit and which have not previously given rise to adverse environmental or traffic problems. The increased value of building land for residential/retail uses makes it financially attractive to redevelop sites that might otherwise continue to provide local jobs. (Policy E6 below).

Retaining sites that provide local employment opportunities.

2.5.30 There may be instances where industrial or business operations are creating an unacceptable environmental nuisance to neighbouring properties by reason of noise, pollution or excessive traffic generation. A site might be extremely unsightly to the detriment of adjacent buildings or the character and appearance of the surrounding area. If efforts to mitigate problems caused by non-conforming uses have been unsuccessful, then it may be appropriate to relocate the business to a more suitable site (Policy E7).

2.5.31 Where such problems have not been encountered it may be acceptable for industrial or commercial premises to be extended within an existing curtilage by: (a) the erection of an extension to an existing building or buildings; or (b) the erection of new buildings. Where such extensions cannot be accommodated within an existing curtilage limited extension of the curtilage may also be acceptable to facilitate an expansion plan, subject to consideration of the likely effects on the surrounding landscape or residential amenity.

Satisfying need for expansion.

2.5.32 However, whilst an existing expansion and/or extension to any existing company may, in itself, be acceptable, it may also be the beginning of a number of separate alterations and expansions over time. The cumulative impact of this may result in a change of character; operational changes (including the number, nature and frequency of deliveries); and/or effect on the landscape, environment or amenity. The cumulative impact of extensions to premises and their evolving relationship to the environment and amenity of the locality is a material planning consideration and, when planning permission is granted it may be appropriate to control further development in order to safeguard rural or local amenity.

RETENTION OF INDIVIDUAL INDUSTRIAL AND COMMERCIAL SITES

POLICY E6

THE DISTRICT PLANNING AUTHORITY RECOGNISES THE IMPORTANCE OF EXISTING INDUSTRIAL AND COMMERCIAL SITES AS PROVIDING LOCAL EMPLOYMENT OPPORTUNITIES. IN CONSIDERING APPLICATIONS FOR CHANGE OF USE OR THE REDEVELOPMENT OF EXISTING PREMISES TO NON-EMPLOYMENT GENERATING ACTIVITIES, THE DISTRICT PLANNING AUTHORITY WILL EXPECT A SIGNIFICANT BENEFIT FOR THE SURROUNDING ENVIRONMENT, PARTICULARLY IN TERMS OF IMPROVED RESIDENTIAL AMENITY OR TRAFFIC SAFETY.

NON-CONFORMING INDUSTRIAL USES

POLICY E7

THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE THE RELOCATION OF INDUSTRIAL AND COMMERCIAL ACTIVITIES THAT ARE, OR HAVE BECOME, INAPPROPRIATE TO THEIR SURROUNDINGS ONTO THE INDUSTRIAL SITES IDENTIFIED BY THE LOCAL PLAN. THE FURTHER INTENSIFICATION OR EXPANSION OF INDUSTRIAL OR BUSINESS CONCERNS WHICH ADVERSELY AFFECT THE ENVIRONMENTAL QUALITY OF THEIR SURROUNDINGS, RESIDENTIAL AMENITY OR TRAFFIC SAFETY WILL BE RESISTED.

EXTENSIONS TO INDUSTRIAL AND COMMERCIAL PREMISES

POLICY E8

APPLICATIONS FOR INDUSTRIAL OR COMMERCIAL DEVELOPMENT INVOLVING EXTENSIONS TO EXISTING PREMISES, NEW BUILDING WITHIN AN EXISTING INDUSTRIAL CURTILAGE OR THE EXTENSION OF A CURTILAGE WILL NORMALLY RECEIVE FAVOURABLE CONSIDERATION PROVIDED THAT THE DEVELOPMENT IS PROPERLY RELATED TO THE CHARACTER AND APPEARANCE OF ITS SURROUNDINGS, WOULD NOT CREATE UNACCEPTABLE ENVIRONMENTAL OR TRAFFIC PROBLEMS, AND WOULD NOT CONFLICT UNDULY WITH NEIGHBOURING RESIDENTIAL AMENITY.

IN THE COUNTRYSIDE, EXTENSIONS TO EXISTING INDUSTRIAL OR COMMERCIAL PREMISES SHOULD NOT ADVERSELY AFFECT THE LANDSCAPE SETTING OR WILDLIFE FEATURES.

THE DISTRICT PLANNING AUTHORITY WILL, WHERE APPROPRIATE, USE PLANNING CONDITIONS OR SEEK TO ENTER INTO PLANNING AGREEMENTS TO CONTROL FURTHER PROPOSALS FOR EXTENSIONS (TO SITES AND/OR BUILDINGS) OR NEW BUILDINGS WHICH, IN THE VIEW OF THE DISTRICT PLANNING AUTHORITY, WOULD LEAD TO A CHANGE IN THE CHARACTER OR APPEARANCE OF THE SITE AND/OR NATURE OF THE INDUSTRIAL OR COMMERCIAL UNDERTAKING TO AN EXTENT WHICH WOULD HAVE A SIGNIFICANTLY ADVERSE IMPACT ON NEARBY RURAL, RESIDENTIAL OR ENVIRONMENTAL AMENITY.

2.5.33 Most new industrial and commercial development should be located in or near to towns or the larger villages of the Plan area, preferably on existing commercial estates or the allocated industrial sites. This will take new development to locations which are conveniently reached by the workforce and where there is already investment in services and road communications. Unless an overriding need can be demonstrated for alternative locations away from the existing built-up areas, new industry and commercial development will not be permitted in the open countryside.

New development should be well-related to the existing pattern of towns and larger villages.

2.5.34 Responding to the Needs of Small Businesses - The character of small businesses can alter with changes in the market demand for products and services. However many of these businesses can be carried out in rural and residential areas, particularly in existing buildings, without causing unacceptable disturbance through increased traffic, noise or pollution. Individual decisions on planning applications will depend on the scale of the development, the nature of the proposed use and its relationship to its surroundings.

The contribution of small businesses to the rural economy.

2.5.35 The Government has stressed, in its planning advice, that development is necessary to sustain the rural economy but that it must be compatible with the protection of the countryside in terms of its landscape, wildlife, agriculture, natural resources and recreational value. Craft and light industrial uses or service industries are the most likely to be easily accommodated within rural or residential areas. The re-use and adaptation of existing buildings can help meet local demand for workspace.

There will always be the need for safeguards for the amenity of neighbours or the surrounding area. In considering business development in rural or residential areas, the District Planning Authority will need to decide whether subsequent intensification of the use would become unacceptably intrusive. Unless it amounts to a material change in the character of the use, intensification cannot be controlled if unconditional planning permission has been granted. The District Planning Authority will use planning conditions or planning obligations to safeguard local amenity as a means of preventing problems at a later stage. For example, planning conditions may limit the hours of working or prevent the outdoor storage of unsightly materials.

Protecting local amenity through the use of planning conditions.

LOCATION OF NEW BUSINESSES

POLICY E9

PROPOSALS FOR NEW BUSINESSES, WITHIN CLASS B1 IN THE SCHEDULE TO THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987, (AS AMENDED), EITHER IN EXISTING PREMISES, SITES WITHIN EXISTING INDUSTRIAL/COMMERCIAL AREAS, OR WITHIN SETTLEMENT BOUNDARIES, WILL BE PERMITTED PROVIDING THAT THERE IS NO DEMONSTRABLE HARM TO ROAD SAFETY, RESIDENTIAL AMENITY OR THE ENVIRONMENT GENERALLY.

NOTWITHSTANDING THE STRICT CONTROL OF DEVELOPMENT IN THE COUNTRYSIDE, WHERE IT CAN BE DEMONSTRATED THAT THERE IS A LACK OF SITES OR PREMISES FOR NEW BUSINESSES WITHIN NEARBY SETTLEMENTS, PROPOSALS MAY BE ACCEPTABLE ON SMALL SITES CLOSELY RELATED TO EXISTING INDUSTRIAL OR COMMERCIAL SITES OR THE EXISTING BUILT UP AREA OF A TOWN OR VILLAGE PROVIDED THAT:-

- BUILDINGS PROPOSED ARE APPROPRIATE IN DESIGN, SIZE AND SCALE;

- THERE IS NO SIGNIFICANT ADVERSE EFFECT ON RESIDENTIAL AMENITY;

- THERE IS NO MATERIAL IMPACT WHICH WOULD BE DETRIMENTAL TO THE SURROUNDING COUNTRYSIDE, INCLUDING ITS LANDSCAPE AND WILDLIFE FEATURES;

- ACCESS CAN BE PROVIDED TO HIGHWAY AUTHORITY STANDARDS;

- THE SITE IS WELL RELATED TO THE LOCAL HIGHWAY NETWORK AND WILL NOT GENERATE UNACCEPTABLE TRAFFIC MOVEMENTS, PARTICULARLY BY LORRIES IN RESIDENTIAL AREAS OR NON-PRINCIPAL ROADS;

- SERVICES AND INFRASTRUCTURE ARE SATISFACTORY TO MEET THE NEEDS OF THE PROPOSED DEVELOPMENT.

THE DISTRICT PLANNING AUTHORITY WILL, WHERE APPROPRIATE, USE PLANNING CONDITIONS OR SEEK TO ENTER INTO PLANNING AGREEMENTS TO ENSURE THAT THE USE OF THE SITE WILL NOT HAVE A SIGNIFICANTLY ADVERSE IMPACT ON NEARBY RESIDENTIAL OR ENVIRONMENTAL AMENITY.

NEW INDUSTRIAL AND COMMERCIAL DEVELOPMENT IN THE COUNTRYSIDE

POLICY E10

APPLICATIONS FOR NEW INDUSTRIAL AND COMMERCIAL DEVELOPMENT IN THE COUNTRYSIDE WILL NOT BE PERMITTED UNLESS AN OVERRIDING NEED TO BE LOCATED AWAY FROM TOWNS AND VILLAGES CAN BE DEMONSTRATED. WHERE SUCH NEED CAN BE DEMONSTRATED APPLICATIONS WILL BE CONSIDERED ON THEIR MERITS HAVING REGARD TO THE FOLLOWING:-

- THE IMPACT OF THE DEVELOPMENT ON THE SURROUNDING COUNTRYSIDE, INCLUDING ITS LANDSCAPE AND WILDLIFE FEATURES;

- THE PROSPECT OF POLLUTION INCLUDING THE EFFECT ON NEARBY WATERCOURSES AND GROUNDWATER SOURCES;

- THE AMOUNT OF TRAFFIC GENERATED AND THE LIKELIHOOD OF UNACCEPTABLE TRAFFIC MOVEMENTS, PARTICULARLY LORRIES, ON NON-PRINCIPAL ROADS;

- THE LOSS OF HIGH QUALITY AGRICULTURAL LAND;

- THE CONTRIBUTION TO THE RURAL ECONOMY;

- THE EMPLOYMENT OPPORTUNITIES CREATED FOR NEARBY COMMUNITIES.

THE DISTRICT PLANNING AUTHORITY WILL, IF CONSIDERED NECESSARY TO PROTECT THE AMENITY AND APPEARANCE OF THE SURROUNDING COUNTRYSIDE, CONSIDER THE REMOVAL OF PERMITTED DEVELOPMENT RIGHTS UNDER THE GENERAL (PERMITTED DEVELOPMENT) ORDER 1995.

RE-USE AND ADAPTATION OF AGRICULTURAL AND OTHER RURAL BUILDINGS FOR INDUSTRIAL OR COMMERCIAL USE

POLICY E11

IN THE COUNTRYSIDE, APPLICATIONS FOR THE INDUSTRIAL OR COMMERCIAL USE OF AGRICULTURAL AND OTHER RURAL BUILDINGS, INCLUDING PARTS OF DWELLINGS AND BUILDINGS WITHIN DOMESTIC CURTILAGES WILL BE PERMITTED SUBJECT TO THE FOLLOWING:-

- THE BUILDING STRUCTURE SHOULD BE IN SOUND CONDITION AND SHOULD BE APPROPRIATE FOR ITS INTENDED USE WITHOUT SIGNIFICANT STRUCTURAL ALTERATION;

- THE DESIGN OF ANY CONVERSION SHOULD BE SYMPATHETIC TO THE CHARACTER OF THE BUILDING AND ITS SETTING;

- THE PROPOSED USE OF THE BUILDING SHOULD NOT ADVERSELY AFFECT RESIDENTIAL OR RURAL AMENITY, HIGHWAY SAFETY, WILDLIFE FEATURES OR CAUSE POLLUTION OR POTENTIALLY HARMFUL EFFECTS ON RIVERS, GROUNDWATERS AND WATERCOURSES;

- THE PROPOSAL SHOULD NOT INVOLVE THE CONVERSION OF RECENTLY CONSTRUCTED AGRICULTURAL BUILDINGS.

THE DISTRICT PLANNING AUTHORITY WILL REMOVE PERMITTED DEVELOPMENT RIGHTS UNDER THE GENERAL (PERMITTED DEVELOPMENT) ORDER 1995 IF THIS IS CONSIDERED NECESSARY TO AVOID CONFLICT WITH ANY OF THE ABOVE CRITERIA. FURTHER DEVELOPMENT WILL ONLY BE CONSIDERED IF THE DISTRICT PLANNING AUTHORITY IS SATISFIED THAT THE NATURE AND SCALE OF THE ACTIVITY WOULD NOT CONFLICT WITH ITS SURROUNDINGS OR ANY OF THE ABOVE CRITERIA.

PROPOSALS FOR ASSOCIATED EXTERNAL STORAGE SHOULD, WHERE NECESSARY, BE ACCOMPANIED BY A SCHEME OF LANDSCAPING TO AMELIORATE ANY VISUAL IMPACT. IN APPROPRIATE CIRCUMSTANCES THE DISTRICT PLANNING AUTHORITY WILL IMPOSE CONDITIONS GOVERNING THE HEIGHT OF, AND AREAS TO BE USED FOR, OPEN STORAGE. WAREHOUSING AND HAULAGE USES WILL NOT NORMALLY BE PERMITTED UNLESS THE ABOVE CRITERIA ARE MET AND THE ACTIVITY IS PRINCIPALLY TO PROVIDE A SERVICE FOR NEARBY VILLAGES AND COMMUNITIES.

Design and Layout of Commercial Development

2.5.37 Industrial and commercial development can make a positive contribution to their surroundings and the environment generally if proper attention is given by applicants to siting, design, landscaping and the use of materials. This applies to both new development and the conversion of existing buildings. On the sites allocated for industrial development, the District Planning Authority expects to see high quality campus-style development or business parks, which have a role to play in meeting the requirements of both inward investment and the growth of locally based firms.

Proper regard to environmental detail in new development.

2.5.38 Hazardous Installations - The District Planning Authority will seek the advice of the Health and Safety Executive about risks to the public from any proposed development which would introduce hazardous substances onto a site. In determining whether or not to grant planning permission for development on land in the vicinity of known hazardous substances, the views of the Health and Safety Executive will be a material consideration. A list of notifiable installations is included at Appendix 3 and indicates the consultation distances within which development would be notified to the Health and Safety Executive.

A precautionary stance where hazardous substances are present.

GENERAL PRINCIPLES FOR LOCATION, DESIGN AND LAYOUT OF INDUSTRIAL AND COMMERCIAL DEVELOPMENT

POLICY E12

WHEN CONSIDERING PROPOSALS FOR NEW DEVELOPMENT OR EXTENSIONS TO EXISTING INDUSTRIAL OR COMMERCIAL PREMISES, THE DISTRICT PLANNING AUTHORITY WILL HAVE REGARD TO THE FOLLOWING CRITERIA:-

- BUILDING DESIGN SHOULD BE TO A HIGH STANDARD WITH PROPER ATTENTION TO SITING, SCALE, MASSING, DENSITY, DETAILING AND MATERIALS;

- SITING AND LAYOUT SHOULD, WHERE PRACTICABLE, TAKE ACCOUNT OF THE POSSIBLE NEED FOR FUTURE EXPANSION;

- ROADS AND FOOTPATHS WITHIN THE SITE, AND ACCESS ARRANGEMENTS TO THE SITE, SHOULD BE CONSTRUCTED TO COUNTY HIGHWAY AUTHORITY STANDARDS;

- TRAFFIC GENERATED BY THE DEVELOPMENT SHOULD NOT PREJUDICE THE EFFICIENCY OF THE LOCAL HIGHWAY SYSTEM OR ADVERSELY AFFECT RESIDENTIAL STREETS;

- PARKING PROVISION AND ROOM FOR LOADING, UNLOADING AND MANOEUVRING SHOULD BE PROVIDED IN ACCORDANCE WITH THE STANDARDS ADOPTED BY THE DISTRICT PLANNING AUTHORITY;

- DEVELOPMENT SHOULD NOT ADVERSELY AFFECT NEIGHBOURING PROPERTIES OR LAND USES BY REASON OF UNDUE ENVIRONMENTAL DISTURBANCE SUCH AS NOISE, VIBRATION, SMELL, NOXIOUS EMISSIONS OR DUST;

- NO OPEN STORAGE OF GOODS, CONTAINERS, WASTE MATERIALS OR FINISHED PRODUCTS WILL BE ALLOWED IF SUCH ACTIVITY IS CONSIDERED VISUALLY UNACCEPTABLE;

- ADVERTISEMENTS SHOULD PROPERLY RELATE TO THE BUILDINGS ON WHICH THEY ARE DISPLAYED AND SHOULD NOT ADVERSELY IMPACT ON THE AMENITY OF THEIR SURROUNDINGS;

- EXISTING LANDSCAPE FEATURES SUCH AS TREES AND HEDGEROWS SHOULD BE RETAINED WHEREVER POSSIBLE. DEVELOPERS WILL BE REQUIRED TO SUBMIT AND IMPLEMENT LANDSCAPING SCHEMES, INCLUDING IF NECESSARY SCREENING OR MOUNDING, AS PART OF ANY APPLICATION.

IN APPROPRIATE CASES THE DISTRICT PLANNING AUTHORITY WILL IMPOSE PLANNING CONDITIONS OR SEEK TO ENTER INTO PLANNING AGREEMENTS IN SUPPORT OF THIS POLICY.

Tourism Development

2.5.39 Tourism plays a significant role in the economy of East Anglia both in expenditure by tourists and in the jobs it creates. Money spent by tourists helps in the conservation of places of interest, including historic buildings. However, visitor pressure should not be allowed to put at risk the character and appearance of Mid Suffolk's countryside, which in itself is a main visitor attraction. The District Planning Authority will encourage tourism development but will resist proposals that would be intrusive in the landscape or harmfully affect the character of Mid Suffolk's countryside and villages. Policies for tourism development specifically creating employment opportunities and more detailed policies for tourist accommodation are covered in Section 2.8: Recreation and Tourism.

Employment opportunities through tourism development.

Office Accommodation

2.5.40 Mid Suffolk cannot realistically be seen as a prime location for speculative office development and what development has taken place has mainly been small scale, characterised by extensions to existing premises, the conversion of upper storeys and by changes of use from residential and retail. Most demand for offices will come within the town centres of Stowmarket, Needham Market and Eye, complementing the range of shops or acting as support services for local firms and businesses.

Office accommodation is mainly provided through conversiodns and change of use.

2.5.41 Policies related to these town centres and the opportunities for office and retail accommodation are set out in Section 2.6: Shopping and Town Centre Development. Elsewhere offices which fall within Class B1 of the Schedule to the Town and Country Planning (Use Classes Order 1987 (as amended) may be located in villages, with this type of use making an important contribution to local employment opportunities in rural areas. Office development of this type will fall under the terms of Policy E9 which deals with applications for new businesses.

Targets to be monitored as part of the performance of the Local Plan

Industry and Commerce

- to identify the rate of take up of land on allocated industrial and warehousing sites in the A14 Corridor

- to ensure the ready availability of serviced industrial land within the Rural Development Area

- to identify the number of 'bad neighbour' industrial uses successfully relocated to more appropriate accommodation elsewhere with the Plan area.