4.1 The term "employment" covers all job types. These range from the primary sector of agriculture, mineral extraction and public utilities, through the secondary sector of manufacturing and engineering, to the service sector of construction, distribution, retail, public administration and tourism.
4.2 Traditionally employment in the district depended on a few major industries, with coal mining and textiles chief amongst them. In recent years, however, the area has experienced a rapid and significant decline in employment in these two industries (in line with national trends). However, levels of employment in other parts of the secondary sector have been maintained.
4.3 Within the working population of approximately 28,000 persons within the district there is a net outward movement of approximately 7,800 persons travelling to work outside the district (Source: 1991 Census Special Workplace Statistics). The only net in-movement is from North East Derbyshire district, whilst the main out-movements involve travel to Amber Valley, Chesterfield, Ashfield, Bassetlaw and Mansfield districts.
4.4 Unemployment rates in the district are consistently amongst the highest within the county, with the district level being above the county and national levels. Some individual wards are reaching levels of around twice the national figure for male residents, as shown below:
4.5 As a rural coalfield suffering the effects of the decline in employment opportunities, the whole of the plan area is designated a Rural Development Area and has benefited from Rural Development Commission programmes since 1986. When the government announced changes to the Assisted Areas map of Great Britain in 1993, the whole of Bolsover District was designated, in recognition of the severe effects of colliery closures and the high levels of unemployment. Part of the district was designated as a 'Development Area' (Shirebrook, Pleasley, parts of Scarcliffe Parish and Glapwell) with all the rest being designated as an 'Intermediate Area'. The district has also qualified for assistance from the European Union under objective 2 of the European Regional Development Fund (apart from the four southern parishes) and under a special programme for coalfield areas called RECHAR. Under Single Regeneration Budget the Shirebrook, Pleasley, Langwith, Creswell area "Diamond of Opportunity" became eligible for funding from April 1995, the Bolsover area "Gateway to Bolsover" became eligible from April 1997,the Whaley Thorns, Langwith and Creswell area "Eastern Bolsover" from April 1998, and the "Meden Valley" covering all these settlements from April 1999.
4.6 In line with the council's Economic Development Policy, the aims of the Bolsover District Local Plan with regard to employment are as follows:
EMPLOYMENT LAND REQUIREMENTS 1995 - 2005
4.7 The Derbyshire Structure Plan 1990 provides for an additional 115
hectares of land for industrial and business development in the district
council's area over the period 1987 - 2001, allocated as detailed in Appendix
4. The local plan period extends to 2005, however, and a simple projection
of these figures for the extra four years would suggest that 148 hectares
will be required.
4.9 Appendix 4 shows that the amount of employment land developed between June 1987 (Structure Plan base date) and 31st March 1998, or committed by virtue of either planning permission or local plan proposal but not yet developed, totalled 213.58 hectares. Part of this total, some 16.97 hectares, was at 31st March 1998 considered to be expansion land owned by existing firms and therefore not available to new firms. The total of land theoretically available is therefore 196.61 hectares.
4.10 Of this amount 66.09 hectares has been developed in the period between
4.11 A means of further rationalising the industrial land supply would be to estimate the likely phasing of development on each of the remaining sites listed in Appendix Four of the local plan. Those sites have been classified into one or two categories - developed at 2001 (the end date of the Structure Plan) or developed after 2001 (up to 2005, which is the end of the Local Plan period). This classification is shown in Tables 3 and 4 of Appendix Four.
4.12 There are several issues that influence the rate at which sites are developed. In this exercise those sites with planning permission are regarded as having every prospect of development before 2001, and in the case of large sites a proportion is estimated, whereas allocated sites are assessed on current opportunities or the existence of constraints.
4.13 It is, therefore, proposed that the local plan will provide for 116.37 hectares of industrial and business development between 1987 and 2001 i.e. an additional 50.28 hectares to the 66.09 hectares already developed between 1987 and 1998.
4.14 The government's Regional Planning Guidance for the East Midlands Region (1994) emphasises a number of criteria for employment location, including good communications and proximity to urban areas. It seeks a balance with housing provision and the utilisation of despoiled areas in preference to greenfield sites. The district council's Economic Development Strategy is very much in accordance with this guidance, and particular emphasis is placed on the M1 and A38 corridors.
4.15 In order to meet the employment land requirement identified in 4.7 the local plan identifies two categories of sites:
Another Key Employment site has been identified at Pinxton Castle for large firms only, and therefore this site does not contribute towards the employment land requirement in paragraph 4.7. It will nevertheless provide valuable employment opportunities for the area.
KEY EMPLOYMENT SITES
4.16 Three major employment sites have been identified, one in the south of the district adjoining Pinxton Castle, one in the centre at South Shirebrook and one in the north at South Barlborough (Barlborough Links).
4.17 Each of these key sites has reached a different level of implementation. Planning permission has been granted at the Pinxton Castle site. The site is specifically allocated for large industrial firms, and does not, therefore, count against the general industrial allocation in the Structure Plan. Development of the Pinxton Castle site will have regard to the provisions of the planning brief prepared for the site. Whilst a gross area is shown on the proposals map, the planning brief reduces the net development area to approximately 32 hectares. At South Shirebrook planning permission was granted but has subsequently lapsed, and a new application has been submitted. The former Shirebrook Colliery Buildings have been converted by the District Council for industrial uses, but the development of a key employment site is being pursued by the East Midlands Development Agency as part of a major mixed development regeneration scheme. At South Barlborough (Barlborough Links) the development has been granted planning permission and work is well under way with roads and services in place and firms already on site.
PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT-GENERATING USES ON APPROXIMATELY 32 HECTARES OF LAND ADJOINING PINXTON CASTLE, WITHIN THE AREA SHOWN ON THE PROPOSALS MAP PROVIDED THAT THE DESIGN INCLUDES MEASURES WHICH:
THE LOCAL PLANNING AUTHORITY WILL IMPOSE CONDITIONS ON ANY PLANNING PERMISSION AND SEEK TO ENTER INTO A PLANNING OBLIGATION UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 TO SECURE IMPROVED ACCESS FACILITIES TO THE SITE FROM THE A38 AND AT JUNCTION 28 ON THE M1 MOTORWAY.
*As defined in the Town and Country Planning (Use Classes) Order 1987, as amended. (See Appendix 7)
SOUTH SHIREBROOK MIXED DEVELOPMENT REGENERATION PACKAGE
4.19 Planning permission was granted in August 1993 to British Coal for a major mixed development south of Shirebrook. This permission has lapsed but the East Midlands Development Agency is pursuing the development, which will create a key employment site with provision for rail access on 46.55 hectares of brownfield land. The development of the site is proposed in a mixed use regeneration package, which also includes 29.3 hectares of residential development which will help to secure the infrastructure needed for the key employment site, and enable the scheme to be commercially viable.
4.20 The development of the site requires the provision of necessary infrastructure including a new highway access to Common Lane, a new highway access to Portland Drive, off-site improvements to Common Lane at Moorgate Hollow, sewage works, off-site drainage requirements including the safeguarding of the Hills and Holes and Sookholme Brook Site of Special Scientific Interest and the site of a roman bath and tile kiln in Nottinghamshire, together with the provision of a site for a new primary school and public open space provision to meet the needs of residents. In line with the council's policy on affordable housing (as set out in Chapter 3 Housing), a mix of house type and size will be required which incorporates an element of affordable housing to meet the needs of the local community. There is also the opportunity to secure a road link to the west of Shirebrook to reduce traffic in the town centre, and to secure a major railhead site, and to provide walking, cycling and riding routes which link the new development with the town centre, Shirebrook Station and Pleasley Vale. The design of the development should minimise impact on existing residential areas and on the countryside, by the provision of substantial landscaped areas of 30 metres in width between industrial and residential areas and 20 metres in width in other areas, together with structural planting to the south and east of the proposal, appropriate to its location on the edge of Sherwood Forest.
4.21 The residential element of the package is included primarily to facilitate the development of the key employment site although the East Midlands Development Agency has also identified its regeneration benefits. The residential element is linked to the key employment site, and the whole should only proceed as an integrated and phased regeneration package. The East Midlands Development Agency has submitted a detailed social and economic justification for the scale of housing provision in the package, which the District Council accepts. The package consequently provides for about 735 dwellings, of which about 185 are likely to be constructed within the plan period.
4.22 All of the above requirements will be secured through conditions on planning permissions and/or Section 106 Planning Obligations In addition the District Council will seek to minimise the grade 2 agricultural landtake and will require the retention of a minimum of 9.8-hectare plot of land within the site for agricultural use. This land should be in a location and of a shape which is suitable and viable for agricultural use.
4.23 The District Council has previously prepared a planning brief for the development of the site. This will be revised and the local planning authority will encourage the development of the whole area in a co-ordinated manner which accords with the revised brief.
PLANNING PERMISSION WILL BE GRANTED FOR A MIXED DEVELOPMENT SITE TO THE SOUTH OF SHIREBROOK AS SHOWN ON THE PROPOSALS MAP WHICH COMPRISES:
THE PROPOSED MIXED DEVELOPMENT SHALL INCLUDE
IN GRANTING PLANNING PERMISSION, CONDITIONS MAY BE IMPOSED WHICH PRECLUDE THE USE OF THE SITE FOR SOME INDUSTRIES WITHIN THE GENERAL INDUSTRIAL USE CLASS (B2)* WHICH WOULD HAVE AN UNACCEPTABLE IMPACT UPON THE ENVIRONMENT IN THAT LOCALITY.
IN ORDER TO ENSURE THAT THE DEVELOPMENT OF THIS SITE IS SERVED BY THE REQUISITE INFRASTRUCTURE THE LOCAL PLANNING AUTHORITY WILL IMPOSE CONDITIONS AND SEEK TO ENTER INTO A PLANNING OBLIGATION UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 TO SECURE IMPROVEMENTS TO COMMON LANE AT MOORGATE HOLLOW PRIOR TO THE OCCUPATION OF THE SITE, AND TO SECURE THE ABOVE MEASURES.
*As defined in the Town and Country Planning (Use Classes) Order, 1987, as amended, (See Appendix 7).
LOCAL EMPLOYMENT SITES
4.25 As stated in Chapter 2 and policy TRA 1, the local plan tries to reduce the pollution and waste of energy caused by people travelling between their homes and places of work. The provision of a range of local employment sites is an important factor in this equation. Such provision can also help people who have difficulties travelling to work because of cost, poor public transport, family commitments or disability. It is also acknowledged that jobs will be provided in the non- industrial employment sector during the plan period.
4.26 Some of the local employment sites listed in EMP 3 below, are sites previously allocated in adopted local plans or are part of established industrial estates but without current planning permission. Three completely new sites are proposed. Sites at Bolsover Business Park (North) and the former Bolsover Colliery (South) meet an unallocated requirement of five hectares within this structure plan sub-area. The other new site is the former Creswell Colliery (South), an extension taking advantage of available land following reorganisation of the former pit-head area. A further site of 46.55 hectares at South Shirebrook, around the former colliery area, is also allocated (see separate policy EMP 2); a planning application has been submitted in respect of this site.
4.27 The site at Villas Road, Bolsover, which was proposed for new amenity open space in the consultation draft of the local plan, has received planning permission for industrial development on the basis of its previous allocation for such purposes in the adopted Old Bolsover-Hillstown Local Plan. It is proposed, however, that the site be not allocated for industrial uses if the planning permission lapses. The most appropriate use for the site would be for open space purposes and it is included within policy CLT 7.
4.28 Substantial environmental benefits would also accrue at Bolsover if the business on the small Castle Industrial Estate at Station Road, Bolsover were relocated onto the Bolsover Business Park and this 'gateway' site redeveloped for an alternative use of a high design standard (see EMP 6).
4.29 Most of the sites listed below in EMP 3 are appropriate for industrial development and for warehouse uses (B1, B2 and B8 Use Classes), although limitations to specific use classes and within these use classes will be applicable at some sites because of the proximity of housing.
PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT OF LOCAL EMPLOYMENT SITES WITH A TOTAL AREA OF 21.20 HECTARES, AS INDICATED ON THE PROPOSALS MAP, AT:
IN GRANTING PLANNING PERMISSION, CONDITIONS MAY BE IMPOSED WHICH PRECLUDE THE USE OF THE SITE FOR SOME INDUSTRIES WITHIN THE GENERAL INDUSTRIAL USE CLASS (B2)* WHICH WOULD HAVE AN UNACCEPTABLE IMPACT UPON THE ENVIRONMENT IN THAT LOCALITY.
*As defined in the Town and Country Planning (Use Classes) Order, 1987, as amended. (See Appendix 7).
A list of individual sites with planning permission or otherwise committed, is included in Appendix 4. THESE ARE IDENTIFIED ON THE PROPOSALS MAP FOR INFORMATION ONLY AND DO NOT FORM PART OF THE LOCAL PLAN. Appendix 6 lists industrial uses which may not be considered suitable on sites located close to residential property.
RAIL-SERVED EMPLOYMENT DEVELOPMENT
4.31 The council supports the transfer of freight movement from road to rail (7.13 to 7.19). Specific policies protect existing railway sidings and safeguard potential sidings and other rail freight opportunities (TRA 4, TRA 5 and TRA 6). At Doe Hill Lane, west of Tibshelf, a rail siding constructed to serve an opencast coal mine may become disused when the mine is worked out, around the year 2000.
PROTECTION OF EXISTING EMPLOYMENT SITES AND BUILDINGS
4.33 The supply of buildings able to be re-used for employment has increased in recent years following colliery and other business closures. Such accommodation is normally cheap and appealing to small and new businesses. The buildings listed below in EMP 4 are all in this category. All have planning permission and have been partially re-used for employment purposes.
PLANNING PERMISSION WILL BE GRANTED FOR THE USE OF EXISTING BUILDINGS AND ASSOCIATED LAND ONLY FOR EMPLOYMENT-GENERATING USES AT THE FOLLOWING LOCATIONS:
4.35 Despite the priority given to employment in the district council's policies it may, in certain circumstances, be appropriate to permit the redevelopment or adaptation of a building, with existing or previous employment use, for a different use. These circumstances may include buildings or sites which are no longer suitable for their existing purpose by reason of close proximity to other uses, poor access, parking problems etc. Such problems may also arise with proposed sites/buildings which are subsequently developed. Development of an employment building or site for a use providing a service to the adjacent employment uses (for example refreshment or recreational facilities) would also help to reduce the need to travel from the workplace and therefore constitute a sustainable form of living.
PLANNING PERMISSION WILL ONLY BE GRANTED FOR THE CHANGE OF USE OR REDEVELOPMENT OF EMPLOYMENT SITES OR BUILDINGS (WHETHER EXISTING OR PROPOSED BY THE LOCAL PLAN) TO OTHER USES IN CASES WHERE:
DIVERSIFICATION OF EMPLOYMENT OPPORTUNITIES
4.37 Significant new employment opportunities have resulted from the Derbyshire Designer Outlet Store at Pinxton Castle (see 5.1) and from the development of motorway service areas at Tibshelf. Further policies set out below are intended to promote employment development of a non-industrial kind. Promotion of tourism is dealt with in more detail in paragraphs 6.58 to 6.76, and shopping employment is dealt with in Chapter 5.
4.38 As a means of achieving the local plan objectives of economic growth and diversification there are some sites which are suitable for employment creation but whose location is considered more appropriate for non-industrial kinds of use like hotel, office, leisure or roadside facility etc. subject to normal planning considerations. Proposals for hotel use are identified in policy CLT 14 and cover some of the sites mentioned below.
4.39 A redevelopment site at East Street, Doe Lea has had planning permission in the past for new housing development and also for hotel use. Together with the adjacent land at North Street, Doe Lea, the combined area would also be suitable for offices or a similar use which generated employment without being industrial in nature (see also paragraphs 3.26 and CLT 14). A mixed-use development providing a minimum of 75 dwellings would be acceptable.
PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT OF NON-INDUSTRIAL EMPLOYMENT-GENERATING USES AT THE FOLLOWING LOCATIONS AS SHOWN ON THE PROPOSALS MAP:
FOR SITE 1) THE LOCAL PLANNING AUTHORITY WILL IMPOSE CONDITIONS ON ANY PLANNING PERMISSION OR SEEK TO ENTER INTO A PLANNING OBLIGATION UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 TO SECURE THE PROVISION OF A 20 METRE LANDSCAPE ZONE INCLUDING A BUND TO THE REAR OF CARTER LANE EAST. DEVELOPMENT OF THIS SITE SHOULD BE DESIGNED TO MINIMISE ITS IMPACT ON ADJOINING HOUSING WITH PARTICULAR REGARD GIVEN TO THE HEIGHT, LOCATION AND SITING OF BUILDINGS.
WITHIN SETTLEMENT FRAMEWORKS PLANNING PERMISSION WILL BE GRANTED FOR SMALL SCALE DEVELOPMENT CREATING EMPLOYMENT.
TEMPORARY PLANNING PERMISSIONS MAY BE GRANTED IN ORDER TO ASSESS THE SIGNIFICANCE OF THE ENVIRONMENTAL IMPACT OF THE DEVELOPMENT. PLANNING PERMISSIONS MAY BE RESTRICTED PERSONALLY TO THE APPLICANT AND TO A SPECIFIC USE.
WORKING FROM HOME
4.44 In order that those factors injurious to residential amenity as described above can be thoroughly evaluated against a new business use, the local planning authority will consider granting a temporary permission over a period of 1 year during which time the impact of the development can be assessed. Where it is found that problems have occurred, planning permission (including further temporary permission) will not normally be granted. In the event of planning permission being granted in respect of a business operating from home, the permission will normally be made personal to the applicant and restricted to a specific use.
PLANNING PERMISSION WILL BE GRANTED FOR BUSINESS USE OF A RESIDENTIAL PROPERTY IN A RESIDENTIAL AREA PROVIDED THAT:
SITES FOR LARGE FIRMS
4.47 EMP 9
EMPLOYMENT SITE FOR LARGE FIRMS ON LAND AT WINCOBANK
FARM, SOUTH NORMANTON
THE LOCAL PLANNING AUTHORITY WILL IMPOSE CONDITIONS ON ANY PLANNING PERMISSION AND MAY SEEK TO ENTER INTO A PLANNING OBLIGATION UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 TO SECURE OFF - SITE HIGHWAY IMPROVEMENTS.
As defined in the Town and Country (Use Classes) Order
1987, as amended
4.48 A further site to the north of Wincobank Farm could also play a part in accommodating a large firm in the longer term. This derelict railway land and tips north of Wincobank Farm, South Normanton, is well- placed for employment development in the future, if accessed from Common Road Industrial Estate, Fulwood. Taken together with adjacent land in Ashfield District, the land could provide a site for a large firm on brownfield land. This site will be considered in the first review of the local plan, subject to: 1) satisfactory access being achievable, 2) the adjacent land in Ashfield District being allocated for employment development in the Ashfield Local Plan Review, 3) safeguarding of any area required as floodplain , 4) reclamation of the land, including environmental improvement of the whole site bounded by the former railway triangle.
PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT OUTSIDE SETTLEMENT FRAMEWORKS AND ALLOCATED EMPLOYMENT SITES WHERE LARGE FIRMS NEED TO DEVELOP ON EXCLUSIVE SITES OR ON SITES WITH A SMALL NUMBER OF OTHER LARGE FIRMS PROVIDED THAT:
* As defined in the Town and Country Planning (Use Classes) Order 1987 as amended (See Appendix 7).
ROUGH CLOSE WORKS, SOUTH NORMANTON, AREA OF EXISTING OPERATIONS
4.50 The local planning authority recognises the importance of the Exchem Rough Close Works at South Normanton as an employment site and supports its continued use, generally permitting new development which is related to the manufacture of explosives or linked activities such as transport of explosives, research into or applications of explosive products. Although the council wishes to maintain the open character of the rest of the site, it is acknowledged that the core area (comprising the main groups of buildings and some adjacent land) could remain for general employment uses if ever the explosives works ceased to operate. The core area is therefore separately defined and included within the settlement framework boundary. Outside the core area, in the existing area of wider operations as defined on the proposals map, development will be limited. During the operation of Rough Close Works as a major hazard site or its use for the manufacture of explosives or linked activities, the provisions of ENV 3 (Development in the Countryside) would not apply in the area of wider operations referred to in policy EMP 11 and shown on the proposals map. In the area so defined new plant and buildings including the relocation of magazines will be permitted, provided that they would not give a visual effect of intensive industrial development.
4.51 The local plan indicates the area which is subject to major hazard designation. Applications for Hazardous Substances Consent at the Rough Close Works site will be dealt with under EMP 19. The major hazard designation may be the subject of review during the plan period. Should the site cease to be classified as a Major Hazard Site it may nevertheless continue in use for the manufacture of explosives or linked activities requiring the same or similar facilities.
DURING THE CONTINUED OPERATION OF THE WORKS AS A MAJOR HAZARD SITE AND/OR CONTINUED USE OF THE PREMISES FOR THE MANUFACTURE OF EXPLOSIVES OR LINKED ACTIVITIES, PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT DEVELOPMENT OR VARIATION OF EXISTING PERMISSIONS WITHIN THE CORE AREA AT ROUGH CLOSE WORKS, AS SHOWN ON THE PROPOSALS MAP, PROVIDED THAT:
SHOULD THE WORKS CEASE TO OPERATE AS A MAJOR HAZARD SITE PLANNING PERMISSION WILL BE GRANTED FOR REDEVELOPMENT PROPOSALS WHICH SECURE THE PERMANENT CESSATION OF THE MAJOR HAZARD USE, INCORPORATE SIGNIFICANT ENVIRONMENTAL IMPROVEMENTS AND PROVIDE EMPLOYMENT DIVERSIFICATION.
DURING THE CONTINUED OPERATION OF THE WORKS AS A MAJOR HAZARD SITE AND/OR CONTINUED USE OF THE PREMISES FOR THE MANUFACTURE OF EXPLOSIVES OR LINKED ACTIVITIES, PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT WITHIN THE AREA OF WIDER OPERATIONS AT ROUGH CLOSE WORKS, AS SHOWN ON THE PROPOSALS MAP PROVIDED THAT:
DEVELOPMENT NOT REQUIRING A SPECIAL LOCATION OF THIS TYPE WILL NOT BE PERMITTED.
SHOULD THE WORKS CEASE TO OPERATE AS A MAJOR HAZARD SITE AND THE MANUFACTURE OF EXPLOSIVES AND LINKED ACTIVITIES CEASE, GENERAL OPEN COUNTRYSIDE CONTROL POLICIES WILL BE APPLIED IN THIS AREA.
ROUGH CLOSE WORKS, SOUTH NORMANTON; DEVELOPMENT CONTROL ZONES
4.54 Under the Town and Country Planning (General Permitted Development) Order 1995, the local planning authority is required to consult the Health and Safety Executive (HSE) on proposals for development within 1450 metres of the boundary of the Rough Close Works at South Normanton. These works are regarded by the HSE as a hazardous installation with the potential for a major accident which may result in substantial loss of life or serious injury to persons outside the confines of the site. Although the HSE considers that the chance of a major accident arising is extremely remote, developments within the consultation zones need to be carefully controlled.
4.55 The control policies around the Rough Close Works are intended to rule out new development which would be particularly vulnerable to blast from an explosion, (including large open air developments) and developments where large numbers of people are likely to be present or where emergency action may be very difficult.
4.56 Proposals for development in the consultation area as defined by the HSE are considered by them on their individual merits. Considerations taken into account include the nature of the use proposed, the occupancy and frequency of occupation, the local geography and - where relevant - prevailing weather patterns and the physical construction of any buildings proposed. The HSE would welcome pre-planning enquiries about proposed developments within the consultation distances of the notifiable installations. The Inner Development Control Zone will be kept under review during the plan period to reflect material operational changes.
DURING THE OPERATION OF THE WORKS AS A MAJOR HAZARD SITE AND/OR CONTINUED USE OF THE PREMISES FOR THE MANUFACTURE OF EXPLOSIVES OR LINKED ACTIVITIES, PLANNING PERMISSION WILL NOT BE GRANTED WITHIN THE INNER ZONE OF THE ROUGH CLOSE WORKS AS SHOWN ON THE PROPOSALS MAP (BUT OUTSIDE THE CORE AREA AND THE AREA OF WIDER OPERATIONS), FOR ANY DEVELOPMENT EXCEPT FOR CERTAIN MINOR BUILDINGS OR PLANT ESSENTIAL TO THE OPERATION OF EXISTING USES.
PLANNING PERMISSION WILL NOT BE GRANTED WITHIN THE AREA DEFINED ON THE PROPOSALS MAP AS THE ROUGH CLOSE WORKS OUTER DEVELOPMENT CONTROL ZONE AND DURING THE OPERATION OF THE WORKS AS A MAJOR HAZARD SITE, FOR DEVELOPMENTS OF THE FOLLOWING KINDS:
COALITE CHEMICALS, BOLSOVER, AREA OF EXISTING OPERATIONS
4.59 The Coalite Chemicals Works at Bolsover is recognised as an important source of employment in the area. The local planning authority accepts that this use is likely to continue and will adopt a sympathetic attitude towards planning applications or variations to existing permissions which 1) bring plant up to date, 2) make commercial survival possible, or 3) promote further employment, provided that the development does not have an unacceptable adverse impact on the environment and/or hazards and risks to people in the surrounding area. Proposals which would significantly extend the area affected by the major hazard or increase the risk within that area will not be granted planning permission.
4.60 Notwithstanding the value of the works for employment, the Coalite Chemicals plant (like the neighbouring smokeless fuels works) has long been recognised as a polluter and has detracted from the character of the area. The local planning authority will therefore adopt a positive attitude towards proposals for development which would remove the major hazard and those which would reduce the environmental impact of the works, whilst maintaining employment. Applications for Hazardous Substances Consent at the Coalite Chemicals site will be dealt with under EMP 19.
PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT DEVELOPMENT OR VARIATION OF EXISTING PERMISSIONS WITHIN THE AREA OF EXISTING OPERATIONS AT THE COALITE CHEMICALS WORKS, AS SHOWN ON THE PROPOSALS MAP, AND DURING ITS CONTINUED OPERATION AS A MAJOR HAZARD SITE PROVIDED THAT:
SHOULD THE WORKS CEASE TO OPERATE AS A MAJOR HAZARD SITE FAVOURABLE CONSIDERATION WILL BE GIVEN TO PROPOSALS FOR REDEVELOPMENT WHICH SECURE THE PERMANENT CESSATION OF THE MAJOR HAZARD USE, INCORPORATE SIGNIFICANT ENVIRONMENTAL IMPROVEMENTS AND PROVIDE EMPLOYMENT DIVERSIFICATION.
COALITE CHEMICALS, BOLSOVER; DEVELOPMENT CONTROL ZONES
4.62 Under the Town and Country Planning (General Permitted Development) Order 1995, the local planning authority is required to consult the Health and Safety Executive (HSE) on proposals for development within a wide area around the Coalite Chemical Works. These works are regarded by the HSE as a hazardous installation, with the potential for a major accident which may result in substantial loss of life or serious injury to persons outside the confines of the site. Although the HSE considers that the chance of a major accident is remote, developments within the consultation zone need to be carefully controlled. The control policies around the Coalite Works are intended to rule out developments which might be difficult to evacuate rapidly (for example, because of large numbers of people or old, young or sick people), large open air developments and developments where large numbers of people are likely to be present. A detailed guide providing the planning decision consultation matrix and related categories of development compiled by the Health and Safety Executive for the Coalite Chemical Works is at Appendix 5. The comments in paragraph 4.56 also apply to the Coalite Chemicals Development Control Zones.
PLANNING PERMISSION WILL NOT BE GRANTED WITHIN THE INNER ZONE DEFINED ON THE PROPOSALS MAP AROUND THE COALITE CHEMICALS PLANT, DURING THE OPERATION OF THE WORKS AS A MAJOR HAZARD SITE FOR DEVELOPMENTS OF THE FOLLOWING KINDS:
WITHIN THE COALITE CHEMICALS MIDDLE AND OUTER DEVELOPMENT CONTROL ZONES, AS DEFINED ON THE PROPOSALS MAP, AND DURING THE OPERATION OF THE WORKS AS A MAJOR HAZARD SITE, APPLICATIONS FOR PLANNING PERMISSION WILL BE ASSESSED IN THE LIGHT OF THE POTENTIAL RISKS FROM ACTIVITIES AT THE WORKS.
HAZARDOUS AND POLLUTANT INDUSTRIES
4.65 In addition to the general provision for employment, the structure plan allows specific provision to be made for land to accommodate hazardous and pollutant industries - the 'Special Industries Groups' which formed Classes B3 - B7 of the Town and Country Planning (Uses Classes) Order 1987. These were industries which could not be located appropriately on all general industrial sites either because they cause significant nuisance and environmental damage to neighbouring areas by creating noise, dust or smell, or because they involve the production, handling or storage of dangerous or noxious substances. These special industrial uses are listed in Appendix 6.
4.66 The Town and Country Planning (Use Classes) (Amendment) Order 1995 has now amalgamated Classes B4 - B7 into the B2 category. As a result, planning permission to develop land for B2 use would now allow the former 'special industries' uses as well, without the need for a change of use planning application.
4.67 The characteristics which make 'special industries' unsuitable for location on general industrial sites also make them unsuitable for location near housing. However, even if it is satisfied that a proposed development for a 'special industry' will not have a direct adverse effect on existing neighbours, the local planning authority will pay special attention to the nuisance or risk posed to surrounding residential areas through the movement of materials to and from such sites. The HSE will be consulted in cases of this type and conditions may be attached to any planning permissions granted.
4.68 If the proposal for industrial development would result in the creation of new major hazard installation then the proposal will be referred to the HSE for advice on the nature and severity of the risks associated with the proposed development. Due account will be taken of the advice from the HSE when the application is determined. Major hazard installations include sites which require a consent under the Planning (Hazardous Substances) Act 1990, sites which attract the application of the Control of Industrial Major Accident Hazards Regulations 1984, licensed explosives factories and magazines, notifiable pipelines etc. Planning permission will not be granted if there are existing land uses within the notional hazard zone around such proposals which would be compromised by being placed at an unacceptable risk. This policy does not apply to the existing industries on those sites covered by specific policies; namely Rough Close Works, South Normanton and Coalite Chemicals, Bolsover, which already have hazard zones designated.
4.69 No new requirement for sites of this kind has been notified to the district council and none are specifically identified on the proposals map. If any cases arise the following policy will be applied.
PLANNING PERMISSION WILL ONLY BE GRANTED FOR
DEVELOPMENT OF NEW POTENTIALLY HAZARDOUS OR POLLUTANT INDUSTRIES IF:
HAZARDOUS SUBSTANCES CONSENT
4.72 In considering applications for Hazardous Substances Consent the local planning authority will take into account similar factors to those listed in paragraphs 4.65 to 4.70 above and policy EMP 18. Applications for Hazardous Substances Consent within the two existing major hazard sites or their development control zones will be assessed for their material impact on the overall level of risk and the overall potential of the hazard.
APPLICATIONS FOR HAZARDOUS SUBSTANCES CONSENT OR VARIATIONS TO HAZARDOUS SUBSTANCES CONSENT, WILL BE ASSESSED ON THE BASIS OF THEIR MATERIAL IMPACT ON THE OVERALL LEVEL OF RISK AND THE OVERALL POTENTIAL OF THE HAZARDS. PROPOSALS WHICH WOULD RESULT IN AN EXTENSION OF THE AREA AFFECTED BY AN EXISTING MAJOR HAZARD CONSULTATION ZONE WILL NOT BE GRANTED.
ON NEW SITES APPLICATIONS FOR HAZARDOUS SUBSTANCES CONSENT OR SUBSEQUENT VARIATIONS TO THOSE CONSENTS WILL ONLY BE GRANTED IF:
PROPOSALS WHICH WOULD RESULT IN AN EXTENSION OF
THE AREA AFFECTED BY THE EXISTING MAJOR HAZARD CONSULTATION ZONES AT ROUGH
CLOSE WORKS, SOUTH NORMANTON AND COALITE CHAMICALS, BOLSOVER, WILL NOT