Draft Regulation 18 Sandwell Local Plan
Other Employment Sites
8.31 The Council recognises that there are several older employment areas across Sandwell that are not of the quality of Strategic or Local Employment Areas. Sites and premises within these areas may be suitable for redevelopment for continued employment use, or for alternative uses such as housing. Policy SEC4 provides a flexible policy framework to guide development proposals in these areas. This policy supports Strategic Objectives 2 and 8.
(3) Policy SEC4 – Other Employment Sites
- In employment areas that are not designated as either Strategic Employment Areas or Local Employment Areas on the Policies Map, but which comprise land / sites that are currently in use (or if currently vacant, were last used) for employment purposes, development will be supported for:
- new industrial employment uses or extensions to existing industrial employment uses, or
- housing or other non-ancillary, non-industrial employment uses.
- Development or uses under part 1(b) will only be supported where there is robust evidence that:
- if the site is vacant, that it has been marketed for employment use for a period of at least 12 months, including by site notice and through the internet or as may be agreed by the local planning authority;
- if the site is occupied or part-occupied, that successful engagement has been undertaken with the occupiers to secure their relocation
- if the site forms part of a larger area occupied or last occupied for employment, that residential or any other use will not be adversely affected by the continuing operation of employment uses in the remainder of the area;
- the site could be brought forward for housing in a comprehensive manner and would not lead to piecemeal development;
- residential development would not adversely affect the ongoing operation of existing or proposed employment uses on the site or nearby; and
- the site is suitable for housing or other non-ancillary non-employment uses in accordance with local or national policies relating to these uses.
Justification
8.32There are various existing employment locations in Sandwell that are not currently designated as either Strategic or Local Employment Areas. They tend to be older, less marketable employment sites close to or within residential areas, which may be in poor physical condition. They are however important to the employment land supply in Sandwell, as they provide smaller-scale and inexpensive sites and premises, suitable for use by companies who do not need, or cannot afford, larger and more modern premises.
8.33 Proposals for redevelopment to other uses could give rise to significant regeneration benefits in some cases on those sites that, when assessed, do not meet the thresholds for being allocated as local employment areas. Larger sites (over 0.4ha) subject to this policy are shown on the Policies Map; smaller sites and areas are not included on it.
8.34 Whilst Sandwell will continue to support these existing businesses, it is also necessary for the SLP to allow flexibility for them to be considered for alternative forms of appropriate development.
8.35 The circumstances where such redevelopment will be permitted are set out in sections 2a – f of the policy. In addressing criteria a and b, applicants will be required to submit an Economic and Market appraisal that demonstrates that the site is unsuitable for continued employment use. The sustainability of the location (including its accessibility by a choice of modes of transport) will be a matter that should be considered in this context.
8.36 In assessing the potential of attracting continued employment use, the Economic and Market Assessment must consider whether the costs of the necessary remediation works would make the reuse or redevelopment for employment uses unviable. The Economic and Market Assessment should also include evidence that the site is vacant (unless it can be demonstrated that occupiers are to be relocated) and has been marketed over a reasonable period and at realistic rental and capital values.
