Local Plan - List of Revisions

B2.2

B2.2/A

Editorial change

The Regional Planning Guidance (RPG) highlights the potential of the Northern sub-region, within which B&NES Bath & North East Somerset lies, to continue as a major focus of economic growth. It anticipates that economic expansion in this part of the region is likely to be above the regional average. At the same time, it emphasises the need to manage development pressures so that the environmental qualities of the South West are conserved, both for their own sake and to underpin the region's attractiveness as a place to live and work.

B2.5

B2.5/A

Editorial change

A long term vision for the District's future is described in the Local Agenda 21 Strategy for B&NES Bath & North East Somerset, Change 21. Key points highly relevant to the District's economy are summarised in Quick Guide 5.

2.6

B2.6/A

Editorial updating

The Council has an existing Economic Development Strategy covering a period 1998 – 2001. Work has commenced on the development of a new Sustainable Economic Framework for the District looking forward to 2011. The Council has a 10 year Economic Strategy "Towards 2013 - A Thriving Sustainable economy for Bath & North East Somerset" covering the period 2003 – 2013. This framework recognises the continuing high dependence on service sector employment and highlights the need to ensure adequate land and buildings are made available to meet future economic and employment needs in key growth sectors. It seeks complementary action across four policy strands as set out in Quick Guide 6.

Diagram 4

DIAG4/A

686/B69

Amend Label – Distribution, retail, hotels and restaurants

5

DIAG5/A

2263/B11

Amend symbols used (See end of Chapter B2 revisions)

Quick Guide 5

QG5/A

Editorial change

The Economy…

Quick Guide 6

QG6/A

Editorial change

B2.9

B2.9/A

Editorial change

It is anticipated that the sectors offering greatest opportunity for employment growth over the plan period are retail, business and professional services and tourism. There is also considerable potential for growth in computing/high technology sectors, particularly generated through the Universities Higher Education sector.

B2.12

B2.12/A

578/B36

The overall economic success within the District is not experienced uniformly. Some wards, especially particularly in Bath but also in Radstock, experience comparatively high levels of deprivation and unemployment (see Diagram 5). Improving opportunities for all to find work is essential in overcoming poverty.

B2.13

B2.13/A

578/B37

Furthermore, within the District, there is a dependence on a relatively small number of large employers whose local operations are susceptible to national and international decisions. The Local Plan has a key role in ensuring that development land is available for a diverse range of economic activities both in type and size of business.

B2.15

B2.15/A

Editorial change

Bristol also provides a significant source of employment for B&NES Bath & North East Somerset residents, particularly from the Keynsham area. Elsewhere in the District, the towns of Keynsham, Midsomer Norton and Radstock are also employment centres but experience significant levels of out-commuting.

B2.16

B2.16/A

Editorial change

Based on this strategic and local policy context, the Local Plan's overarching objective for Bath & North East Somerset is to achieve more 'Balanced Communities'. For employment issues in B&NES the District, this means ensuring:…

B2.24

B2.17/A

3264/B6

Employment sites become available for development from time to time and, in some cases, the re-use of these sites for mixed-use schemes would not undermine opportunities for people to work locally. In such cases, the mix of uses should include opportunities for significant long term employment generation. This approach is reflected in Policy GDS.1 which allows for mixed-use schemes on a few large sites where there are greater benefits to the community and there is long term benefit to the economy.

Policy ET.1

ET.1/A

345/B23, 696/B12, 721/B18, 1427/B36, 2604/B2, 2704/B1, 3005/B1, 3009/B4, 3233/B3, 3240/B1, 3242/B4, 3243/B1, 3244/B2, 3271/B4, 3278/B8, 723/B35, 3264/B6, 3276/B9, 3300/B7, 5001/B95, 5010/B15, 5012/B1, 3004/B6, 5010/B10, 156/B11, 2118/B23

New para B2.28A

B2.28A/A

As above

The Business Location Requirements Study 2003 (BLRS) provides an analysis of local employment trends up to 2011, how much land the market will demand and what types of site will be in demand. The study addresses the demand for office and industrial uses which are referred to as business space uses. The Local Plan uses this as a basis for defining the types of business uses which are the subject of Local Plan employment land safeguarding policies. Quick Guide 6B sets out in detail the Local Plan definition of business use. These different business uses generally, although not always, occupy different types of premises. Offices occupy office type accommodation, industrial and distribution activities occupy factories and warehouses, and other business space uses occupy a range of similar sites and premises specific to their need e.g. coach depots, car hire and builders’ yards.

New para B2.28B

B2.28B/A

As above

New Quick Guide 6B

QG6B/A

As above

Town & Country Planning (Use Classes Order) 1987

New Table 1A

TAB1A/A

As above and 5010/B17, 5010/B139

Table 1A: Employment Change and Floorspace Requirements (sq ms) 2001-2011

New para B2.28C

B2.28C/A

As ET.1/A

New para B2.28D

B2.28D/A

As above

Policies in this section of the Local Plan therefore aim to ensure that an adequate supply of industrial and office sectors floorspace is available to meet the projected requirements during the Plan period. They include all employment uses other than those defined as non-business space sectors as set out in para B2.28A above. It therefore includes a range of sui generis uses as well as the usual B1, B2 and B8 uses. Between them, the industrial and office sectors require a range of types and sizes of business premises. Safeguarding such a range is essential if the economy is to retain vitality and diversity.

New para B2.28E

B2.28E/A

As above

New para B2.28F

B2.28F/A

As above

New para B2.28G

B2.28G/A

As above

Pressures for uses have in the past resulted in the loss of office floorspace and residential values continue to create pressure for change of use of the existing stock of offices located within and adjacent to the central area of the city. Policy ET.1A therefore safeguards existing office floorspace in a defined core office employment area within the central area of Bath.

New Policy ET.1A

ET.1A/A

As above

(iii) the development results in suitable alternative employment opportunities or provision of at least equivalent benefit, in easily accessible locations, well served by a range of transport modes.

PM Notation Sheet

ET.1A/B

As above

Add new notation for Core Office Employment Area

PM Inset 31

ET.1A/C

As above

Add ‘Bath Core Office Employment Area’

PM

ET.1A/D

As above

Add ‘Bath Core Office Employment Area’

New para B2.28H

B2.28H/A

345/B23, 696/B12, 721/B18, 1427/B36, 2604/B2, 2704/B1, 3005/B1, 3009/B4, 3233/B3, 3240/B1, 3242/B4, 3243/B1, 3244/B2, 3271/B4, 3278/B8, 723/B35, 3264/B6, 3276/B9, 3300/B7, 5001/B95, 5010/B15, 5012/B1

Bath contains three large multi-occupied core industrial locations which are located in the River Avon, A4/A36 corridor in the western part of the City. They consist of Lower Bristol Road, Locksbrook Road and Brassmill Lane, which have a total area of some 21 hectares. The BLRS recognises that industrial sector employment will fall during the 2001-2011 period. This is the equivalent of about 4 hectares.

New para B2.28I

B2.28I/A

As above

If the recent historical rate of industrial losses of approximately 1 hectare per year (1996-2001) continues, it is clear that the supply will shrink faster than demand. In addition, there has been no development of new industrial floorspace since the 1980s. Together, these factors suggest that industrial sectors could be forced out of Bath by a combination of higher land values, need to accommodate non business space activity and lack of alternative site provision. This will result in reduced local employment opportunities and likely increased outward commuting. Because of the local and indigenous nature of many of the small to medium sized businesses, employment land allocations in the Norton-Radstock and Keynsham areas are unlikely to attract significant relocations from Bath. Closure of larger companies in Bath has seldom resulted in relocation to other parts of the District.

New para B2.28J

B2.28J/A

As above

There is a strong case to safeguard these core employment sites in order to retain sufficient land to meet industrial sector demand. However, the Lower Bristol Road core area has become run down over a long period of time. With older buildings and dereliction, there is a need to regenerate the area through the provision of mixed-use developments, including the provision of offices, housing, non business space activity, community facilities and transport infrastructure. It also presents the opportunity to enhance both the important A36 'gateway' route into the City and the riverside area. This site is therefore allocated under Policy GDS.1. Policy ET.1B safeguards for employment uses the Locksbrook Road and Brassmill Lane core employment sites.

New Policy ET.1B

ET.1B/A

As above

Development of land or buildings within the core employment areas identified on the Proposals Map for uses other than business uses, as defined in Quick Guide 6B, will not be permitted.

PM Notation Sheet

ET.1B/B

As above

Add notation for Core Employment Area

PM Inset 31

ET.1B/C

As above

Add ‘Core Employment Site’ at Locksbrook Road/Brassmill Lane

New Quick Guide 6A

QG6A/A

5010/B17, 5010/B139

New para B2.28K

B2.28K/A

As above

Outside these core sites, there are also a range of small employment sites spread throughout the City, often located within residential areas. For policy purposes, these are defined as being 0.4 hectares or less in area. Frequently in fairly low-grade but appropriately functional and relatively inexpensive accommodation, surveys have indicated that small sites provide local jobs and services and meet local markets. These factors, together with reducing the need to travel and contributing to mixed-use environments, mean that such sites are important in meeting sustainable development objectives. Also occupiers may not be able to afford the cost of alternative replacement accommodation and there are few opportunities for alternative provision.

New para B2.28L

B2.28L/A

As above

Monitoring has indicated that a number of these small sites have been developed or have come under pressure for residential development in recent years, with no replacement. Policy ET.1C therefore safeguards such sites from development except where exceptional circumstances apply.

New Policy ET.1C

ET.1C/A

As above

(iii) the importance of the development outweighs the economic development benefits of the site.

New para B2.28M

B2.28M/A

As above

There remain a limited number of existing or former employment sites over 0.4 ha in area in Bath which fall outside the scope of Policies ET.1A, ET.1B and ET.1C. These tend to be large freestanding sites which contribute to the mix of uses in the area and make a valuable contribution to employment. Some of the larger sites have fallen out of use and have been allocated for mixed-use development, e.g. at Rush Hill. Should others come forward for development in the Plan period they could provide opportunities for mixed-use developments incorporating employment uses. Any proposal will be assessed against Policy ET.1D.

New Policy ET.1D

ET.1D/A

As above

(iv) it does not have a detrimental impact on the range of types and sizes of sites for employment uses in the area nor the continuing operation of existing employment sites.

New para B2.28N

B2.28N/A

As above

Outside of Bath, the demand for office development is of a much smaller scale and there are opportunities in the towns to meet demand on sites allocated in Policy GDS.1. Whereas the Somerdale site allocated at Keynsham meets more than local need, its locational advantages present the opportunity for a high profile campus which could attract demand from a much wider catchment, helping to increase local jobs and reduce outward commuting.

New para B2.28O

B2.28O/A

As above

New para B2.28P

B2.28P/A

As above

New para B2.28Q

B2.28Q/A

As above

At Keynsham, there is only a limited existing supply of industrial sites, with the Somerdale Chocolate Factory and the Ashmead Park industrial Estate in the east of the town providing the bulk of industrial sector floorspace. The retention of these sites and other employment use is essential if the large scale of outward commuting is to be tackled.

New para B2.28R

B2.28R/A

As above

Allocations and existing commitments in Norton-Radstock (see paras B2.35-2.36) would indicate an oversupply of land. However, Norton-Radstock still retains a strong industrial presence, with around 25% of the workforce (approximately 5600 people) employed in manufacturing where printing, packaging, engineering and electronics are important sectors. Whilst there has been a gradual decline in industrial employment since 1993, when just over 7000 people were employed, there remain a number of thriving and relatively modern trading estates, notably in the Westfield and Radstock Road areas. The Combend area also maintains a strong employment presence at Radstock, but its particular environmental problems need to be addressed through a separate regeneration strategy (see para B2.41A and Policy ET.3A). In addition, a number of larger industrial sites at Welton and Norton Hill retain significant employment from established companies. For the town to retain its employment base, these areas, together with small more isolated sites, need to be subject to safeguarding policies. This will accord with the JRSP strategy to enhance economic development opportunities in the area and help reduce the need to travel.

New para B2.28S

B2.28S/A

As above

In rural areas and villages, industrial sites also provide significant industrial sector employment. They vary from large sites within or adjoining villages such as the Printing Works at Paulton, to freestanding industrial estates in the countryside, e.g. Hallatrow and Burnett Business Parks and Clutton Hill Farm. Some of these are a result of conversions of buildings formerly in other uses or consist of long established industrial sites. They often provide relatively low-cost premises and make an important contribution to providing employment in rural areas. There is continuing pressure to redevelop sites within villages for housing, which if uncontrolled will undermine the objectives of providing local employment opportunities in rural areas, contrary to Local Plan objectives on providing balanced communities. It is therefore considered necessary to continue to safeguard existing industrial sector sites in Keynsham, Norton-Radstock and rural areas through Policy ET.1D.

New para B2.28T

B2.28T/A

As above

This notwithstanding, in some cases development of appropriate sites could provide modern offices or industrial units as part of a comprehensive mixed-use scheme. Many of the sites within or immediately adjoining settlements are therefore excluded from Housing Development Boundaries in recognition of the need to retain employment uses and economic vitality. However, Policy HG.4 recognises that if a site is no longer to be retained for employment use under Policy ET.1D or other Local Plan policies, then residential development, forming part of a mixed-use scheme, may be acceptable outside the Housing Development Boundary.

New para B2.28U

B2.28U/A

As above

As in Bath there are also a range of small industrial sites outside larger employment estates which contribute to meeting sustainable development objectives. These will be subject to Policy ET.1C and if an alternative use is considered appropriate, Policy HG.4 may apply.

Paras B2.29

B2.29/2

3009/B5, 5010/B18

B2.29 As stated in para B2.16, the Council is seeking to ensure sufficient land exists to sustain a diverse and buoyant economy. At the same time JRSP Policy 31 seeks to limit the release of new greenfield sites for employment development. The Local Plan approach is therefore to retain existing employment land for employment uses, and sometimes as part of a mixed uses scheme (Policy Policies ET.1A-D above) and to release greenfield employment land only where necessary

B2.31

B2.31/A

Editorial (knock on change from reps)

B2.31 In Bath, due to topography, the Green Belt, and other environmental constraints and the demands of other development, there are very limited opportunities to identify new employment land. The operation of Policyies ET.1A - D above is the Council's primary approach in ensuring land is available to meet economic development needs for the Plan period. There are also, in particular, four three large redevelopment opportunities in the City which can make a significant contribution to retaining and stimulating employment growth during the Plan period. These are at Western Riverside (site B1), land at Lower Bristol Road (site B12), MoD Foxhill in Combe Down (site B2) and at Rush Hill in Odd Down (site B3) (see Policy GDS.1).

B2.32

B2.31/B

3009/B5, 5010/B18

B2.32 However, because of the contamination and land ownership issues at Western Riverside and the MoD's review of its sites, only part of this land will be available in the early part of the Plan period. This emphasises the need to examine carefully those proposals which entail the loss of employment land.

B2.33

B2.33/A

3009/B5, 5010/B18, 3233/B4

B2.33 Keynsham has high levels of out-commuting. The 1991 census showed that 79% of the town's workforce commuted elsewhere for work. A key objective for Keynsham during the plan period is to identify land for employment generation opportunities. There are The most important such opportunityies for employment development in the town is redevelopment within the grounds of the Somerdale (chocolate factory) site. primarily for employment uses. In addition, land will also be available for employment development as part of the carefully designed, mixed-use development scheme at South West Keynsham as set out in Policy GDS.1. Therefore, whilst a mixed-use scheme is considered acceptable, the site is proposed primarily for employment uses as set out in Policy GDS.1/K1.

B2.34

B2.34/A

3009/B5, 5010/B18

B2.34 In the Norton-Radstock area, employment opportunities have not kept pace with past residential development and over half of the town's workforce commute elsewhere to work (1991 census). In addition around 37% 25% of the local workforce is employed in manufacturing for which limited growth in employment or even decline is anticipated over the Plan period.

B2.35

B2.35/A

3009/B5, 5010/B18

B2.35 In line with the JRSP therefore, the strategy for this area is aimed at regeneration to foster a range of new local employment opportunities. The Local Plan seeks to ensure that a variety of type and size of development sites are available. Only around 2.5 ha of land with planning permission for development remains at Development at Westfield Industrial Estate is nearing completion and very comparatively little brownfield land is available for redevelopment within Norton Radstock or neighbouring villages. There is some scope for limited development within the grounds of St. Peter's factory at Westfield.

B2.36

B2.36/A

3009/B5, 5010/B18

B2.36 Land is allocated for development within Use Classes B1, B2 & B8 for employment uses on the western edge of the urban area at Old Mills. This will be the prime employment development opportunity in the area for the Plan period. The Local Plan also allocates a smaller site at the former Sewage Works at Welton Hollow for employment uses as well as allowing for the rounding off of Midsomer Norton Enterprise Park. This is likely to be a phased development in view of the infrastructure requirements. Some land is also available for business development as part of the mixed-use scheme proposed on land south of Charlton Park.

B2.37

B2.37/A

3009/B5, 5010/B18

B2.37A

B2.37A/A

3009/B5, 5010/B18

B2.37A The only allocation outside of Bath, Keynsham and the Norton-Radstock area is the requirement for the provision of workshops as part of the Former Radfords site at Chew Stoke as described in para C1.39. Elsewhere, smaller-scale employment opportunities will be facilitated by Policies ET.3 – ET.9.

B2.38

B2.38/A

3009/B5, 5010/B18

B2.38 Land identified for employment generating development for the Plan period is set out in Policy GDS.1. This amounts to a total of around 50 ha. Some of this will only be available during the latter part of the Plan period due to infrastructure requirements and development phasing. However, over half this development would be on existing employment sites. Almost 90 % of additional employment land is in the Norton-Radstock area, reflecting the need in this area for economic regeneration. The specific development requirements of these sites are set out in Policy GDS.1 (See Diagram 6). The key employment development opportunities, both those with planning permission and allocations under Policy GDS.1 are shown on Diagram 6.

Diagram 6

DIAG6/A

3009/B5, 5010/B18

Amend Diagram 6 to show updated employment land commitments. (See end of Chapter B2 in this list)

Policy ET.2

ET.2/A

3009/B5, 5010/B18

Around 50 ha of land is made available for business development (Use Classes B1, B2 and B8) within the Plan period as set out in Policy GDS.1.

B2.41A

B2.41A/A

3218/B2, 578/B75, 578/B76

In the Coomb End area of Radstock there are particular environmental problems. This part of the town consists of a variety of intermingled uses, but notably manufacturing, residential, retail and other business uses. The area appears rundown and neglected in parts and there are severe highway constraints which cause particular problems for pedestrians and highway safety. These constraints also limit opportunities for new development. In light of the strategic objectives for the area of seeking regeneration and addressing the out-commuting, the Council normally seeks to limit the loss of employment land (Policies ET.1A-D). However, it is acknowledged that the particular problems of this area should be recognised in the Local Plan and therefore a Regeneration Area is designated at Coomb End. The objective of this Policy is to safeguard the employment benefits of the area whilst at the same time providing flexibility to facilitate environmental and infrastructure improvements

Policy ET.3A

ET.3A/A

3218/B2, 578/B75, 688/B3, 578/B76

Within the Coomb End Regeneration Area defined on the Proposals Map, development of existing businesses uses (defined in Quick Guide 6B) for other uses will be permitted only where it makes a significant contribution to improving the environment and highway safety.

PM Notation Sheet, Insets 19 & 19b

ET.3A/B

345/B23, 696/B12, 721/B18, 1427/B36, 2604/B2, 2704/B1, 3005/B1, 3009/B4, 3233/B3, 3240/B1, 3242/B4, 3243/B1, 3244/B2, 3271/B4, 3278/B8, 723/B35, 3264/B6, 3276/B9, 3300/B7, 5001/B95, 5010/B15, 5012/B1

Add ‘Coomb End Regeneration Area’

B2.42

B2.42/A

5010/B22, 5010/B23, 5010/B14

In rural areas, the JRSP seeks to encourage economic and social vitality. In line with JRSP Policy 32, there are opportunities for small-scale business and industrial developments in locations well related to villages, especially those settlements which are more accessible by a range of transport modes. These villages are identified in Local Plan Policy SC.1 and fall within categories R1 & R2 of that policy. Such development can encourage rural diversification but must be compatible with the scale, character and appearance of its surroundings (Policy ET.4). Any schemes coming forward under this Policy will be subject to a range of other Local Plan policies which seek to ensure sustainability in new development, e.g. policies seeking a high standard of design, that surrounding character and amenity is protected and safe access is achieved. Greater restrictions apply in Green Belt (R3) villages.

Policy ET.4

5010/B22, 5010/B23, 5010/B141, 5010/B26

B2.44

B2.44/B

5010/B32, 5010/B34, 5010/B129 (Such...)

In line with Government guidance and the new JRSP, strict control will be exerted over new building in the ‘open countryside’. The need to retain the openness of the Green Belt is also a consideration (Policy GB.1). However, there are opportunities for the re-use of rural buildings for employment uses (Policy AG.5 ET.9). Replacement building will be permitted under certain circumstances and where this involves a building of a similar size on the same site. New development will only be permitted in the context of Policy ET.8 as farm diversification or where it involves limited expansion, intensification or redevelopment of existing premises. In all cases it must be of a small scale and a design appropriate to its surroundings. Such facilities should have the capacity to deal with anticipated waste output and not cause pollution or adversely affect health or safety.

B2.52

B2.52/A

Editorial change

PPG7 puts forward advice on the differing effects that non-agricultural development can have on farming. Severance and fragmentation of holdings can have a significant impact on farm businesses particularly in districts like B&NES Bath & North East Somerset where units are generally small. Trespass and other forms of disturbance can be damaging to agriculture and the loss of buildings and other fixed equipment can reduce efficiency.

Policy ET.7

(all revisions)

In considering Development on or in the vicinity of agricultural land the, following will not be permitted will not be permitted where:

B2.57

B2.57/A

Farm diversification schemes can cover a range of new uses: businesses such as food processing and packing, farm shops, equestrian facilities, sporting facilities, nature trails, craft workshops, information technology and light industrial uses holiday accommodation. However, businesses not normally associated with farming can be appropriate – for example information technology, and light industrial uses. Many diversification schemes can make use of farm buildings while others will utilise farmland.

B2.65

B2.65/B

Editorial changes

Tourism makes a major contribution to the economy of B&NES Bath & North East Somerset and its continuing growth generates a range of job opportunities. In recent years there has have been around 1 million staying visitors and around 2.8 million day visitors to the area each year, who contribute over £195 million annually to the local economy. There are around 6,500 jobs in the tourism sectors.

B2.66

B2.66/A

Editorial change

Bath especially, with its historic and architectural heritage as recognised by its World Heritage Site Status, has a vibrant tourist economy. The revival of the Spa in Bath will provide a unique opportunity to develop sustainable, year-round tourism. The high quality landscapes of the district is are recognised in its two Area of Outstanding Natural Beauty (AONB) designations, the country pubs, and the network of long distance footpaths also provide a tourist draw.

B2.67

B2.67/A

5020/B1

Tourism, nationally and internationally, is likely to grow, as is the competition from other traditional and emerging tourism destinations. In addition to The opening unique opportunity offered by the re-opening of the Bath Spa offers a unique opportunity and the potential of for other ‘health tourism’ initiatives, and associated development in the vicinity of the site. In addition, it is important to be alert to new opportunities to maintain Bath’s position as a premier destination and to foster tourism in other parts of the District.

B2.70

B2.70/A

5010/B131

A draft Tourism Strategy for Bath & North East Somerset has been completed for 2001-2006. The 'Vision' and Primary Aims for tourism are set out in Quick Guide 7. The Council has also prepared a Local Cultural Strategy which seeks to promote and achieve cultural development within the District. The Strategy's definition of culture includes a range of tourist attractions such as sport and leisure, the built heritage, museums, arts and entertainment, and the 'public realm' including parks and open spaces.

B2.72

B2.72/A

1427/B35

Other critical factors and opportunities are:

Quick Guide 7

QG7/A

Editorial change

B&NES Bath & North East Somerset Tourism Strategy

Policy ET.11

686/B78

B2.77

B2.77/A

5010/B43

Outside Bath, there is therefore scope to encourage new developments in certain sectors, such as self-catering, pub accommodation and good quality caravan and camping facilities. Any scheme coming forward under Policy ET.12 must accord with a range of other policies in the Local Plan such as those which seek to protect local character and amenity, and ensure a high standard of design (e.g. Policies D.2, D.4, NE.1 and NE.12).

Policy ET.12

ET.12/D

(all revisions)

Outside these urban areas, permission will only be granted for new small-scale purpose-built visitor accommodation provided that it is within or adjoining R1 and R2 settlements, or within R3 villages, as defined in Policy SC.1.

B2.81

B2.81/A

5010/B45

In the case of smaller houses (i.e. less than 4 bedrooms) in single family occupancy where it is proposed to use vacant bedrooms for bed and breakfast, the Council will usually seek to restrict the impact of the use on the neighbourhood in terms of noise and increased on-street parking. Where appropriate, off-street parking will be sought (Policy T.26). This will be achieved by strictly limiting the number of guests and requiring the proprietor to continue to live in the house. The proposal should therefore specify the number of bedrooms to be used for bed and breakfast accommodation.

ET.13

ET.13/A

5010/B45

Proposals Map Inset 31

ET/A

3009BB5, 3318/B1

Add land at Riverside Business Park as a site with planning permission.

Proposals Map Inset 19

ET/B

3009/b5

Add land at Old Mills Industrial Estate as a site with planning permission.