Havant Borough Council > Planning and Environment > Planning > Planning Policy > Local Development Framework > Saved Policies from the old Local Plan > Saved Policies from the Havant Borough District Wide Local Plan

218. A healthy economy is essential to all areas of life in the Borough. The Borough Council recognises the key roles employment generation and retention continue to play in promoting economic prosperity, aiding urban regeneration, and improving social conditions and the physical environment. However, Havant has a number of fundamental economic problems which have persisted for many years, including high unemployment, high levels of out-commuting, decline in the manufacturing sector and shortage of land available to meet the needs of business. These problems are made greater by the Borough's peripheral coastal location on the fringe of the South East Region which makes it less favoured to a wide range of businesses. The alleviation of these problems requires a change to past policies with a new approach to promote the sustainable economic development of the Borough.

221. Havant industries have been traditionally manufacturing based with a strong skills representation in the mechanical and electro-mechanical skills sector, supporting the wider Portsmouth economy which is defence sector orientated. The sector shift away from manufacturing towards service industries, including computing, has left many of the Borough's workforce without suitable skills for modern industry and at the mercy of factory closure and job shedding.

222. Havant is located in a regional market which has seen a fall in the supply of industrial accommodation in recent years. Quality is also an issue. A third of demand is for new or completely refurbished space but this makes up only a small part of Havant's available industrial floorspace. Local businesses wishing to expand and relocate mainly hope to stay within the Borough but feel the current quality and quantity of suitable sites in the Borough is poor and that this would influence their decision of whether or not to stay in the Borough.

223. Modest construction rates have resulted in a shortage of new industrial accommodation across the region. This shortage has been longer lived on the south coast due to the risk averse nature of the institutional market and the demand for new space. In addition, Havant is not attractive to all forms of industry due to its coastal location.

224. It is considered essential to address these problems now to prevent further decline to the extent that the Borough ceases to attract inward investment and local expanding businesses have to move from the area to find premises. The social deprivation associated with unemployment, and traffic congestion and environmental impacts associated with increased levels of out-commuting are considered to be unacceptable.

225. The policies in this Chapter therefore seek to allocate sufficient land to provide for expanding local businesses and those which wish to locate in the Borough, together with enough spare capacity to allow for restructuring and a choice of sites. The policies also aim to protect existing employment areas and allow for enhancement and change within them where appropriate, maximise the employment potential of sites close to housing and allow for businesses based in the home. These will enable Havant to be more competitive, create and retain more jobs, encourage greater diversity in employment and therefore promote the growth of a prosperous but flexible local economy.

226. The new land for employment identified in this Plan is also intended to create a more sustainable pattern of employment by being located close to those areas with the most urgent need, served by alternative means of transport in order to reduce travel to work distances, and by avoiding environmentally sensitive areas.

EMP 1 EMPLOYMENT LAND ALLOCATIONS

230. The former incinerator site and adjacent household waste recycling centre are safeguarded for waste recycling, storage, transfer or processing uses by the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan 1998. Redevelopment of this area is therefore dependent upon the relocation of the existing waste handling facility and the use rights being extinguished.

231. This site, within an established industrial estate, is positioned close to alternative means of transport and housing areas and is therefore considered suitable for those uses with higher densities of employment.

Development of 13.2 hectares of land at Dunsbury Hill Farm for employment uses will be permitted provided it makes provision for:

a) B1 (b) & (c), B2 and B8 uses,

b) B1(a) uses if a sequential study establishes there are no suitable sites for B1(a) in the town centres,

c) other ancillary uses required to support the site in its use as a business park;

(ii) high quality development based on a comprehensive masterplan relating to design, building form, disposition and landscape;

(iii) comprehensively assessed access arrangements, related highway improvements and sustainable transport provision;

(iv) good communications links with residential areas to the east and west;

(v) environmental improvements including planting and the provision of leisure routes and facilities on surrounding land and a scheme for their future management;

(vi) at least 5 hectares of land reserved for the expansion or relocation of existing local businesses; and

(vii) an enterprise centre on a site of at least 1 hectare.

233. This site is identified as a key proposal in achieving the Council's regeneration aims for the Borough, including Leigh Park. It will provide a large, high quality site which will enable the Borough to compete more effectively for inward investment, bringing much needed new employment opportunities. The site will also provide attractive opportunities for existing businesses to relocate or expand to new high-quality sites and premises which will help to free older poor quality stock for much needed redevelopment and renewal. The reservation of 5 hectares of land for the expansion or relocation of local businesses will ensure that these businesses will have that opportunity. Local businesses would include those from within Havant Borough as well as the wider Portsmouth Travel to Work Area. A large site of this nature could also be suitable for establishing a business cluster or science park and for providing schemes for training and employing local people.

234. A mix of businesses uses will be suitable on the site but in accordance with advice within PPS6: Planning for Town Centres, B1(a) office uses will be subject to sequential tests to ensure that suitable town centre sites are used first. Ancillary uses will also be suitable in order to enhance the efficiency and effectiveness of the park and make it attractive to modern industry by supporting business activities, employees and visitors to businesses. Such uses might include a hotel, minor retail and leisure uses and a nursery which could all be related to an area of recreational open space.

235. In the interests of good planning the site will need to be phased. Any phasing should have regard to the proposed development of the employment land in the Major Development Area to the West of Waterlooville such that land is released in a complementary and controlled manner in order to ensure a steady flow of employment land onto the market.

236. The site should be provided with significant sustainable transport infrastructure to link it to residential areas to the east and west. However, the provision of direct private and commercial vehicle access from these residential areas should be avoided. A Green Travel Plan for reducing car use will also be required. Access roads could be in the form of avenues and any main access route should be in the form of a 'parkway'. Park Lane should be enhanced and maintained as a leisure route.

237. Investigations show that 13.2 hectares could be developed without significantly diminishing the role of the Havant Gap in separating communities at Waterlooville to the west of the A3(M), and at Leigh Park, to the east. (Dunsbury Hill Farm - Siting of Employment Allocations in the Strategic Gap, Rummey Environmental Ltd, October 2004) By respecting the topography of the area and reinforcing existing woodland on the periphery of the 13.2 hectares the development is considered capable of being absorbed into the landscape. The site therefore has significant potential, in its countryside setting, to accommodate a development which reflects the highest standards in industrial design and which provides a quality environment for modern enterprises. The above study shows there is potential for further enlargement of this site at a later date should this be deemed to be justified under a future review of the development plan.

238. In order to counterbalance the development of the site it will be a requirement of the development that it ensures the protection and enhancement of the surrounding countryside. Measures must be undertaken which enhance and strengthen the role of the surrounding Havant Gap and its management within a management plan which should be established at the beginning of the development process. Developers will be expected to enter into an agreement under Section 106 of the Town & Country Planning Act, 1990 to ensure these measures are undertaken. Indigenous landscape screening and reinforced planting should be provided to emphasise the Gap, provide new habitats and link existing Sites of Importance for Nature Conservation. Hermitage Stream should be restored where necessary and conserved as a wildlife corridor and leisure route and woodland planting schemes should be undertaken. In addition, leisure facilities, including leisure and riding routes (see Policy R19 Leisure Routes) linking existing areas of landscape and recreational significance such as Staunton Country Park, Beech Wood, Neville's Park and Bushy Lease, should be provided together with new, publicly accessible, greenspace. The management of land to the north of Purbrook Way and east of Hulbert Road could be such a new area. Such measures would also maintain the continuity of the Havant Gap. A concept plan for the site (Plan EMP1.5) illustrates many of these points.

239. This site comprises land mainly used for the open storage of plant and materials by the Portsmouth Water Company together with a small open field to the south of the Bedhampton Halt Railway Station and is effectively within the built-up area. The development of the site will require the provision of a satisfactory access from Marples Way and the sensitive treatment of the crossing points over the Hermitage Stream and the Solent Way pedestrian route. Due to the potential flood risk, early consultation with the Environment Agency is recommended.

242. Emsworth currently has no major area of employment provision. This site is an underused area of land and is close to Emsworth Railway Station. The site is situated on the southern edge of the Emsworth Strategic Gap but impact on the Gap can be minimised by a planting screen along the site's northern boundary which will help screen the development.

243. Access to the site can be achieved by modifying the approved traffic signalised junction off New Brighton Road serving the Interbridges site. Due to the restricted nature of the site it can only be developed as an overlong cul-de-sac. This reduces permeability and will create a requirement to provide an emergency vehicle access from the westbound carriageway of the A27(T) via the proposed service area. The Highways Agency have given their approval in principle to the provision of such an emergency vehicle access and it has been agreed with the emergency services. A Flood Risk Assessment will be required and conditions/legal agreements will need to be imposed to avoid worsening any flooding below or above the site, or to accentuate any risk of flooding on the land itself.

244. After northern Leigh Park and Wecock, Hayling East and West have the next highest percentage of residents unemployed. In addition a large percentage of Hayling Island's working residents do not work on the Island and thus make a significant contribution towards traffic levels experienced on the A3023. The site adjoins an existing builder's yard and its development for industrial purposes would be a compatible use. Screen landscaping will be required along the northern boundary with the open countryside and mitigating measures will be needed for Brent Geese on the adjoining land. The site has potential to be accessed from Furniss Way with the provision of a road through the site linking to Station Road.

EMP2 DEVELOPER CONTRIBUTIONS TOWARDS THE IMPLEMENTATION OF THE BROADMARSH TRANSPORTATION STRATEGY

Planning permission will be granted for development within the area to the south of the A27 (T) and west of Langstone Road up to the coastline, provided it makes a financial contribution to a transportation strategy ("Broadmarsh Transportation Strategy") aimed at improving accessibility to the Broadmarsh area, with suitable provision for public transport, cycling and walking.

The Planning and Highway authorities will seek a financial

(i) commensurate with the scale, form and impact of development being proposed; and

(ii) consistent with a phased programme that relates the timing and provision of the necessary transport infrastructure to the implementation of development.

247. The Broadmarsh Transportation Strategy Area covers the area to the south of the A27(T) and west of Langstone Road up to the coastline. It contains the industrial area around Harts Farm Way, Southmoor Lane, Brookside Road, Brockhampton Road and Penner Road which is a vitally important employment area in Havant. Due to past and current restructuring of uses, the area is now in need of comprehensive regeneration to retain employment and enhance its attractiveness. It is recognised that a major factor in choice of location by industrial developers, who will need to be attracted to Broadmarsh to aid its regeneration, is the requirement for good linkages to the strategic road network.

248. The Council, Local Highway Authority and Highways Agency, in liaison with development interests, are developing a phased programme that relates the timing and provision of infrastructure to the implementation timescales for development. The aim is to provide clear guidance for all parties on the type and cost of infrastructure that is required in advance or in association with phases of the development proposals at Broadmarsh.

249. Contributions from development will be a major source of funding for these works. However, the Council through its own funds and through the Local Transport Plan will seek to fund in part or entirely certain of the identified schemes.

Development for unneighbourly uses only will be permitted on the following areas shown on the Proposals Map:

EMP3.1 3.9 hectares at land off Southmoor Lane, Havant

EMP3.2 0.44 hectares adjacent to the Budds Farm Waste Water Treatment site, Southmoor Lane, Havant

250. The Council has identified a need to provide sites specifically for such uses as part of its strategy to encourage the growth of the local economy. Two sites have been identified as appropriate and to be reserved specifically for such uses. The land off Southmoor Lane (see EC5) is suitable for unneighbourly uses owing to its close proximity to the Budds Farm Waste Water Treatment site and other unneighbourly uses. In addition, an area of land to the south of Havant Lorry Park, Southmoor Lane, located adjacent to the Budds Farm Waste Water Treatment site, is also considered appropriate for unneighbourly uses.

Development which would support and not prejudice regeneration, environmental improvement and property development will be permitted within the following areas shown on the Proposals Map:

EMP4.1 Aston Road, Waterlooville

EMP4.2 Aysgarth/Arnside Road, Waterlooville

EMP4.3 Brockhampton Lane/Solent Road, Havant

251. Some of the Borough's older industrial areas are no longer compatible with the needs of modern industry. Access, layout, landscaping and parking are below modern standards and often the estate has a generally run down appearance. Within these areas units are often vacant or available and there is a difficulty in selling or attracting new tenants. Industrial Improvement Areas offer an opportunity to manage these areas in a similar way to the successful Town Centre Management projects. For each area a management plan will be introduced which will propose and support a range of regeneration measures including environmental improvements and property development, both new and refurbishment. Collective action, facilitated by the Borough Council, will encourage inward investment and bring about practical improvements.

252. With regard to the Brockhampton Lane/Solent Road area, investigations into alternative access arrangements have identified the need for the re-opening and extension of Selbourne Road and closures within Brockhampton Lane and School Road. Such a scheme would lessen the impact of industrial traffic upon local residents and greatly improve access to the industrial area (see Policy T3). (Havant Central Industrial Area - Historic Scheme Review, Mott MacDonald, March 2000).

Development for employment purposes will be permitted provided those forms of development with higher densities of employment, such as B1 and equivalent, are in close proximity to housing areas and/or alternative means of transport.

253. The Council continues to be concerned over levels of unemployment and out commuting. The limited land resource within the Borough makes it important to put to best use the land which is available. In addition, for reasons of sustainability, it is necessary to reduce travel to work distances and car use. One way in which this can be done is to make sure that those forms of employment with higher densities are located close to where people live and where alternative means of transport either exist or could be provided.

254. For the same reasons as Policy EMP5 it is important that the majority of land which is currently, is proposed to be, or was last in Class B employment use is not lost. In addition, this policy will protect and maintain an adequate range and supply of land and premises whilst allowing some flexibility for change for sites which are financially unviable, experiencing market failure, have restricted potential or where a greater need exists for alternative uses. Where change from Class B employment uses is proposed, a case will need to be made for the alternative use with evidence demonstrating why an employment use cannot be sustained. This will be particularly important in areas with high unemployment levels and where the land or premises are in current Class B employment use. When considering applications for the re-use of Class B industrial land and premises for other purposes, the Council will firstly have regard to the need to create further job opportunities and then to consider whether such sites might be better used for housing or mixed use developments. The provisions of this policy will not be applied to proposals for the redevelopment of existing premises to provide new Class B employment where this results in the net loss of existing floorspace arising from improved space standards relating to working and amenity space, manoeuvring, circulation and parking.

Development will be permitted which involves the subdivision, conversion or change of use of land or premises for employment purposes provided a significant loss of employment does not arise.

255. Allowing some flexibility for changes to land or buildings throughout the Borough will help the diversification of the employment base and widen the choice of premises, particularly for smaller firms. It will also help to create more mixed use areas, providing a better balance between housing and jobs where this would not cause unacceptable amenity impacts.

Development for home based business will be permitted provided the overall character and use of the dwelling remains residential and there are no unacceptable environmental or amenity impacts.

256. Changes in working practices mean that many people now find it more convenient to set up home based businesses and work from home. Such activities add to the diversity of the local economy and reduce work related travelling. As long as any business can be carried out without significant adverse environmental or amenity impacts, particularly to neighbours, e.g. noise, frequent visitors or deliveries, parking problems, signage; then the Council would encourage such uses to develop.

EMP9 MARINE RELATED DEVELOPMENT

257. Sailing is an important income and employment generating activity as Hayling Island contains internationally recognised boatyards and marinas. Sailing regattas take place in and around the Island throughout the year and contribute to the waterfront character. Expansion of the existing boatyards and marinas will be encouraged providing this can be achieved without causing harm to interests of acknowledged importance.