Employment - expired

Here are the 14 Employment policies we consider relevent applications against. Please use the shortcuts below to skip straight to the policy you need.

Havering's Employment Policies

• EMP1 - Rainham Employment Area
• EMP2 - Rainham Marsh
• EMP3 - Thames Policy Area
• EMP4 - Coldharbour Lane Commercial Area
• EMP5 - Main Employment Areas
• EMP6 - Secondary Employment Areas
• EMP7 - New Road Employment Area
• EMP8 - Small Businesses
• EMP9 - Other Industrial/Commercial premises
• EMP10 - Special Industries/Hazardous Installations
• EMP11 - District Centres
• EMP12 - Hotels
• EMP13 - Hotel at Eastern Road, Romford
• EMP14 - Victoria Road Commercial Area

POLICY EMP1

In the Rainham Employment Area (as defined on the Proposals Map and set out in Schedule 6) the Council will encourage business and industrial uses (Use Classes B1 & B2 only).

Warehousing and other transport related uses. The Council may also permit other development which provides employment opportunities and does not conflict with other policies of the plan. On sites close to the Thames, the Council will encourage industrial and commercial developments which involve use of the river.

Policy TRN27 will apply to that part of the Rainham Employment Area which is served by Ferry Lane until the access problems have been satisfactorily resolved.

The Rainham Employment Area is a large, long established industrial and commercial area particularly well suited to the needs of business, industrial and warehousing enterprise. It offers sites and premises, both large and small, to suit a variety of operational requirements. In order to maximise employment potential the policy is very flexible allowing most types of employment generating uses, including retailing, provided that proposals do not conflict with the other policies and proposals of this Plan.

The existing vehicular access to the eastern part of this land is through Rainham Village and across the Ferry Lane railway level crossing. For environmental and operational reasons this route cannot accommodate any significant increase in traffic levels. Whilst these problems remain, any proposals will be considered in relation to Policy TRN27, of the Transport Chapter of this Plan, which also outlines the proposals for improving access to these areas.

The Rainham employment Area has a frontage to the River Thames which is already in industrial use, which is partly river-related (eg. Tilda Rice, Redland Plasterboard). Approximately half of the river frontage is controlled by the Ford Motor Company. As opportunities for development or redevelopment occur on sites adjacent or close to the river, the Council will encourage their development for wharf and river-related uses, and seek to ensure that they enhance the particular character of the river frontage (See Policy ENV25).

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POLICY EMP2

The Council will seek to secure the comprehensive development of Rainham Marsh (as defined on the Proposals Map and set out in Schedule 6), for an economic development of strategic importance for the regeneration of the East Thames Corridor. Such a development must meet the requirements for nature conservation set out in Policy ENV24.

Practically all the open land remaining in Havering is Green Belt or public open space. The only opportunity to meet the pressing need for a strategic large scale development, as identified by SERPLAN and LPAC, and to provide for the future development of the local economy and expand employment, is at Rainham.

Because of its size and its location in relation to the M25, the proposed realigned A13, and the public transport network, Rainham Marsh offers a unique opportunity to create a high quality "flagship" development on a scale which will not only create jobs in its own right, but also stimulate interest in the development of other smaller sites which are available for commercial use in the vicinity. It will thus provide a catalyst for economic activity in Rainham, and serve the strategic objective of regenerating the eastern part of the region.

The Council's proposal is for a comprehensive scheme for the site which will provide strategic economic benefits on a scale sufficient to justify the loss of this part of the Inner Thames Marshes Site of Special Scientific Interest. The Council will wish to ensure that the development is carried out in a sensitive manner, and that there should be a balance between conservation and development (See Policy ENV24).

In the past, East London, including Rainham, has suffered from a poor environmental image which has been a contributory factor in deterring new businesses from locating in the area. In order to improve this image the Council will be seeking a high quality of development on Rainham Marsh. To achieve this, it will be looking for a mixed use scheme which may involve some or all of the following: offices, business uses, major leisure facilities, and commerce. Other forms of development, such as residential or retailing, may be acceptable as a subsidiary element of a comprehensive scheme.

The Council will seek to ensure that the economic benefits will be realised and the conservation measures implemented by making any planning permission subject to appropriate conditions and/or a legal agreement.

Any scheme should take account of the Council's proposed Green Chain (See Policy LAR9) linking Rainham Village to the riverside land.

Most of the site is in Council ownership although a small area immediately to the south of the railway which it would be desirable rather than essential to include is in private ownership.

Development of the marshes will inevitably affect existing watercourses. Any proposals will have to comply with Policy ENV1 by ensuring that they do not result in an increased risk of flooding or in pollution of ground or surface waters, nor adversely affect the hydrology of adjoining areas.

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POLICY EMP3

In exceptional circumstances, the Council may be prepared to permit comprehensive proposals for the Thames Policy Area (as defined on the Proposals Map and set out in Schedule 6) involving large scale development of regional, or even national, importance which will make an outstanding contribution towards economic regeneration. However, such proposals must meet the criteria set out in Policy ENV24 including the requirements for nature conservation. Such development will only be permitted in conjunction with, or following, development of Proposal EMP2.

The Thames Policy Area comprises a total of some 338 ha (835 acres) of mainly open land on the eastern edge of London. Taken in conjunction with the 93 ha (230 acres) of Proposal EMP2, this is therefore one of the few remaining areas within London which is physically capable of accommodating a very large scale development of regional or even national importance, such as could transform the economy and re-vitalise the whole area.

If a scheme of regional or national importance is proposed, which cannot be accommodated on the site of Proposals EMP2, either because of its size, or because by that time Proposals EMP2 has been implemented, then the Council may be prepared to permit development of the silt lagoons within the Thames Policy Area in addition, provided that all the requirements set out in this policy and in Policy ENV24 are met.

The Council is therefore prepared to grant permission for comprehensive proposals for the Thames Policy Area which must incorporate a comprehensive package of measures to mitigate the adverse impact on the existing nature conservation interest, as required by Policy ENV24, identified as part of the environmental assessment process, having regard to opportunities for mitigation and enhancement within the SSSI and the rest of the Thames Policy Area, and to the potential use and management for nature conservation of other sites.

Such proposals would only be acceptable if they were justified in terms of their importance in securing regional, or even national economic benefits. The Council will seek to ensure that these economic benefits will be realised and the conservation measures implemented by making any planning permission subject to appropriate conditions and/or legal agreements.

Permission will not be granted for development which would overload the road system or public transport (See Policy TRN2).

Development will have a significant effect on the watercourses within the Thames Policy Area. A detailed hydrological and hydraulic study will be required before any works take place. The Council in consultation with relevant statutory bodies will carefully control any development to ensure that it does not lead to an increased risk of flooding, or to a deterioration in groundwater quality, or to an adverse effect on tidal defences or the hydrology and conservation interest of adjoining areas. Developers will be required to comply with Policy ENV8 regarding development on or near sites which are potentially contaminated, and to implement measures for preventing pollution from leachate and for dealing safely with any landfill gas which may be produced. Adequate provision for foul and surface water drainage and for sewerage treatment and disposal will be essential.

Developers will be required to take into account the Council's proposal for a Green Chain along the Thames river frontage (See Policy LAR9).

The Council will seek phase any development proposals for far as practicable to reduce any loss of waste disposal capacity (See Policy MWD14).

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POLICY EMP4

If the Coldharbour Lane Commercial Area (as defined on the Proposals Map and set out in Schedule 6) can be shown to the Council's satisfaction to be capable or safe development then the Council will permit the redevelopment of existing uses and the development of the unused land for industry (use Class B2) and warehousing, the Council will wish any such scheme to take advantage of the ready access to the River Thames for freight handling and will expect a high quality of development to improve the environment of the riverside (see Policy ENV25). No development can take place until the road access problems have been satisfactorily resolved (see policy TRN27).

As an alternative the Council will permit the site to be used for waste disposal with a planned after-use of informal recreation and nature conservation (see Policy MWD14).

Much of the existing site is used for low intensity commercial uses although a significant section remains at present undeveloped. The Council recognises that the development/redevelopment of the site for industrial/warehousing uses would complement the policy for the Rainham employment Area (See Policy EMP1) and the proposal for Rainham Marsh (See Proposal EMP2) and could offer further significant employment opportunities. At the same time the Council is aware of the need to find sites for waste disposal. Therefore it would consider favourably proposals to meet either of these important land use demands, provided that they are consistent with the Council's longer term policies for the Thames Policy Area, (See Policies EMP3 and ENV24).

There is a demand for sites and buildings to accommodate a variety of freight handling and distribution activities, including break-bulk facilities, bonded warehousing, and roll-on/roll-off and other water-based cargo handling facilities. Some of these activities already take place in the Coldharbour Lane Commercial Area and there is potential for their expansion.

These activities cannot readily be accommodated elsewhere in the Borough: they need good access to the primary road network, particularly the M25, a large land area, and in the case of river cargo, wharfage facilities. This site would be suitable for these activities, and could also accommodate industrial uses as part of an overall development proposal.

Because of its commitment to achieving a high quality of development in the area and improving the Thames-side environment, the Council will wish to ensure that any scheme is well designed and landscaped and safeguards the conservation interest of adjoining areas. The Council will also wish any scheme to explore the possibility of the provision of a Thames-side footpath as part of its Green Chain initiative (See Policy LAR9).

The site is known to be, in part at least, contaminated from previous use. The Plan contains a policy for dealing with such sites (See Policy ENV8) and the Council will require from any potential developer full technical evidence that the site is capable of safe development.

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POLICY EMP5

In the main employment areas (as defined on the Proposals Map found in Schedule 6), the Council will generally permit only business and industrial uses (use Classes B1 & B2 only) and warehousing uses.

Where the applicant can demonstrate, to the Council's satisfaction, that a particular site has proved very difficult to dispose of for the above uses, other development which provides employment opportunities may be permitted.

The areas designated in this policy (the Harold Hill, Eastern Avenue, and King George Close Estates) are particularly well suited to the needs of business, industrial and warehousing enterprises. They offer sites and premises both large and small, to suit a variety of operational requirements and have very good access to the trunk road and motorway network. They can also accommodate most forms of industrial activity without adversely affecting the local highway network or the environment of residential areas.

It is important to retain a good range of sites for business, industry and warehousing because these uses are the most likely to provide the numbers and variety of jobs required to maintain a strong and diverse employment base. These areas also offer potentially good locations for the new "high-tech" industries, which the Council wishes to encourage as they are likely to form an important growth sector in the economy.

The advantages offered by the Harold Hill, Eastern Avenue and King George Close Estates are not found, to the same extent, on any other industrial estates in the Borough, although the scope for development at Rainham offers potential for the future (See Policies EMP1, EMP2 and EMP3). This lack of alternative locations coupled with the known demand for prime industrial/warehouse premises and sites means that it is important to preserve these areas for the uses designated in this policy.

The Bryant Avenue Commercial Area has been identified as an area which is particularly well suited to retail warehousing (see Policy SHP7), and there is no overriding need to make further provision for retail warehousing in the employment areas designated in Policy EMP5 and set out in Schedule 6.

If it can be demonstrated to the Council's satisfaction that a site has proved very difficult to dispose of for business, industry and warehousing uses, the Council may permit other forms of development which provide jobs rather than allowing such sites to remain vacant for a long period of time.

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POLICY EMP6

In the secondary employment areas (as defined on the Proposals Map and set out in Schedule 6), planning permission will generally be granted only where both of the following criteria are met:

(a) The proposal is for a business or industrial use (Use Classes B1 and B2 only), warehousing, or a use that gives rise to levels of employment at least comparable to that which could reasonably be expected from a warehousing use of the site;

(b) The applicant can demonstrate to the Council's satisfaction that the amenity of adjoining residential areas will not be adversely affected (see Chapter 2 : The Environment).

Where the applicant can demonstrate, to the Council's satisfaction, that the land or buildings have proved very difficult to dispose of for the above uses, other development which provides employment opportunities may be permitted. In exceptional circumstances the Council may be prepared to allow residential redevelopments where this produces a major environmental gain.

These employment areas are well established locations which make an important contribution to the range and number of job opportunities in the Borough. This policy seeks to retain the commercial nature of these areas in so far as this is compatible with maintaining a good environment in the surrounding areas.

The policy is very flexible allowing most forms of employment generating land uses, including retailing and commercial leisure activities, as long as they provide as many jobs as might reasonably be expected from a warehousing use of the site, and are not in conflict with the other policies of the Plan. (Any retailing proposals will have to comply with Policies SHP8 and SHP9). Council research has shown that modern warehousing development can be expected to provide between 0.9 and 1.3 jobs per 100 sq m of gross floorspace.

However, some of the secondary employment areas are not ideal locations for industrial or commercial activity. In some cases this is due to proximity to, or the need to gain access through, residential areas. In other cases any large scale development might result in unacceptable traffic congestion on roads in, or leading to, the estates. For these reasons the Council will wish to consider carefully the environmental implications of any large scale development proposals, and of those which would generate high volumes of traffic.

There may be circumstances where, for example, an existing use gives rise to such environmental problems that a residential redevelopment may be acceptable, in order to achieve major environmental improvements. This will, of course, be subject to the need to achieve an acceptable residential environment on the site.

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POLICY EMP7

In the New Road Employment Area (as defined on the Proposals Map and set out in Schedule 6), planning permission will generally be granted only where the proposal is for:

a) A business use (Class B1 only) which will not have serious adverse effects on the local environment;

or

b) A residential use which achieves a satisfactory standard of amenity.

In exceptional circumstances planning permission may be granted for other proposals provided that these do not conflict with other policies of this plan and in particular that the amenities of adjoining residential areas will not be adversely affected.

All commercial proposals will need to comply with the criteria in Appendix 10, found on the "Appendices and Map Schedules" page.

This strip of land was allocated in the Initial Development Plan for primarily residential purposes. However, in view of its long established industrial and commercial character, the Council has accepted that it may be unrealistic to expect it to revert to a housing use. In addition, it may not be possible to achieve an acceptable residential environment here, unless a large-scale redevelopment opportunity were to arise.

In order to safeguard the amenity of residents whose properties adjoin the area, strict controls will be enforced on the types of use that will be allowed and the conditions under which they can operate (See Appendix 10, found on the "Appendices and Map Schedules" page).

Proposals that replace unsatisfactory uses with more suitable business uses will be favoured. In addition, the Council will expect proposals to bring about environmental improvements to the area.

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POLICY EMP8

The Council will look favourably on proposals for the provision of accommodation for small businesses, either by new development or sub-division.

Small businesses are now recognised as having an important role to play in the future well-being of the economy. As well as providing short-term employment gains (at job densities which often exceed those of large firms) and contributing to the local economy, some small businesses, given favourable conditions, may flourish and expand to become the major employers of the future.

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POLICY EMP9

Outside the Green Belt, the employment areas, the commercial areas, Romford town centre, and the district and local centres (all as defined on the Proposals Map and found in the Schedules) the Council will:

a) Generally resist changes of use to industrial or business uses where these would conflict with housing policies HSG1, HSG3 and proposal HSG2, or the environmental policies contained in Chapter 2.

b) Generally require the redevelopment for housing of commercial sites which become available for development (in accordance with policy HSG1). If this is not feasible the Council's main concern will be to encourage environmental improvements in conjunction with a commercial redevelopment of the site.

The Plan makes adequate provision for commercial activity in the policies and proposals of this Chapter and Chapter 5: Shopping. However, the Plan must also provide for other important land use priorities and includes a policy (HSG1) which requires that suitable development sites outside the employment, commercial and shopping areas should, in the main, be used for housing.

Employment uses outside the designated employment areas will in any case often be unsuitable in environmental terms, especially on sites which are close to, or within, residential areas.

However, where an urban site which has a longstanding use of an industrial or commercial nature becomes vacant, it may not be feasible to achieve a residential redevelopment of the site. There may also be instances where there is some scope for limited expansion of employment uses which are already established outside the employment and commercial areas. In both these cases the Council's primary concern will be to safeguard the amenities of nearby housing, and such developments will be expected to conform to the environmental policies set out in Chapter 2.

Proposals brought forward for sites in the Green Belt will need to comply with the relevant Green Belt policies in Chapter 3.

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POLICY EMP10

Permission will not normally be granted for proposals which involve the establishment or significant expansion of special industries (Use Classes B3-B7) or hazardous installations. exceptions my be made if the Council is satisfied that no adverse effects will result from the proposals. where other development is proposed in the vicinity of special industries and hazardous installations the Council will wish to ensure that they can be safely occupied.

Some parts of the Borough, notably Rainham, have suffered considerably in the past from the adverse environmental effects of special industries. Special Industries which are defined as Classes B3-B7 in the Town and Country Planning (Use Classes) Order 1987, are those using industrial processes which can cause environmental nuisance. Hazardous installations on premises handling and/or storing the hazardous substances defined in the Planning Hazardous Substances/Regulations 1992 at or above the quantities defined in those Regulations. Even where these uses are located at some distance from residential areas, experience shows that they are capable of causing nuisance and they can also make bad neighbours for adjoining commercial firms. In the case of major hazards the Council consider that such schemes could restrict the development of adjoining land because the Council would not wish to add significantly to the number of people at risk from the installation. In respect of development proposals in the vicinity of such sites, the Council will wish to ensure that they can be safely occupied, and will therefore, as appropriate, consult the Health and Safety Executive.

The Health and Safety Executive advises the Local Authority of the circumstances within which developments are to be referred to the Executive for comment.

Recently a number of Special Industrial firms have either moved away from Rainham or contracted their operations. This Plan proposes the comprehensive development of Rainham Marsh (See Proposal EMP2) for an economic development of strategic importance for the regeneration of East London. Further special industries and hazardous installations are seen as being incompatible with these proposals, and could prejudice their implementation.

Elsewhere in the Borough, there is very little development land and no locations where the Council can confidently expect that Special Industrial processes could be satisfactorily accommodated. However, there may be special cases where it can be satisfactorily demonstrated that there will be no environmental disturbance as a result of this type of development. In respect of Special Industrial uses which are already established, the Council will consider proposals for their expansion in terms of their impact on the surrounding area, but as a general rule the employment potential of such proposals will be secondary to environmental and safety considerations.

When any new notifiable or hazardous installation is proposed the Local Authority will seek the advice of the Health and Safety Executive on the suitability of that development in relation to the risks it might pose to the surrounding population. For major schemes and those with significant environmental effects, an Environmental Assessment will be required in accordance with the Town and Country Planning (Assessment of Environmental Effects) Regulations 1988.

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POLICY EMP11

When considering redevelopment proposals in the district centres (as defined on the Proposals Map and set out in Schedule 7), the Council will view favourably development of small scale offices (within use Classes A2 and B1).

Outside the retail cores and fringes, redevelopment for offices will be acceptable at ground floor and above, however within the retail cores and the fringes, office uses within use Class B1 will be restricted to first floors and above, in order to avoid conflict with shopping Policies SHP2 and SHP3.

Where such redevelopment proposals involve the loss of residential accommodation, the Council will wish to secure an element of replacement housing within the scheme. proposals which prejudice the implementation of specific proposals n this plan will not be considered acceptable.

The Council recognises the contribution the office sector can make to off-set loss of manufacturing jobs. Romford is an important centre for office development and policies for offices there are set out in Chapter 11 of this Plan (See Policies ROM8 and ROM9).

However, it is recognised that limited office development elsewhere in the Borough can provide convenient employment opportunities for local people. The District Centres, particularly Hornchurch, are the most appropriate locations for such development as they are easily accessible by public transport. Small scale offices will generally mean under 930 sq m (10,000 sq ft) gross, although larger offices may be approved provided they comply with all policies of this Plan, particularly those relating to environmental and highway considerations.

The general presumption in favour of housing on redevelopment sites does not apply in the District Centres (See policy HSG1). Therefore offices will be acceptable on any development sites which become available, as will other forms of commercial development. However, where this involves the loss of housing an element of replacement should be incorporated into the development. Within the core and fringe shopping areas, the ground floor of any redevelopment schemes should generally comprise retail and appropriate service uses (Classes A1, A2 and A3) in accordance with Policies SHP2 and SHP3.

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POLICY EMP12

The Council will look favourably on proposals to develop hotels, provided that they comply with all of the following criteria:

a) The nature of the use is not out of character with the locality and will not give rise to unacceptable levels of noise and disturbance to occupiers of nearby residential properties;

b) The hotel is well separated from neighbouring dwellings;

c) Adequate off-street parking is provided in accordance with the Council's standards set out in appendix 3, found on the "Appendices and Map Schedules" page.

The Council recognises that there is a need for more hotel facilities in the Borough, to provide a useful supporting service to businesses in the area, and to cater for tourists who may prefer to stay in Outer London whilst visiting the tourist attractions of Central London. Hotel development also provides a wide range of employment opportunities. The proposed hotel development at Romford (See Policy EMP13) would complement the conference and banqueting facilities that can be provided by the Dolphin Centre. It may also be the case that the major development proposed for the Rainham Employment Area (See Policies EMP1, EMP2 and EMP3) could include hotels.

Whilst a need remains for hotel accommodation, the Council may make exceptions to the general housing and employment priorities of the Plan when suitable sites become available.

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POLICY EMP13

The Council will seek to secure the development of a hotel at Eastern Road (as defined on the Proposals Map found in Schedule 9, on the "Appendices and Map Schedules" page).

There is a need for further hotel development to serve Romford (see Policy EMP12) and this site is well suited to such a use because of its location close to the Town Centre and its convenient access by both public and private transport. Additional traffic generated by the hotel is not likely to be particularly associated with peak hour traffic flows and therefore is not likely to cause traffic problems.

The Council will need to be satisfied that the long stay car parking facility that will be lost can be satisfactorily redressed elsewhere in the Centre.

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POLICY EMP14

In the Victoria Road commercial area as defined on the proposals map and set out in schedule 6) planning permission will generally only be granted where both the following criteria are met:

a) The proposal is for the establishment of, the expansion of, or the change of use to, small scale premises for business (B1) or industrial (B2) or commercial uses including warehousing (B8) or leisure/recreation;

b) The proposal will not create unacceptable environmental conditions either within the area or on adjacent areas.

However, the Council will not generally permit any large scale redevelopment or change of use for any single use within the area.

This area contain a variety of small business, industrial and commercial uses which provide employment opportunities. The policy is intended to allow for expansion and establishment of other uses. The creation of ancillary uses can make them more efficient and offer greater job opportunities. Although the Council will be prepared to accept the loss of residential (See Policy HSG3) and retail premises to implement this policy, it will not wish to see larger scale redevelopment which would prejudice the chance of small firms becoming established, alter the essential small scale character of the area, or develop a predominance of a single use which could prejudice other objectives of this Plan. In addition proposals should not create unacceptable environmental conditions.

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