Skip to main content
Guildford Borough Council

Proposed Submission Local Plan: strategy and sites 2017

Proposed Submission Local Plan: strategy and sites 2017 - Part 1: Policies

Policy E2: Locations of new employment floorspace

Introduction

4.4.14 The NPPF states planning policies should promote competitive town centre environments and set out policies for the management and growth of centres over the plan period. Guildford town centre is the preferred location for new office and research & development floorspace due to its size and transport links. There is currently a limited supply of sites in the town centre for new employment floorspace but this may change over the plan period and remains the most sequentially preferable location. Industrial, warehousing and storage uses are generally less compatible with residential development and due to the larger vehicles needed are often best located with good access to the road network.

Policy E2: Location for new employment floorspace

(1) Proposals for new office and research and & development (use Class B1a and B1b) floorspace will be directed first to Guildford town centre, then sequentially to:

(a) Guildford town centre, then

(b) locations within 500m of a public transport interchange, then

(c) Offices and Research & Development Strategic Employment Sites[1] Unlessunless:

(i) the proposed floorspace is limited in scale (less than 200 sq m or 25% of the existing office/R&D floorspace whichever is the lower) and/or

(ii)ancillary to the primary use of the site OR.

(2)  tThe sequential approach does not apply to proposed floorspace meets the criteria set out in policy E4 and is appropriate to be located on Surrey Research Parkincluded in the site allocations in the Local Plan.

(3) Where net additional floorspace exceeding 200 sq m or 25% of the existing office/ and R&D floorspace is proposed (whichever is the lower) in the redevelopment or extension of a building in locations other than those set out above, it will need to be demonstrated that there are:

(a) no sites available in the locations set out above

(b) there is a demonstrated need, and

(c) the site is or will be made accessible by sustainable modes of transport.

(4) The expansion of existing offices in locations outside the town centres, and Strategic Employment Sites and Locally Significant Employment Sites should be limited and any development not limited in scale is to be directed to sequentially preferable locations.

Industrial, warehousing and storage:

(5) Proposals for new industrial, warehousing and storage (use Class B1c, B2 and B8) floorspace will be directed to the Industrial Strategic Employment Sites and any sites where this use class of floorspace is included in the site allocation in the Local Plan.

All B class development:

(6) Proposals for the development of new B class uses will be encouraged and provision for small business units (less than 50 sq m), suitable for start-ups and SME will be encouraged.

(7) Proposals, particularly those of over 5,000 sq m, will be encouraged to provide childcare facilities on or close to the site.

 

Definitions

4.4.15 In this plan we define a transport interchanges as rail stations and bus stations within the urban areas or in close proximity to the, district and local centres and Strategic Employment Sites. These Interchanges include:

  • Guildford Rail Station
  • Guildford Bus Station
  • London Road (Guildford) Rail Station
  • Ash Rail Station
  • Ash Vale Rail Station
  • North Camp Rail Station
  • Horsley Rail Station (East Horsley)
  • Wanborough Rail Station.

4.4.16 When developed, the two new rail stations, Guildford East (Merrow) and Guildford West (Park Barn), will each be treated as a transport interchanges.

4.4.17 For the purposes of the sequential assessment the train stations at Clandon, Chilworth, Gomshall, Shalford, and Effingham Junction and Wanborough, will not be considered to be transport interchanges because of their locations within the Green Belt, AONB or the isolated nature of the station away from the village or centrenature, character and size of the surrounding village or centre. We do not consider that it is sequentially preferable, or sustainable or appropriate to direct office development over 100 sq m to these locations.

4.4.18 The bus station in Guildford town centre is defined as a public transport interchange. When it is replaced on site or by a suitable alternative arrangement to be located either partly or wholly on or off site these this will be defined as a public transport interchanges.

4.4.19 All transport interchanges are shown on the Policies Map and the 500m buffer around the interchanges is shown on the maps included in the appendicesappendix A1.

4.4.20 Transport interchanges do not include stand-alone bus stops or park and ride locations.

4.4.21 The Strategic Employment Sites are defined in policy S2 E1 and are shown on the Policies Map.

 

Reasoned justification

4.4.22 One of the greatest concentrations of offices in the Borough is in the Guildford Town Centre Employment Core, however there has been a significant loss of B1a use class floorspace in recent years through permitted development and prior approval. The projected growth in employment over the plan period means there is a need to accommodate between 37,20036,100 and 47,20043,700 sq m of office and research and & development floorspace in the borough (see policy E1). The Employment Land Needs Assessment (ELNA) 2015 2017 concluded there was not enough capacity to accommodate all of the growth in the existing town centre and on the existing Strategic Employment Sites. Existing permissions and sites under construction have been taken into account along with sites that are likely to be granted permission for residential development over the plan period.

4.4.23 To ensure the supply of premises is suitable for modern business needs, renewal including redevelopment of existing offices is encouraged. There is currently demand need for grade A and good quality grade B premises. This will be particularly encouraged in the most sustainable locations in terms of public transport accessibility.

4.4.23a Development involving waste management facilities may be appropriate and will be directed to the Industrial Strategic Employment Sites. The Surrey Waste Plan 2008 policy CW5: Location of Waste Facilities gives priority to industrial/ employment sites, particularly those in urban areas, and to any other suitable urban sites and then to sites close to urban areas and to sites easily accessible by the strategic road network. Some waste management activities fall within the industrial classes in the Use Classes Order and can be considered to be a B1c, B2 or B8 use. This is particularly the case given the increased move towards enclosing waste management activities in purpose-designed buildings. However some do not fall within specific use classes and are therefore sui generis use.

Key Evidence

  • Employment Land Needs Assessment (ELNA), 2015 (Guildford Borough Council, 2017)
  • Guildford Borough Economic Strategy 2013 - 2031 (Guildford Borough Council, 2013)

 

Monitoring Indicators

Indicator

Target

Data source

Percentage of permitted and completed class B1a and B1b floorspace that is located:

  • in Guildford town centre
  • locations within 500m of a public transport interchange
  • on the Strategic Employment Sites

NA95%

Planning applications and appeals and building completions data

Percentage of permitted and completed class B1c, B2 and B8 floorspace that is located on the Industrial Strategic Employment Sites

100% of permitted and completed class B1c, B2 and B8 floorspace on the Industrial Strategic Employment Sites

Planning applications and appeals and building completions data

Percentage of B class development proposals incorporating units of less than 50 sq m

Proposals for the development of new B class uses will be encouraged and provision for small business units (less than 50sq m), suitable for start-ups and SME will be encouraged

Percentage of B class development proposals incorporating units of less than 50sq m50%

Planning applications and appeals and building completions data

Percentage of B class development proposals over 5,000 sq m incorporating childcare facilities on or close to the site. Proposals, particularly those of over 5,000 sq m, will be encouraged to provide childcare facilities on or close to the site.

Percentage of B class development proposals incorporating childcare facilities on or close to the site. 50% of developments over 5,000 sq m

Planning applications and appeals and building completions data

 

1. Defined in policy E1 [back]