4.1.1 The Council is committed to supporting businesses and facilitating sustainable economic growth. Based on evidence of demand and supply the Council will continue to protect industrial land and employment premises including those safeguarded as Strategic Industrial Locations (SIL) and Locally Significant Industrial Sites (LSIS).
Employment Land Review The supply of industrial land in North London is limited and there is a need to retain industrial capacity to accommodate existing and future demand. A review of supply and demand in the Council's Employment Land Review (ELR) (2012) concludes that, even in the context of the current economic climate, Enfield should protect its employment sites. The 2012 ELR identified low vacancy rates and recommended that Enfield should not see any net reduction in the employment land stock. |
DMD 19 Strategic Industrial Locations 1. Preferred Industrial Location (PIL)
2. Great Cambridge Road
This policy should be read in conjunction with Core Strategy policies 13 and 14. |
Justification and guidance on implementation
4.2.1 Strategic Industrial Locations (SIL) form the strategic reservoir of industrial land in London. The main focus within SIL is on uses categorised under the “B” use classes (B1, B2 and B8). The Council recognises that there are a greater number of uses of a similar nature that can also locate and function successfully within these areas, as broad industrial type activities as defined in the London Plan (2011) and the Mayor’s SPG on Land for Industry and Transport (2012). Preferred Industrial Location (PIL) are designated for industrial uses that do not require a high quality environment. Such uses may require heavy goods access by road, rail and/ or water; need to operate outside normal business hours; and may require sufficient distance or other barriers from noise sensitive uses. Industrial Business Parks (IBP) meet the business needs of enterprises that need a better quality industrial surrounding including B1(b), B1(c) and higher value added B2 activities. Within the Great Cambridge Road IBP clusters of office, industrial and warehousing uses exist along the main road, alongside a range of other uses including out of centre retail stores and sui generis uses such as car showrooms.
4.2.2 There are some instances where there are other employment generating uses located in industrial areas, such as car showrooms, tyre and exhaust centres, builders merchants and similar uses that do not require a town centre location due to their scale and characteristics. These uses have traditionally located in industrial areas, which often causes conflict between heavy goods vehicles and general traffic. The Council considers that these uses would therefore be more appropriately located on the main road frontages of the existing Great Cambridge Road Industrial Business Park.
DMD 20 Locally Significant Industrial Sites 1. Proposals involving the loss of industrial uses within LSIS will be refused, unless it can be demonstrated that the development site is no longer suitable and viable for its existing or alternative industrial use in the short, medium and long term. 2. Where the above can be demonstrated, a change of use involving a loss of industrial uses will only be acceptable if all of the following criteria are met:
3. In exceptional circumstances, where a significant element of business/ industrial uses or other employment generating uses cannot be provided within the development, applications for the loss of industrial land will be acceptable provided there is appropriate mitigation in accordance with the Council’s S106 Supplementary Planning Document. 4. Where redevelopment of industrial land or premises is accepted, particular consideration will be given towards ensuring the future viability of individual businesses that might be displaced. The onus is on the developer to find alternative accommodation for any displaced businesses. This policy should be read in conjunction with Core Strategy policies 13 and 15. |
Justification and guidance on implementation
4.3.1 Outside of the SIL hierarchy a number of smaller but locally significant sites often located within residential areas or in proximity to town centres are identified as Locally Significant Industrial Sites (LSIS). LSIS fulfil an important role providing local employment and business opportunities. The Mayor of London's SPG on Industrial Capacity (2008) indicates that sites identified as LSIS should be afforded the same level of protection as SIL, and that the Mayor will provide strategic support for boroughs to resist LSIS development for non-industrial uses.
4.3.2 Applications for proposals involving the loss of industrial uses should be accompanied by a market demand analysis and a viability assessment as specified in section 4.6 'Market Demand and Viability Assessments'.
DMD 21 Complementary and Supporting Uses within SIL and LSIS 1. Services Small scale walk-to services such as a workplace crèche or café which meet the essential day to day needs of the industrial occupiers will generally be permitted, provided that the proposed use is necessary to support industrial activity and it would not adversely affect the industrial status or operation of the area. 2. Direct Sales or Trade Counters Proposals involving an element of direct sales will generally be accepted, provided that all of the following criteria are met:
This policy should be read in conjunction with Core Strategy policies 13, 14 and 15. |
Justification and guidance on implementation
4.4.1 Uses which assist in the functioning of the industrial area such as a small scale shop/ cafe/ creche aimed at serving the needs of the workers are considered to be appropriate with industrial areas. 40 Enfield Council Enfield's Development Management Document Adopted (November 2014) 4 Enfield's Economy
4.4.2 The Council recognises the changing nature of industrial/ business activities and accepts in some instances that industrial type uses in industrial areas may include an element of direct sales in the form of trade counters which are ancillary to the main use unit. These uses are considered acceptable provided that the retail element does not become the predominant use. Proposals that include retail use which forms a significant part of the activity will be contrary to the policies set out in Chapter 5 'Town Centres and Shopping' of this document and will therefore be refused.
DMD 22 Loss of Employment Outside of Designated Areas Proposals involving a change of use that would result in a loss or reduction of employment outside of Strategic Industrial Locations (SIL) or Locally Significant Industrial Site (LSIS) will be refused, unless it can be demonstrated that the site is no longer suitable and viable for continued use employment use. Where the above can be demonstrated, a change of use will be permitted, provided that all of the following criteria can be met:
Proposals involving change of use that would result in a loss or reduction of office floorspace within Enfield Town and Southgate town centres will be resisted unless it can be demonstrated that the site is no longer suitable and viable for continued office use. Where the above can be demonstrated, a change of use will be permitted, provided:
This policy should be read in conjunction with Core Strategy policies 13, 14, 15 and 19. |
Justification and guidance on implementation
4.5.1 Industrial sites outside of designated areas contribute to the borough's industrial capacity and provide an important source of employment. This policy seeks to retain the borough’s supply of employment land and floorspace and ensure that sites are demonstrably no longer suitable and viable for continued employment usage before release to other uses. The contribution of a site to the borough's industrial supply and economic diversity may lie in its ability to provide accommodation for various types of employment uses such as lower cost affordable industrial units for small businesses, start-up firms, lower-value industrial uses or other businesses important to the local economy.
4.5.2 This policy is in accordance with London Plan guidance for non-designated sites which states that an appropriate approach to releasing land is one that is neither restrictive nor permissive, but instead takes into account local differences in supply and demand of industrial sites.
4.5.3 Applications for proposals involving the loss of employment should be accompanied by a market demand analysis and a viability assessment as specified in section 4.6 'Market Demand and Viability Assessments'.
4.6.1 Evidence from the 2012 Employment Land Review indicates that vacancy rates for employment land and premises remains low. Certain business uses are likely to increase while others decline, requiring the redevelopment of sites. The Council will seek to determine whether there will be any ongoing interest in a particular site or premises for continuing employment uses, and whether the site or premises remains a viable element of the borough's overall supply of employment land and floorspace.
4.6.2 The responsibility is on the applicant/ developer to “clearly demonstrate” a lack of current or likely future demand on the site or premises. Applicants will be required to provide a detailed appraisal of the site premises in question. In order to demonstrate that there is no current or likely future demand for a particular site or premises a supporting statement should accompany the planning application for the proposal. The statement should be prepared by a suitably qualified person with knowledge of the employment market in the local area.
4.6.3 Further information is set out in Appendix 13: Requirements for Market Demand and Viability Assessments. This Appendix sets out details on the marketing of units, including a requirement that premises are advertised at rents that are reasonable reflecting market conditions and the conditions of the property.
4.6.4 Where it can be demonstrated that the site is not suitable and cannot be made suitable for employment use through completion of a qualitative appraisal, it will not be necessary for the applicant to undertake the market demand and viability appraisals.
DMD 23 New Employment Development 1. Industrial development within SIL and LSIS New industrial development will be permitted provided all of the following criteria are met:
Proposals for industrial development within SIL and/ or LSIS will be expected to contribute, where appropriate, to environmental and traffic improvement schemes for that industrial location. 2. Industrial Development Outside Designated Industrial Areas Proposals for new industrial/ warehousing and related development will be directed to the borough's Strategic Industrial Locations (SIL) and Locally Significant Industrial Sites (LSIS). Development on sites outside these locations will only be permitted if all of the following criteria are met:
This policy should be read in conjunction with Core Strategy policies 13, 14, 15 and 19. |
Justification and guidance on implementation
4.7.1 The borough needs to continue to redevelop and renew existing industrial locations across the borough to meet the demands of business, including local business and small business start-ups.
4.7.2 Demand for industrial floorspace is expected to continue. The Council will direct new development to SIL and LSIS identified on the Policies Map. Existing industrial locations, including SIL and LSIS, provide a reservoir of industrial capacity that will be strengthened and enhanced by directing new industrial and warehousing development to these locations.
4.7.3 Policies for other employment generating uses, including office development, are as set out in Chapter 5 'Town Centres and Shopping'.
DMD 24 Small Businesses Proposals involving the loss of units of less than 50 sqm suitable for start-ups and small businesses will be refused. The provision of small business units will be sought as part of proposals for the redevelopment of an existing employment-generating site and as part of mixed use schemes, in appropriate locations. Subject to the above, proposals for small business premises will be considered favourably and will be permitted provided that all of the criteria set out in DMD 23 'New Employment Development' are met. This policy should be read in conjunction with Core Strategy policies 13, 14 and 15. |
Justification and guidance on implementation
4.8.1 The London Plan and Enfield's Core Strategy require the provision of flexible employment space for small enterprises within the borough. Small businesses have a crucial role to play in expanding employment opportunities. Over 90% of businesses in Enfield employ less than 20 staff. Small businesses play an important role in Enfield and contribute towards a diverse economy.
4.8.2 Enfield's economy is likely to become more diversified and continued support for the development of start-up and small businesses is important in sustaining economic growth. Maintaining and promoting diversity is also important in respect of avoiding over-reliance on any one sector. This policy is considered sufficiently flexible to accommodate structural and market changes in the economy, whilst seeking to retain and expand diverse employment opportunities for local people.
4.8.3 The 2012 update to the ELS concluded that there is a strong demand for small, managed workspaces with flexible, short-term leases, especially for new business start-ups. It is therefore essential to ensure there is sufficient space within the borough that is flexible enough to accommodate and facilitate the growth of such businesses. The Council will consider proposals for small businesses favourably as part of redevelopment schemes in appropriate locations.
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