Regulation 19 Rutland Local Plan

Policy E1 – Strategic employment land allocations Comment

The following sites are proposed as strategic employment development sites. The employment generating use(s) considered most appropriate for each site is indicated, together with the gross site area. Sites areas are also shown on the Policies Map.

Permission may also be granted for other employment generating uses on these sites where the following criteria are satisfied:

1. the proposed use will generate new employment opportunities and will achieve economic investment and growth of the County;
2. it is demonstrated that the proposed scheme will make a significant contribution to the local economy through the generation of a range of additional jobs;
3. the alternative use would not have a detrimental impact on the overall supply and quality of employment land within the County;
4. an end user for the proposed development has been positively identified; and/or
5. on sites of 1ha or greater demonstrate through an economic impact assessment that the proposed scheme will create significant employment requiring NVQ level 4 or above and/or apprenticeships leading to NVQ level 5 and above.

Site area: 3ha

Allocated use: High quality office and other high-quality employment

The proposed development should be designed to incorporate the following key principles within the layout:

1. Retain and buffer the existing mature trees on the site
2. Retain and enhance, where possible the hedgerows as shelterbelts which border the site to mitigate landscape and visual impact and enhance existing green infrastructure
3. Ensure the location and type of access is in accordance with Design Manual for Roads and Bridges (DMRB) and is not located via the existing access onto Oakham Road
4. Make appropriate provision for surface water flood management through the provision of a SuDS drainage system
5. Ensure the provision of measures to enhance pedestrian connectivity and improvements to public transport provision

For Information:

An application for this site should be accompanied by the following evidence/surveys which include, where appropriate, evidence that the necessary mitigation measures have been planned into the design and layout of the development:

• Full transport assessment
• SuDS Drainage System
• Archaeological Assessment
• Badger survey
• Great Crested Newt survey
• Habitat survey
• Agricultural land assessment
• Engagement with Anglian Water to consider water demands and process efficiencies – related to light industrial uses (particularly food and drink manufacturing)

Site area: 6.8ha

Allocated use: Range of employment uses

The proposed development should be designed to incorporate the following key principles within the layout:

1. Retain and enhance existing hedgerows and trees
2. Provide access to the site from Northgate and ensure all junctions are designed in accordance with the DMRB
3. Ensure any off-site highway works do not result in congestion onto the A47
4. Ensure the provision of measures to enhance pedestrian connectivity and improvements to public transport provision
5. Take into account the sites topography by ensuring the development is not visually intrusive and harmful to the character of the area
6. Ensure that new units would be set away from neighbouring properties and not result in any undue overlooking or overshadowing
7. Incorporate measures to reduce noise and disturbance to the adjacent properties, including lighting

For Information:

An application for this site should be accompanied by the following evidence/surveys which include, where appropriate, evidence that the necessary mitigation measures have been planned into the design and layout of the development:

• Full transport assessment
• Ground Level Tree Assessment (GLTA) – including surveys relating to the discovery of Potential Roost Features (PRF's)
• Flood risk assessment – including the provision of SuDS
• Archaeological assessment – including pre-determination evaluation by desk based and appropriate field assessment
• Agricultural land assessment
• Engagement with Anglian Water to consider water demands and process efficiencies – related to light industrial uses (particularly food and drink manufacturing)

Site area: 1ha

Allocated use: Industrial

The proposed development should be designed to incorporate the following key principles within the layout:

1. Ensure that the mature hedgerows and trees are buffered using semi-natural vegetation which is not incorporated into plot boundaries
2. Provide a separate access to that of any residential development provided on the site
3. Make appropriate provision for surface water flood management through the provision of a SuDS drainage system
4. Ensure that new units would be set away from nearby residential properties and not result in any undue overlooking or overshadowing

For Information:

An application for this site should be accompanied by the following evidence/surveys which include, where appropriate, evidence that the necessary mitigation measures have been planned into the design and layout of the development:

• Full transport assessment
• SuDS drainage system
• Ecological assessment
• Bat survey
• Badger survey
• Archaeological assessment – including pre-determination evaluation by desk based and appropriate field assessment
• Engagement with Anglian Water to consider water demands and process efficiencies – related to light industrial uses (particularly food and drink manufacturing)

Site area: 0.9ha

Allocated use: Light Industrial uses

The proposed development should be designed to incorporate the following key principles within the layout:

1. Provide a footway connection to the existing footway in Pit Lane and widening of the existing vehicular access
2. Make appropriate provision for surface water management systems, including a SUDS drainage system, taking into account the site's location within a Groundwater Source Protection Zone
3. Incorporate the broadleaved plantation woodland into the scheme design, and ensure the existing boundary hedgerows are retained and enhanced to provide visual screening of the site
4. Appropriate buffer strips around habitats of biodiversity value should be included as part of any development proposals
5. Ensure the development pays special attention to the desirability of preserving or enhancing the character or appearance of the Ketton Conservation Area
6. Ensure that new units would be set away from neighbouring properties and not result in any undue overlooking or overshadowing
7. Incorporate measures to reduce noise and disturbance to the adjacent properties, including lighting

For Information:

An application for this site should be accompanied by the following evidence/surveys which include, where appropriate, evidence that the necessary mitigation measures have been planned into the design and layout of the development:

• SuDS drainage system
• Bat activity survey – including Potential Roost Assessment (PRA)
• Badger survey
• Reptile survey and precautionary method statement
• Ground Level Tree Assessment (GLTA)
• Archaeological assessment – including pre-determination evaluation by desk based and appropriate field assessment
• Light assessment
• Noise assessment
• Dust and Odour Assessment
• Agricultural land assessment
• Engagement with Anglian Water to consider water demands and process efficiencies – related to light industrial uses (particularly food and drink manufacturing)

Site area: 8.2ha

Allocated use: Light Industrial

The proposed development should be designed to incorporate the following key principles within the layout:

1. Ensure all border hedges are retained
2. Make appropriate provision for surface water management systems, including a SUDS drainage system taking into account the risk to downstream locations and the site's location within a Groundwater Source Protection Zone
3. Provide access to new units via the existing access point adjacent to the existing Zeeco business, off Great North Road
4. Ensure any development on the site does not impact on the Mineral Safeguarding Area
5. Take into account the setting of the Horn deserted medieval village and moated site Scheduled Monument to the southwest of the site
6. Ensure the retention of features within the landscape associated with WW1

For Information:

An application for this site should be accompanied by the following evidence/surveys which include, where appropriate, evidence that the necessary mitigation measures have been planned into the design and layout of the development:

• Full transport assessment
• Ecological assessment – to determine the impact of the development of the nearby Bloody Oaks Quarry SSSI and the Woolfox Quarry (Regionally Important Geological Site (RIGS) the adjacent verge and Hardwick Wood (deciduous woodland), taking into account and protected species and BAP priority habitats.
• SuDS drainage systems
• Mineral Resource Assessment (MRA) due to the site being location within a Minerals Safeguarding Area (MSA).
• Archaeological assessment – including pre-determination evaluation by desk based and appropriate field assessment
• Heritage assessment
• Require consultation with Natural England on likely risks within the impact zone
• Agricultural land assessment
• Engagement with Anglian Water to consider water demands and process efficiencies – related to light industrial uses (particularly food and drink manufacturing)

Site area: 6.5ha

Allocated use: B8 – Storage and Distribution

The proposed development should be designed to incorporate the following key principles within the layout:

1. Retain the existing tree belts on the existing Wireless Hill Industrial Estate's northeast boundary and northwest boundaries, if possible
2. Provide visual screening in the form of trees along the site's northeast and northwest boundaries
3. Include measures to reduce the amount of artificial light required on site and to limit the impact of light spillage from the site
4. Ensure that access to the site via the existing access point on Wireless Hill can be achieved
5. Ensure the size and massing of the units mirror those on the existing Wireless Hill site to limit the development's impact on the landscape
6. Make appropriate provision for surface water management systems, including a SUDS drainage system taking the site's location within a Groundwater Source Protection Zone
7. Ensure any development of the site does not impact on the Mineral Safeguarding Area
8. Provide, where possible, enhancements to pedestrian infrastructure to South Luffenham to encourage sustainable travel

For Information:

An application for this site should be accompanied by the following evidence/surveys which include, where appropriate, evidence that the necessary mitigation measures have been planned into the design and layout of the development:

• Full transport assessment – including considerations for pedestrian connectivity and associated infrastructure for South Luffenham
• SuDS drainage system
• Archaeological assessment – including pre-determination evaluation by desk based and appropriate field assessment
• Ecological assessment - to determine the impact of the adjacent Luffenham Heath Golf Course SSSI and the Stamford Road Roadside Verge Nature Reserves (RVNR), including consideration for protected species and BAP priority habitats
• Mineral Resource Assessment (MRA) due to the site being location within a Minerals Safeguarding Area (MSA
• Require consultation with Natural England on likely risks within the impact zone
• Agricultural land assessment
• Engagement with Anglian Water to consider water demands and process efficiencies – related to light industrial uses (particularly food and drink manufacturing)

Policy E2 – Employment development on unallocated sites Comment

In addition to the sites allocated in Policy E1, support will be given to proposals for:

1. new office development within the defined town centres where it is appropriate to the scale and role of the centres;
2. new employment development proposals within the planned limits of development defined for the towns and Larger Villages, which are of a scale, use and nature appropriate to their location;
3. work-live units will be acceptable within defined settlements and as conversion and re-use of existing buildings outside Planned Limits of Development, where they are managed by an organisation committed to their use primarily for employment, as evidenced by a management plan and subject to them remaining in employment use in perpetuity. Loss of work-live units to residential will be resisted; and
4. the redevelopment and intensification of existing low density, underused or poor-quality employment sites for higher value employment uses, particularly in the towns and local services centres.