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Development Control Policy


Guidance Note 1


Employment and Leisure


1. Introduction

The Council's planning policies are set out in the adopted Unitary Development Plan. This note provides detailed guidance for the following types of development:-

  • Class B1 - offices, research, light industry; Class B2 - general industry; Classes B3-B7 - special industrial classes; Class B8 - storage and distribution.
  • Class C1 - Hotels, D1 - non-residential institutions, D2 - assembly and leisure uses, pubs and restaurants, A3 - outside town centres.

2. Scope of Control

Most forms of development, i.e. new buildings, extensions and changes of use within these categories will need planning permission. However, some types of development do not need permission and these are set out in the Town and Country Planning (General Development Order) 1988. In summary, these are:-

(a) Change of Use

  • No permission is needed to change from general industry (B2) or distribution (B8) to business (B1) and general industry (B2) to distribution (B8). Where changes relate to changes to or from B8 development permission is needed where more than 235 square metres of floorspace are affected.
  • No permission is needed to change within Class B1 between offices research and light industry.

(b) Extensions or alterations

  • Minor extensions and alterations to industrial buildings and warehouses, subject to limits on the size, impact of parking and servicing, closeness to property boundary and height and appearance.
  • Other operations such as installation of plant and the laying out of hard surfaces, subject to limitations.

Guidance on the need for planning permission can be obtained from the Planning Officer.

3. Policy Background

Government Guidance is set out in PPG4 (Industrial and Commercial Development), and RPG4 (Strategic Guidance for Greater Manchester). The Council's policy is set out in the Unitary Development Plan and in particular in the section on Employment.

4. Guidance


(a) Location

Business (B1), Distribution (B8), General Industrial (B2), Class C Hotels, Class D1 non-residential institutions, Class D2 Assembly and Leisure and Class A3 Food and Drink developments are in principle welcomed in areas zoned for employment uses or otherwise specifically allocated in the Unitary Development Plan. They may also be welcomed in town centre fringe areas.

This Group of uses, with the exception of B2 (General Industry) may be acceptable in or adjacent to residential areas. However, in these circumstances special attention would need to be given to the impact of the development on the amenity and safety of nearby residents.

Special industrial development (B3.7) will be accommodated in employment areas so long as this can be achieved without harm to amenity.

Employment and Leisure Development will not be acceptable in the Green Belt, in Urban Green Space and other protected open land. The only exceptions to this policy might be the conversion of certain redundant agricultural buildings and the erection of buildings, such as clubhouses, to serve outdoor sports or leisure activities.

Developments should be readily accessible from public transport.

(b) Parking, Servicing and Access

The Council's detailed requirements are set out in 'Roads and Servicing associated with Industrial Development' published by the former GMC.

Parking should be provided on site or on nearby land to meet demands which are expected at the busiest time by employees and visitors. Only in exceptional circumstances, such as where there is a conveniently located public car park, with sufficient spare capacity should these standards be departed from. The following is a summary of the relevant parking requirements.

Industry - 1 space per 65m2 of gross floor space
Offices - 1 space per 28m2 of gross floor space
Warehouse - 1 space per 232m2 of gross floor space
Restaurants - 1 space per 4.6m2 of dining room) + 1 space per
Pubs - 1 space per 2.3m2 of drinking area) 84m2 for staff

Detailed guidance on other uses can be obtained from planning officers. Each space should be 4.8 metres by 2.4 metres with 6.1 metres of manoeuvring space for those spaces, which are entered at right angles.

In considering change of use proposals regard will be had to the parking requirement generated by the previous use. Sufficient space shall be provided to enable all vehicles entering or leaving the site to do so in forward gear. Sufficient manoeuvring and standing space is required on site to accommodate the maximum number and size of vehicles likely to serve the development at any one time.

Access arrangements to and from the highway shall be in accordance with the standards relating to width, alignment and visibility detailed in 'Roads and Servicing associated with Industrial Development'. The standards in that document will also apply to any new public highway, which it is intended to build as part of the development.

Any substantial increase in traffic, especially of heavy goods vehicles, down residential access roads is unlikely to be acceptable. The Council will ensure that the traffic generated by the development will not cause problems on the adjoining highway network and may ask for contributions to ensure that the necessary highway improvements are carried out.

Provision should be made for cycle parking and storage.

The development should be accessible to disabled people in accordance with current standards.

(c) Design and Landscaping

The height of any new building or extension should generally be in scale with adjoining or nearby buildings. Where the new building is close to dwellings, it shall be no closer than 14 metres to the nearest habitable room window, where there are no windows in the new building. Where the new building is higher than 6 metres, the building shall be set back a further 7 metres for every extra 3 metres or part thereof of height. In cases where there are windows, the new building shall be set back at least 21 metres.

In general, design and materials should complement that of existing adjoining buildings. In Conservation Areas and in the Tame Valley between Dukinfield, Ashton, Stalybridge and Mossley, particular attention will need to be paid to design and materials, and the use of bright colours and shiny metallic or plastic finishes for walls and roofs should be avoided.

Open storage areas should be screened from view from public areas, such as roads, railways, footpaths and open space, and from nearby dwellings by use of landscaping and/or screen fencing. Materials should not be stored higher than the height of the screen.

Attractive fencing can enhance the appearance of new development. The need for security is recognised but the provision of perimeter fencing may well not be the most cost-effective means of providing security and consideration should be given other measures such as building design and security lighting. High fences adjoining the highway may in any case interfere with vehicle sightlines. Chain link fences are in general not considered acceptable along road frontages. White concrete post and panel fencing appears stark and is prone to graffiti. Preference will be given to the use of close boarded timber, darker exposed aggregate panel fences, brick or masonry walls, or steel railings.

Landscaping greatly enhances new buildings and should be used to help screen or soften the appearance of the new development when viewed from the highway and from any adjoining area of open space or dwelling. Before designing a scheme, existing landscape and nature conservation features should be surveyed and important features should be preserved. Sensitive landscape design and fencing is particularly important adjoining major road routes, The Trans Pennine railway route, and canals. Planting should also be used to break up large areas of car park or open yard, especially where this is visible (as in a valley) from adjoining areas. The use of robust low maintenance planting is advised. Landscaping and fencing details should be submitted as part of any full or reserved matters planning application.

Plant or machinery should, where possible, be enclosed by buildings sited unobtrusively behind buildings, or screened by fencing or landscaping. Where for operational reasons this is not possible, care should be taken through siting, design and the use of unobtrusive materials, to minimise the visual impact.

Signage may require a separate permission and advice on this should be sought from the planning officer. If signage is integrated into building design it can add interest to the building.

(d) Other Environmental Issues

Noise, vibration, smoke, dust and fumes created by the development should not lead to a significant reduction in the standards of amenity in adjoining areas. This is particularly important if there are residents nearby. In considering applications, the Council may ask for technical information and surveys. Conditions may well be imposed in order to prevent noise nuisance and these may include a limitation on hours of working, soundproofing of buildings and machinery and limitations on noise levels. Simple measures such as the positions of doors and other openings on the side away from dwellings can often be effective. The use of conditions requiring the installation of filter plant, or the prohibition of burning can help prevent nuisance from smoke, dust and fumes.

Developments involving quantities of hazardous substances and developments within the consultation zones around major hazard sites will need to be considered in the light of the views of the Health and Safety Executive.

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