West Bergholt Neighbourhood Plan
16.1 Objectives
- To support local business and retain local employment.
- To encourage local employment opportunities through controlled expansion of existing employment located on, or adjacent to, the existing business parks.
16.2 Background & Intent
The main employment in the parish is a mixture of traditional farming activities and those which have evolved from diversification on existing and former farm sites; business parks which in the main consist of small multiple units of varying size and scale; more isolated businesses; healthcare; retail and leisure/entertainment and finally businesses run from home. The Neighbourhood Plan will need to provide the opportunity for further employment which is likely to come from the business parks and a summary of these follows.
16.3 Evidence
16.3.1 Pattens Yard Business Park - Nayland Road
This is a long-established village business enterprise site, which provides mixed-use office space and storage type facilities. A number of business tenants operate from this site. The site lies on Nayland Road with little if any on-street parking occurring and vehicles are parked within the boundary of the business park. Site ownership changed in 2013 following planning and boundary rationalisation of the site. Conditions were placed on operating hours etc. at this time. In 2015 planning permission was granted for limited development of the buildings facing the entrance to the site which greatly enhanced the site appearance whilst providing expansion. This business park largely operates in harmony with the wider village community providing local mixed employment. The green space to the immediate west of the active building business area is under the same ownership. Agricultural and private land is evident on all sides to the west of Nayland Road. This site is capable of being expanded to increase and enhance village business opportunities.
16.3.2 Armoury Farm Business Park – Armoury Road
This is a well-established business park formed initially as a family business and has developed to accommodate mixed business types for more than 40 years. The only road to the site is Armoury Road, which starts at Colchester Road as a public road and it then becomes a private road (un-adopted by the local authorities) at the north-east end to feed the business park and some residential housing. The condition of the private road is maintained through private investment. The site is surrounded by open space used for the stabling and exercise of horses to the west and farmland laid to crops to the north, east and south. Low-density residential homes form part of the main site with the nearest properties making use of the stable facilities. A number of small mixed and diverse businesses operate from within the industrial units located on this site. Lying to the north east of the village and on sloping ground towards the A12 this business park is capable of expansion without overly compromising the wellbeing of nearby residents. Some improvement to Armoury Road will be necessary if this site is expanded and any resulting increased traffic may have an impact on those residents that live in and off Armoury Road towards Colchester Road.
16.3.3 Bourne Farm Business Park – Bourne Road
A small but well-established business park located at the bottom of Bourne Road operated as a family business. The business park provides mixed business accommodation originally from a set of farm outbuildings, which have been renovated and updated over the years. Open space farmland surrounds the business park on three sides and expansion to the park in relation to open space available is possible. The area is located within the Colne Valley and any potential expansion must be considered in terms of erosion of the natural characteristics of the valley. The site lies on Bourne Road, which is fed by Chapel Lane, Queens Road and Newbridge Hill (Lexden Road). Bourne Road is an adopted road maintained by Essex County Council and in places it narrows significantly as it passes through the more densely residential areas to the west of the site towards the village core. If the site is to be considered for expansion, then traffic restrictions should be imposed for vehicular access to the site so as to retain the rural feel currently enjoyed by residents along Bourne Road. Bourne Road becomes a dead end from a private vehicle perspective once the road meets Bourne Farm. There is a public right of way footpath that continues from Bourne Farm towards Braiswick and the "Playgolf" golf course.
16.3.4 Chancers Farm Business Park - Fossetts Lane
This business park is a small modern conversion of former poultry sheds and provides mixed business accommodation. Open space farmland surrounds the business park on three sides and expansion to the park in relation to open space available is possible. The area is located within the Colne Valley and any potential expansion must be considered in terms of erosion of the natural characteristics of the valley. The site lies on Fossetts Lane, which is fed by Church Road and Mill Lane (in Fordham) and Rams Farm Road leading toward West Bergholt village. Fossetts Lane is an adopted road maintained by Essex County Council and is extremely narrow making the business park unsuitable for HGV access. If the site is to be considered for expansion, then usage must remain either service industry or light/specialized manufacturing, with minimal traffic movements in order to retain the rural feel currently enjoyed by residents. Although the site is in the parish adjacent fields to the west are in the neighbouring parish of Fordham.
16.3.5 Other Employment Areas
These are provided by:
- Village shops
- Pubs
- The Parish Council
- Churches
- The Hop House
- Various peripheral businesses inside and outside the village
- Farms
These commercial, retail and employment sites provide useful opportunities to work locally and any expansion plans will be viewed sympathetically on a case by case basis.
In particular every effort will be made to include these in advertising in the Village Bulletin and in the Business Directory on the village website.
Farm diversification sites will be supported as a means of improving employment opportunities in the more rural areas of the Plan.
16.4 Summary of SWOT
Strengths |
Weaknesses |
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Opportunities |
Threats |
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16.5 The Plan's Approach
This will be to support appropriate expansion of the business parks and encourage and support individual businesses wherever possible.
As the objectives relate in part to the use and development of land only, Planning Policies alone have been developed.
16.6 Policies
Policy No. |
Business, Commerce and Employment Planning Policies |
PP26: Expansion of Employment Sites |
Proposals to upgrade or extend existing employment sites will be supported provided that:
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PP27: Protection of Employment Sites |
There will be a strong presumption against the loss of commercial premises or land which provide employment and are of demonstrable benefit to the local community. Applications for a change of use to an activity that does not provide employment opportunities will only be permitted if it can be demonstrated that:
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PP28: Farm Diversification |
Development proposals for the diversification of farms will be supported where this enables production from the land to continue and where:
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PP29: Rural Businesses |
Proposals for new rural businesses, including the provision of tourism-related facilities, attractions & accommodation, and homeworking will be encouraged when they meet the following criteria:
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