Introduction

The long awaited revised PPS4 was published on Tuesday by the Planning Service, almost eight years after the publication of the draft.

This document has full planning weight and replaces PPS4 – Industrial Development (1997), draft PPS4 – Industry, Business and Distribution (2003) and policies IC16 Office Development and IC17 in the Planning Strategy for Rural Northern (PSRNI). Advice contained therein also takes precedence over the provisions of DCAN 13 – Creches, Day Nurseries and Pre-School Playgroups (1993) insofar as it relates to childminding.

The change of title from ’Industrial Development’ to ’Planning and Economic Development’ signifies the first key change as it widens the scope beyond industry and covers all uses as per part B of the Use Classes Order 2004. It seeks to facilitate economic growth in ways compatible with social and environmental objectives, as well as sustainable development. It also addresses in part the gap left in policy after the High Court quashed the former Minister’s Statement (Wilson) on economic considerations.

Objectives

Given the NI Executive focus in the Programme for Government on ‘Growing the Economy’ and the RDS Strategic Context, the key objectives are to:

• Promote sustainable economic development in an environmentally sustainable manner;
• Tackle disadvantage and facilitate job creation by ensuring the provision of a generous supply of land suitable for economic development;
• Sustain a vibrant rural economy by supporting rural economic development;
• Support the reuse of previously developed economic development sites and buildings where they meet the needs of particular economic sectors;
• Promote mixed use development and improve integration between transport, economic development and other land uses; and
• Ensure high quality design.

Key Changes

Development in Settlements

• For proposals inside cities and towns the key change is that in the case of office development, provision is made for development outside the traditional city and town centres when no suitable site exists that has been specified for such a use in the development plan; it is a firm rather than a speculative proposal and the proposal would make a substantial contribution to the economy of the urban area. The requirement for applicants to demonstrate that no suitable edge of town centre site exists is obviously helpful to areas on the periphery of Belfast City Centre who are sequentially favoured over other sites and it is notable that no size threshold exists for such proposals;
• Call centres and research and development uses will be permitted within existing and proposed industry/employment areas, as would office uses if specified in the development plan; and
• In villages small scale office developments will be permitted providing they are centrally located and fit with the general character, while in small settlements an additional restriction applying of 200 sq m gross floorspace.

Economic Development in the Countryside

• A key change in the policy for redevelopment of an established economic development use in the countryside is that the redevelopment of an established industrial or business premises site may now be redeveloped for storage and distribution uses. They may also be redeveloped for social and affordable housing subject to PPS21 criteria and more flexibility is proposed in that partial redevelopment is permitted subject to the consideration of the implications for the remainder of the site;
• Major industrial development projects continue to be provided for although edge of town locations are now favoured; and
• Policy for small rural projects remains and is extended to permit storage and distribution uses where they are ancillary to a proposal for a community enterprise park/centre or an industrial use.

Protection of Existing Zoned Land and Economic Development Uses

• Development resulting in a loss of land zoned for economic development will not be permitted (both existing and new allocations) unless substantially developed for alternative uses. While exceptions are permitted for the development of sui generis employment use subject to satisfaction of criteria, retail or commercial leisure development will not be permitted except where justified as ancillary. The previous allowances for regeneration initiatives and those buildings unsuitable for modern industrial and distribution purposes are removed.

Protection of Unzoned Land and Industrial and Storage and Distribution Land in Settlements

• While the protection offered to unzoned land in PPS4 remains additional options are now provided for the redevelopment of such land such as for class B1 business uses which would make a contribution to the local economy, provision of residential or community use as part of a mixed used regeneration initiative or where an alternative use would secure the long term future of a building of architectural or historical importance or where there is a firm proposal to replicate existing economic benefits on an alternative site in the vicinity.

Conclusion

This document continues the recent government political trend by supporting economic development in city and town centres. It seeks to limit new development in the countryside to those attracting major investment while allowing some relaxation for small scale storage and distribution proposals in specific circumstances.

It recognises that opportunities exist outside town and city centres, relaxing the policy of office development outside such areas with the aim of attracting inward investment. It also widens the opportunities to redevelop existing non zoned industrial land when no longer required while confirming the importance of land zoned as existing or new economic development areas.

For more information about how these national policy changes affect your proposals please contact us to discuss further:

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