Replacement Calderdale UDP : Adopted 25 August 2006 (as amended August 2009)

Replacement Calderdale UDP : Adopted 25 August 2006

• Foreword
• 1 Introduction
• 2 Calderdale in Context
• Strategic and Core Part One Policies
• 3 Guiding Principles and Key Themes
• 4 Employment, The Economy, Tourism and Regeneration
  • Background to Economic Policy
  • Primary Employment Areas
  • Employment Development Outside the Primary Employment Areas
  • The Need for New Employment Land
  • The Allocation of New Employment Sites
  • Mixed Use Allocations
  • Safeguarding Employment Land and Buildings
  • Office Development
  • Warehouse Development
  • Tourism Attractions and Facilities
  • Rural Diversification
  • Agricultural, Equestrian and Other Animal Based Uses
  • Regeneration of Derelict and Degraded Land and Buildings
  • The Piece Hall
• 5 Housing
• 6 Retailing and Town Centres
• 7 Open Space, Sport and Recreation Facilities
• 8 The Built and Historic Environment
• 9 Transport
• 10 Infrastructure, Education and Community Facilities
• 11 Natural Environment and the Countryside
• 12 Environmental Protection
• 13 Minerals
• 14 Waste Management
• 15 Monitoring and Review of the Plan
• Annex A Privacy, Daylighting and Amenity Space
• Annex B Trees On or Adjacent to Development Sites
• Appendix 1 National Planning Policy
• Appendix 2 National Minerals Policy
• Appendix 3 Supporting Published Documents
• Appendix 4 Glossary of Terms
• Appendix 5 Acronyms and Abbreviations
• Appendix 6 Policy Topic Index
• Appendix 7 Policy Number Comparison
• Appendix 8 Supplementary Maps

Mixed Use Allocations

4.24 A rationale behind the previous UDP (1997) was that, where appropriate, it sought to separate incompatible land uses such as employment and housing. Whilst this approach is still relevant, where certain conflicting land uses are concerned, given current development pressures on land there exists an increasing desire to seek to make the most effective and sustainable use of land. As a response to this objective the Government advocates the concept of mixed-use development, which is principally outlined in PPG4 ‘Industrial, Commercial Development and Small Firms' paragraphs 14 to 19. The notion of mixed-use development is not new, and basically involves the development of more than one use on a site or within a building and often seeks to establish a higher density development in a manner that produces an effective and sustainable development. Mixed-use development can help create vitality and diversity, increase access to work for local people, reduce the need to travel, make efficient use of brownfield land and can be more sustainable than development consisting of a single use. A mixed-use development allows for flexibility and could incorporate a range of uses such as residential, employment, retail, leisure and other community facilities. However, given the relatively small size of most suitable sites in Calderdale, it is unlikely that all these uses could be combined on a single development site.

4.25 Mixed-use development is not appropriate for every site. For example, on a large-scale employment site that represents a scarce resource, the introduction of residential development could diminish the full employment potential of the site. However, mixed-use development can help to kick-start the development of difficult sites, for example by including a cost effective use such as residential in order to help to overcome prohibitive site preparation costs. As such, where it is appropriate, the mixed-use concept will be considered as a development option throughout the District.

4.26 There can sometimes be an imbalance between the number of available jobs and people in certain locations. An aspiration is to try to redress any such imbalances by helping to support and strengthen the range of employment opportunities present in local areas. However, the occurrence of incompatible uses can cause problems for the occupiers both of new and existing developments. Any mixed-use development site or proposal will need to fit in with, and be complementary to, their surroundings. An important consideration in any mixed-use scheme is that the character of existing residential areas should not be undermined by inappropriate new uses.

4.27 The most significant and appropriate form that mixed-use should take in Calderdale is the mix of housing and employment. However, not every form of employment will be suitable. The Use Classes Order dictates that any B1 use must be capable of being undertaken in any residential area without detriment to the amenity of that area. It is this specific form of employment (which encompasses uses such as offices, high tech industry, research and development, studios, and light industry) which together with housing will be supported in mixed-use areas as shown on the Proposals Map. Other forms of employment uses and ancillary facilities may also be supported, such as within the A1, A2 and D2 Use Classes and social and cultural facilities, but employment uses within Use Classes B2 or B8 will not generally be supported as they are not considered to be compatible with residential areas.

4.28 In order to allow flexibility to develop attractive, imaginative and viable schemes, the area and amount of land appropriate to each particular land use on a mixed-use site is not specified. However, the Council’s objective is to achieve mixed-use development on these sites and, with the exception of the former Transco Site (MU2) which may be developed solely or predominantly for residential purposes, it is not envisaged that schemes for a single land use, or schemes that include disproportionately high amounts of a particular land use, will be viewed as acceptable. Conditions on planning permissions or planning obligations will be used to secure an appropriate mixture of uses and to ensure that all elements of a scheme are implemented as proposed. Developments could involve the use of buildings or land whose current or last use was for employment purposes for non-employment uses. Within the identified mixed-use sites, securing development that provides a satisfactory mixture of uses on the site as a whole, will outweigh Policy E 5 ‘Safeguarding Employment Land and Buildings’ considerations. Policy E 4 ‘Sites Allocated for Mixed-Use’ does allow for the extension of existing premises or proposals that support existing uses within the site. Policy E 4 ‘Sites Allocated for Mixed-Use’ lists larger sites that are allocated as mixed-use sites. Consideration will also be given to proposed mixed-use development outside these areas where the use would not undermine other UDP Policy objectives. The mixed-use sites together with any restrictions on their development are set out below:-

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