Small employment sites

EC3: Small employment sites 1. Small and dispersed employment sites which play a vital role in supporting Buckinghamshire’s SME and start-up economy, particularly within our market towns, business parks and edge of towns, will be safeguarded for employment-generating uses, including Use Class E(g), B2, B8 and other appropriate sui generis employment uses, where they make a positive contribution to the local economy. The purposes of this policy, small employment sites are defined as those up to 1000sqm/0.25ha. 2. Development proposals that would result in the loss of a small employment site to non-employment uses, including residential, which are not covered by permitted development will only be supported where it is demonstrated that the site is no longer appropriate for ongoing employment use, having regard to the site’s location, accessibility, local market demand and its role in supporting the local economy of Buckinghamshire. Redevelopment or Loss to Non-Employment Uses 3. Redevelopment or change of use of a small employment site to non-employment uses will only be supported where it can be clearly demonstrated that: a) continued employment use, or redevelopment for employment purposes, is no longer appropriate or achievable in planning and economic terms; b) reasonable efforts have been made to accommodate employment uses on the site, including through alternative formats, layouts or intensities; and c) the proposal would not result in an unacceptable reduction in the supply, choice or diversity of small employment premises needed to support the local economy. 7.83 Small and dispersed employment sites form an essential component of Buckinghamshire’s local economy. These sites typically accommodate small and medium-sized enterprises (SMEs), start-ups, local service businesses such as trades and building services, vehicle repair and local logistics, and specialist operations such as R&D activities and laboratory and technical services, that are less able to compete for space in larger, strategic employment locations. They play a particularly important role within market towns, urban areas and the fringes of settlements, providing local jobs, supporting supply chains and reducing the need to travel. 7.84 For the purposes of this policy, a small employment site is defined as a site of up to 0.25 hectares or 1,000 sqm of employment floorspace. This threshold reflects the evidence base prepared for the Buckinghamshire Local Plan. The Employment Land Review focused its detailed assessment on employment sites exceeding 0.25 hectares, recognising their role in meeting wider employment land requirements. Sites below this threshold were not assessed individually through the Employment Land Review but nevertheless make an important cumulative contribution to Buckinghamshire’s economy, particularly in accommodating SMEs, start-up businesses and local services. The 0.25-hectare threshold therefore provides a clear and proportionate distinction between the strategic and key employment sites addressed through EC1, other employment sites addressed through EC2, and the smaller employment sites that require protection through Policy EC3. 7.85 In supporting the ongoing use and modernisation of small employment sites, opportunities should be taken to improve the quality of the working environment. Measures may include the provision of healthy workplaces, landscaping and green infrastructure, improvements to air quality, reductions in noise and light pollution, and interventions that improve road safety and enable safe access by walking, cycling and public transport. Such improvements can help support workforce wellbeing, business productivity and the long-term attractiveness of employment locations. 7.86 Buckinghamshire experiences significant pressure on employment land arising from strong residential land values and the desirability of its settlements. This pressure is particularly acute for smaller employment sites, which are often more vulnerable to incremental loss through redevelopment or changes of use. Once lost, such sites are rarely replaced, resulting in a gradual erosion of locally accessible employment opportunities and a narrowing of premises choice for smaller businesses. The Local Plan therefore seeks to safeguard small employment sites that make a positive contribution to the local economy. The emphasis of Policy EC3 is not solely on the protection of land, but on the retention of economic function. The policy recognises that businesses and markets evolve over time, and that employment sites may need to adapt, intensify or modernise to remain viable. Flexibility is supported where proposals retain an employment-generating role and respond to contemporary business needs. 7.87 Proposals that would result in the loss of small employment sites to non-employment uses, including residential development, will be carefully assessed. In such cases, applicants will be expected to robustly demonstrate that the site is no longer appropriate for continued employment use, or for redevelopment for employment purposes. This assessment should take account of the site’s location, accessibility, adaptability, and its role within the local economy of Buckinghamshire, rather than relying solely on land value or market preference for alternative uses. 7.88 Where redevelopment or change of use is proposed, the policy requires clear evidence that reasonable efforts have been made to retain the site in employment use. The loss of a small employment site will not be supported where it would lead to an unacceptable reduction in the supply, choice or diversity of small employment premises required to support Buckinghamshire’s economy. 7.89 The approach set out in this policy reflects the importance of maintaining a balanced and resilient local economy, supporting business growth and retention, and ensuring that economic activity remains embedded within Buckinghamshire’s communities. The evidence underpinning this policy also provides a framework for understanding areas where small employment sites are under pressure and may inform the future use of targeted planning tools, where justified, to protect their ongoing economic function.