• CONTENTS
• List of Policies
• List of Figures
• List of Tables
• List of Maps
• Introduction
• Part I Strategy & Policies
• Strategy
• Policies
• Part II Detailed Policies & Justification
• 1 Sustainability Appraisal
• 2 The Environment
• 3 Design
• 4 Housing
• 5 Industry and Employment
• 6 Rural Economy
• 7 Tourism
• 8 Shopping
• 9 Movement
• 10 Conservation of the Historic Environment
• 11 Countryside
• 12 Nature Conservation
• 13 Recreation & Leisure
• 14 Community Facilities
• 15 Minerals
• 16 Waste Planning Management
• 17 Implementation & Monitoring
• Appendix 1: Cadw Register of Landscapes, Parks & Gardens
• Appendix 2: Licensed Non-landfill Waste Facilities
• Glossary

5 Industry and Employment

Industry and Employment Objectives

1. Ensure that an adequate supply of industrial land is made available to strengthen and diversify the local and regional economy.

2. Ensure that the design and materials of industrial developments are of a high standard and respect the surrounding landscape and countryside of Monmouthshire.

3. To encourage industrial development in locations that are highly accessible and benefit from established communication networks.

5.1 INTRODUCTION

5.1.1 The main economic changes in the post war period in the United Kingdom have been the substantial loss of manufacturing jobs and the shift to service sector employment. There has also been a shift from male to female employment; full-time to part-time employment; and from craft and low skill occupation to higher-level technician and knowledge-based occupations. In terms of the Welsh economy, the earlier dependence on heavy industries has changed and extensive restructuring has led to its replacement by a diversified and modern manufacturing industry and an expansion of the service sector. This owes much to the large number of companies that have relocated or established a manufacturing plant in Wales and to the high level of company formations. The service sector has also been expanding, most notably through the attraction of service companies and government agencies relocating to south east Wales, such as the Trustees Savings Bank and the Patent Office to Newport.

5.2 IDENTIFIED INDUSTRIAL AND BUSINESS SITES

5.2.1 Policy E1 identifies industrial and business uses (classes B1, B2 and B8) on those sites allocated in the Adopted Monmouth Borough Local Plan, including those that have not yet obtained planning permission. Two sites have been removed from the Borough Local Plan allocation due to the blighting effects of proposed road developments; they are the Vicarage Site at Magor, affected by the M4 Southern Relief Road, and the Highways Depot at Llanfoist, affected by the A465 Heads of the Valleys Dualling. The Ross Road Yard allocation in Abergavenny provides an additional 0.9 hectares to a site where development has been unable to take place due to access problems. The minor expansion provides sufficient space to achieve the desired access requirements. The site will be ideal for small starter units that are required in the Abergavenny area.

TABLE 5.1 Identified Industrial and Business Sites

Site Ref.	Site Name	Area (Ha)	Use Class	Planning Permission ?
E1a	Thornwell (A), Chepstow*	3.4	B1	Yes
E1c	Severnlink, Chepstow	1.2	B1, B8	Yes
E1d	Newhouse Park (A), Chepstow	6.6	B1	Yes
E1e	Newhouse Park (B), Chepstow	3.7	B8	Yes
E1f	Crick Road, Portskewett	11.0	B1	No
E1g	Severnbridge - Lodge Way, Caldicot	0.4	B1, B8	No
E1h	Severnbridge - Central, Caldicot	3.2	B1, B8	No
E1i	Pill Row, Caldicot	1.0	B1, B8	No
E1j	Magor Business Park*	6.9	B1 (B2, B8)	No
E1k	Quaypoint, Magor	19.2	B1, B2, B8	Yes
E1l	Gwent Europark, Magor	12.9	B8	Yes
E1m	Former Railway Goods Yard, Woodside, Usk	0.8	B1, B8	No
E1n	South Woodside, Usk	1.3	B1	Yes
E1o	Mamhilad, Near Pontypool	3.6	B1, B8	Yes
E1p	Grove Farm, Llanfoist	5.0	B1, B2, B8	No
E1q	Ross Road Yard, Abergavenny	1.5	B1, B2, B8	No
E1r	Cuckoos Row, Raglan	0.5	B1	No
E1s	Wonastow Road - Phase 1, Monmouth	2.3	B1, B2	Yes
E1t	Wonastow Road - Phase 2, Monmouth	1.2	B1, B8	No
E1u	Wonastow Road - Phase 3, Monmouth	3.0	B1, B8	No
E1v	Wonastow Road - Plots 9/9a, Monmouth	1.3	B1	Yes
TOTAL		=90

* Denotes a 'Prestige Employment Site'.

5.2.2 In addition to new industrial and business development, it is the intention of the Council to be sufficiently flexible to take account of any future requirements for the reasonable modification and expansion of existing firms to increase production, efficiency and/or competitiveness, subject to detailed planning considerations. Land at Thornwell (B) Chepstow, while not identified above, may be suitable for new industrial and business uses as part of a mixed residential/employment development; Policy H2 also refers.

5.3 PRESTIGE EMPLOYMENT SITES

5.3.1 A prestige industrial use can be defined as a single (or several on a larger site) ‘high quality’ light industrial and/or office occupier within Class B1, with a high profile image, a distinctive identity and demanding a high quality, low density and well landscaped site adjacent to a motorway junction. Both the Thornwell (A) and Magor Business Park Prestige Sites (as listed in Policy E1) have already been granted planning permission (the Magor site being subject to a Section 106 Obligation). The Thornwell (A) site is ready for development, as the site services have been put in place as part of the overall infrastructure provision for the area. However, the Council is aware that a relatively large amount of infrastructure provision is required at the Magor site before development can proceed.

5.3.2 Unlike most uses there are no alternative sites for a prestige use within the County as there are only two motorway junctions. Therefore, the Council will seek to resist their change of use. Furthermore, these sites are highly visible from the M4/M48 motorways and, as such, give visitors their first impression of Wales. Although a single user is the Council’s preferred option, this requirement may be relaxed to allow an application for multiple, smaller high quality units in a parkland setting which respects the site’s position in terms of the wider landscape. Any such application should include a master plan and be consistent in terms of design and materials used for the whole site, which the Council wishes to control in a Section 106 Agreement. Failing this, uses in Classes B2 or B8 may also be considered, provided that the siting, design and materials of the building are of a high standard and consistent with the location. The Council may also be willing to consider a wider range of employment uses on part of these sites, such as a high quality hotel development and/or a family restaurant-type facility although such non-employment uses will only be allowed as enabling development.

5.4 PROTECTION OF INDUSTRIAL SITES AND PREMISES

5.4.1 In the current economic climate, safeguarding existing jobs and fostering the creation of new employment opportunities is of great importance. Therefore, the Council will try to ensure the continued availability of employment opportunities for industry and business by resisting the redevelopment of industrial sites/premises to other uses, such as retail.

5.4.2 However, the Council also acknowledges that there may sometimes be instances where sites allocated or designated for employment use are no longer appropriate. In these exceptional cases, the Council may be willing to review the employment allocation or designation and consider whether an alternative and more beneficial use of the site or premises would be appropriate. In addition, the Council will also consider whether the amenity of an area can be improved by the relocation of ‘inappropriate’ industries and their replacement by a more suitable use.

5.5 NON-ALLOCATED SITES

5.5.1 It is considered that this Plan provides for a sufficient variety, in terms of size, mix of uses, quality and distribution, of industrial sites within the County. However, there may be instances where a specific large employer cannot find a suitable site either on an existing or allocated industrial/business site, or within other local authority areas within the employer's area of search. In these instances a planning application for an industrial or business use, although to be advertised as a departure from the Plan, could be considered on a non-allocated site, taking into account normal planning criteria and whether there is a need for the development.

5.6 SMALL FIRMS AND OFFICES

5.6.1 In accordance with Welsh Assembly Government (WAG) advice the Council accepts that there are many businesses which can be carried out in rural and residential areas without causing unacceptable disturbance. However, when considering proposals for this type of development, particular regard will be had to issues concerning residential amenity and the likely impact of the development on nature conservation, the local landscape and the historic environment.

5.7 EMPLOYMENT IN VILLAGES

5.7.1 It is vital that a range of local employment opportunities is available within settlements to complement social and community facilities and to ensure that village life thrives and prospers. Small businesses often find village locations attractive places to establish a business and their presence provides valuable full and part time jobs for local people. This employment pattern will help to reduce the number of car journeys to work, consequently promoting energy conservation.

5.7.2 There may also be instances where the development of new, or the expansion of existing employment sites on the edge of settlements would be more acceptable from amenity, environment and highway safety points of view than developing within the settlements. Such developments, however, need to be carefully considered, particularly in relation to protecting the countryside from visual intrusion. It is important that all such developments include a comprehensive landscaping scheme and have due regard for their surrounding environment.

5.7.3 Land owned by Defence Estates at Caerwent that is now surplus to Ministry of Defence requirements contains a number of buildings that may be suitable for reuse for employment purposes. Planning permissions have already been granted for some of these buildings to be used for commercial storage or for green waste recycling facilities. Care needs to be exercised over the nature of any further change of use proposals; in particular the location is not considered suitable for businesses with a large number of employees, as this would be likely to result in an undesirable amount of car commuting. Significant amounts of new build would also not be acceptable given the rural location of this land. Any further applications for conversions for industrial and businesses uses, therefore, will be considered under Policy E5, subject to compliance with other policies in the Plan.

5.8 WORKING FROM HOME

5.8.1 With the increased development of telecommunications and computer technology it is increasingly likely that more and more people will start working at home. Where the character of the property remains residential then, normally, no planning permission is required. There are also instances where small one-person operations can effectively operate from the garage or outbuildings of the home. Where business operations are of a scale or intensity likely to require planning permission, in considering applications, particular regard will be had to the access and parking arrangements and the effect that the working practice would have upon the surrounding properties.

5.9 TELECOTTAGE DEVELOPMENT

5.9.1 With technological advances and a desire to reduce travel to work, the opportunities for working from home will increase. However, for many people this may still be impracticable. The solution can be to provide Telecottage centres offering an office environment with telecommunication links, computers and possible administrative support. The concept of Telecottage centres offers small firms, self employed and home workers to access up-to-date information and telecommunication technologies. It is anticipated that such facilities will be small scale and meet local needs only. Businesses with a large number of employees would be likely to result in an undesirable amount of car commuting and be incompatible with the scale and character of existing residential communities. The facilities could also be made available to the wider community providing services for local groups. Examples include the use of IT technology to help in the production of newsletters etc. and training for young people.

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