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Chapter 5: The Local Economy

INTRODUCTION

5.1 - The purpose of this chapter is to set out planning policies which will be used to identify development opportunities and control employment-related development in the Borough over the plan period. The Local Plan policies seek to allow new development and growth where appropriate.

5.2 - Aims 5 and 6 in Chapter 2 of the Local Plan seek to direct the great majority of employment development to allocated sites in or near the town and major villages which are highly accessible to the Borough's workforce, and promote the growth and diversification of the local economy and the creation of new employment opportunities, especially in rural areas, and to reconcile these with the need to protect the environment and promote a sustainable pattern of development.

THE LOCAL ECONOMY

5.3 - The town of Oswestry acts as a service centre for a wide rural area and this continues to be the basis for its prosperity and the major source of employment locally. Oswestry developed as a railway town, becoming the headquarters of the Cambrian Railway, and this has left an industrial legacy to the local workforce and to the character of the town. The economy of the town suffered greatly in the 1960's with the closure of the railway works which coincided with the loss of a major employer in the large Park Hall Army Camp. In response to this the Oswestry Borough Council established industrial estates in the Maesbury Road area and the last three decades have seen the development of a wide employment base, with more than 1000 jobs on around 50 hectares of the Industrial Estate. The food packing, clothing, cold storage, road haulage, and metal fabrication industries are particularly well represented. Service and commercial sector industries have also developed in recent years, and the town has a strong retail function (see Chapter 7 - Shopping).

5.4 - In the rural areas the agricultural industry has dominated and over the years has been subject to well-documented changes resulting in progressive loss of employment. In the north of the Borough coal mining stimulated the growth of large villages at St. Martins, Weston Rhyn and Gobowen. New industrial development concentrated on former coal industry sites has developed over the years. The quarrying industry in the west of the Borough is no longer a major source of employment. Recent years have seen some diversification of the rural economy with the tourism industry (see Chapter 6) experiencing rapid development.

5.5 - The local economy, at the beginning of the plan period is characterised by:- an unemployment rate higher than the Shropshire average with particularly high unemployment in some areas of the town, an employment structure which yields one of the lowest income rates in the country, declining agricultural employment opportunities in most of the plan area. The growth in commuting to work in areas outside the Borough.

5.6 - The Borough Council produces an economic development statement each year setting out steps to be taken to strengthen the local economy and promote the well-being of local communities. Other organisations, notably Shropshire County Council, Shropshire Chamber of Commerce and Enterprise, and the Countryside Agency, are active in local economic development.

5.7 - At the beginning of the plan period most of the Borough is designated an assisted area qualifying for European Community Structural Funding under Objective 5b, which seeks to promote the well being of rural areas. A five year programme will bring forward investment in the economic infrastructure of the area. The plan area, with the exception of Oswestry Town, is included within the Shropshire Rural Development Area designated by the former Rural Development Commission. These two initiatives are being taken forward by partnerships, including the Borough Council, in order to attract new investment in the local economy.

THE ROLE OF THE LOCAL PLAN

5.8 - The Local Plan is the means by which provision is made, appropriate to the needs of the area, for industrial and commercial development in the Borough. The Local Plan balances the need for development against the need to protect the environment and promote a sustainable pattern of development.

5.9 - The first priority is to continue the growth and diversification of the economy of Oswestry Town in order to promote a strong economic focus and a centre of employment accessible from all parts of the Borough. This provides the best prospect of bringing forward attractive development opportunities whilst achieving sustainable development including reducing the need to travel. This is consistent with the County Structure Plan Strategy for industrial and commercial development which identifies Oswestry as a strategic growth centre within the rural economy.

5.10 - In the rural area outside Oswestry Town the priority is to promote diversification of the local economy so as to provide wide and varied employment opportunities for local people including those formerly employed in agriculture and related sectors. The Plan supports the appropriate diversification of farm businesses as a means of sustaining the local economy. The Council has, in preparing the Plan, given consideration to the need for development opportunities for diversification of the rural economy and has set these within the context of environmental and sustainability interests in order to form a balanced approach appropriate to the Oswestry area. In addition, the potential role of tele-working in promoting employment diversification and sustainability objectives in urban and rural areas is recognised.

5.11 - This approach is compatible with the advice contained in PPG4 (Industrial and Commercial Development and Small Firms) and PPG7 (The Countryside and the Rural Economy). It also provides a sound planning basis for the Governments aspirations towards a 'living countryside' as set out in the Government's evolving policy. PPG13 (Transport) gives guidance on the location of employment land including the need to identify sites that are close to existing residential areas and which can be accessed by a variety of modes of transport.

PLANNING POLICIES AND THE LOCAL ECONOMY

5.12 - The Local Plan sets out land use policies which provide opportunities for development of the local economy in the following ways:- the allocation of land in appropriate locations for new employment development ; the redevelopment of existing or former industrial sites or premises which are derelict or under-used; The expansion of existing industrial and commercial concerns; The creation of new employment opportunities by creating new employment premises and the conversion of existing buildings where appropriate. This is especially relevant to proposals for diversification of farm businesses.

5.13 - Land use policies for 'employment' in this chapter refer generally to industry (general and light), office development, research and development, studios, laboratories, storage and distribution as set out in the Town and Country Planning (Use Classes) Order 1987 (as amended) at Classes B1, B2, and B8. Some individual policies refer to more specific employment uses.

LAND FOR NEW EMPLOYMENT DEVELOPMENT

5.14 - The allocation of land suitable for industrial development is a major priority of the Local Plan. The County Structure Plan states that a total of 50 hectares of industrial land will be required in the Borough during the period 1989 to 2006. For the purpose of calculating land allocations, a base date of April 1993 has been adopted. Any industrial completions which have taken place between 1989 and 1993 must be subtracted from this figure. The County Council's records show that some 16 hectares of industrial development took place during this period. This leaves 34 hectares to be allocated between 1993 and 2006.

5.15 - There are already a number of sites which are committed for industrial development but not yet developed, including parts of the established industrial estate in Oswestry between Maesbury Road and Shrewsbury Road, sites in the rural area at Ifton Industrial Estate and Gledrid, and a range of smaller sites adjoining or part of existing industrial concerns throughout the Borough. Altogether, these sites amount to a total of 15 hectares of industrial land.

5.16 - After subtracting these completions and committed sites from the 50 ha Structure Plan target, this leaves a net total of 19 hectares of new industrial sites required during the plan period.

5.17 - It is important to provide a range and choice of locations suitable to meet the needs of industry and commerce, and which can be reasonably expected to come forward for development during the plan period. The Local Plan will therefore allocate around 20% more land than is actually needed to meet the Structure Plan target in order to provide a choice of sites, and to allow for sites which may not become available for development during the plan period. The total amount of land required is therefore 24 hectares as shown in Figure 5.1.

5.18 - The Local Plan approach to meeting the likely future need for industrial land is to direct the bulk of new industrial development to existing areas of established industrial character, which can be extended without adverse effect on the character of the area and the amenity of any nearby residential areas, which have good access to the Trunk Road network, and which are well served by public transport and are convenient to their workforce, thereby reducing the need to travel long distances to work. Figure 5.1 Industrial Land requirement Oswestry Borough 1993-2006 Hectares Acres Structure Plan Requirement 1989-2206 50 124 Less Completions 1989-1993 16 40 Less Land Outstanding 1/4/93 15 37 Land Required 1993-2006 19 47 Plus 20% Flexibility/Choice 4 10 Total New Sites Required 1993-2006 24 60

5.19 - The Borough Council will therefore continue to promote the town of Oswestry as the major centre for new industrial development in the Borough. The remaining undeveloped sites within the existing estates at Maesbury Road, Maes-y-Clawdd, Mile End and Rodmeadows are identified as commitments on the Oswestry Industrial Estate Inset Map. Two new sites in the urban area (Weston Farm and south of Mile Oak Industrial Estate) are put forward in response to the likely need for additional industrial land during the plan period, as set out in Policies LE1 and LE2.

5.20 - In the rural area, three sites which were allocated for industrial development in the Rural Area Local Plan are identified at Gledrid, Ifton Industrial Estate and Llanymynech.

POLICIES AND PROPOSALS FOR THE LOCAL ECONOMY:

Policy LE1: Maesbury Road Industrial Estate
Policy LE2: Land At Weston Farm, Oswestry
Policy LE3: Land at Mile Oak Industrial Estate
Policy LE4: Land at Gledrid
Policy LE5: Land at Llanymynech
Policy LE6: Land at Ifton Industrial Estate, St. Martins
Policy LE8: Land at Bank Top, St. Martins
Policy LE9: New Employment Development
Policy LE10: Conversion of Buildings for Employment Use
Policy LE11: Extensions to Employment Premises
Policy LE12: Farm Diversification
Policy LE13: Rednal Industrial Estate
Policy LE14: Kinnerley
Policy LE15: New Road Haulage Depots
Policy LE16: Extensions to Existing Road Haulage Depots
Policy LE17: Site For Truck Stop, Gledrid
Environmental Appraisal

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