 4.1 The recession of the early 1990s saw employment levels in Sandwell fall to an all time low. Since 1993 employment levels have improved, although by 1997 total employment had not reached its 1991 level. Furthermore, although unemployment has fallen from around 15% in early 1993 to 7% in 1999, it is still well above the national average, and concentrations of very high unemployment within the Borough remain. 4.2 Despite the dramatic decline in Sandwell's traditional manufacturing base, manufacturing remains an important part of the local economy, accounting for over a third of all employment in the Borough, compared with 18% nationally, and many service industries are dependent on the vitality of the manufacturing base. However, the vulnerability of traditional manufacturing industries, both to recession and competition, means that innovation and adaptation can be vital for their survival. The service sector now accounts for more than half of all employment in the Borough. Diversification, both in the manufacturing and service sector, will continue to be pursued in order to broaden the Borough's economic base. There has been significant competition for industrial land from alternative uses in the past, particularly from retail uses. Uses such as leisure and retail, which contribute towards employment in the Borough, are dealt with elsewhere in this plan. Sites allocated for retail and leisure use are shown on the Proposals Map or inset maps. 4.3 Through the allocation of land for industrial development the Plan seeks to contribute towards economic growth, revitalising the local economy and stimulating job opportunities. The availability of land is however only one potential contributory factor, therefore the Plan should be seen as being complementary to other Council strategies which incorporate issues such as training, business support and economic development. In addition, the Plan seeks to balance the pursuit of economic growth with environmental considerations. 4.4 The policy aim is, to strengthen the Borough's economic base, maximise employment opportunities and reduce unemployment, within a framework of sustainable regeneration and secure the development of key sites capable of attracting significant industrial investment which achieves a greater diversity of the employment base. 
4.5 National planning guidance on Industrial and Commercial Development and Small Firms (PPG4), advocates the allocation of a range of sites to meet differing needs, concentration on the re-use of urban land and the encouragement of new development in locations which reduce the need to travel, especially by car, and which are accessible by public transport. 4.6 PPG6:Town Centres and Retail Developments now supports the protection of industrial and employment land from retail development, especially where it can be shown to have the effect of limiting the range and quality of sites for such uses. 4.7 Regional Planning Guidance emphasises the importance of the West Midlands Region having an available supply of land to meet the economic needs of the Region. That is a supply of land that is readily capable of development and well served by infrastructure. It urges Local Authorities to examine the demand for land, the take up of land and the availability of sites in the area. It identifies a regional need for Major Investment Sites (intended for a single user and minimum size being 50 hectares) and Premium Employment Sites (sites of approximately 40 hectares or more, primarily for multi-occupation). These are large sites that are intended to attract inward investment that otherwise would not have come to the Region. The nature of the availability of land in the Borough and the criteria established for these proposals is such that the Council will not be making any allocations, for Major Investment Sites or Premium Employment Sites as part of this review. 4.8 At the local level, the Community Plan sets out a Vision for the Borough in economic terms. Three elements are identified for achieving this vision, which are: to promote diversification and international competitiveness; to encourage industry and commerce to be more environmentally sustainable; and to identify and exploit locational opportunities/growth points for economic development.
Key Industrial Allocations are usually sites of one hectare or above which are within 5 minutes’ drive of a motorway junction or the Strategic Highway Network and/or with access to the rail freight network. They are reserved for industrial uses (Class B1(b) & (c), B2 and B8). In addition, offices that are ancillary to existing or proposed industrial uses will be permitted in Key Industrial Allocations. However, commercial and public offices falling within Class B1 (a), will not be permitted in out-of-centre locations unless it can be demonstrated that there are no suitable sites available in, or on the edge of, established town centres and that the proposed location has a high degree of transport accessibility.
Complementary uses, which are defined as hotels, conference centres and training
facilities, may be permitted on industrial sites where they are compatible with
nearby uses and accessible by a choice of means of transport. Development for
other uses will not be permitted. Sites under 1 ha which are of a high profile
due to their strategic location will be subject to the same considerations. 4.9 The Plan aims to ensure that the future economic prosperity of the Borough is not hampered by the lack of suitable industrial development sites. In the past, competition for industrial land from other uses has led to a loss of some of the Borough's most important industrial sites to other uses. It is therefore necessary to safeguard remaining key development sites which are appropriate for industrial use. A range of sites are allocated, of varying quality, size, accessibility and location, in order to satisfy the diversity of demand, from inward investors to indigenous businesses wishing to expand or relocate. Some sites below a hectare are allocated to provide development opportunities for small businesses. However, the range of sites is restricted, particularly at the larger, higher quality end of the range. As the development opportunities along the Black Country New Road have now largely been taken up, the limited amount of good quality industrial sites is one of the main concerns for the Borough. It will therefore be essential for the Council to work with the Regional Development Agency to bring land forward for industrial development. 4.10 The difficulty of forecasting demand for industrial land is widely recognised. The 1995 Plan adopted the requirement of 17 hectares per annum, identified in the Regional Industrial Land Study (1988), as a minimum indicator. For the purpose of this review, Chesterton Consulting were commissioned to provide an assessment of the likely nature of demand for industrial land. The approach combined an assessment of past development rates and the demand for industrial sites and premises, including a survey of local companies. 4.11 Chesterton identified three phases over the plan period: short-term 2000/01 to2003/4, medium term 2004/5 to 2007/8 and long term 2008/9 to 2010/2011.The period 2000/01 to 2003/4 assumes a projected average take up rate of 12-15 hectares per annum, while the period 2004/5 to 2007/8 assumes a slightly higher projected average take up rate of 15-18 hectares per annum, reflecting improvements in the stock. The average take up rate is then expected to stabilise at 12-15 hectares per annum over the period 2008/9 to 2010/11.In total this amounts to a requirement of between 144 and 177 hectares between 2000 and 2011. 4.12 Between 1998 and 1999 approximately 30 hectares of land were developed for industrial use. Such high levels of industrial development are not expected to continue, as much of the land reclaimed by the Black Country Development Corporation has now been taken up. The base date for the Proposals Map is 1998 and therefore includes sites which were all or partly available at April 1998. Thus, a total of 174.5 hectares of land is identified on the map as Key Industrial Allocations. However, 10.47 hectares of this were developed between 1998 and 2000.Therefore, the land allocated for industrial use for the period 2000 to 2011 is 164 hectares. Sites identified for mixed uses, which include industrial use as an option, are not included in this figure.
Business Zones, as identified on the Proposals Map, are areas of predominantly industrial use and are the focus for much of the future industrial employment in the Borough. Within Business Zones, sites and premises will be safeguarded for industrial use (B1 (b) & (c), B2 and B8).In addition, offices that are ancillary to existing or proposed industrial uses will be permitted in Business Zones. However, commercial and public offices, falling within Class B1 (a), will not be permitted in out-of-centre locations unless it can be demonstrated that there are no suitable sites available in, or on the edge of, established town centres and that the proposed location has a high degree of public transport accessibility.
Complementary uses, including hotels, conference centres and training facilities, may be permitted where they are compatible with nearby uses and accessible by a choice of means of transport. Development for other uses will not be permitted. However, the Council will not seek to remove existing non-industrial uses unless there is an overriding environmental or economic need. 4.13 Business Zones are areas with a high concentration of industrial uses and it is the aim of this policy to protect these areas from encroachment by other uses. It is recognised that some other uses already exist within the defined Business Zones and these are generally expected to continue in their current use (unless specific allocations have been made). If such uses become available during the plan period and are no longer needed for their current use, or if there are environmental reasons as to why the use is no longer appropriate, then the Council would seek their redevelopment or reuse for industrial or complementary uses as follows: hotels, conference centres, and training facilities.  4.14 The Business Zone at Hill Top covers much of the area of the Hill Top Initiative, which is identified on the Proposals Map. The Hill Top Initiative, which is considered to be of sub-regional significance, incorporates other land uses outside the Business Zone to enable an holistic approach to be taken to regenerating the area. As part of this regeneration process it is considered that, within the Business Zone, there is potential for the development of a high quality business park.
Where existing industrial sites outside of Business Zones are considered for redevelopment during the plan period, their use for non-industrial purposes will not be permitted unless it can be demonstrated : - that the site is no longer appropriate for industrial use on environmental, amenity or traffic grounds, or, because of poor access to the strategic highway network;
- that there are specific proposals for other uses within the plan; or,
- that there is not a reasonable prospect of the site being reused for industrial use due to the character or size of the site; or,
- that the loss of land would not have an unacceptable effect on the range and quality of sites available for industrial use in the area.
4.15 The defined Business Zones cover the major industrial areas in the Borough. However, there are pockets of industry in other parts of the Borough which make a valuable contribution to the economic base. The aim of this policy is to protect such employment sites if they become available for redevelopment over the plan period. Alternative uses should only be considered where the site is no longer appropriate for industrial use. Specific allocations have already been made on some sites previously used for industry. Where alternative uses are proposed, they must be compatible with other plan policies, in particular, proposals for housing not allocated in the plan (i.e. windfalls) should be considered on the basis of the criteria laid down in
H3.
Where appropriate, encouragement will be given to the redevelopment or adaptation of existing industrial premises. Where planning permission is required for the sub-division of premises, proposals for sub-division will need to show that they have no adverse effects on neighbouring uses and show appropriate arrangements for access, deliveries, parking and other associated issues. 4.16 Inevitably, emphasis will be placed on the rate of new industrial development. However, the majority of existing premises will continue to play a crucial role in the local economy. Some premises may be cleared to make way for new development. Others may need adaptation or refurbishment. Proposals for sub-division which require planning permission will need to consider operational factors, such as access, parking and deliveries.
Proposals for industrial development that are likely to have an adverse effect on neighbouring uses will not be permitted, unless the adverse effects can be reduced to an acceptable level.
Equally, proposals that may adversely affect, or be adversely affected by existing industry operating in appropriate locations will not be permitted unless the adverse effects can be reduced to an acceptable level. Where this is to be achieved by means of a buffer, the new development will be required to provide and maintain the buffer. An appropriate buffer may take a variety of forms such as open space, a landscaped area, a wall or other physical barrier.
Where existing industry operates within residential areas the Council will seek to ensure that any harmful effects are mitigated. If necessary, the Council will consider the enforcement of appropriate regulations or other means to reduce the problems. Where possible the Council will offer grant assistance and encourage applications for grant assistance from other sources, such as European Union funds. Relocation of industrial uses will be considered in certain circumstances. 4.17 This policy aims to avoid conflicts which can arise between industrial and residential or other uses in close proximity. Proposals to create new industrial uses or expand existing uses in unsuitable locations will be resisted. Likewise, it is important to protect existing industry operating in appropriate locations by resisting proposals on nearby sites that may create conflicts in the future. 4.18 Where a potentially conflicting use is proposed the introduction of a buffer may reduce any adverse effects to an acceptable level. To date, where new developments have been introduced near to existing industry the onus has been on the industrial activity to mitigate any adverse effects on neighbouring uses. This has at times placed an unreasonable burden on industry and it is now considered that the new development should be responsible for ensuring that any potential adverse effects are minimised to an acceptable level. Thus, where the introduction and continued maintenance of a buffer can satisfactorily reduce these conflicts, the buffer must be provided by the new development. Buffers may take a variety of forms, including green/landscaped areas, walls and fencing. Action will be taken, where possible, to reduce the effects of industrial uses in residential areas. Relocation will be considered in appropriate cases, although this will be dependent on the resources available to the Council and also the companies involved.
Employment generating uses should be sited within areas well served by the existing highway network and/or by public transport. Employment intensive uses in particular should be located in areas well served by public transport (see Policy T3), while uses which have a low employment density but which generate a large amount of traffic, e.g. the distribution industry, should be located near to the strategic highway network and motorway junctions, or in close proximity to the rail network.
The use of the rail network for freight movement will be supported and thus the Council will safeguard sites with potential for future rail freight use, including road/rail interchange, to be developed for uses which will take advantage, or have the potential to take advantage, of this facility (see Policy T15). 4.19 The policy aims to strike a balance between the locational requirements of industry and the Councils commitment to sustainable development. In order to reduce reliance on the car and encourage alternative means of travel, employment uses which are likely to generate a significant amount of commuter trips should be located in areas which are accessible by public transport. The freight movement generated by the distribution industry depends on strategic locations with access to the motorway network. The environmental benefits of rail freight transport is recognised and will be encouraged and supported by the council where possible.
The design of industrial development should be of a high standard and should take into account the design principles set out in Policy UD1. Industrial development will be required to pay particular attention to: - Materials and landscaping,
- Pollution and noise control,
- Environmental impact on the site and surrounding area, including wildlife habitats;
- Potential impact of crime in the area
Prominent sites which act as gateways or landmarks, for example, on the strategic highway network, are particularly important in terms of improving the image of the Borough and this should be reflected in their development. The Development Control Guidelines in this plan provide further guidance on the Borough's Gateways.
The design and improvement of industrial areas will be addressed in more detail in future Supplementary Planning Guidance. 4.20 The Council will require a high standard of design to improve the quality of the existing environment, attract further investment and help promote sustainable development. Prestigious and attractive landmarks on the strategic highway network can enhance the image of the Borough significantly. More detailed design policies will be produced in the form of Supplementary Planning Guidance which will also include such matters as car parking, security and the management of estates. 
New industrial developments will be required to optimise access to public transport, pedestrian and cycling routes. Where there are existing public transport routes in close proximity to the development, safe and convenient access to those routes should be incorporated into the layout of the development.
Developments will also be required to demonstrate provision for access for disabled people.
Industrial proposals will be required to provide a Transport Assessment (See Policy T17). 4.21 In the past, due regard has not always been given to access from developments to modes of transport other than the car. This policy seeks to ensure that in the future, the choice of alternative modes of transport will not be hindered by difficult or inconvenient access within developments. The requirements of people with disabilities should be considered as part of the layout and design of developments. Proposals will be assessed in accordance with Development Control Policy DC1 - Access for Disabled People. Transport assessments or statements may be required for certain industrial developments, as described in Policy T17. As a result of these assessments or statements, planning obligations or conditions may be attached to planning permissions. These may include the preparation of Green Transport Plans, which illustrate how alternative forms of transport to the private motor vehicle are addressed by the development. Consideration is being given to the adoption of minimum standards for particular types of parking for example, for disabled people, and for cycles and powered two wheelers.
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