7.1 Birmingham is one of the most important employment areas within the UK and home to some of the country's most successful companies such as Jaguar Land Rover and Kraft. Strengthening this position and ensuring the City has a successful and prosperous economy will require the City to provide for a wide range of opportunities for economic development and job creating activity. Key components of this will be a supply of good quality available employment land and premises and a vibrant network of local centres.
7.2 The projected growth in Birmingham's population willrequire the City to plan for the creation of a significant number of new jobs. The increase in employment will need to meetthe needs of the City's growing population and help reduce the levels of unemployment and worklessness that currently exist.
7.3 The maintenance of the industrial sector and the provision of sufficient land and premises to enable the economic base to diversify and grow are critical to the prosperity of the City. Ensuring that an adequate supply of employment land is maintained throughout the plan period will also be essential in enabling long-term balanced growth to be sustained.
| Policy TP17 Portfolio of employment land and premises | ||||||||||||||||||||||||||||
Provision will be made for a portfolio of ‘readily available’* employment land consisting of the following hierarchy of sites. Within the portfolio there is a requirement for Regional Investment Sites (Policy TP18) in addition to a 5 year minimum reservoir of 96 ha which will be maintained throughout the plan period consisting of the following:
A range of business premises will also be provided to meet a variety of business needs. The portfolio of land will be managed and kept up to date through regular monitoring and the production of employment land reviews. * Readily available sites are defined as committed employment sites with no major problems of physical condition, no major infrastructure problems and which are being actively marketed. Implementation
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7.4 Recent research undertaken by PA Consulting and Warwick Economics and Development highlights a number of key growth sectors, such as advanced manufacturing, which are vital to the future of Birmingham’s economy. These reports support the provision of a range of employment sites to meet predicted demand and highlight the importance of providing an adequate supply of land to enable the City’s economy to maximise the potential of the growth sectors.
7.5 The portfolio of land set out in Policy TP17 is intended to meet the needs of all types and sizes of businesses and will ensure that desirable employment development is not lost due to a lack of site availability by ensuring that supply leads demand. The portfolio consists of a wide range of sites from large strategic sites such as Regional Investment Sites (Policy TP18) to smaller Good Quality sites suitable for local businesses. With the exception of the Peddimore allocation (Policy GA6) the approach towards employment land supply will be based on recycling existing sites in employment use to ensure that they meet the needs of modern business.
7.6 Much of the City's employment land supply lies within the Core Employment Areas identified in Policy TP19. Future supply will be supplemented by additional recycling opportunities which can be expected to emerge through the plan period.
7.7 However, monitoring of the employment land pipeline, undertaken through the Employment Land Review indicates a significant shortage of Best Quality employment land. To address this shortfall and ensure that there is a sufficient supply of sites, 71 ha of land has been identified on the site at Peddimore for Best Quality employment development (Policy GA6).
Longbridge Technology Park
7.8 It is essential that Birmingham is able to compete for investment in new employment sectors, and to provide opportunities for Birmingham-based companies to expand. To achieve this will require high-quality sites to be available across Birmingham’s area.
| Policy TP18 Regional Investment Site | ||||||||||||||
Regional Investment Sites (RIS) are intended to support the diversification and modernisation of the City’s economy. Regional Investment Sites are large high quality sites attractive to national and international investors in the order of 25 to 50 ha that are:
Two Regional Investment Sites are currently being developed at Longbridge and at East Aston. Development on these sites will be restricted to uses falling within Use Classes B1 and B2. Warehousing will only be permitted where it is ancillary to the main B1 or B2 use. Complementary facilities to the RIS such as leisure facilities, small-scale retail and conferencing facilities may be permitted but only at an appropriate scale and ancillary to the main B1/B2 use of the site. The potential for supporting facilities to be provided off site, through either new or existing facilities, will also be taken into account. Implementation
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7.9 Regional Investment Sites (RIS) are an established part of the portfolio of employment land in the West Midlands, their origin being within the former Regional Spatial Strategy, which identified a need for large sites capable of attracting 'footloose' investment and able to support the diversification of the economy. The study by Warwick Economics and Development supports the ongoing provision of Regional Investment Sites as an important component of the portfolio of employment land.
7.10 Historically such sites have been provided on greenfield sites such as Birmingham Business Park and Blythe Valley Park in Solihull. These sites have been successful in attracting high value investment to the region. The challenge in Birmingham is to create this type of high quality employment site within an urban environment close to areas of deprivation and high unemployment.
7.11 Development on the Regional Investment Sites is intended to comprise high quality uses within the B1 and B2 Use Classes and appropriate complementary facilities to ensure that the sites are attractive to high value investment. Uses that would have a detrimental impact on the intended character of the Regional Investment Sites would undermine this aim and as such are not appropriate for these sites. Examples of such uses include vehicular repairs and waste activities falling within the B2 use class.
Employment site
7.12 In order to ensure that the City has a sufficient supply of land for employment uses to support the needs of businesses and meet the challenging targets set out in Policy TP17, the City will need to retain and recycle its limited reservoir of good quality employment land in employment use. A significant proportion of the City's employment land lies within established employment locations which have been identified as Core Employment Areas.
Why we have taken this approach
7.13 Core employment areas have been identified as the focus of the City's industrial activity and contain some of the City's major employers such as Jaguar, Kraft, Specialist Computer Holdings and GKN.
7.14These areas are also the focus of a number of current committed major industrial regeneration schemes. Major developments within these areas include:
| Policy TP19 Core employment areas | ||||||||||||||
Core Employment Areas will be retained in employment use and will be the focus of economic regeneration activities and additional development opportunities likely to come forward during the plan period. For this purpose, employment use is defined as B1b (Research and Development), B1c (Light Industrial), B2 (General Industrial) and B8 (Warehousing and Distribution) and other uses appropriate for industrial areas such as waste management, builders' merchants and machine/tool hire centres. Applications for uses outside these categories will not be supported unless an exceptional justification exists. Measures to improve the operational and functional efficiency and the quality and attractiveness of these areas to investment in new employment will be supported. In particular improvements to the transport infrastructure will be encouraged to improve access, reduce congestion and reduce conflict with adjacent residential areas where this exists. Wherever possible, the movement of freight and goods by rail will be encouraged. The Core Employment Areas are identified on the Policies Map. Implementation
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7.16 The constrained nature of the City's employment land supply means that it is important to ensure that land with continued potential for employment use is not lost to other forms of development - while at the same time avoiding the risk of sterilising land which has no realistic potential for continued employment use.
| Policy TP20 Protection of employment land | ||||||||||||||
Employment land and premises are a valuable resource to the Birmingham economy and will be protected where they contribute to the portfolio of employment land and are needed to meet the longer term employment land requirements set out in Policy TP17. Outside Regional Investment Sites and Core Employment Areas there may be occasions where employment land has become obsolete and can no longer make a contribution towards the portfolio of employment land. In such cases change of use proposals from employment land to other uses will be permitted where it can be demonstrated that either:
or
Implementation
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7.17 The latest Employment Land Review (and Warwick Economics Study) has identified a shortage of best and good quality employment land within the City and a need to protect good quality employment land and sites forming part of consented supply.
7.18 The study also concluded that there is some employment land in the City which is no longer suitable for ongoing employment uses due to factors such as its poor location and compatibility with other uses. These sites could be utilised for other uses without compromising the City's ability to provide jobs and foster a competitive economy and can make an important contribution to meet any other development requirements, including the City's housing requirements identified in Policy PG1.
7.19 The SPD on the Loss of Industrial Land to Alternative Uses provides further details on the information required when submitting a planning application involving the loss of employment land. An updated version of this SPD will be prepared to reflect the incorporation of aspects of it within this Plan.
Demolition at Longbridge
7.20 One of the characteristics of Birmingham is its extensive network of centres, which provide a focus for growth in the retail, office and leisure sectors. Centres also act as a focus for local community life and ensure that services are available in accessible locations. The network and hierarchy of centres will be the preferred location for retail and office development over the plan period.
| Policy TP21 The network and hierarchy of centres | |||||||||||||||||||||||||||||||||||
The vitality and viability of the centres within the network and hierarchy identified below will be maintained and enhanced. These centres will be the preferred locations for retail, office and leisure developments and for community facilities (e.g. health centres, education and social services and religious buildings). Residential development will also be supported in centres having regard to the provisions of policy TP24. Proposals which will make a positive contribution to the diversity and vitality of these centres will be encouraged, particularly where they can help bring vacant buildings back into positive use. Alongside new development, proposals will be encouraged that enhance the quality of the environment and improve access. The focus for significant growth will be the City Centre, Sutton Coldfield, Selly Oak, Perry Barr and Meadway but there is also potential for growth in several of the District centres, notably Erdington, Mere Green and Northfield. The scale of any future developments should be appropriate to the size and function of the centre. The comparison retail floorspace requirements as set out in the table include commitments and should be treated as specific to each centre.
Except for any specific allocations in this Plan, proposals for main town centre uses outside the boundaries of the network of centres indentified in policy TP21 will not be permitted unless they satisfy the requirements set out in national planning policy. An impact assessment will be required for proposals greater than 2,500 sq.m. (gross). The City Centre boundary for main town centre uses, and the City Centre Retail Core boundary are both shown on the Policies Map. Boundaries for other centres are shown in the Shopping and Local Centres SPD. Implementation
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7.21 Birmingham contains a large network of centres ranging from the City Centre that holds a national position as a retail destination to local centres which meet immediate day-to-day needs. These centres are varied in terms of size, offer and who they serve, some serving not just local people but a regional and in some cases national population. Birmingham's centres are diverse and have a range of uses, particularly retail but also other focal points for the local communities which they serve, for example places of worship, community centres, universities and offices. Arising from this, centres are also important sources of employment. In addition to the centres identified in the hierarchy, there are also many smaller shopping parades.
7.22 The network of centres proposed in the BDP is based on work carried out through the preparation of the Council's Local Centres Strategy and the Retail Need Assessment which contains a health check of the larger centres (district level and above). The Shopping and Local Centres SPD contains boundaries and Primary Shopping Areas for each of the centres identified except for the City Centre. However it should be noted that the hierarchy used in the SPD differs in some respect from that in this policy. It is proposed to update the SPD to bring it in line with this Plan. The network includes a new centre at Longbridge which is proposed in the Longbridge AAP.
7.23 Definitions for the categories of centre used in the hierarchy are set out below:
7.24 The comparison retail floorspace figures derive from the Birmingham Retail Need Assessment (BRNA) Update (2013) and reflect the position that growth in comparison retail expenditure is now expected to be lower than previously anticipated, and internet sales are expected to grow more rapidly. The floorspace figures are inclusive of commitments, which totalled around 142,000 sq m gross in 2012, about 77,000 sq m of which was in the City Centre, Sutton Coldfield and the District Growth Centres.
7.25 The City Centre will continue to be the primary focus for retail, office and leisure activity reflecting its national standing and attraction as a top visitor destination. Future growth will be in line with the role of the centre and need to ensure it remains competitive.
7.26 For Sutton Coldfield the comparison retail requirements are taken from the Retail Needs Assessment. They have been set at a level that allows for the implementation of the main retail components of the Sutton Coldfield Town Centre Regeneration Framework SPD.
7.27 The comparison retail requirements for the three growth centres (Perry Barr, Selly Oak and Meadway) are drawn from the Retail Need Assessment, but have been distributed on the basis of the capacity of these centres to accommodate growth. In the case of the Meadway, this figure also reflects the lack of comparison retail facilities currently in this part of the City.
7.28 No specific requirements for the other main town centre uses such as leisure have been identified - but these uses will continue to be encouraged in the network of centres at an appropriate scale. The leisure, evening economy is also important and will continue to be supported in suitable centres and in line with the principles established in policy PG3.
7.29 Policy GA10 sets out specific levels of retail and office floorspace for the new centre at Longbridge.
7.30 Edgbaston (Five Ways) District Centre and surrounding area is an existing focus for office development on the edge of the City Centre and has the potential for future growth which will be supported.
7.31 A plan illustrating the location of all centres listed in the hierarchy is shown below.
Insert img44
7.32 Accessible convenience retail provision such as food stores is important for communities across the City. The BRNA Update (2013) shows that there is little overall scope for additional convenience floorspace.
| Policy TP22 Convenience retail provision | ||||||||||||||
In principle, convenience retail proposals will be supported within centres included in the network of centres, subject to proposals being at an appropriate scale for the individual centre. Proposals should deliver quality public realm and create linkages and connections with the rest of the centre and improve accessibility. Proposals that are not within a centre will be considered against the tests identified in national planning policy and other relevant planning policies set at local level, in particular the policies for the protection of employment land. Implementation
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7.33 The BRNA Update (2013) indicates that there is limited capacity for additional convenience retail development in Birmingham in the period to 2026 after existing commitments are taken into account. Over recent years there has been significant growth in the convenience retail sector that has seen a number of new and improved stores created throughout the City. This has served to improve the offer and quality of provision ensuring that local communities have access to convenience retail provision. As identified in the BRNA Update (2013) due to the recent number of developments there are no major gaps in provision although it is recognised that at a local level there may be variations in provision.
Foodstore
7.34 Throughout the network of centres there is a broad range of shops and services, however in overall terms the City lacks a diverse enough offer to ensure it provides a high quality shopping experience and offer. One key area to address will be the presence of more independent and niche retail shops.
| Policy TP23 Small shops and independent retailing | ||||||||||||||
Proposals which promote and encourage independent and niche retailers across the City will be supported. Specifically the City Council will seek to ensure that:
The BRNA Update (2013) has identified a particular deficiency in independent retailing in the City Centre. Proposals for new retail development within the City Centre should therefore include rovision Proposals for other forms of retailing such as markets that encourage smaller and independent retailers will be supported and encouraged. A number of other centres have developed specific niche roles (for example the Jewellery Quarter, Alum Rock Road and Soho Road) and this will continue to be supported. Implementation
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7.35 The diverse retail offer in Birmingham's extensive network of centres is provided not solely by large national retailers but smaller independent retailers who may operate one or more stores in the centres identified in the hierarchy. Although there are many small shops and independent retailers across the City, there are gaps in some of these centres and in particular the city centre where the BRNA Update (2013) has identified a particular deficiency.
7.36 The BRNA Update (2013), and City Centre Retail Assessment, along with discussions with key stakeholders in connection with the Big City Plan, identified that Birmingham (in comparison to other regional centres) lacks representation from independent, niche and small retailers to provide a diverse retail experience.
7.37 Areas across the City such as the Jewellery Quarter, Alum Rock and the Soho Road provide a unique retail offer and the provision of smaller retail units would assist in creating opportunities for smaller and independent retailers to flourish.
Jewellery Quarter
7.38 A mixture of uses in centres is essential to promote the diversity, vitality and viability of centres. It is key to the success of a centre to have alongside A1 retail units, other uses, for example bars, restaurants, leisure, local services and hot food takeaways. It is however important that the main retail function of a centre is not undermined by an over concentration of these non A1 uses.
| Policy TP24 Promotion of diversity of uses within centres | ||||||||||||||
A diverse range of facilities and uses will be encouraged and supported in centres within the hierarchy, set out in Policy TP21, consistent with the scale and function of the centre, to meet people’s day-to-day needs. This will include:
As well as these uses it is also recognised that centres vary in terms of the mix of uses they contain and some have niche roles, for example the Balti Triangle in Sparkbrook. These niche roles will continue to be supported. Within this context it remains important to ensure that centres maintain their predominantly retail function and provide shops (Class A1 uses) to meet day to day needs. Primary Shopping Areas have been defined to help achieve this by protecting the retail function of centres. Within the Primary Shopping Areas:
Applications for change of use out of A1 will normally be refused if approval would reduce the proportion of units in A1 use to below these thresholds, unless exceptional circumstances can be demonstrated. In addition, within the Centre boundary of the Sub Regional, District (including Growth Points) and Local Centres, no more than 10% of units within the centre or within any frontage shall consist of hot-food takeaways. Further detail on the application of this policy is contained in the Shopping and Local Centres SPD. The boundaries of the centres and the Primary Shopping Areas are defined within the SPD. Implementation
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7.41 Birmingham is a top visitor destination attracting millions of people a year to experience the range of cultural, leisure and recreational activities. Tourism has an important economic role and Birmingham's continued success as a destination for tourists will depend upon the City having a diverse mix of facilities that are attractive to a range of audiences.
| Policy TP25 Tourism and cultural facilities | ||||||||||||||
Proposals which reinforce and promote Birmingham’s role as a centre for tourism, culture and events and as a key destination for business tourism will be supported. This will include supporting the City’s existing tourist and cultural facilities and enabling new or expanded provision where it contributes to the City’s continued success as a destination for visitors. This provision will not just be focused on major sporting, business tourism and visitor attractions but also on protecting and promoting the City’s strong industrial heritage and the smaller scale venues and attractions that are an important part of creating a diverse offer. The provision of supporting facilities such as hotels will be important and proposals for well designed and accessible accommodation will be supported. Implementation
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7.42 Tourism is an important contributor to the City’s economy, which has grown significantly since the late 1980s. Birmingham already plays host to many cultural and music events and the City’s rich heritage plays a major role in attracting visitors, as do its business tourism venues. Birmingham ranks highly as a venue for international and national sporting competitions and there is potential for further facilities to be developed.
7.43 This will not only bring economic benefits but will also improve accessibility to culture and leisure pursuits for residents of the City.
7.44 The City has a wide range of assets including the NEC, Genting Arena, Alexander Stadium, Balti Triangle, Aston Hall, Barclaycard Arena and ICC and Symphony Hall which are key venues for business visitors and leisure tourism. While the City has enabled growth in provision of new facilities the City also benefits from a strong industrial heritage which includes the Jewellery Quarter, Cadbury World and the canal network and other attractions such as Sutton Park, the Botanical Gardens, Think Tank - Birmingham Science Museum, the Barber Institute and the Birmingham Museum and Art Gallery.
Symphony Hall and the International Convention Centre
7.46 One of the key challenges the City faces in the future is ensuring significant jobs are created and that new employment opportunities are accessible to the local population. This will help address Birmingham’s high levels of unemployment and worklessness.
| Policy TP26 Local employment | ||||||||||||||
The City Council will seek to work closely with developers to identify and promote job training opportunities for local people, and encourage the use of the local supply chain to meet the needs of new developments. In order to ensure that the benefits of new development wherever possible are targeted at local people, developers will be encouraged to sign up to targets for the recruitment and training of local people during the construction phase of development, and where appropriate for the end use. Developers will also be encouraged to sign up to targets to use the local supply chain where appropriate. Implementation
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7.47 Approximately one third of Birmingham’s working population is economically inactive, with high levels of inactivity prevalent in inner City areas and some edge-of-city estates. This distribution closely follows the pattern of deprivation across the City.
7.48 New development provides an opportunity to address this issue, particularly where it is located within or close to areas of high unemployment. In recent years the City Council has, on a number of occasions, worked successfully with developers to maximise opportunities for local people to find employment - examples include the redevelopment of the Bullring and a number of foodstore schemes.
7.49 This policy aims to ensure that wherever it is reasonable to do so, new employment generating
development provides opportunities for local people to gain access to work.
Local employment opportunities
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