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7. SUPPORTING OUR LOCAL ECONOMY

Context 

7.1 Charmouth is a small village with a limited amount of services and employment opportunities. It is situated in close proximity and within commutable distance to Axminster, Bridport, Dorchester, Lyme Regis, Yeovil and Weymouth; however, it should be noted that none of these towns are major employment areas. The nearest city or large town providing major employment and economic activity areas are Bournemouth and Exeter, which are both located a significant distance away from Charmouth.

7.2 One of our main objectives of this Plan is to support existing businesses, tourism and local services helping them to be sustainable and encourage new employment opportunities in Charmouth. Whilst the village benefits from tourism and the employment opportunities that brings, any growth in tourism or, indeed, local businesses will need to be done in keeping with the village’s unique character and its surrounding natural beauty.

7.3 Dorset’s Strategic Economic Plan (SEP) (2014), produced by the Local Enterprise Partnership (LEP), addresses the different components of Dorset’s economy, as well as its challenges and opportunities. The SEP states Dorset’s economic area is relatively self-contained with some 93% of those employed in Dorset living here with 89% of those residents also working here, reflecting a productive cohesiveness in the area.

This suggests that only a small proportion of Dorset’s population commutes out of the area for work.

The SEP states that 26.7% of Dorset’s population is of retirement age, which significantly exceeds the national average of 19.5%, and presents a major issue for the existing workforce and economy. The demographic challenge is the region’s ageing population which is increasing the demand for Dorset’s health and social care sectors. It is also placing a strain on infrastructure. It is predicted that by 2035 only half of Dorset’s population will be of working age.

The SEP recognises that the coastline between Lyme Regis and Swanage, which has World Heritage status, is a natural asset serving as the major attractor of visitors to the area. This rural and semi-rural area is typified by a diverse range of small and micro businesses delivering retail, accommodation and food services.

Many of the businesses in the area operate at a local level, reducing the need for commuter travel.

The SEP sets out a number of objectives for Dorset’s economy, including the additional support of small and start-up businesses in the area, and the enhancement of employability and enterprise skills through cooperation with employers and schools.  The SEP also seeks to prioritise the improvement of broadband to coastal and rural areas which will work to improve connectivity and opportunities to work from home. This includes the development of 5G technology. Another major objective is to achieve sustainable economic growth in the area. These objectives have potential to strengthen the local economy of remote coastal areas including Charmouth through improving connectivity and supporting local businesses in the area.

Regarding rural/semi-rural Dorset (like Charmouth) the SEP recognises the potential for business growth particularly in areas on the Jurassic coast:

'' There is much to celebrate about rural Dorset. Investment offers us the chance to leverage the value in local natural assets – protecting them all the while. The quality of the environment gives the area a competitive advantage attractive to businesses, employees and visitors. It is also a source for direct and indirect jobs, and offers real potential for new and sustainable enterprise and economic growth. It is important to both harness and conserve the assets of the environment to deliver economic growth.''

7.4 Of Charmouth’s economically active population in 2011, 26% work from home. This level is significantly higher than the regional average for West Dorset and the England average, in which 18% and 11% respectively regularly work from home. In terms of average distance travelled to work, Charmouth residents commute 21.4miles (34.4km) to work compared with an average of 11.2miles (18km) for West Dorset and 9.3miles (14.9km) for England. In 2001, 19% percent of Charmouth residents regularly worked from home, an increase of 7% during the ten year period. However, for Charmouth residents the average distance travelled remained the same during this same ten year period.

7.5 A recent BBC analysis (May 2019) reveals a 74% rise in the number of people in the UK working from home between 2008 and 2018. More than 1.54 million people work from home for their main job - up from 884,000 ten years ago, according to the ONS Labour Force Survey, the largest study of employment circumstances in the UK.

7.6 Clearly there is an environmental benefit by having local shops and businesses and tradesmen within the village by reducing travelling by vehicle for villagers and encouraging walking to shops.

7.7 Three policies have been included in this section, abbreviated BET (Business, Economy and Tourism) to support our vision to support retail units, local businesses and amenities in the village and to continue to attract tourists and visitors by offering good facilities but avoid being over-commercial.

Tourism within Charmouth

7.8 Tourism is by far the main component of Charmouth’s economy (see 7.10-7.16).

7.9 From the Village Survey (VS) the views on tourism were as follows:-

• Most of us (60%) think there are about enough tourists
• 69% feel we should encourage tourists to visit more than just the beach and spend more money locally.
• 68% agree that Charmouth residents benefit from tourism.

Views on the impact of tourists vary, with a balance between being happy with them and not, and between encouragement and discouragement of more. A number of points were made about why Charmouth is special; however there were many suggestions about promoting the village and making the village more welcoming, as well as for better provision of information within the village.

The numerical data from the VS showed that nearly half the respondents were satisfied with the provision of tourist accommodation in Charmouth. 

7.10 Clearly, Charmouth benefits economically from the Tourist industry which is the main economic driver in our rural community. See 7.12-16. Tourism is essential to the village in helping retail outlets to be sustainable. From the Service Provider Questionnaire (see link in Appendix E), many of the Service Providers, particularly retail outlets and holiday parks rely heavily upon tourism to make their businesses viable.

With the increasing pressure of internet shopping and local supermarket deliveries, this is clearly having an adverse impact upon turnover and profit for retailers. A BBC Report in March 2018 identified ‘Six reasons behind the High Street Crisis’, citing one of these being the shift to online shopping stating: ‘‘Online giants such as Amazon have had a huge impact on the high street as more consumers see online shopping as cheaper and easier than going to the shops. And while overall retail sales growth is weak, online sales continue to shoot up.’’

7.11 No specific policy for tourism has been included within this Plan. However, Policy LP-ECON5, which relates to tourism, attractions and facilities, and Policy LP-ECON7, which relates to camping and caravan sites are considered, along with policies within this Plan, to be adequate regarding planning legislation for tourism.  Dorset Destination Management Plan 2014 - 2018 stated West Dorset as the second most visited part of Dorset with an estimated 2.87m visits per annum in 2012, so Tourism is a very important aspect of Charmouth life.

Visitors

7.12 Within Charmouth’s Parish boundary there are three holiday parks: Seadown, Manor Farm and Wood Farm and one holiday park (Newlands) just outside the boundary on the east side, located in the parish of Stanton St. Gabriel.

It has been estimated by Charmouth Traders that these four holiday parks provide around 430,000 ‘bed nights’ per annum. The average stay is 4 days so that means about 100,000 overnight visitors per annum. See Table 7.1.

TABLE 7.1 Visitors, Employment and Economy

7.13 There are two hotels: Fernhill and Hensleigh and a number of self-catering and B&Bs. It is estimated that these provide around 60,000 ‘bed nights’ with an average of 3.5 days so providing more than 17,000 overnight visitors per annum. In recent years there has been an increase in Airbnb.

7.14 The Dorset Coast Forum’s Tourism report, a well-respected source of Dorset tourism information, suggests that day trippers make up 76% of Dorset’s visitors. This would suggest close to 400,000 day trippers to Charmouth in a year. The Heritage Coast Centre alone has over 150,000 visitors a year.

7.15 So, in view of the above, it is estimated that up to 500,000 visitors come to Charmouth each year. The income that Charmouth businesses generate from tourism is estimated to be close to £15 million per annum(in 2017) and £22m per annum(in 2021) based on a ‘normal’ year, with 80% from accommodation (holiday parks, Airbnb, hotels, B&B) and the remaining 20% from retail and Charmouth Parish Council  (Reference from Charmouth Traders).See also Chapter 10 on the economic impact due to failing coastal defences. 

7.16 Whilst the majority of villagers recognise the benefits of tourism and want to encourage tourists they also do not want the village to become over-commercialised in order to maintain the village character (VS Ref. Q1, Q11/Q14/15). However, many feel we should encourage tourists to visit more than just the beach and spend more money locally, which would help the sustainability of local shops.

Commercial/Retail Properties

7.17 From the VS and the Service Provider Questionnaire(see Appendix E), it is clear that village shops and local businesses/services are highly valued in providing local services and amenities. These community facilities provide social cohesion for the village and are essential part of what makes Charmouth such a friendly and vibrant community. Seasonal variations of customers particularly affect shops and eating facilities; an increase in customers during the winter months would help their businesses to be financial viable. Some businesses have closed in the past due to a lack of customers particularly in winter months e.g. ice-cream parlour. In recent years the butcher, florist and Post Office have closed for various reasons; however, an Outreach Post Office now operates on a Thursday based in the Community Library and in the Village Hall in Wesley Close every Friday.

Shops on The Street

7.18 As a result of housing pressures, there is a need to prevent commercial/retail properties being converted wholly into housing; triggering premature closures of these valued businesses.

If, however, through extensive marketing (i.e. various and comprehensive marketing methods had been made to keep the property as a retail/commercial outlet) then a ‘change of use’ to the property will be supported.

There may also be opportunities for housing provision (e.g. flats in unused upper floors of commercial buildings) to help sustain these businesses if adequate access and parking can be provided which is line with LP-ECON 4.

7.19 So, any policies relating to local businesses, in particular, on The Street should be made to protect and support them, helping them be sustainable. For the purposes of this Plan this area is called the ‘Retail Hub’, comprising of shops, pubs, eating facilities and local services and is shown on Map 7.1. 

Therefore, existing commercial properties in the Retail Hub of Charmouth should be protected to maintain the existing base of commercial premises, as they provide substantial value to the community.  So a policy has been included to support the protection of existing retail properties, as follows:-

POLICY BET1: Charmouth's Retail Hub Housing development that causes the loss of an existing commercial use (Use Class(es) E, F2, hot food takeaways and public houses), as shown in the retail hub of Charmouth (see Map 7.1), will not be supported, unless it can be shown through extensive marketing that a commercial use is no longer viable. Change of use of upstairs rooms of retail properties, that are not required for the business, to residential will be supported providing adequate access, storage area for refuse bins and parking can be provided for the new dwelling without detriment to customer parking provision, access and delivery.

MAP 7.1 Retail Hub

Note: Premises 9 and 10 in Map 7.1 are currently not occupied.

Local Businesses and Employment

7.20 As well as those directly employed by Charmouth businesses there are many others who provide support to businesses such as various tradesmen, cleaners, suppliers and contractors.

A recent survey of Charmouth businesses, carried out by Charmouth Traders,  showed over 400 people are employed by the holiday parks, hotels, B&Bs, and self-catering during the season (including business owners) and a further 200 people work in the shops, pubs, food outlets and service sector during the season (including owners). Most employees live in Charmouth and nearby villages.  See Table 7.1.

Charmouth businesses also provide jobs for teenagers, this is helpful in preparing them for their future working lives. Many teenagers have seasonal and longer term jobs locally.

That said, employment opportunities in Charmouth are very limited, particularly for professional/vocational professions.

7.21 With the advancement of I.T., many businesses can be managed ‘remotely’ from home or a satellite office away from the main offices or centre of work. ‘Web based’ businesses can be managed practicably anywhere providing there are good I.T. links.  As part of the Digital Infrastructure Strategy for Dorset 2015, Charmouth has benefitted recently from the arrival of Superfast broadband, so I.T. provision is generally good. Following BT’s recent announcement of a £12 billion investment in Openreach to support the Universal Service Obligation, BT are working with the Parish Council to assist with the community fibre scheme to improve broadband coverage where it is particularly poor.

Facilitating Home Working

7.22 As stated in 7.4 and 7.5, there has been an increase in the number of people working from home in recent years and this Plan supports the environmental and social benefits this brings with reduced travel and encouraging employment within the village.

7.23 The housing policies within this Plan allow for house extensions of an appropriate scale and good design which could be used for home working providing the dwelling house remains a private residence first and business second i.e. it is ancillary to their residential use.

7.24 Planning permission will not normally be required, under permitted development rights, unless the business leads to notable increases in traffic, disturbance to neighbours, abnormal noise or smells or the need for any major structural changes or major renovations.

Business Space and Its Use

7.25 Available land to create new businesses for employment is scarce within Charmouth.

7.26 Whilst the VS shows good support for more creative businesses including shops and eateries, the analysis does not give a common theme on where these spaces could come from.

A summary of the VS is as follows:-

• 70% feel the Neighbourhood Plan should support the use of space for more artistic/ creative employment
• 70% would support the use of space for more cafés and restaurants 
• 59% would support the use of space for more retail
• 45% would support more offices 
• 44% would support more light manufacturing 

7.27 Regarding additional employment types, preferences were creative/artistic, community groups and tourism but many had no strong views. Results from the VS are as follows:-

• 59% would like additional village/community group employment 
• 58% would like to see additional artistic/creative employment 
• 53% would like to see additional tourism employment
• Most of us had ‘No strong views’ for more: office-based; retail; professional/vocational or light manufacturing employment

7.28 In line with the Local Plan Policies, LP-ECON1 (Provision on New Employment), LP-ECON4 (Retail and Town Centre Development), LP-ECON5 and 6 (Tourism Attractions Facilities and Accommodation), and our overall objective to encourage new businesses and employment, a policy is included to support the use of new business space for small businesses, providing this does not adversely impact upon the surrounding area or significantly affect nearby residents. In line with permitted development rightsfor new industrial buildings and warehouses on existing employment sites in designated land or environmentally sensitive area, it is proposed that any new business development should be limited to small-scale i.e. under 100sq.m (1076sq.ft), and be of a type and scale appropriate to the characteristics of the local area.

7.29 In the LEP Strategic Economic Plan, for Creative Industries in Dorset, it has been identified:-

• there are 2265 creative industry businesses in the Dorset LEP area employing 7,300 people and adding £349 million in Gross Value Added (GVA)
• Creative industries are one of the LEP’s identified growth areas
• Dorset LEP Board has a creative industries champion
• Our universities have a particular strength in film, media, design and the arts
• Digital manifesto was signed in 2013. The creative industries are defined as being based on individual creativity, skill and talent or those that create wealth and jobs through developing intellectual property.
• Nationally the creative industries account for 1 in 12 jobs and are growing faster than any other part of the economy, with a value in 2012 of £71.4 billion, 5.4% of the economy as a whole.

Habitats Regulations

7.30 As a result of the Habitats Regulations Assessment, see Appendix E, it was identified that creation, conversion, or expansion of premises for small scale A class uses and B1 workshops could contribute to the threats to Sidmouth to West Bay SAC resulting from pollution to groundwater and industrial activities. The mitigation for these risks are contained in Policy HRA1: Habitats Regulations and should be read in conjunction with policy BET2 below. See 6.15.

Economic Development and Premises for New Businesses

7.31 Whilst it is recognised that there are limited opportunities in Charmouth, a policy has been included in BET2 below to encourage growth of new businesses, such as artistic and creative employment connected to tourism, whilst protecting the village’s special character and its surrounding landscape.

POLICY BET2: Economic Development and Premises for New Businesses The creation (including conversions), relocation and/or expansion of premises for small-scale Use Class(es) E will be supported , subject to all of the following criteria: - Proposals will not have significant harmful impact on the local community due to noise, vibration, light or other forms of disturbance (including from traffic movements generated by the development) or, significantly impact on meeting the everyday needs of residents through the loss of important community facilities. Proposals should not have significant harmful impact on the built environment of the village, the natural and historic environment of the area, the character and safety of the rural road network, or conflict with agriculture and other land-based activities. Where new buildings are proposed, the premises are to be small in scale (under 100sq.m (1076sq.ft.) gross floor area and not exceeding the equivalent of 2 storeys in height) and a restriction is applied to prevent their future conversion to non-employment uses. Under exceptional circumstances, a larger (in size) building may be considered if demonstrated that it has significant benefits to the village community.

Re-use of Rural Buildings

7.32 The potential for redundant farm and rural buildings outside the Defined Development Boundary (DDB) to be converted to business use is another possible source and is supported within this Plan. The BET3 policy below is therefore supportive of the Local Plan policy LP-SUS3, but highlights specifically the need to consider the impact on rural character and amenities whilst giving the scope to improve existing buildings.

POLICY BET3: The Reuse of Rural Buildings and Land for Employment Use The reuse of farm and rural buildings outside the Defined Development Boundary for small-scale business purposes (Use Class(es) E), will be supported providing the proposal meets all of the following criteria: - The reuse of a building(s) does not have significant harmful impacts on the surrounding rural landscape and the local road network or conflict with agriculture and other land-based activities. There is no significant harmful impact, such as excess noise, light, air pollution and vibration, on the amenities of surrounding residents and other uses. The buildings concerned do not require substantial rebuilding or extension – with any re-development or alterations kept broadly within the existing footprint and height. Harm to their significance as historic farm buildings is avoided or minimised.

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