8.1 Portland has a unique coastal character and location that has determined its economic agenda and shaped its geography. The Island has several very distinct maritime and inland settlements that are separated by wide open spaces, marked by the substantial scars of the long-established quarrying industry.
8.2 Until the 1990’s, a significant element of the local economy was based on defence-related work at Portland Port. Following the closure of the main Ministry of Defence and Royal Navy establishments, the Island has endeavoured to ‘regenerate’ itself as a sustainable local economy. The former naval estate has provided opportunities for regeneration and new industrial and commercial development at Osprey Quay, Southwell Business Park and Portland Port. There has been economic recovery since 2001. However economic underperformance continues to be an issue. We may have 300 or more business on Portland but only 10 employ more than 50 people.
8.3 Although the area is an attractive place to live and contains some large employment sites, there are still areas that suffer from high levels of multiple deprivation; three of the most deprived areas in Dorset are on Portland. Indeed, headline data indicate that Portland is underperforming compared to the national/county average across several measures of productivity and business competitiveness.
8.4 Far more people commute out of Portland daily to work, than come into work. Around a quarter of out-commuters would prefer to work on Portland if suitable jobs were available.
8.5 Businesses have told us that whilst the Island is a visually stunning place to be based and do business there are barriers to growth. The limitations of the road network is the most voiced ‘complaint’. A lack of suitable premises and high-speed communication issues are also sources of frustration.
8.6 The Portland Economic Plan aims to build on the sector strengths of the area, particularly those sectors which have potential to grow.
8.7 Maritime Sector - Portland has particular strengths in the maritime sector, especially advanced engineering and manufacturing. The deep-water port creates opportunities for businesses not only in the port estate but on Portland and beyond. As well as providing world class sailing and leisure facilities, Osprey Quay offers modern workspace.
8.8 Renewable Energy - Portland offers an ideal environment for renewable energy companies to thrive. There are opportunities for wave and tidal power as well as solar and wind power development. The Port of Portland, with ready access to deep water, can assist in putting the region at the forefront of construction and support to renewable energy development. Portland has the potential to become a leading location to test and develop renewable energy development as well as supporting the development of community renewable energy. The generation of energy locally at a community level offers the opportunity to retain spending on energy for the benefit of local people and the local economy.
8.9 Tourism - The Island has several natural and visitor attractions which predominantly meet a domestic day-visitor market. Tourism ‘assets’ need to be an integral part of the programme to develop the visitor economy on the island. Portland Port has witnessed significant growth over the last five years. The Island also offers abundant activity adventure opportunity. In addition to the existing visitor product, there are some major tourism developments are in the planning stage, which could have a dramatic impact on the tourism offer on Portland.
| Business and Employment | |
|---|---|
| Aim | Strengthen the Island’s business function |
| Objectives |
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Policy No. Port/BE1 Protecting Existing Employment Sites and Premises
Outside the ‘key employment areas’ shown on Map 10, development proposals that would result in the loss of existing employment sites or premises should demonstrate that:
8.10 Portland has set its sights on remaining a focus for business and enterprise at the apex of the Western Dorset Growth Corridor. Several new business sites have been developed over the last decade (between 1994 and 2013, 8.21 hectares of employment land has been developed on Portland) but land suitable for modern business development is in relatively short supply because of the Island’s topography and our desire to protect much of our natural and built environment. It is important therefore to retain the established employment sites. The Portland Economic Strategy makes it plain that “employment sites must be protected to secure indigenous growth and inward investment”. Those locations regarded as ‘key employment areas’, identified on Map 10, are protected under Policy ECON2. of the Local Plan. They comprise the Portland Port, Southwell Business Park, Inmosthay Industrial Estate, Tradecroft Industrial Estate, Albion Stone Works, the Stone Firms Works Area and Osprey Quay, which is also afforded protection as a strategic employment area by way of its own policy, Port 1 in the Local Plan. For these areas the Local Plan applies a relatively flexible land use policy to ensure the location will continue to deliver economic benefits, particularly to the local area.
8.11 The NPPF (para. 80) says “significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development”. Outside key employment sites, Local Plan policy ECON3 protects other employment sites from redevelopment for non-employment uses. With a limited supply of suitable land for development, policy Port/BE1 protects all employment sites from a hasty demise. The Community Consultation in 2013 made it clear that we should protect existing employment locations. When, existing sites and premises become available for re-use, we expect every effort to be made by the owner to market the site in the hope of securing a viable alternative employment use that will contribute to the Island’s economic growth and provide much needed local employment. We believe that 18 months is not an unreasonable period given the importance of economic growth and local employment is to Portland. After that period of time, any redevelopment or change of use proposal should comply with the appropriate development plan policies.
Nb. Larger-scale site maps can be viewed in the Map Appendix
Policy No. Port/BE2 Up-grading of Existing Employment Sites and Premises
Proposals which lead to the improvement, modernisation or upgrading of current employment sites and premises will be welcomed and supported, subject to:
8.12 In support of the Economic Strategy, policy Port/BE2 is supportive of development that ensures our existing employment sites and premises remain suitable to meet modern demands and practices. The policy does include safeguards to ensure that the development is appropriate to its location and does not result in any unacceptable impact on neighbours, infrastructure or the environment. Policy Port/BE2 makes it clear that we wish to support the expansion of existing business sectors in the interests of economic growth and prosperity, as long as it is appropriate to do so in that location.
8.13 We are cognisant of the findings of the Portland Heritage and Character Assessment of 201736 and the significance that sensitive design can play in reinforcing and improving the character of an area. Much of Portland’s business space is in the Maritime area to the north of the Island. In this area, we expect the pattern and design of new development to reflect the maritime and industrial character of the area including commercial-scale buildings similar to the new development at Osprey Quay. This should include materials such as Portland stone, reclaimed timber, weatherboard and steel.
Policy No. Port/BE3 New Employment Premises
Development proposals to create new employment premises within or adjacent to settlement areas will generally be supported provided they can be shown to benefit the local economy, except where:
8.14 The availability of land for business development is an issue. Most of the land with permission or allocated in the Local Plan is at the major employment sites on Portland i.e. Osprey Quay (49h), Portland Port (47h), Immosthay (7.5h), Tradecroft (6.5h), Southwell Business Park (8h). In support of the Economic Strategy, which advocates new approaches and exploiting new opportunities and markets, policy Port/BE3 recognises that some businesses may be better served and located away from the established industrial estates and business parks. The Community Consultation 2013 said we should create more employment sites for growth industries, some of which may flourish in locations away from the main industrial and employment areas. Policy Port/BE3 supports the creation of new premises for employment uses as defined by the Local Plan.
8.15 The NPPF (para. 81) says we “be flexible enough to accommodate needs not anticipated in the plan, allow for new and flexible working practices, ….and to enable a rapid response to changes in economic circumstances”. Development proposals for new employment premises that will provide local employment and/or deliver services, at locations in or adjacent to the settlement areas of Portland, will be supported in locations that are suitably accessible for their use and users, if they do not result in any unacceptable impact on neighbours, infrastructure or the environment. In accordance with the Portland Heritage and Character Assessment of 201737 we expect the design and materials proposed for new development to be responsive to the vernacular style and materials of the local area and in other ways conform to the design requirements of the Local Plan Policy ENV12.
Policy No. Port/BE4 New Business Centres
The conversion, adaptation and use of redundant buildings for start-up businesses, small business hubs and training centres and will be supported.
8.16 An important strand of the Portland Economic Strategy is creating jobs in new, more knowledge-focussed industries to offset losses in more traditional industries. This means nurturing new businesses and supporting innovation. It also means, as the NPPF (para. 82) says, planning “positively for the location, promotion and expansion of clusters or networks of knowledge driven, creative or high technology industries”.
8.17 The Community Consultation in 2013 said we should find ways to encourage and support new enterprise and business start-ups and we should convert redundant spaces for small business use. There are buildings and locations on the Island that could serve well as business centres and hubs of enterprise and innovation, which could offer a range of work units, central shared services and even support on site. Policy Port/BE4 offers support to such initiatives as they arise, subject to the businesses individually or collectively not resulting in any unacceptable impact on neighbours, infrastructure or the environment as required by policy Port/BE3.
8.18 Where an appropriate building falls outside of the Defined Development Boundary, Local Plan Policy SUS3 would have primacy in determination of any application. However, such a determination on Portland shall take account of landscape and other sensitive impacts given the constrained nature of the land.
Policy No. Port/BE5 Facilitating Home Working
The extension of existing homes and provision of outbuildings to support home working may be acceptable, provided:
8.19 There is a growing interest in home-working which is being made easier and more appealing by the increasing availability of superfast broadband on Portland. It is already helping attract small media and creativity businesses to develop on the Island. This trend, we hope, will continue. It is good for the local economy and it helps reduce travel to work numbers. IT and other technology advancements such as 3D printing may well lead to a growing preference for smaller working spaces that can be appropriately located in sustainable live/work areas.
8.20 Policy Port/BE5 recognises the interest and value of home-based enterprise. The NPPF (para. 81) encourages us to “allow for new and flexible working practices, such as live-work accommodation”. Our policy is generally supportive of the extension of a dwelling or small-scale development within its curtilage, for appropriate business purposes by the dwelling’s occupants, if it will not result in any unacceptable impact on neighbours or the environment.
Policy No. Port/BE6 The Northern Arc
A comprehensive strategic planning approach, based on a private, public and community sector partnership, that will realise the economic and employment potential whilst aiming to improve the environmental quality of the area designated on Map 11 is supported.
Any development bought forward regarding the Northern Arc must ensure that it can be implemented without any adverse effect upon the integrity of the European sites. Development proposals should be carefully designed and planned to ensure that no adverse effects on such sites occurs as a result of water pollution stemming from site runoff or dust emissions during construction or the operational stage of all developments.
8.21 The NPPF (para. 80) places significant weight on “the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development. The approach taken should allow each area to build on its strengths, counter any weaknesses and address the challenges of the future”. The ‘Northern Arc’ is a concept that has evolved from work on the Portland Economic Strategy. The area in question, connecting Osprey Quay, Castletown and Portland Port is shown on Map 11. The intention is to ‘cement’ the location as a vital employment zone for the benefit of local people and the economic wellbeing of the Island, whilst ensuring that other appropriate uses can flourish, and the several important heritage and natural environment sites are suitably respected and treated. The consequences of this designation and the planning implications are still to be worked out. This approach does have the support of key landowners, including Portland Port. The Port indicated during the Local Plan Review that the preparation of strategies, plans and programmes to deliver sustainable development and facilitate better understanding and management of the port estate would be supported38.
8.22 Portland Town Council too is supportive of the principle of the Northern Arc and advocates a partnership approach to planning for its development. In accordance with the approach to neighbourhood planning we have established, we expect a planned approach for the area to be subject to an extensive and inclusive consultation process with the Island’s communities as well as local stakeholders, although we also recognise that Portland Port has secured permitted development rights in regard to its dock estate, which would provide a substantial business development opportunity. Any proposals should generally adhere to the policies of the Neighbourhood Plan.
8.23 The area defined as the Northern Arc comprises the land that is subject to Local Plan Policy PORT1, Osprey Quay; Local Plan Policy PORT2 – Hardy Block; the Castletown and Port area of the Underhill Development Boundary (commencing at Cadets Corner junction of Victory Rd and Castle Rd); and the area known locally as East Weares to just beyond Grove Point. A comprehensive plan will provide the opportunity to achieve a much over-due rationalisation of land uses in the interests of creating a more efficient and effective business environment, as well as accommodating other uses as appropriate, in a unique and stunning location that should attract new enterprises.
8.24 The proposed Northern Arc area embraces some of the Maritime Character Area (LCA1) and much of the Heritage Character Area (LCA2) as identified by the Portland Heritage and Character Assessment of 2017. The area has significant heritage and environmental sensitivities which will need to be taken into account. The area includes significant scheduled Ancient Monuments and statutory environmental protections. The Assessment highlights the ‘issues to be addressed’ and recommends that ‘character management principles’ should be an integral part of the overall development strategy that builds on the industrial heritage of the area and realises the potential for modern employment land development and suitable ancillary uses, whilst improving the Green Network and Heritage Access. The environmental potential of the area is not insignificant. In accordance with the Dorset Local Nature Partnership’s document ‘The Natural Place for Business’39, policy Port/BE6 expects development projects to increase Dorset’s ‘Natural Capital’ by ensuring a net gain for the natural environment. Natural England should be fully consulted during the preparation of The Northern Arc planning strategy.
8.25 The HRA undertaken for the Neighbourhood Plan identified that policy Port/BE6, being supportive in principle of business development within this defined area of Portland, has the potential to cause an effect on European sites through direct land take, construction-related activities, water quality (surface run off) and in combination with other policies, adversely affect European sites because of air quality and/or recreational pressure. In accordance with the recommendations of the HRA, policy Port/BE6 requires development proposals to be carefully planned and designed to ensure that no adverse effects on the integrity of European sites occurs either during construction or subsequently.
36 Portland Heritage and Character Assessment of 2017, AECOM for Portland Town Council, March 2017 https://www.portlandplan.org.uk/wp-content/uploads/2017/06/PCP-Portland-HCA-low-res.pdf
37 Portland Heritage and Character Assessment of 2017, AECOM for Portland Town Council, March 2017 https://www.portlandplan.org.uk/wp-content/uploads/2017/06/PCP-Portland-HCA-low-res.pdf
38 Joint Local Plan Review for West Dorset, Weymouth and Portland Preferred Options Consultation, May 2018 https://www.dorsetcouncil.gov.uk/planning-buildings-land/planning-policy/west-dorset-and-weymouth-portland/adopted-local-plan/adopted-local-plan.aspx
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