5

5.1.1 The aim of the plan’s economic policies is therefore to sustain the current economic base and stimulate new development and growth. This involves retaining and improving established business areas, and retaining the best quality and most accessible development opportunities.

5.1.2 As East Dunbartonshire’s industrial/business base is small, and under pressure for change to other uses, it is important that the existing supply of land and property is strongly protected in order to retain local employment opportunities. The Council therefore applies a general presumption against the loss of business/industrial land and property. Notwithstanding this, in order to allow some flexibility in areas which are outwith the established business areas, the Council has set out a number of criteria in ECON 1 against which applications for change of use will be assessed.

5.1.3 One of the criteria is an assessment of the steps taken to market the property. This will be critical in assessing whether there is a demand for business/industrial use in the area. The Council will seek information on:-

i. the marketing particulars, and when they were prepared,

ii. copies of adverts placed (including publication name and dates),

iii. details of on-site marketing, and

iv. details of enquiries from interested parties and offers made for the property.

5.1.4 It would be useful to have information on the level of employment which existed at the site, including the number of employees, and the work that was undertaken at the site. It would also be helpful to know where the workforce lived and whether the workforce was relocated (and if so, where to). If an alternative use is proposed, the provision of some employment on the site would be strongly welcomed. If no employment is to be retained on site, then consideration should be given to whether compensatory business land or premises could be created off-site in order to retain the local employment opportunities which are so important. For instance, it may be possible to construct additional business floorspace at a nearby business location, or a financial contribution could be made to contribute to the development of a new business location. The Council, in co-operation with the Strathkelvin Development Company and Scottish Enterprise Dunbartonshire, is available and willing to assist in such employment creation.

5.1.5 In relation to the demand for industrial and business premises, the Council’s approach is to take forward, in partnership, proposals which stimulate a significant increase in demand for business development, rather than merely relying on historic levels of demand. Consequently, significantly larger areas of land in established business areas throughout all the communities are retained for future business development than would be justified on the basis of demand projected from previous development levels.

ECON 1 Protection of Existing Business/Industrial Land and Property

The Council aims to safeguard existing business and industrial land and buildings in order to retain employment and wealth in the area. The main business/industrial areas, as identified on the Proposals Map will particularly be retained for business/industrial uses. Redevelopment or changes of use which will result in the loss of such land or buildings will generally be resisted. The Council therefore will support further development or redevelopment of vacant or under-utilised land or premises within existing business and industrial areas for business purposes only and provided that the proposals are not incompatible with the existing uses and satisfy local planning criteria e.g. environmental and access.

Changes of use at locations outwith the established business areas which would result in the loss of a business/industrial use will not generally be permitted. In addition, such proposed changes of use will be assessed against the following criteria:

a. whether the use harms the character or amenity of the surrounding area,

b. whether the property has been marketed for business use for a minimum period of one year without success,

c. whether permanent employment would be created by the new use, and

d. whether alternative compensatory business/industrial land or premises will be created nearby.

5.1.6 In order to retain local employment and services, the Council wishes to retain commercial uses, even when these are located outwith town centres i.e. hotels, car showrooms, petrol filling stations etc... providing that they do not detract from the amenity of the area. The following policy applies to the consideration of these types of ‘service’ uses and does not apply to mainstream retailing uses or major commercial leisure which should be assessed against the policies in the ‘Town Centres and Retailing’ Section.

ECON 2 ‘Commercial’ Uses Outwith Town Centres

The Council will generally resist the loss of existing commercial uses which are located outwith town centres e.g. hotels, car showrooms, petrol filling stations etc. Applications for new small scale ‘commercial’ and leisure uses outwith town centres will also generally be considered positively (see policy RET 4 in respect of larger scale proposals).

Proposals for changes of use will be assessed against the following criteria:

a. the effects on the amenity of the area, particularly residential amenity,

b. environmental impact,

c. if involving the loss of an employment property or site, whether it has been marketed for a minimum period of one year for business use without success,

d. traffic implications, and

e. other relevant local planning criteria.

5.1.7 The plan also seeks to identify new development opportunities at locations which meet the changing needs of the economy. The supply of and demand for industrial and business premises has therefore been assessed in order to identify the potential property requirements in the area over the next ten years. The assessment has been based on the historic take up of units, employment forecasts and the potential property requirements of existing and potential companies.

5.1.8 In particular a need has been identified for small, high specification and perhaps managed business space such as that which has proved very popular at Southbank Business Park. Further need has been identified for additional good quality, modern premises to provide mid-sized accommodation in one or more of the larger towns. The latter is particularly important for companies moving out of incubation space in the Business Park.

5.1.9 There are significant business development opportunities available in existing industrial sites such as Southbank, Kirkintilloch and the former Garvie’s Lemonade factory site in Milngavie and these need to be promoted and protected from inappropriate development. The major investment opportunity available at Westerhill, Bishopbriggs (identified as a Strategic Industrial and Business Location in the GCVJSP) is considered to be particularly important as it provides significant inward investment potential (although there may currently be some short term constraints on further development).

5.1.10 The Council will continue to promote infrastructure development as a priority for Westerhill and Woodilee Industrial Estates, which have the potential to be high quality, accessible and high prestige inward investment locations.

5.1.11 Also, in view of the Council’s Contaminated Land Strategy (see Policy DQ 10), priority will be given to dealing with potentially contaminated land, which includes Westerhill and Southbank in Kirkintilloch. There are no sites however that warrant identification as a Simplified Planning Zone.

5.1.12 The GCVJSP identifies Kirkintilloch as one of the communities which has the potential to create local employment opportunities from the re-use of urban brownfield land. As such the Local Plan is required to identify a total of 5-10ha of business / industrial development land in Kirkintilloch. This requirement has been addressed by the identification of land at Milton Road, Woodilee and Southbank – a total of approximately 8ha. Kirkintilloch is, however, an important business / industrial location and the Council will therefore seek to identify additional land as opportunities arise e.g. from the redevelopment of other brownfield sites.

5.1.13 The GCVJSP also identifies a need to reduce the level of longer distance commuting from suburban communities, a problem which is exacerbated by the lack of land for business development within these areas. In East Dunbartonshire, Bearsden, Milngavie and Lenzie are highlighted as falling into this category. The Local Plan is therefore required to assess the potential for identifying a total of 5-10ha of land for business / industrial development in each of these communities having regard to the impact on the greenbelt structure and character. In Bearsden and Milngavie land has been identified within existing business areas, from the redevelopment of urban brownfield sites or beside existing business areas to the extent of 2.8ha in Bearsden (at Canniesburn and Garscube) and 0.7ha in Milngavie at the former Garvies factory and at Cloberfield Industrial Estate. These clearly fall well below the 5-10ha target in the GCVJSP. This justifies additional business land allocation within the significant urban capacity locations at lower Kilmardinny / Westpark and St Andrew’s Campus, should it come forward for development, the seeking of further opportunities where appropriate and the protection of existing business sites.

5.1.14 At Lenzie approximately 2ha land is identified at Woodilee Industrial Estate. In addition, approximately 1ha of land south of the Estate may come forward through the Kirkintilloch’s Initiative’. However, this is still short of the 5-10ha GCVJSP target and similarly justifies the seeking of further opportunities where appropriate and the protection of existing business sites.

5.1.15 Furthermore, the closure of Canniesburn Hospital and St Andrew’s campus in Bearsden, offer the opportunity to provide additional business and industrial development opportunities and will make an important contribution to meeting the Structure Plan requirement. These sites may offer opportunities for mixed development, but given the foregoing, any proposals must include a substantial element of business and industrial uses.

5.1.16 There may also be further employment potential within the Veterinary School grounds at Garscube, Bearsden, although care will need to be taken to ensure that any proposals do not adversely affect the character of the green belt at this location. Kirkintilloch’s Initiative will improve linkages to a variety of sites across the town including Woodilee Industrial Estate and Southbank.

5.1.17 In addition, the Council will particularly welcome proposals which come forward to improve the opportunities for local employment in the more disadvantaged communities such as Hillhead in Kirkintilloch.

5.1.18 The existing business and industrial locations will also be strongly protected from developments (such as housing, retailing or leisure) which could result in a loss of local business investment opportunities or merely displace employment from other locations such as town centres.

5.1.19 Improvements in modern technology allow more opportunities for people to work from home and this is likely to increase during the life of this Plan. The move towards more smaller businesses also supports this trend. This could contribute to the Council’s aims of promoting sustainable development as it reduces the need for people to travel, and it is therefore generally supported by the Council. Care has to be taken however to ensure that homeworking does not detract from the amenity of residential areas, particularly by way of noise or traffic generation, therefore the Design Quality Policy DQ1 and Planning Guidance Note 8 give guidance on the criteria that the Council will use in assessing the appropriateness of any planning application.

ECON 3 New Business /Industrial Proposals

The Council will endeavour to facilitate the provision of an appropriate range of commercial and industrial opportunities at a variety of locations throughout East Dunbartonshire.

Business development opportunities are identified in Table ECON 3 below which indicates development potential. These locations should be developed with uses within classes 4, 5 or 6 of the Use Classes Order i.e. business, industrial, storage or distribution, unless otherwise agreed through the masterplans listed.

The Council will endeavour, in partnership, to assist in bringing forward additional business development opportunities, using its land assembling expertise and powers, particularly as and when the sites listed below are developed. Additional development opportunities will particularly be sought in Bearsden, Milngavie and Lenzie, and where accessible to the more disadvantaged communities such as Hillhead in Kirkintilloch.

ECON 3 Table 3

Economic Development Opportunities

Site	Area in hectare (estimate)	Status and Potential
BEARSDEN
01. Site of Canniesburn Hospital	0.2	The former hospital site will be developed for mixed uses, including significant amounts of business, housing and a nursery, through a masterplan. The development includes conversion of the listed buildings on the site and a Section 75 Agreement (See also Schedule UC 1C and HMU Table 1).
02. Site of St Andrew’s Campus	To be determined	Should the site come forward for a mixed use development in terms of Schedule UC 1B, the Council will expect there to be a major component of business/employment provision.
03. Lower Kilmardinny/ Westpark at Bearsden / Milngavie	2.5 across Bearsden/ Milngavie	Potential for business development (within Use Class 4 of the Use Class Order) as part of the masterplan as identified in Schedule UC 2C.
04. Garscube	2.6	Development/investment opportunity at the University Campus.
BISHOPBRIGGS
05. Auchinairn Road	0.2	Vacant site suitable for workshops.
06. Low Moss Industrial Estate	0.5	Two sites available, one within the existing industrial estate and one between the estate and the retail park. Sites suitable for light / general industry.
07. Former Balmuildy Brick Works	10.9	Site suitable for industrial, business or storage and distribution uses. Site is located in the green belt, so environmental impact and transport implications need to be carefully considered in any planning application.

BISHOPBRIGGS
08. Westerhill Road	25	An area of approximately 51 hectares, of which approximately 25 hectares are vacant, lying to the west of the proposed Bishopbriggs Relief Road. The uses currently consist of a mix of:- • existing business/industrial/storage/distribution properties, • a vacant brownfield site, being a former oil depot, • vacant land east and south of the Harper Collins/General Accident building, and • largely greenfield open space and recreational land (which includes an existing car park) north of Westerhill Road and the associated link to the Bishopbriggs Relief Road. The site is in mixed ownership and parts of it require decontamination. The GCVJSP, identifies ‘Westerhill’ as being a Strategic Industrial and Business Location. In local planning terms the following land use allocations apply: • the strategic industrial location being the existing operational land (including undeveloped land), brownfield land and the Council’s landholding, and • the balance of the Westerhill site retains the previous land use allocations i.e. the greenfield land north of Westerhill Road (and associated link road) retain their open space/recreational use. The Bishopbriggs Relief Road will require to be constructed to provide high quality access to the national road network and environmental improvements to Bishopbriggs Town Centre. Development at Westerhill may require to contribute to the construction of the Relief Road, see policy TRANS 4. It is the Council’s intention to primarily promote business and industrial development at this location. This will require to be pursued through a joint masterplan approach and the Council considers that the optimum results will be achieved by the development and marketing of the site as a joint venture between the various owners. For clarification, retail development will not be permitted at Westerhill. Until such agreement is concluded, the land use zonings outlined above will apply. The masterplan should additionally have regard to the following: a. provision of a new rail halt within or adjacent to the site which would have associated park and ride and bus facilities, b. a phased programme of development, c. provision of structural planting to accord with the phased development programme, including the retention and extension of structure planting along the eastern periphery of the site between the development area and the proposed road line. A high quality environment will be expected to be provided within the site, including significant tree planting linking the adjacent TPO through to Westerhill Road and the eastern section of the site, and d. maximising the opportunity for access to the site by means other than by car, including possibly a footpath linking the site directly with Kirkintilloch Road. e. Potential for the provision of roadside services on the BRR (on the provisos that the optimum location must be chosen; that any services must meet the needs of road users and business/industrial development; and nothing should prejudice or in any way inhibit the main business/industrial imperative).
KIRKINTILLOCH
09. Southbank	4	See Schedule UC 1A entry for Southbank and also Schedule UC 2B regarding Kirkintilloch’s Initiative.
10. Woodilee Industrial Estate	2	Part of the 4ha site (formerly the gas works) across Kirkintilloch and Lenzie. Some areas will require decontamination. Access to the area will be taken from the proposed Kirkintilloch Link Road.
11. West side of Milton Road	1.4	Site of former bus garage. Suitable for business use or light/general industry.
12. East side of Milton Road	0.4	A redevelopment site suitable for business use or light /general industry.
13. Broomhill Hospital	0.4	Potential for 0.4ha business development as part of a masterplan (see also Policy HMU 1 Table 1).
LENNOXTOWN
14. School Lane	0.13	Former cleansing depot. Development is complete on part of the site. On the remainder, light industry or business use would be preferred.
15. Lennoxtown Initiative	To be determined through the Initiative	Proposals are developing which will see business/industrial units being constructed at Station Road; and also land allocated for the expansion of the works at Campsie Springs.
LENZIE
16. Woodilee Industrial Estate	2	Part of the 4ha site (formerly the gas works) across Kirkintilloch and Lenzie. Some areas will require decontamination. Access to the area will be taken from the proposed Kirkintilloch Link Road.
17. Land south and west of Woodilee Industrial Estate	1	Developed for mixed use, providing new business opportunities through the Kirkintilloch’s Initiative (see Schedule UC 2B). Access to the area will be taken from the proposed Kirkintilloch Link Road.
MILNGAVIE
18. Lower Kilmardinny/Westpark site listed under ‘Bearsden’	2.5 across Bearsden/ Milngavie	Potential for business development (within Use Class 4 of the Use Class Order) as part of the masterplan as identified in Schedule UC 2C.
19. Former Garvie’s factory site	0.2	Provision of two business pavilions as part of a mixed use development (see HMU Table 1).
20. Former James Watt building/site	0.2	Site suitable for business use or light/general industry.
21. Vacant site at 13 Cloberfield	0.3	Site suitable for business use or light/general industry.
MILTON OF CAMPSIE
22. Lillyburn	0.1	Small vacant site within existing small industrial estate. The site is suitable for work shops /studios to provide for arts and crafts, light industry or business.
TORRANCE
23. Main Street	0.3	Vacant and underutilised land and premises - the site is suitable for light industrial/business use or alternatively for a surgery or social needs housing (see policy HMU 3).
TWECHAR
24. Twechar Business Park	0.6	Serviced land owned by the Council within a partially completed business park (1.6ha). - The site is suitable for general industry.
25. Shirva Road	1	Permission granted for business development.

ECON 4 New Business/Industrial Policy

The Council will support business development proposals and will assess proposals against the following criteria:

a. the sequential approach, and the strong preference for business/industrial uses to be located within business areas and close to transport corridors,

b. other uses identified for the site, and other policies in this Plan,

c. compatibility with existing adjoining land uses,

d. infrastructure, traffic and parking implications,

e. environmental impact,

f. building and site design,

g. economic benefit, and

h. locational need.

Limited business use in residential premises will also generally be supported provided that residential amenity is not adversely affected, in accordance with Development Quality policy DQ 1 and Guidance Note 8.

5.1.20 It is important to ensure a high quality business environment and the policies list criteria by which the environmental sustainability of new development proposals will be assessed and provide for the relocation of inappropriate business operations.

ECON 5 The Environment Within Business/Industrial Areas

The Council will take any practical steps to ensure that existing and proposed business or industrial developments do not harm the amenity or character of the environment. The Council will encourage, and where appropriate will implement, the upgrading of existing industrial areas and land by means of landscaping, planting and other improvements.

5.1 Business and Industry

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