Protecting business areas from conversion to housing

Cheshire West and Chester Council has taken measures to protect buildings within business parks from being converted into housing without seeking planning permission.

A report by Iceni Projects Ltd considered the evidence for Article 4 Directions.

Article 4 Directions can be imposed by a Local Authority or Secretary of State to withdraw permitted development rights in a specific geographical area, meaning that planning permission is required. This enables the Council’s planning committee to consider a proposal more thoroughly before making a decision on whether permission should be granted.

Explained Councillor Christine Warner, Cabinet Member for Homes and Planning:

“We are taking these measures to protect our business areas, and protect where people work. It’s a very targeted approach, we have identified the areas most at risk of losing office, factory or warehouse space in a number of sites across the borough.”

Amendments to the Town and Country Planning (General Permitted Development) (England) (Amendment) Order 2015 came into effect on 5 March 2024. The report identifies the main established employment areas with the potential to be most affected by the recent changes to permitted development rights.

These sites currently employ an estimated 9,564 people. Based on the analysis undertaken throughout the report, the recommendation is for Article 4 Directions at Chester Business Park, Gadbrook Park, Chester West/Sealand Industrial Estate.

Jane Hough, Deputy Director of BIDs for Groundwork Cheshire, Lancashire and Merseyside and Chair of Cheshire Central said:

”The Article 4 Direction is crucial in protecting the long-term future of our business parks and industrial estates. These employment areas are the backbone of our local economy, providing jobs, supporting supply chains and attracting businesses to invest in our communities. By safeguarding commercial and industrial space, we can ensure there remains sufficient land and premises for businesses to grow and thrive, helping to secure employment opportunities and economic prosperity for years to come."

Across all sectors, the Borough is expected to see an increase in employment of 13,600. Overall economic growth over the next 20 years is highly reliant on the success and growth of a range of office-based businesses.

The Council’s Local Plan emphasises the importance of supporting existing businesses, encouraging business growth and attracting new inward investment. The Plan highlights the importance of creating supportive conditions for businesses to operate and expand to retain competitiveness within the wider economy. An important aspect of this is the availability and quality of employment sites, with the Plan.

If the planning process is bypassed the Council has limited influence over the mix of dwelling types delivered. In the case of office-to-residential conversions, this can often lead to an over-concentration of small studio or one-bed units and a lack of family-sized homes, or specialist accommodation. There is a greater risk that developments will not respond to identified local housing needs and will undermine local plan strategies and housing market balance. In addition developments will not be required to contribute to local infrastructure, facilities or mitigation measures.

The Council's Cabinet will be updated on the measures next week (15th July)

The following established employment areas have the potential to be most affected by the recent changes to permitted development rights:

• Chester Business Park
• Gadbrook Park
• Chester West/Sealand Industrial Estate
• Cheshire Oaks Business Park
• Lostock Triangle (Cheshire Business Park)
• Barbour Square Tattenhall
• Rossmore Business Village
• Portal Business Centre, Tarporley
• Chester Gates (Telford Court)
• Chowley Oak