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Chapter 7 - EMPLOYMENT continued

7.7 EMPLOYMENT AREA PLANNING FRAMEWORK

7.7.1 Brent has a variety of industrial areas ranging in size and importance from the largest estates with strategic significance, e.g. Park Royal, other areas which make a major contribution to employment provision and the local economy but which may not be as well placed strategically, down to small sites whose importance is in providing local employment opportunities. These areas are categorised as either Strategic or Borough Employment areas or Local Employment Sites. There are major differences between the North and particularly the South-West of the Borough which have major sites, and the South-East which has scattered smaller sites in residential areas. The framework is designed to take account and manage the issues arising from this.

7.7.2 The Strategic and Borough Employment Areas consist of coherent areas of land which are, in terms of environment, road access, location, parking and operating conditions well suited for retention in employment use. Taking into account the reduced site coverage and employment density that usually accompanies redevelopment, the defined Strategic and Borough Employment Areas are considered to include the minimum amount of land required to accommodate industrial and related uses. The Council will regularly review the supply of and demand for such land uses. This information will be used to inform any alterations to the boundaries of the designated employment areas through the UDP Review process.

7.7.3 The Council's policies towards development in Strategic and Borough Employment Areas generally provide for unrestricted B1 development in Business Zones and, elsewhere in these areas, schemes designed to accommodate general industry and warehousing uses. The design of schemes for general industrial purposes will also provide for occupation by light industrial uses (B1(c)). Other industrial-type uses are also provided for through Policy EMP13 and, in Strategic Employment Areas, complementary facilities for employees are encouraged through Policy EMP6. Proposals to redevelop sites which are already occupied by uses not normally permitted under the policies of this Chapter will be expected to comply with the policies of this chapter. Exceptions may be made, however, to permit the re-establishment of existing uses.

7.7.4 Parts of the Strategic and Borough Employment Areas have already been redeveloped and now provide an appropriate operating environment for present day industry. It is important that this investment is safeguarded by the complementary modernisation of the older parts of these areas and by protecting them from the further intrusion of other uses which could cause operating conflicts with industrial activities.

Strategic Employment Areas

7.7.5 Of the areas that are best suited to retention in industrial use, four of them have significance to London as a whole and, as indicated in paragraph 7.7.1, are recognised in Strategic Planning Guidance for London as Preferred Industrial Locations and/or Business Parks. Three of these areas benefit from direct access to the North Circular Road. It is within these areas that regeneration and major infrastructural funding should be focused with SRB funding for Park Royal and Wembley Park already providing substantial infrastructural and environmental improvements.

Facilities for Employees in Strategic Employment Areas

7.7.6 The Council recognises that, in order for the Borough's Strategic Employment Areas to be attractive places to work, they need to be accessible to facilities for employees - convenience shopping, lunch-time and small-scale leisure facilities. In smaller Borough Employment Areas, for example at Colindale, shopping facilities are generally available in close proximity. However, the Strategic Employment Areas are less well-served, and it may be necessary to permit the development of small-scale eating, shopping and leisure uses as an exception to the Council's normal policies restricting development in such areas to industry, warehousing and business uses.

Borough Employment Areas

7.7.7 As well as the Strategic Employment Areas several other areas are also considered well suited to retention in industrial use because they are cohesive areas which benefit from good, direct access from main roads and are generally capable of accommodating industrial uses, including bad-neighbour uses, without significant adverse impact on residential amenity.

7.7.8 Whilst the Strategic and Borough Employment Areas will continue to be the focus for major industrial activities, many other locations (Local Employment Sites) throughout the Borough are in
industrial and other forms of employment use providing valuable local employment opportunities. Additionally, the Council has identified a number of other locations as being suitable for
purpose-built office accommodation. Elsewhere in the Borough, proposals for employment developments will be considered in the light of their likely environmental impact and of other policies in the Plan, particularly Policies H8 and H28 in Chapter 5.

The Protection of Strategic and Borough Employment Areas

7.7.9 The Strategic and Borough Employment Areas have two general purposes. The first purpose is to maintain the economic base of the Borough by creating a climate of certainty that these areas will continue to provide a good environment for industry, business and warehousing uses. Without that certainty, industrial and related investment would sometimes be deterred, or deflected elsewhere in the Borough. The second related purpose therefore is to prevent a type of 'planning inversion' whereby, on the one hand, land in the Strategic & Borough Employment Areas is redeveloped for uses such as housing, retailing and pure office development for which there are better locations in the Borough and, on the other hand, industrial activities are accommodated in unsatisfactory, predominantly residential locations elsewhere.

7.7.10 The need to protect land in these Employment Areas from the harmful effects of 'hope value' that are associated with the prospect of development for higher value uses is not the only reason for resisting that type of development. The Council also has to consider that, for example, allowing large retail development in them can have harmful practical effects, such as the introduction of customer traffic that can lead to operating difficulties for industrial occupiers. And permitting new housing development can lead to pressure to curtail industrial uses in the vicinity: PPG4, which sets out Government guidance on 'Industrial and Commercial Development and Small Firms', warns local
authorities to guard against this possibility. Where there are existing non-employment uses in these employment areas, applications to extend or redevelop them on the original site will be considered against the appropriate locational policies of the plan (e.g. SH3).

7.7.11 UDP Policy for the Strategic & Borough Employment Areas effectively reserves land for industry, warehousing and related uses and, in Business Zones, for mixed B1 developments. Some provision is made for services and shops for workers and businesses in Strategic Employment Areas but not to the extent that extra traffic is drawn into the area or that more land than necessary is lost to 'employment' uses.

Local Employment Sites

7.7.12 Outside the Strategic and Borough Employment Areas, there are a number of other sites which provide, or are capable of
providing, local employment opportunities. These sites include those on the fringes of S.E.A.s and B.E.A.s, scattered large sites and a considerable number of smaller sites dispersed throughout the Borough including its residential areas. There are many such sites and consequently, they have not been defined on the Proposals Map. As the policy applies to sites in employment use, once developed, the policy no longer applies. Hassop Road area, Local Employment Site is the subject of a separate Policy (EMP23) in Section 7.9 of this Chapter and is defined on the Proposals Map.

7.7.13 In recent years a number of these sites have come under intense pressure for redevelopment for alternative uses, mainly new retail development and housing, and substantial amounts of land have been released to such uses. In some cases, proposals for
alternative uses have been advanced while employment uses remain in occupation, causing considerable uncertainty and disruption to the employers and workforce involved.

7.7.14 In order to maintain local job opportunities dispersed throughout the Borough, which can mean less travel to workplaces, it is considered necessary to retain Local Employment Sites for employment use where this remains a viable and desirable option i.e. where demand for them exists and they are not adversely affecting residential amenity. This means ensuring that proposals for alternative development do not directly lead to the dislocation of existing industrial and business activities unless they are adequately relocated locally. These sites can be especially important in providing the types of premises suitable for small firms and for new enterprises, including those established by people from ethnic minority communities in the Borough.

7.7.15 Generally the Council will encourage the continued occupation of Local Employment Sites by employment-generating uses, either through the continuation of existing uses or through redevelopment for new industry, business or warehousing activities. However, where an employment use causes severe disturbance in relation to surrounding residential uses it may be appropriate for the use to be extinguished (see Policy EMP13). Where such intrusive uses need to be removed, it may nevertheless still be possible for the site to be redeveloped to accommodate employment uses that have an acceptable impact on the local environment. In permitting new employment uses on existing sites within residential areas, careful consideration will be given to the effect of the proposal on neighbours. Policy H28 in Chapter 5 precludes the establishment of new incompatible uses in residential areas. Conditions such as those limiting the hours of operation and, on traffic generation grounds, restricting the uses within the B1 Use Class may need to be imposed and environmental improvements ensured.

7.7.16 Some Local Employment Sites, by virtue of their siting, size or access, may be unsuitable for redevelopment to meet modern standards for employment uses. Where this is the case, alternative uses in accordance with Policy EMP9 (a) and (b) will be permitted if it can be shown that there is no effective demand for the existing premises for industry, business or warehousing use, and there is no reasonable prospect in the medium term of re-use. Lack of effective demand will normally be demonstrated by, for example, the vacancy of comparable land or premises in the vicinity or by the lack of success in finding an occupier after vigorous marketing efforts. The vacancy of the premises for at least two years despite marketing efforts would generally be seen as confirming a lack of effective demand.

7.7.17 In order to offset the loss to the community of the employment potential of Local Employment Sites, development in the circumstances indicated in Policy EMP9 should normally provide for housing including affordable housing. Other uses which may be appropriate are community facilities and open space. In some accessible locations, however, Local Employment Sites can provide a useful means of accommodating demand for new shopping facilities that does not conflict with the Council's shopping policies, for example adjacent to town centres.

7.7.18 As a general rule, the Council will positively identify sites for alternative uses only after they have become vacant, and it is evident that the site is no longer appropriate for employment purposes. In such circumstances the Council will prepare Planning Briefs for their redevelopment. Exceptionally, in open space deficiency areas the Council will identify sites that are suitable for the creation of new open space in advance of their vacation by employment uses.

The Environmental Impact of Employment Development

7.7.19 As regeneration has proceeded apace within the Borough many areas perceived as 'dirty' industrial estates have recast themselves as modern business / industrial areas. This has required a careful balance, however, between traditional industrial activities, waste uses and car repairs on the one hand, and modern light industrial and business premises on the other. Whilst Strategic and Borough Employment areas will be the most suitable locations for uses harmful to residential amenity it is also important to have regard to the impact of development on other employment uses. The character of the particular part of the employment area is crucial. Some are suitable for 'bad-neighbour' uses, whilst other parts, particularly 'Business Zones', may not be.

7.7.20 In the case of car servicing (as distinct from major repairs), special problems can arise. Firstly, the servicing activities themselves can generate significant levels of private car traffic. Secondly, the servicing activities are often associated with car sales (which is a separate sui-generic use class), an activity which on its own is more suitably located on the fringes of shopping areas (see the special policy contained in the Town Centres and Shopping chapter). In considering applications for such uses in employment areas, the Council will need to have special regard to the balance between repairs and sales (so that the sales are ancillary to the employment use) and the use is located in a way that is compatible with the functioning of the area as an employment area. Conditions will be used to maintain a minimum proportion of car repair floor space.

7.7.21 Despite the benefits of mixed-uses there will still be some uses, especially those falling within the B2 general industry use class, that are best sited away from residential areas. In this way residential amenity can be protected and it can be ensured that the operations of business are not prejudiced by the operation of environmental health controls. Non-residential developments adjoining residential gardens are covered by SPG17.

Regeneration of Employment Areas

7.7.22 Although a lot of progress has been made in modernising Brent's industrial estates, particularly in Park Royal which has benefited from the promotion of renewal by Park Royal Partnership and the regeneration funding provided by Harlesden City Challenge, the Single Regeneration Budget (SRB) and Assisted Area status, and in the Wembley Stadium estate where the SRB is funding infrastructural and environmental improvements, there are nevertheless still many areas which display problems of inadequate infrastructure and structural obsolescence. In order to continue tackling these problems the Council will continue to promote and encourage renewal, particularly in the Strategic Employment Areas, by bidding for funds as well as undertaking improvements directly when resources permit. This should in turn encourage private investment and confidence in the main employment areas.

7.7.23 The regeneration of employment areas has and will be considerably assisted by the co-ordination of improvements to the public realm to improve the image of these areas. This will also require high standards of design and landscaping and the prevention of intrusive advertising.

Bad-Neighbour Uses

7.7.24 Because Strategic and Borough Employment Areas provide locations where the disruptive effects of industrial activities on residential areas can be minimised, they are the only locations in the Borough where potentially polluting industrial activities are likely to be environmentally acceptable (see policies EP4 and EP5 in Chapter 4). They can also offer the most suitable locations for a wide range of quasi-industrial activities such as open yard uses and car repairs. Car repairs that involve environmentally-disruptive activities such as panel beating and paint spraying can most satisfactorily be located in Strategic and Borough Employment Areas.

7.7.25 Considerable problems are often encountered in accommodating open yard uses, such as those connected with the building and waste recycling trades. These uses generally have an adverse impact on the amenity of neighbouring occupiers. Where overall planning benefits can be achieved, such as securing the removal of such uses from sites where they cause severe disturbance, the Council will consider assembling sites in suitable locations to accommodate these uses. In identifying sites particular attention will be paid to compatibility with neighbouring uses.

7.8 TYPES OF EMPLOYMENT DEVELOPMENT

Business (B1) Developments

7.8.1 Business developments can provide for a variety of types of employment use. In order to comply with the Government's Strategic Guidance, the Council will generally require developments to be designed so as to be capable of accommodating the full range of uses covered by the Business Use Class. The Council publishes Supplementary Planning Guidance SPG18 on Employment Developments including guidelines for the flexible design of Business development. In Town Centres, however, the attraction of additional large vehicles associated with an industrial use would be detrimental to the functioning of the town centre. In these circumstances, proposals designed to accommodate office uses only will be acceptable.

7.8.2 Not all parts of Strategic and Borough Employment Areas have good public transport access. The Council is working to improve public transport in the Borough especially to areas where employment uses are concentrated, but until those improvements are secured the Council regards only certain locations as being suitable for Business Use developments, with their higher employment densities. It is also important that the servicing of general industrial activities is protected as far as possible from the higher private car traffic generation associated with developments accommodating all the uses within the Business Use Class. Accordingly the Council has identified Business Zones within its Strategic and Borough Employment Areas for the accommodation of Business uses. The location of these Business Zones are shown on the main Proposals Map. The location and extent of these Business Zones will be reviewed from time to time as significant changes in public transport accessibility occur. (See also Policies in Part I of this Plan and section 6.7 of the Transport chapter.)

7.8.3 New developments designed for Business Use purposes will generally be considered appropriate outside Business Zones only in two circumstances: firstly, if the scheme as a whole helps to eliminate deficiencies in the public transport infrastructure, whether in local access to the public transport system or more general deficiencies in the area, sufficient to upgrade public transport accessibility to the required degree. This could for example include the introduction of a new bus service in association with a proposed business development. Alternatively, business uses could be permitted at a location where a new rail station, for example, was to be constructed. The second circumstance in which developments designed for Business Use purposes will be considered appropriate outside Business Zones is where the proposal concerns a sensitive site on the boundary of a S.E.A. or B.E.A., where general industrial development would have an adverse impact on residential neighbours. As indicated in para. 7.7.3, exceptions to policies may be made to permit the re-establishment of existing uses. Special consideration will be given to proposals for redevelopment for B1 purposes of premises in existing Business use.

Purpose-Built Office Accommodation

7.8.4 With the introduction of the new Business Class, an increasing amount of office accommodation is provided in multi-purpose business units: nevertheless proposals for purpose-built accommodation continue to come forward. The Council wishes to encourage such developments but also to ensure that their scale is compatible with their surroundings and with the level of accessibility, particularly by public transport. Policy EMP15 sets out the scale of development considered appropriate in different parts of the Borough. These policies apply both to stand-alone office developments and to the office component of mixed schemes.

7.8.5 The Wembley Park Area, having good public transport accessibility, has long been regarded by the Council as the most suitable location for major office development. Public transport improvements associated with the regeneration of the area, particularly the public transport improvements associated with the development of the new National Stadium, will enhance the accessibility of the area. Additionally, it is considered that, among the Borough's town centres, only Wembley is capable of accommodating major office development. With improvements to public transport, the Northern, Western, and Eastern (around Willesden Junction Hub see policy TRN6) gateways to Park Royal are also considered to be suitable major purpose-built office locations.

7.8.6 Many of the remainder of the Borough's town centres can also provide an appropriate environment for office employment. It is in these town centres that shopping and lunch-time facilities are available for office workers. Moreover the Borough's town centres are relatively well-placed with respect to public transport services. Providing that the scale of the accommodation is in keeping with the town centre, new office developments can also assist in the regeneration of the centre not only through physical improvements in the appearance of the centre but also by bringing additional weekday trade to the shops and services there. The Council will encourage, through agreement, the availability of office car parks for public use outside office hours (see policy TRN25). In considering applications for office development in these locations, regard will be had to the way in which the proposed development complements the role of the town centres and contributes to their modernisation and regeneration.

Business Parks and Technology Parks

7.8.8 London only had three business parks (with permission for a fourth) and four technology parks in 2000 - in comparison to other major cities this is a significant underprovision. They generally represent high quality environments of modern purpose-built premises in a landscaped setting. Where proposed as technology parks they can be attractive to high technology firms such as those in computing, biotechnology, electronics and the media, often with technology transfer links to academic and / or research institutions. PPG 12 stresses the importance of these ‘knowledge clusters’ in securing international competitiveness. Some smaller scale parks can be attractive for incubator units; others offer space which can maintain expanding firms within London, whilst others can be especially attractive for inward investment purposes for UK headquarters. The former London Planning Advisory Committee proposed 'Business Parks in an Urban Setting' to help counter the attractiveness of Business Parks in the South East outside London.

7.8.9 Strategic Guidance and LPAC advice both recognise the potential and importance of this sector. Brent has particular potential to make provision in that:

• there are good transport links to Heathrow airport and Central London; and
• suitably located land is available.
A number of major sites have been identified in the inset plans, in addition there will be a need to secure the Research and Development Function (B1b) and technology transfer links to local institutions. The industrial area immediately to the east of the proposed National Stadium, is a possible suitable site. Park Royal has a number of major sites with potentially good public transport links. Each of these areas meet the criteria for LPAC’s ‘Business Parks in an Urban Setting’.

Alternative Use of Redundant Offices

7.8.10 Recent years have seen an oversupply of offices across London and for much of the vacant space there is little current demand for its re-occupation as offices and there is unlikely to be any in the foreseeable future with potential office occupiers generally preferring new purpose-built accommodation. This is a particular problem in Brent with the Borough's main office location, i.e. Wembley Park, having experienced a very high vacancy rate (about 37,000 m2 estimated to be vacant in the Wembley area alone in 1997). In such circumstances it is appropriate to allow the conversion or redevelopment of redundant office buildings to other uses and, in particular housing because of the overriding need identified. However, not all former office buildings in the Borough are suitable for conversion or redevelopment as residential accommodation, particularly those in Strategic & Borough Employment Areas. Other appropriate alternative uses, depending on the level of public transport accessibility, include hotels and educational use.

General Industry

7.8.11 As noted earlier, the Strategic and Borough Employment Areas are best suited to the long-term retention of industry. As well as providing an environment suited to the operational needs of industry itself, these areas have been defined on the basis that their location minimises any adverse impact on residential areas. They are thus the areas in the Borough where circumstances are appropriate to provide good quality sites for general industry in accordance with Strategic Guidance. In a limited number of instances, however, the boundary between the employment area and residential areas may be a sensitive one: in these circumstances it may be necessary to restrict development to light industrial uses (see Policy EMP10).

7.8.12 Conformity with the Council's standards and guidelines for general industrial development will ensure that, in speculative proposals, good quality space is provided that has the flexibility to accommodate a wide range of potential industrial occupiers, including small businesses and light industrial uses (B1(c)). (The Council's guidelines on industrial development are set out in Supplementary Planning Guidance, SPG18.)

Warehousing

7.8.13 In recognition of the inter-relationship between industry and warehousing (storage and distribution) and the need to ensure flexibility in employment developments, the Council encourages schemes designed so as to accommodate both industry and warehousing and requires that flexibility in units of less than 2,500 sq.m. (27,000 sq.ft). The extra heavy traffic generated by major distribution warehousing developments can, however, be an unwelcome addition to the levels of traffic on an already congested road network. Proposals for very large warehouses (over 10,000 sq m) are most likely to be acceptable in the Neasden Strategic Employment Area and that part of the Park Royal Strategic Employment Area adjoining Abbey Road and to the north of the canal. This is because such schemes are likely to generate substantial movements of large articulated lorries and these areas have immediate access to the strategic road network. The Neasden SEA has the added advantage of rail access. Elsewhere, the environmental impact of warehousing development will need to be carefully assessed.

7.8.14 The overall extent of warehousing development will be kept under review to ensure that the Strategic and Borough Employment Areas continue to provide adequate space and an appropriate operating environment for industrial activities and, in Business Zones, for Business uses.

Creative Industries

7.8.15 Recent forecasts suggest that employment in creative industries may increase by 10,000 workers in the decade up to 2007 (LBB Employment Land Demand Study, December 2001). These industries include audio-visual (film, TV, music), printing & publishing, advertising, design, visual arts, crafts and the performing arts. These have been a major source of small business growth and, being a highly innovative sector, has led to London being seen as at the 'cutting edge' in a number of fields. This has multiplier effects in other industries such as tourism. However, start up businesses require the provision of cheap, small-scale premises, but they can often be out-bid by higher value activities.

Work-Live Development

7.8.16 Work-live accommodation is the provision of integrated working and living accommodation within a single self-contained unit. This form of accommodation can provide a means for new business to establish itself by reducing costs as well as providing accommodation for a wider range of uses embracing the full range of B1 (business and light industrial) uses and contribute to regeneration by bringing derelict sites and buildings into use. They can also significantly reduce the need to travel. They have proved to be popular elsewhere in London with the new 'creative' industries and there has been substantial interest in developing work-live units in Brent. Work-live units are subject to Policy H2.

7.8.17 Work-live units are what is known as a 'composite' B1 (business) and C3 (dwelling) use. Being a composite use there would normally be 'permitted development' rights to change to solely one use or the other; these rights will have to be removed by condition, as would other residential permitted development rights, to prevent the loss of the employment element. In order to ensure that the Plan’s strategic aim of protecting employment land is not compromised, proposals on existing or former employment sites will be required to demonstrate that the residential element will be subsidiary to the work element. An indicative ratio of 70:30 in favour of the work element will be sought.

Home-Working

7.8.18 It is recognised that working patterns are changing and innovations in information technology make it increasingly possible to work from home. Home-working provides a valuable source of employment for residents who cannot travel to work or who prefer to work at home.

7.8.19 In view of the problems with high unemployment within the borough, home-working is consistent with the Council's employment objectives and contributes towards key sustainability objectives (from reduced traffic congestion and its associated pollution). It is often the first stage in the establishment of small businesses, encouraged by PPG4, which also recognises however, that where the employment use becomes intrusive or dominant, planning permission should be required and may be refused. PPG4 also advises local authorities to take steps to ensure that such developments are effectively controlled.

7.8.20 Whether home-working requires planning permission or not depends largely on the scale of the activities. Permission is likely to be required where -

• The scale of the business use is such that it cannot be considered wholly ancillary to the residential;
• The business results in a marked increase in traffic or people calling;
• The business involves activities unusual in a residential area;
• The business disturbs neighbours at unreasonable hours or creates other forms of nuisance such as noise or smells;
• Out-buildings (such as garden sheds) are used for commercial storage, with regular deliveries being made.

7.8.21 The plan’s policy on this issue is intended to facilitate small scale homeworking, and not larger scale activities, particularly those in the B2 or B8 Use classes (such as car repairs) which would cause environmental nuisance, detriment to residential amenity or take the dwelling out of residential use.

7.8.22 Conditions may be imposed to ensure that the homeworking element is used only by those who live in the residential unit. Any permission granted would be for a limited period only, in order that the Council may retain the power to require the employment use to cease, if nuisance is caused. The Council may also impose a condition limiting the employment use to a single stipulated use, in order that the character of the use permitted does not change without its prior and express consent, and may consider making the permission personal to a named person or persons, where it feels these safeguards to be necessary.

7.8.23 This policy does not however, aim to restrict residents' permitted development rights to carry on their own trade or profession from home, where this is done in a way which does not cause nuisance, and where the premises continues to be used primarily for residential purposes.

7.9 SPECIAL POLICY AREAS

Hassop Road

7.9.1 This area of Local Employment Sites, with its main road frontage on to Cricklewood Broadway, is a long-established busy employment area. Many of the small businesses which front both sides of Hassop Road cause problems to the access and servicing arrangements in the road itself and partly in the adjoining residential area.

7.9.2 Although these businesses do cause problems, many have lawful use rights and the Council has very little control over them. In the special environmental circumstances of this area, it is important, however, to ensure that future piecemeal development or redevelopment of the area will result in a reduction of adverse impacts and improved operating conditions within and around the area. Policy EMP23 sets out the special considerations which are relevant to this area. In addition, the Council will have regard to its guidelines for development in the area, set out in Supplementary Planning Guidance (SPG16). Consideration will be given to the introduction of 'Permitted Parking' in adjoining residential streets.

Staples Corner North (Brentwater Estate)

7.9.3 The Brentwater estate is that part of the Staples Corner SEA north of the A406 North Circular Road. Here regeneration is hindered by a poor environment, fractured land ownership patterns and poor means of access.

7.9.4 Although it is directly served by the trunk road network, the access points onto it are sub-standard. It consists of several narrow sites, most with direct access to the A406, some requiring their own signalling arrangements which interrupt the flow of traffic on the A406. Proposals to improve this have been dropped from the national road programme because of the low accident record.

7.9.5 The main issue however, is that the poor access is hindering the potential to rectify the Borough's shortage of modern industrial units with good access to the trunk road network. The Council will, therefore, continue to press for the re-introduction of proposals to the national road programme on regeneration grounds. In the interim, as sites come forward for development, the Council will examine, on a site by site basis, the scope for improvement and will encourage the consolidation of sites into more developable parcels.

Foreword

Introduction

Strategy

Built Environment

Environmental Protection

Housing

Transport

Employment

Town Centres & Shopping

Tourism, Entertainment & the Arts

Open Space & Recreation

Community Facilities

Waste

INSET PLANS

Park Royal

Wembley Regeneration Area

Site Specific Proposals

Glossary

Borough-wide maps