CITY OF STOKE-ON-TRENT LOCAL DEVELOPMENT ...

Policy SS8Office developments (non-ancillary to other uses) which attract large numbers ofpeople on a daily or regular basis should be located within the city centre and othertown centres, having regard to the scale of development and the hierarchy ofcentres as defined in Core Policy CP4.City Centre high quality, high density business development should be located inthe business quarter or within the city centre boundary as first preference location.Applications for A2 and B1 development at ground floor premises on identifiedprimary shopping frontages will not be permitted. Only if no suitable city centre ortown centre sites are available and, having demonstrated that the type of businessdevelopment proposed cannot be accommodated within a first preference location,applications for office development will next be considered on sites consideredsuitable for office use (B1) as set out in Table 4 (second preference sites). Only ifapplicants demonstrate that there are no suitable first and second preferencelocations available or suitable will other locations next be considered. Alldevelopments outside of first and second preference locations should demonstrateneed for the proposal and will be within established built-up area boundaries andshould be in close proximity to existing public transport facilities (i.e within 500metres convenient walking distance of a centre of an appropriate scale and functionor within 500 metres convenient walking distance of a bus station or railway station).Such developments will:a) Not, either individually or cumulatively, impact upon or harm the vitalityor viability of any designated centre, within the anticipated catchments;b) Demonstrate they have been flexible about their proposed businessmodel in their consideration of alternative sites;c) Be accessible by a choice of transport modes with facilities for disabledpeople, pedestrians and cyclists;d) Promote sustainability objectives by reducing travel distances for localresidents and not significantly increase the need to travel by car;e) Not have a detrimental effect on the amenity of neighbouring residentialproperties.Reasoned Justification3.23 With the marked decline in the number of manufacturing jobs and contraction ofemployment in relatively low paid activities, there is a defined need to increaseemployment in higher value jobs as well as maintaining sites within an employmentportfolio as set out in Policy SS7.3.24 Between 1995 and 2002 there has been a transition from manufacturing towardsservices, particularly distribution, consumer and public services, but far less towardsfinancial and business services. Through a strategic approach to reversing past outmigrationfrom the Inner Urban Core and building upon a package of measures togrow economic activity in a more balanced way across different sectors of industrialand commercial development a more focused approach to allocating sites can bedeveloped for specific sectors focusing development and investment opportunities.3.25 Set within a regional planning context the Core Spatial Strategy and Area ActionPlans promote the regeneration of Stoke-on-Trent’s city and town centres. This is in29