The Business Use Class (Class 4 as defined by the Town and Country Planning (Use Classes) (Scotland) Order 1997) includes, Office, Industrial and Research and Development uses. The Business Class was identified to allow flexibility among industrial, office and research and development uses which could be carried out without detriment to the amenity of any residential area.

Within Glasgow, the inclusion of office uses within Class 4 raises concern about the potential it affords for the decentralisation of office activity and the possible blighting of available industrial sites through speculative office proposals. The decentralisation of major office developments could have significant implications for the strategic office function of the City Centre and its ongoing regeneration. The City Centre office market helps support the full range of activities found in the City Centre and supports its wider economic role across the whole of Scotland. There is, therefore, a need to identify appropriate locations for specific types of business class developments in order to maximise the regeneration benefits.

The majority of the City’s office floorspace is concentrated in the Principal Office Area, located within the City Centre. Focussing major office developments within the Principal Office Area, will capitalise on the area’s accessibility, support the physical infrastructure investment which already exists and help to retain and enhance the City Centre’s architectural heritage (see policy DEV 6: Principal Office Area (City Centre)).

Higher density business developments should, therefore, be located within the Principal Office Area. Business developments elsewhere in the City, including within the City Centre outwith the Principal Office Area, should be at a lower density.

This policy identifies appropriate plot ratios for new build business class developments in specific areas.

In all instances, business developments should be located on sites which are, or can be easily accessible by foot, cycle and public transport. This reflects the guidance contained in National Planning Policy Guideline 17: Transport and Planning (NPPG17).

This policy, where appropriate, should be read in conjunction with policy CC/DES 3: Plot Ratio

Proposals for Business Class developments are acceptable in the Principal Office Area and areas covered by an Industrial and Business Development Policy Principle, with the Principal Office Area being the preferred location for major office developments. Business Class proposals may also be acceptable outwith these areas, subject to other relevant development plan policies. In all cases, proposals will require to meet the following criteria:

(i) Developments shall be located on sites which are, or can be, easily accessed by foot, cycle and public transport;

(ii) Developments shall satisfy the appropriate car and cycle parking standards (see policies TRANS 4: Vehicle Parking Guidelines and 6: Cycle Parking Standards);

(iii) New build developments shall conform to the following plot ratios:

Principal Office Area (POA) minimum plot 3.0:1, subject to maximum plot ratio identified in policy CC/DES 3      

 

Inner Urban Area maximum plot ratio 1.0:1

 

Outer Urban Area maximum plot ratio 0.6:1

Where new-build Business Class proposals also involve an element of non-business use, such as residential or retail, the non-business floorspace will be excluded from the plot ratio calculation.

Exceptions to these plot ratios will only be considered where these can be justified for townscape reasons or where there would be a demonstrable contribution towards sustainable development and travel patterns. In all circumstances, buildings shall be well designed and use high quality materials (see policy DES 3: Building Design and Materials);

(iv) Outwith the Principal Office Area, a minimum of 30% of the site area of new build developments shall comprise soft landscape treatment. Exceptions to this will only be considered in the City Centre and Inner Urban Area where these can be justified for townscape reasons. Suitable provision shall be made for landscape maintenance; and

(v) Developments shall be acceptable in respect of other relevant policies.

METHOD OF CALCULATING PLOT RATIO

Plot ratio is the ratio of gross floorspace to site area, i.e. a plot ratio of 1.5 to 1 is equivalent to 1.5 floors of accommodation over the whole site area or 3 floors over half the site.

Definition of Site Area

For the purposes of calculating plot ratio, the site area is the net area excluding any parts of the adjoining streets.

Definition of Gross Floor Area

Gross floor area is measured on the overall dimensions of the building or part of the building on each floor below and above ground and includes internal and external walls.

It includes:

(a) Stairs and lifts shafts.

(b) Corridors and halls.

(c) Covered passages by which there is no public right of way.

(d) Conference rooms, board rooms, director rooms, assembly rooms and libraries.

(e) Computer rooms.

(f) Cloakrooms and lavatories.

(g) Canteens, restaurants, cafeterias, kitchens, restrooms, recreation rooms, etc.

(h) Basements

It excludes:

(a) Car and cycle parking accommodation provided in accordance with the appropriate car and cycle parking standards.

(b) Space for commercial vehicles awaiting loading or unloading.

It may also include:

(a) Commercial car parking available to the public.

(b) Bank vaults, strong rooms, or safe deposits.

(c) Electricity sub-stations, switch rooms, boiler houses and fuel stores.

(d) Other exceptional uses on their merits.

In making decisions under (a) - (d) above, which are at the discretion of the Council, regard is paid to the nature of the accommodation in respect of which deduction is made, particularly as to the permanence or otherwise of the use to which it is to be put.

Where new build business class proposals also involve an element of non-business use, such as residential or retail, the non-business floorspace will be excluded form the plot ratio calculation.