Some industrial and business uses, including Class 4 Business Use as defined by the Town and Country Planning (Use Classes) (Scotland) Order 1997, are capable of being carried out in a residential area without detriment to residential amenity. In contrast, other forms of industrial activity could have an adverse environmental and visual impact on residential amenity and are unsuitable in residential areas. Typically, these include uses that generate unacceptable levels of noise, vibration and emissions (air quality) and which generate heavy goods traffic movements.

Light industrial uses have been located within residential areas for many years, without major conflict, with the aim of preserving and enhancing the quality of residential areas. Due to their proximity to housing, however, future development for these type of uses needs to be carefully controlled to ensure there are no adverse effects on local residents. Existing businesses will continue to be monitored.

In order to safeguard the amenity for residents in tenemental areas, there will be a presumption against the creation of new, or expansion of existing, industrial and business premises in tenement backcourt areas. The re-use of existing premises will be considered on merit having regard to the nature of the proposed activity. The main test will be the conservation and enhancement of the amenity and character of the residential area.

NEW INDUSTRIAL BUSINESS/DEVELOPMENT

Proposals for industrial and business developments within residential areas will be considered in relation to the following criteria;

(a) uses that would generate unacceptable levels of traffic, noise, vibration, and emissions, and that would be classified as bad neighbours to housing, will be strongly resisted;

(b) uses that propose or require the storage of quantities of hazardous substances in close proximity to housing will be strongly resisted;

(c) there will be a presumption against the creation of new, or the expansion of existing, industrial and business activities in tenemental areas. The re-use of existing premises will be considered on merit having regard to the nature of the proposed activity;

(d) hours of operation will be taken into consideration;

(e) access to industrial and business premises will be taken into consideration. Shared access will generally not be favoured. Proposals should aim to minimise conflict between residential and industrial and business traffic and may require road improvement and/or traffic management measures. The cumulative effects of traffic generation from industrial and business activities within and adjoining residential areas will also be taken into account;

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

(g) developments shall satisfy the appropriate landscaping standards (see policy ENV 12: Landscape Standards in New Development) and provide a good quality of boundary treatment and security; and

(h) storage accommodation for materials should be provided to ensure that the amenity of the surrounding area and appearance from nearby road frontages are not adversely affected.

Within tenement backcourt areas, the following criteria will be applied to any proposal to rebuild existing light industrial and business premises, including garages, workshops, storage or other facilities:

(i) buildings should generally reflect the height of original structure(s) and be designed in the context of the surrounding area;

(ii) roofs should preferably be pitched and covered in slate or a material that matches the predominant roof covering of the adjacent area;

(iii) good quality facing bricks or stone (if appropriate) will be used, the colour to complement that of predominant adjacent building structures. Original stonework should be retained or reconstituted wherever possible. Window and door apertures should take into account local character and design; and

(iv) any boundary walls should be constructed in a good quality brick. Chain link or similar types of fencing will only be acceptable in exceptional circumstances, i.e. in areas that are hidden from public view and cannot be viewed from adjacent tenements.

EXISTING INDUSTRIAL/BUSINESS DEVELOPMENT

Where general industrial activities exist within areas designated Residential (DEV 2), the Council will take account of their operational needs when considering development on nearby ground. New development should be designed in a manner that enhances the character and amenity of the area.