The Government introduced new permitted development rights in April 2021 that allow owners to convert their property from industrial or commercial space (Use Class E) to a residential use (Use Class C3 – dwellinghouse/ residential) without the need for planning permission.
These permitted development rights apply in certain circ*mstances and are also subject to a prior approval process that considers several criteria which must be satisfied. Further guidance on the use classes and rules regarding these permitted development rights can be found on the Planning Portal.
OPDC wants to ensure that the employment opportunities offered by local businesses are protected and Park Royal’s status as a Strategic Industrial Location (SIL) is preserved and enhanced. The introduction of new residential uses in an unplanned manner can be harmful to businesses causing disruption to business operation and disturbance to the new residents.
The OPDC area includes London’s largest designated industrial area, with 1,700 businesses employing over 40,000 people and generating £2.1 billion a year for the UK economy. It is vital to serving the need of London’s population and businesses and supporting the regional and national economy. Business operations in the Strategic Industrial Land (SIL) area (see Proposed Article 4 Direction map for proposed SIL boundary) would include uses classified as Use Class E uses, and the new permitted development rights would allow for these to be converted to residential uses without the need for planning permission. This has the potential to erode the industrial floorspace in our area.
The protection of SIL in the OPDC area is a fundamental part of the overall planning strategy for the area. Future plans to deliver tens of thousands of new jobs and economic growth through industrial intensification would be compromised through the loss of industrial capacity and the introduction of residential uses could severely undermine opportunities to deliver future industrial development and comprehensive regeneration.
The introduction of new residential uses, in an unplanned and uncontrolled manner using permitted development rights, could also compromise the ongoing operations of neighbouring industrial premises or future industrial development because they will be more sensitive to issues such as noise, odour, 24-hour operational activity of industrial businesses and sunlight/daylight impacts.
Given the scale and importance of our industrial area to the local, London and national economy, the harm identified above poses a significant risk and potential for negative impacts. Therefore, it is considered important to begin the process of putting in place an Old Oak and Park Royal specific Article 4 direction as soon as possible.
The intention of the Article 4 direction is not to halt all changes of use of Use Class E uses to residential use. Rather, the direction will give OPDC more control over change of use applications through the planning process, to help protect the industrial area. It will also allow the consideration of other planning matters such as affordable housing or amenity space provision to be considered with change of use applications, which would not otherwise be possible with the permitted development rights in force.
