Part B Development Management Policy - Draft Local Plan for Buckinghamshire (Reg 18)

2. Development Management Policies - Economy

2.11.4 The net target for new employment development in the Local Plan is 45.9 hectares. The target is derived from the evidence in the Lichfield's Employment and Retail study (2025). The Local Plan will deliver this employment land through new allocations, a supportive employment policy, intensification of existing sites and through the protection of current employment sites from loss to other uses. New employment land can be delivered from smaller schemes such as through rural diversification, mixed use developments and redevelopments.

2.11.5 Employment is defined as land within use classes E part g, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987, i.e. offices, light and heavy industry, research and development, storage, distribution and warehouses. Sui generis uses which are similar to these use classes will also be assessed under these policies.

2.11.6 The delivery of employment land links closely to the draft Buckinghamshire Growth Plan (2025). The Plan seeks to deliver productivity growth across Buckinghamshire with a focus on existing high-growth sectors and growing the small and medium sized business community within existing and future employment sites which includes the sub-regional town centre areas of Aylesbury and High Wycombe.

2.11.7 Some types of employment development are of national importance under the NPPF. These are called Modern Economy Uses and those that are relevant to Buckinghamshire are Data Centres and Laboratories. Data centres are covered by Policy EC04 Data Centres.

2.11.8 Nationally, permitted development rights to convert offices and light industrial units to housing will inevitably reduce the supply of employment floorspace in Buckinghamshire. Any changes arising will be monitored during the plan period and the supply of floorspace will be managed to ensure that an appropriate supply of premises continues to deliver an up-to-date portfolio of employment land attractive to the market.

2.12 Strategic and Key Employment sites

2.12.1 There are specific Local Plan policies for the Enterprise Zones and Employment sites at Westcott and Silverstone and for the Pinewood Studios site. These have additional policy requirements because the scope for new employment development at these locations is part of the wider Local Plan and the Buckinghamshire Growth Plan for economic growth needs.

2.12.2 Strategic and key employment sites are a vital part of the Buckinghamshire economy, and their protection will help the economy grow in future. The sites have been assessed in the Lichfields Employment and Retail study (2025) and their protection for employment is recommended in the Employment site hierarchy within the study. The policy aims to protect their economic contribution and to support developments which complement the uses already on the sites. This would apply to small scale support facilities such as on-site cafes and other infrastructure which are ancillary to their main role. Developments which facilitate a better working environment on the sites are also within the scope of the policy for ancillary facilities, e.g. for healthy food opportunities, green space and active travel.

2.12.3 This policy is in line with paragraph 86 of the NPPF that planning policies should set out a clear economic vision and strategy which positively and proactively encourage sustainable economic growth. The map below shows the sites assessed in the Employment Land review.

Strategic and Key Employment Sites Interactive Map

2.13 Other Employment Sites

2.13.1 Development proposals which help deliver good quality premises attractive to the market are important to local economic growth. It is accepted that some changes to current employment sites will be needed so that stock can be renewed, regeneration / mixed use schemes can proceed and so that Buckinghamshire's employment stock is attractive to the market. It is important that the policy is sufficiently flexible to avoid long term vacancies which in themselves can undermine interest in an area. This is especially important in town centre locations. Combining residential, commercial, and employment spaces can create vibrant, sustainable communities. Developments which facilitate a better working environment on the sites are also within the scope of the policy for ancillary facilities, e.g. for healthy food opportunities, green space and active travel.

2.13.2 If businesses are proposed to be relocated, they should ideally be within Buckinghamshire, dependent on their specific circumstances to ensure that their contribution to the local economy continues. This policy applies to the loss of employment within Buckinghamshire, in rural and urban areas.

2.14 Skills and Local Employment

2.14.1 The Buckinghamshire Skills and Employment Strategy 2024-2029 sets out a range of measures to support and enhance local skills and employment. This Local Plan policy is a key part of this Council strategy. It will help ensure that there are localised benefits from new development in terms of jobs and training. This can relate to the construction phase of a development, but it may also be relevant to the day-to-day operation of a development, e.g. an office, warehouse or factory.

2.14.2 This policy links with the Council's Corporate Plan^[5] (2025) protecting the vulnerable and increasing our prosperity (bullet 2).

2.14.3 This Policy can help improve basic skills. For example, 26,930 Buckinghamshire residents aged between 18 to 64 years old had no qualifications in 2021 (Census). There were 9,600 Buckinghamshire residents who are not in work but wish to and require support to do so (2023 Population Survey – ONS). Measures that provide training or support individuals to gain qualifications contribute to the local economy, life chances and quality of life.

2.14.4 The term local within this policy relates to Buckinghamshire. This policy will be implemented with the use of section 106 legal agreements. Financial contributions could include support towards training and employment schemes within Buckinghamshire. Applicants will need to confirm that they accept the principle of a Local Employment and Training section 106 Agreement as part of the supporting documentation with their planning application.

2.15 Data Centres

2.15.1 Data centres are referred to in the NPPF as nationally important infrastructure to support economic growth. There is no defined national or regional need for the number and capacity of new data centre provision. There is very significant pressure for data storage, especially for cloud computing in businesses and local institutions expands.

2.15.2 The Modern Economy study for the Local Plan shows that Buckinghamshire is an important location for the development of new data centres. The Ivers area is within the Slough – Hayes availability zone as a prime location for data centre provision. The study recommends that the Local Plan should have a specific policy and may need site allocations for new data centres. The need for clear support for data centres is set out in the NPPF paragraphs 86 and 87.

2.15.3 In Buckinghamshire there is one data centre under construction in Saunderton and one in operation at the Cressex Business Park. Four others have been permitted, these are at Thorney Business Park, Dromenagh Farm, Woodlands and Court Lane Iver.

2.15.4 Data centres do not generate significant levels of direct employment, and their provision may not count towards meeting the Local Plan targets for new employment land. However, they are needed to meet national needs for data storage and processing, supporting economic growth.

2.15.5 The electricity supply capacity criteria also relate to back-up power supply systems. Applicants should engage with the National Energy Supply Operator (NESO) to secure evidence of electricity supply. This should include a response from the electricity distribution network operator showing an electricity connection agreement, any modification agreement with their electricity supplier and a likely electricity supply connection date. The criteria relating to ancillary uses is needed because future innovations may see a requirement for smaller scale data centres to support local schools, hospitals or businesses for their data storage needs. Data centres need to have back – up energy supply to provide consistent services and may require large areas for diesel storage. This could impact on source protection zones for water supply and upon air quality. Other policies in the Local Plan address flood risk and water supply.

2.15.6 There is a specific reference to local skills and employment requirements in this policy because the Use Class of data centres can be uncertain, depending on the type of premises proposed. This gives certainty that the Council will expect contributions to local skills and employment from these developments.

2.16 Silverstone Circuit and Silverstone Park Enterprise Zone

2.16.1 Silverstone Circuit is a motor sports venue of global significance and international importance, and, as an iconic destination, it attracts visitors from across the world. The Circuit also lies at the heart of the British motorsport industry where the motorsport business cluster referred to as the Silverstone Technology Cluster has grown and established and as a whole, making a valuable and significant contribution to the local and national economy.

2.16.2 The Silverstone Enterprise Zone comprises 27.2 hectares of land to the west of the circuit.

2.16.3 The Local Plan policy aims to support the continued success of this important economic asset. The Silverstone Visioning 2035 Study^[6] sets out the longer-term vision for Silverstone and the Local Plan policy is in accordance with that.

2.16.4 The Circuit straddles the boundary between Northamptonshire and Buckinghamshire with the northern part coming under the jurisdiction of West Northamptonshire District Council and the southern part coming under the jurisdiction of Buckinghamshire Council (BC). The policy refers to the focus of growth being within the wider Silverstone Park, as a reflection of the opportunities at this site. The intention is that enhancements at the Park will support the success of the Circuit.

2.16.5 The Local Plan policy framework is in accordance with the implementation of current commitments which are part of major planning permissions for mixed use development comprising education, including on-site student accommodation, etc.

2.16.6 The Policy provides a part of a holistic framework for the development of Silverstone Circuit and Silverstone Park.

2.17 Westcott Venture Park Enterprise Zone and Strategic Employment site

2.17.1 The Westcott Enterprise Zone and strategic employment site is an advanced engineering and space hub and a key economic asset for Buckinghamshire which forms the Westcott Space Cluster. It is a centre of excellence in rocket propulsion, 5G and autonomous systems Research and Development. The main employment sectors at the site are space, automotive technology, distribution, manufacturing, engineering, waste recycling, and renewable energy. Westcott Venture Park is one of the largest employment sites in Buckinghamshire and is currently home to about 90 businesses.

2.17.2 The designated Enterprise Zone is 35.4 hectares. The wider strategic employment site is 198.0 hectares. It adjoins the A41 8km north-west of Aylesbury.

2.17.3 The continued success of the site needs to build on its strong history of partnership working, for example with the Satellite Applications Catapult, UK Space Agency, government departments, businesses and education providers. The shared ambition is to grow the Westcott Space Cluster within the site and drive inward investment and development of existing and new facilities to support the Uk space and related industry sectors. 

2.17.4 The flexibility in uses for the site within this policy is intended to support its longer-term success. This should enable businesses to respond to new innovations and changing market conditions. This will also help address the specific locational characteristics of the site as its out-of-town location currently presents a challenge for attracting new firms and workers.

2.17.5 There is a need for short term / temporary residential accommodation within the site to support the drone testing, anti – gravity chamber and unique bespoke innovation opportunities within the site. This is because the facilities can be hired for short term periods and having the chance to stay at the site will enable firms to make the best use of the facilities. This enhances the overall success of the site.

2.17.6 The level of any housing proposals should be subordinate to the main function of the site for employment. For example, they will need to be located away from areas of the site used for rocket testing and other potentially sensitive uses so that they do not create a constraint to the success of the businesses on the site. This is the only strategic employment site where new small scale housing proposals are potentially suitable as a result of its specific location and characteristics.

2.17.7 Ancillary uses have already been provided to enhance the attractiveness of the site, such as the Skylark conference centre and restaurant, but further facilities and improvements may be needed. It is important that the policy supports these.

2.18 Pinewood Studios

2.18.1 Pinewood Studios is a site of national and international significance. It is located within the nationally important West of London Screen cluster. The Pinewood West and East sites are not within the Green Belt. There are associated extant planning permissions on land to the south and north which are within the Green Belt.

2.18.2 The site has grown over recent years with a partly implemented permission on land to the south in 2013, permission in 2022 under PL/20/3280/OA (Outline planning permission with all matters reserved (except for principal points of access) for the phased development of a screen industries global growth hub of up to 750,000 sq. ft) and permission on land to the south and north of the site under application PL/22/2657/FA (for film production buildings, education and business hubs).

2.18.3 Creative industries are an important sector for Buckinghamshire and are one of Buckinghamshire's economic strengths. A supportive policy for Pinewood studios will help deliver the economic growth ambitions in the Council's draft Local Growth Plan.

2.18.4 A planning policy context for any future proposals is necessary because the retention and growth of this unique site for film and TV production is extremely desirable. Therefore, the Policy allows for new development within the site boundary for film / TV studio and related uses to provide an opportunity for growth and updating of the premises within its wider Green Belt location.

2.18.5 If it is proposed to redevelop or re-use all or part of the site, the Council will need to be satisfied that TV / film production use is no longer required or viable.

2.18.6 As the site currently contains employment generating development, redevelopment should only be for another employment generating use. Any new uses at the site should include provision for the mitigation of transport impacts because the site is not well located in relation to public transport.

2.18.7 In the event of the site being redeveloped or re-used there should be a reduction in the footprint of buildings to create a more spacious form of development appropriate to a site virtually surrounded by Green Belt. Substantial landscaping should be an integral part of any development.

2.19 Rural diversification

2.19.1 This policy sets out the approach of Buckinghamshire council for development proposals to support the rural economy. It covers change of use and diversification of rural and farm buildings to other employment uses. Employment uses are defined as offices, industrial and warehousing under use Classes E (g), B2 and B8 of the Town and Country Planning, Use Classes Order 1987 as amended by subsequent legislation. Sui generis uses which are similar to these use classes will also be assessed under these policies.

2.19.2 National Planning Policy Framework 2024 paragraphs 88 and 89 support the need for economic growth in rural areas to create jobs and prosperity.

2.19.3 The re-use and adaptation of existing rural buildings located in the countryside is important to meet employment needs in rural areas and provides the opportunity to maintain a viable business. It encourages the creation of new sustainable rural enterprises and often provides premises for start-ups and small and medium enterprises. The demand for new building in the countryside can be reduced by reusing rural buildings, avoiding leaving an existing building empty or underused. Buckinghamshire Council will seek to prioritise the re-use or conversion of existing buildings over the development of new buildings.

2.19.4 Diversification in the Chilterns National Landscape will need to have regard to Social and Economic Wellbeing objectives of the Chilterns Management Plan which seeks to continue a functional working landscape with a viable rural economy. The Management Plan intends to address skill shortages in key occupations required to maintain the National Landscape.

2.20 Tourism

2.20.1 Tourism plays an important role in generating income for local residents. Buckinghamshire is a popular tourist destination, providing leisure and recreation activities for its own residents and those visiting. Much of Buckinghamshire tourism offering is based around our heritage and history and our built and natural environments. Attractions including National Trust properties such as, Stowe, Waddesdon Manor, Hughenden Manor and Cliveden, Discover Bucks Museum (our county museum), as well as Chilterns National Landscape, country parks such as Langley Park, and the motor racing circuit at Silverstone.

2.20.2 Buckinghamshire's tourism sector in 2022^[7] comprised of 169 visitor attractions, 115 annual events and over 1,000 places to stay. Tourism within Buckinghamshire consists of 2,125 businesses employing more than 21,000 people. Many of our tourism businesses are 'micro' businesses (under 10 employees) which gives opportunities to cluster, curate and promote the broad range on offer at the level of place.

2.20.3 Tourism development within Buckinghamshire is generally welcomed, which can provide opportunities for employment and a means of supplementing rural incomes, as well as supporting our town centres. However, it can have negative impacts on the surrounding area if located insensitively, is out of scale with its context, or if it fails to take proper account of local character and appearance. This policy seeks to locate most development within or close to defined settlements, where local shops and facilities are most accessible and stand to benefit the most. and this makes use of existing transport links

2.20.4 Applications for tourism development in the countryside will need to be justified by the applicant to show that it meets demand. Tourism development should benefit local businesses, the environment, communities and visitors in the long term.

2.20.5 The council wants to encourage visitors to Buckinghamshire whilst recognising that a balance needs to be maintained with regards to preserving the high quality environmental, historic, and cultural assets of Buckinghamshire. The re-use of existing buildings limits harm to the environment and may help farm diversification schemes.

2.20.6 Evidence supporting a countryside location should be proportionate to the scale and nature of the tourism proposal being considered. Larger tourism attractions such as museums, outdoor activity centre or hotels may have a significant impact on the countryside and the local road network, so in these cases more comprehensive supporting evidence will be required.

2.20.7 Seasonal structures related to tourism such as marquees can provide additional support to the local economy. Proposals of this type should be temporary in nature and not have an adverse impact on the landscape.

2.21 Retail Hierarchy

2.21.1 The NPPF requires us to define a hierarchy of town centres and promote their long-term vitality and viability.

2.21.2 All centres have designated centre boundaries. Sub-regional town centres also have a designated Primary Shopping Area (PSA). Primary shopping frontages are designated in sub-regional town centres and town centres. The boundaries of centres and these designations will be defined on the proposals map.

2.21.3 Aylesbury and High Wycombe are designated as sub-regional town centres, they are the focus for retail development, serving communities within the northern and southern halves of Buckinghamshire. Other town, district and local centres play an important role as a focal point in their respective settlements / community areas but have a lesser range and choice of facilities compared to Aylesbury and High Wycombe.

2.21.4 These policies protect all centres to ensure appropriate accessibility to important facilities for all sections of the community and to ensure sustainable shopping patterns.

Table 5: Retail, food / beverage and leisure / cultural floorspace needs

2.21.5 Capacity projections indicate that an element of new retail development needs can be met in existing centres through the re-occupation of vacant units in the plan period. For example, if the shop vacancy rate reduced by 10%, this could accommodate 14,300 sqm of new space. Reducing the vacancy rate further would deliver more new space in our town centres. Larger scale new developments proposed in this Local Plan will be required to provide their own centres or small-scale shops to serve the new communities. This can also go some way to meeting the remaining retail needs of the plan.

2.21.6 The uncertainty around the forecasts and changes in shopping patterns, means the Council is likely to be looking to plan to meet the needs to 2035, and would then review the situation in a future Local Plan.

2.21.7 Further work will look at this before the next iteration of the Local Plan and we welcome views on how retail needs can be met within existing and new centres.

2.22 Development within Buckinghamshire's centres

2.23 Development for main town centre uses outside Buckinghamshire's centres

2.23.1 Shops in centres provide a vital role in supporting the sustainability of settlements, reducing the need for residents to travel to meet day-to-day needs. Retail and other main town centre uses are directed towards our existing centres. In smaller settlements, they also provide an important community function, forming a hub for village life and supporting those who have difficulty travelling. Proposals for small-scale new shops and facilities to serve local needs are supported by the plan.

2.23.2 There are benefits to the clustering of retail and other main town centre uses within centres – a cluster of complementary uses creates an attractive destination that allows residents to shop for different things, go for a drink or meal and the cinema all in one place. The impact and sequential tests in this policy seek to ensure that new development for retail and main town centre uses are located in existing centres and do not have significant impacts on their vitality and viability. The thresholds set out in this policy are informed by evidence that the small scale of many of Buckinghamshire's centres means that they are vulnerable to out of town proposals.

2.23.3 Proposals for main town centre uses in out of centre locations that pass the sequential and impact tests should be in locations that are well served by public transport and accessible by active travel routes. This will still allow these uses to support relatively sustainable travel choices.

2.23.4 Future stages of the plan will consider mixed use allocations, these will likely include an element of main town centres uses. It will not be necessary to apply the sequential and impact tests within policy EC12 to main town centre uses proposed within allocations in the plan.