Carter Jonas continually monitors the planning and development landscape across local authorities to locate and manage opportunities. This quarterly news bulletin provides insight and analysis of the current development climate for clusters of local authorities within the home counties. This quarter we look at Berkshire and Buckinghamshire.
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Sept 2022
Local Authority insight
Regional comment piece
Buckinghamshire
Wycombe
South Bucks
Chiltern
Aylesbury Vale
BU
AV
C
SB
W
Following the opening of the route between Paddington and Abbey Wood in May 2022, the Elizabeth Line is moving closer to completion. The penultimate stage includes the opening of the service between Reading and Abbey Wood, (anticipated for Autumn 2022), before the full route opens including the service including between Reading and Shenfield (anticipated for May 2023). The new services have already increased interest from both commuters and developers in towns such as Reading (as discussed below), which will be just 45 minutes from Canary Wharf, as well as the interest in smaller localities such as Twyford, Burnham and Iver.
Contact francis
contact francis
Contact the key contributors to this research:
*Due to the outbreak of COVID-19 these provisional dates are subject to change.
explore the list for more information
Glossary
EMAIL DAVID
07866 794560
Partner, Planning
David Churchill
EMAIL FRANCIS
07787 282092
Partner, Strategic Land
Francis Truss
Our regional planning experts work out of five hubs, providing a truly national service for their clients:
EMAIL KATY
07968 562702
London
Katy Davis
EMAIL SARAH
07920 822527
North
Sarah Cox
EMAIL STEVEN
07970 796762
South and South West
Steven Sensecall
EMAIL COLIN
07771 924426
East
Colin Brown
West Berkshire
WB
Slough
S
Reading
R
Bracknell Forest
BF
explore the list for more information
Glossary
Windsor & Maidenhead
W&M
EMAIL robert
07771 898954
National Strategic Land
Robert Smith
EMAIL johnny
07557 428136
National Masterplanning
Johnny Clayton
Our national service specialists:
Critical calendar dates
Planning Appendix
This phase of Local Plan production takes place following the result of the Inspector(s) examination. Dependent on the outcome, this can involve adoption of the document through the Council’s democratic process; withdrawal of the document from examination (an acknowledgement that the document cannot be adopted); or legal challenge (either against the Inspector(s) judgement and/or the Council’s decision to adopt the document by an interested third party).
Post-Examination
More formally referred to as an Examination in Public (EiP), this phase of Local Plan production involves an examination undertaken by appointed Planning Inspector(s). The document is examined on its legal compliance and soundness, typically through a focus on various issues through hearing sessions and/or written exchanges with interested parties. It can often result in further rounds of consultation, including consideration of new/amended evidence and/or proposed modifications to the document’s content.
To pass the examination, an Inspector(s) is required to publish a ‘final report’ that concludes that the document (inclusive of any modifications) is both sound and legally compliant. The Inspector(s) can choose to recommend that the document is not adopted and/or that the document is withdrawn at any stage.
This is often a lengthy process that typically takes 8-24 months.
Examination
This phase of Local Plan production represents the chosen strategy, collection of policies and supporting evidence base that a Council considers is legally compliant and sound. The Council are required to undertake consultation on this final position (also known as a pre-submission draft), prior to the submission of the emerging Local Plan document for Examination.
Regulation 19
This phase of Local Plan production involves an exploration of the potential vision, objectives and policy options (including potential development sites) for the defined planned area – including the production and/or review of supporting evidence base documents. This phase can often take place over several consultation stages, including (but not required/limited) to:
• Early evidence gathering (such as questionnaires and internal evidence gathering) • Call for sites • Issues and options
• Preferred options • Draft policies
Regulation 18
R
W
S
W&M
BF
WB
AV
MK
C
W
Planning Appendix
This phase of Local Plan production takes place following the result of the Inspector(s) examination. Dependent on the outcome, this can involve adoption of the document through the Council’s democratic process; withdrawal of the document from examination (an acknowledgement that the document cannot be adopted); or legal challenge (either against the Inspector(s) judgement and/or the Council’s decision to adopt the document by an interested third party).
Post-Examination
More formally referred to as an Examination in Public (EiP), this phase of Local Plan production involves an examination undertaken by appointed Planning Inspector(s). The document is examined on its legal compliance and soundness, typically through a focus on various issues through hearing sessions and/or written exchanges with interested parties. It can often result in further rounds of consultation, including consideration of new/amended evidence and/or proposed modifications to the document’s content.
To pass the examination, an Inspector(s) is required to publish a ‘final report’ that concludes that the document (inclusive of any modifications) is both sound and legally compliant. The Inspector(s) can choose to recommend that the document is not adopted and/or that the document is withdrawn at any stage.
This is often a lengthy process that typically takes 8-24 months.
Examination
This phase of Local Plan production represents the chosen strategy, collection of policies and supporting evidence base that a Council considers is legally compliant and sound. The Council are required to undertake consultation on this final position (also known as a pre-submission draft), prior to the submission of the emerging Local Plan document for Examination.
Regulation 19
This phase of Local Plan production involves an exploration of the potential vision, objectives and policy options (including potential development sites) for the defined planned area – including the production and/or review of supporting evidence base documents. This phase can often take place over several consultation stages, including (but not required/limited) to:
• Early evidence gathering (such as questionnaires and internal evidence gathering) • Call for sites • Issues and options
• Preferred options • Draft policies
Regulation 18
Milton Keynes
MK
Berkshire
Please use the map below to reveal the Local Plan position, 5-year housing land supply and recent Housing Delivery Test (HDT) results for the Berkshire authorities.
Wokingham
W
Housing Delivery Test glossary
Development drivers
Critical calendar dates
Buckinghamshire
SB
The impact of the opening of the Elizabeth Line on planning in Berkshire and Buckinghamshire
You can keep up to date with Local Plan progression, 5YHLS position and call for sites opportunities through our
You can keep up to date with Local Plan progression, 5YHLS position and call for sites opportunities through our
Select a section of the map below to reveal the Local Plan position, 5-year housing land supply and recent Housing Delivery Test (HDT) results for the Buckinghamshire authorities.
Live Local Plan Monitor
Live Local Plan Monitor
Housing Delivery Test glossary
Home Counties & Housing Update
Berkshire and Buckinghamshire
West Berkshire
Local Plan position
Acro
WB
West Berkshire
Authority
Reg 18
Stage
September 2024
Anticipated Adoption
Insight
West Berkshire Local Plan Review
Emerging
document
The Local Plan Review was postponed in 2021 due to changes to the NPPF. It is still at a fairly early stage, with Regulation 19 Consultation now due to take place in December 2022.
Can demonstrate a 5YHLS?
Five Year Housing Land Supply at December 2021
Where and
When?
107% (None)
HDT Score (Action) 2020
117% (None)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for West Berkshire is 7.3 years (2021). The Council can therefore demonstrate 5YHLS and has an excellent track record in terms of housing delivery, limiting speculative opportunities. However, the Council published a Housing and Economic Land Availability Assessment (HELAA) in December 2020 and sites can be submitted at any time for potential inclusion in future updates of the HELAA.
Windsor and Maidenhead
Local Plan position
Acro
W&M
Windsor and Maidenhead
Authority
No emerging Local Plan
Stage
N/A
Anticipated Adoption
Insight
West Berkshire Local Plan Review
Emerging
document
The Borough Local Plan 2013 – 2033 was adopted in February 2022. The Council have not yet confirmed a timescale for a review of the Local Plan but are required by national policy to adopt a new plan by February 2027.
Can demonstrate a 5YHLS?
Position Statement on the Housing Delivery Test (HDT)
and 5 Year Housing Land Supply
August 2022
Where and
When?
87% (Action Plan)
HDT Score (Action) 2020
73% (Presumption)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Windsor and Maidenhead is 5.92 years (2021) and the Council can therefore demonstrate a 5YHLS. There is no emerging plan for Windsor and Maidenhead and therefore speculative development opportunities are likely to be severely limited.
Wokingham
Local Plan position
Acro
W
Wokingham
Authority
Reg 18
Stage
2023
Anticipated Adoption
Insight
Wokingham Local Plan Update
Emerging
document
The Plan was at an advanced stage and was submitted to the SoS for examination in February 2021. However, following the recent elections there was a change to the Council's political administration and the newly appointed Executive Members are now working with officers to consider the future timetable for the Plan. As a result, the proposed consultation in Summer 2022 has not gone ahead. An updated timetable for the Plan will be published in due course.
Can demonstrate a 5YHLS?
Annual Monitoring Reports (Mar '21, published Jan '22)
Where and
When?
200% (None)
HDT Score (Action) 2020
189% (None)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Wokingham is 5.1 years (2021). The Council can therefore demonstrate 5YHLS and has an excellent track record in terms of housing delivery, limiting speculative opportunities. There could be to submit sites through the emerging Local Plan, given that a new timetable is in the process of being devised.
Reading
Local Plan position
Acro
R
Reading
Authority
N/A
Stage
N/A
Anticipated Adoption
Insight
No emerging
Local Plan
Emerging
document
The Reading Borough Local Plan to 2036 was adopted in November 2019. The Council have not yet confirmed a timescale for a review of the Local Plan but are required by national policy to adopt a new plan by November 2024.
Can demonstrate a 5YHLS?
Annual Monitoring Report 2020-2021
Where and
When?
141% (None)
HDT Score (Action) 2020
130% (None)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Reading is 6.95 years (2021) and the Council can therefore demonstrate a 5YHLS. There is no emerging plan for Reading and therefore speculative development opportunities are likely to be
severely limited.
Bracknell Forest
Local Plan position
Acro
BF
Bracknell Forest
Authority
Reg 24
Stage
Autumn 2022
Anticipated Adoption
Insight
Bracknell Forest
Local Plan
Emerging
document
The Plan is at a very advanced stage, with examination hearingsl underway. The Plan is due to be adopted in Autumn 2022.
Can demonstrate a 5YHLS?
Bracknell Forest Housing Land Supply (HLS) calculation as at 1st April 2021 (dated 27th July 2021)
Where and
When?
177% (None)
HDT Score (Action) 2020
217% (None)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Bracknell Forest is 4.2 years (2021). The Council cannot therefore demonstrate 5YHLS, although have an excellent track record in terms of housing delivery. The Local Plan is at a very late stage and speculative opportunities are likely to be limited once it is adopted.
Slough
Local Plan position
Acro
S
Slough
Authority
Reg 19
Stage
2023
Anticipated Adoption
Insight
Slough Local Plan 2036 – Spatial Strategy
Emerging
document
The Plan is at a fairly early stage. No further consultation has taken place since Regulation 18 Consultation in Winter 2020/2021.
Can demonstrate a 5YHLS?
LDF Annual Monitoring Reports (18-19)
Where and
When?
78% (Buffer)
HDT Score (Action) 2020
67% (Presumption)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Slough is 2.1 years (2019) and there the Council cannot demonstrate 5YHLS, although this position is out of date and does not account for the 20% presumption that should be applied following the results of the most recent HDT (2021). Progress on the emerging Local Plan has stalled and the identification of land to satisfy housing requirements remains unresolved. Given the uncertain situation and given this, speculative opportunities could be explored.
Buckinghamshire
Local Plan position
Acro
B
Buckinghamshire
Authority
Reg 18
Stage
Early 2025
Anticipated Adoption
Insight
Buckinghamshire Local Plan
Emerging
document
Once adopted, the Buckinghamshire Local Plan will provide the planning policy context for all four of the former districts of Aylesbury Vale, Chiltern, South Bucks and Wycombe.
The Plan is at an early stage, with more advanced Regulation 18 consultations not expected until 2023. The Council is now undertaking a ‘Wider Call for Sites’ (including Greenfield sites) which closes on 11th September 2022.
Can demonstrate a 5YHLS?
N/A
Where and
When?
HDT Score (Action) 2020
107% (None)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
Five-year housing land supply position statements will continue to be published for of the former districts of Aylesbury Vale, Chiltern, South Bucks and Wycombe, although HDT covers the whole of the new Buckinghamshire District as of 2021.
N/A
N/A
Aylesbury Vale
Local Plan position
Acro
AV
Aylesbury Vale
Authority
N/A
Stage
N/A
Anticipated Adoption
Insight
No emerging
Local Plan
Emerging
document
The Vale of Aylesbury Local Plan 2013-2033 was adopted in September 2021 and will provide the planning policy context for the former Aylesbury Vale area until the Buckinghamshire Plan is adopted.
Can demonstrate a 5YHLS?
Aylesbury Vale Area Five Year Housing Land Supply Position Statement April 2022
128% (None)
Where and
When?
HDT Score (Action) 2020
N/A
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Aylesbury Vale 5.2 years (2022) and the Council can therefore demonstrate a 5YHLS. Although this will limit speculative opportunities, sites can be submitted for the Buckinghamshire Local Plan Call for Sites until 11th September 2022.
Chiltern
Local Plan position
Acro
C
Chiltern
Authority
N/A
Stage
N/A
Anticipated Adoption
Insight
No emerging
Local Plan
Emerging
document
The Chiltern and South Bucks Local Plan to 2036 was withdrawn from Examination in October 2020, following Inspectors’ very serious concerns that the Duty to Cooperate had not been complied with.
The emerging Buckinghamshire Local Plan will set out new planning policy for the former Chiltern area.
Can demonstrate a 5YHLS?
Chiltern Area Five Year Housing Land Supply Position Statement April 2022
89%
Where and
When?
HDT Score (Action) 2020
N/A
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Chiltern 2.1 years (2022) and the Council cannot therefore demonstrate a 5YHLS. Sites can be submitted for the Buckinghamshire Local Plan Call for Sites until 11th September 2022. Speculative opportunities could also be explored, although the Chiltern area is severely constrained by Green Belt coverage.
South Bucks
Local Plan position
Acro
SB
South Bucks
Authority
N/A
Stage
N/A
Anticipated Adoption
Insight
No emerging
Local Plan
Emerging
document
The Chiltern and South Bucks Local Plan to 2036 was withdrawn from Examination in October 2020, following Inspectors’ very serious concerns that the Duty to Cooperate had not been complied with.
The emerging Buckinghamshire Local Plan will set out new planning policy for the former South Bucks area.
Can demonstrate a 5YHLS?
South Bucks Area Five Year Housing Land Supply Position Statement April 2022
64%
Where and
When?
HDT Score (Action) 2020
N/A
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Chiltern 2.7 years (2022) and the Council cannot therefore demonstrate a 5YHLS. Sites can be submitted for the Buckinghamshire Local Plan Call for Sites until 11th September 2022. Speculative opportunities could also be explored, although the South Bucks area is severely constrained by Green Belt coverage.
Wycombe
Local Plan position
Acro
W
Wycombe
Authority
N/A
Stage
N/A
Anticipated Adoption
Insight
No emerging
Local Plan
Emerging
document
The emerging Buckinghamshire Local Plan will
set out new planning policy for the former Wycombe area.
Can demonstrate a 5YHLS?
Wycombe Area Five Year Housing Land Supply Position Statement April 2022
128%
Where and
When?
HDT Score (Action) 2020
N/A
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Wycombe 6.5 years (2022) and the Council can therefore demonstrate a 5YHLS. Although this will limit speculative opportunities, sites can be submitted for the Buckinghamshire Local Plan Call for Sites until 11th September 2022. Speculative opportunities could also be explored.
Milton Keynes
Local Plan position
Acro
MK
Milton Keynes
Authority
Reg 18
Stage
2025
Anticipated Adoption
Insight
Milton Keynes Local Plan Review
Emerging
document
The Plan is at a very early stage- evidence gathering is ongoing which included a Call for Sites which closed in April 2022. Regulation 18 Consultation is not expected until July 2023.
Can demonstrate a 5YHLS?
MKC Assessment of 5 Year Land Supply 2020-2024
110%
Where and
When?
HDT Score (Action) 2020
128%
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Milton Keynes is 6.02 years (2020), which is calculated against the Council’s adopted housing requirement as an up-to-date local plan is in place. Given that this is reliant on a number of strategic allocations, HLS should be monitored, although short-term opportunities are likely to be limited given that the Council has recently undertaken a Call for Sites.
BU
Soaring demand for residential flats in Reading
In the last two ‘Covid years’ the national trend has been a general shift away from apartment buying, mainly due to the desire for outside space. Reading (particularly in the town centre) has seen a counter cyclical demand attributable to several reasons, including an overall lack of supply and a rise in Build to Rent developments. Yields in Reading are good, and rents are certainly more affordable than London with the opening of the Elizabeth Line cutting down commuter times quite dramatically. This has enabled those who would traditionally look at being closer to work to now look further afield and this has contributed to the demand that Reading has been experiencing.
The town centre is resultantly becoming characterised by new development, including the unique ‘Station Hill’ development which once completed will include high-end public realm, a swimming pool, a gym and a variety of largely independent shops, restaurants and cafes.
The Windsor and Maidenhead Borough Local Plan 2013-2033 was adopted in February 2022 following a lengthy examination which started in January 2018. The plan includes a housing requirement of 14,240 dwellings over the plan period and includes the allocation of Maidenhead Golf Course and further land to the south for 2,600 homes and associated infrastructure, including schools, open space and a local centre – a site located in the Green Belt.
The inspector concluded that the site was suitable for allocation as it would make a significant contribution to the Council’s housing requirements, and the effect of removing the site from the Green Belt would be limited. Weight was also given to the fact that the development of the site was in a location consistent with the spatial strategy and would not reduce public access to open space or significantly erode the character of the locality.
Inspector backs Windsor and Maidenhead Borough Local Plan with 2,600-home Green Belt allocation
The inspector’s conclusions and the inclusion of the site in the plan is based on it's performance in relation to Green Belt criteria; taken in isolation, this suggests that Green Belt sites in other locations could come forward through allocation in development plans but clearly this is sensitive to the Local Politics and other external pressures.
Following the amalgamation of all Buckinghamshire unitary authorities in April 2020 (except Milton Keynes), work has begun on compiling the evidence the Buckinghamshire Local Plan. As part of this a call for sites is open until 11th September 2022. Despite the abolition of the four old district councils, five-year housing land supply position statements will continue to be published for each of the areas where these councils used to operate. The most up-to-date versions of these were published in April 2022 and show the following:
Development of the Buckinghamshire Plan (joint plan for LPAs in Buckinghamshire)
• Aylesbury Vale 5.2 years
• Chiltern 2.1 years
• South Bucks 2.7 years
• Wycombe 6.5 years
This provides a current window of opportunity for sites in the former Chiltern and South Bucks areas.
In July 2022, the Greater London Authority (GLA) confirmed that the West London Boroughs of Ealing, Hillingdon and Hounslow were facing electrical capacity restrictions due to the high demands of data centres in the area. This was met with deep concern by developers as it appeared to leave no electricity capacity for new developments, jeopardising future housing delivery in these Boroughs. The GLA have since stated that electric capacity constraints will not result in what has been characterised as a “ban on future housing” in those areas, although it does have the potential to impact the delivery of new development.
Electrical capacity in the M4 corridor – potential impact upon growth)
In terms of the impact upon Berkshire and Buckinghamshire; the potential for growth in these counties may similarly be impacted by reduced capacity/supply, but on the other hand, the pressure for growth could intensify on deliverable sites outside the affected areas (including the Automatic Weapons Establishment exclusion zones of Aldermaston and Burghfield). It could also result in those Boroughs in West London needing to export more demand out to locations in the M4 corridor.
Elmbridge
EL
Bracknell Forest
BF
Reading
R
Slough
S
West Berkshire
WB
West Berkshire
WB
Bracknell Forest
BF
Buckinghamshire
BU
Buckinghamshire
BU
Chiltern
C
South Bucks
SB
Milton Keynes
MK