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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October 2023
Local Authority insight
Regional comment piece
Buckinghamshire
Wycombe
South Bucks
Chiltern
Aylesbury Vale
BU
AV
C
SB
W
West Berkshire Council was one of a few Local Planning Authorities (LPAs) within the home counties which experienced a change in political control at the May 2023 local elections. In June, the new (Liberal Democrat led) administration voted to delay the examination of its local plan, noting “several major flaws” in the submission version. As a result, the proposed examination start date of early September has been pushed back until “sometime in 2024”.
The actions of West Berkshire Council align with other areas of the home counties, including Runnymede (Local Plan Review paused in June to consider changes to national planning policy), and Spelthorne (Local Plan examination paused midway through - in June - to allow newly elected members to consider the policies and implications of the new plan).
Pauses to the Local Plan process do present speculative development opportunities on the basis that LPAs are, at least under current national policy arrangements, required to have an up-to-date development plan (adopted within the last 5 years), and to be able to demonstrate a 5YHLS.
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
West Berkshire Council delays local plan examination in order to 'get new members up to speed'
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 &
Buckinghamshire
West Berkshire
Local Plan position
Acro
WB
West Berkshire
Authority
Reg 24
Stage
September 2024
Anticipated Adoption
Insight
West Berkshire Local Plan Review
Emerging
document
The Local Plan Review was postponed in submitted to the SoS for examination in March 2023. However, in June 2023 the Council voted to delay the examination in to 'get new members up to speed', with hearings likely to resume sometime in 2024.
Can demonstrate a 5YHLS?
Authority Monitoring Report 2022
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 6.4 years (2023) and the Council can therefore demonstrate 5YHLS. Speculative opportunities are therefore limited but may present themselves if the Council continue to delay work on their Local Plan Review. The Council also accept site submissions at any time to be included in future updates of their Housing and Economic Land Availability Assessment (HELAA) .
Windsor and Maidenhead
Local Plan position
Acro
W&M
Windsor and Maidenhead
Authority
No emerging Local Plan
Stage
N/A
Anticipated Adoption
Insight
No emerging
Local Plan
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?
Five Year Housing
Land Supply Position
Statement (July 2023)
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 4.83 years (2023) and the Council cannot therefore demonstrate a 5YHLS, so speculative opportunities could be explored.
Wokingham
Local Plan position
Acro
W
Wokingham
Authority
Reg 18
Stage
December 2025
Anticipated Adoption
Insight
Wokingham Local Plan Update
Emerging
document
The Plan remains fairly early stage, with the latest Local Development Scheme update setting out a new timetable for the Plan, confirming that Regulation 19 Consultation on the Proposed Submission Plan Publication will take place in November 2023.
Can demonstrate a 5YHLS?
Five Year Housing Land Supply Statement at
31st March 2022
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 3.95 years (2022) and the Council and the Council cannot therefore demonstrate a 5YHLS, so speculative opportunities could be explored, as well as opportunities through the emerging Local Plan.
Reading
Local Plan position
Acro
R
Reading
Authority
Reg 18
Stage
Summer 2025
Anticipated Adoption
Insight
Reading Local Plan Partial Update
Emerging
document
A review carried out in March 2023 has identified a need to carry out a Local Plan Partial Update. Regulation 18 Consultation is scheduled to take place in late 2023.
Can demonstrate a 5YHLS?
Annual Monitoring Report 2021-2022
Where and
When?
141% (None)
HDT Score (Action) 2020
217% (None)
HDT Score (Action) 2021
5-Year Housing Supply
Insight
The latest confirmed position for Reading is 6.17 years (2022) and the Council can therefore demonstrate a 5YHLS. Speculative opportunities are therefore limited, although opportunities may arise through the Local Plan Partial Update.
Bracknell Forest
Local Plan position
Acro
BF
Bracknell Forest
Authority
Reg 24
Stage
Autumn 2022
Anticipated Adoption
Insight
Bracknell Forest
Local Plan
Emerging
document
Plan is at a very advanced stage. Following examination through 2022, the Plan was due to be adopted in Autumn 2022 but this has been delayed, so there is some uncertainty as to whether further examination of the Plan will take place, or the Plan will be withdrawn.
Can demonstrate a 5YHLS?
Authority Monitoring Report 2021-22:
Housing
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 4.4 years (2022) and the Council cannot therefore demonstrate 5YHLS, so speculative opportunities could be explored.
Slough
Local Plan position
Acro
S
Slough
Authority
Reg 19
Stage
2024
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 (2021/22)
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 (2021) and there the Council cannot demonstrate 5YHLS. Speculative opportunities could therefore be explored, especially as a result of the uncertainty surrounding the Local Plan.
Buckinghamshire
Local Plan position
Acro
B
Buckinghamshire
Authority
Reg 18
Stage
April 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 a fairly early stage, with the Council having recently undertaken Regulation 18 Consultation. Further consultations are likely to take place in 2024.
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 September 2023
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 4.5 years (2023) and the Council cannot therefore demonstrate a 5YHLS so speculative opportunities could be explored, as well as opportunities through the emerging Local Plan.
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 and South Bucks
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 so speculative opportunities could be explored, as well as opportunities through the emerging Local Plan.
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
he latest confirmed position for South Bucks 2.7 years (2022) and the Council cannot therefore demonstrate a 5YHLS so speculative opportunities could be explored, as well as opportunities through the emerging Local Plan.
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. Speculative opportunities are therefore limited, although opportunities may arise through the emerging Local Plan.
Milton Keynes
Local Plan position
Acro
MK
Milton Keynes
Authority
Reg 18
Stage
2025
Anticipated Adoption
Insight
Milton Keynes New City Plan
Emerging
document
The Plan is at an early stage, the Council undertook Regulation 18 Consultation between January and March 2023. A further Regulation 18 Consultation is expected to take place in the coming months.
Can demonstrate a 5YHLS?
Assessment of Five-Year Housing Land Supply: 2022/23 - 2026/27
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 6.1 years (2022) and the Council can therefore demonstrate a 5YHLS. Speculative opportunities are therefore limited, although opportunities may arise through the emerging New City Plan.
BU
Milton Keynes – formation of the New City Plan
In late 2022, Milton Keynes City Council announced their intention to take a ‘more ambitious approach’ to their new local plan as opposed to undertaking the previous proposed review of the Plan:MK from 2019, by announcing the development of a ‘New City Plan’ which will include a comprehensive housing strategy including the delivery of almost 3,000 homes to be built each year, as well as a mass rapid transit system for
the city.
The Council undertook an initial Regulation 18 Consultation on the Ambition & Objectives of the New City Plan in early 2023. However, the plan is still at an early stage and there should be plenty of further opportunities to engage. The New City Plan presents an opportunity for investment at a time when other LPAs are providing limited opportunities.
In March this year, the Planning Inspectorate published a decision on a residential-led scheme which would extend the village of Little Chalfont, Buckinghamshire. Although it determined that the scheme would be inappropriate and harmful development within the Green Belt, the Inspectors Report confirmed that the benefits of the scheme amounted to very special circumstances, in particular with regards to Chiltern Council’s weak 5YHLS of 2.5 years.
With the emerging Buckinghamshire Local Plan still at an infant stage, opportunities for speculative development within this locality (the former Chiltern District) are particularly high, with opportunities to be explored, including within the Green Belt.
480-home scheme allowed in the Buckinghamshire Green Belt due to Council's weak housing land supply position
In February, Pinewood Film Studios secured an outline planning permission for an expansion of approximately 130,000m2. The expansion would lead to a 45% increase of the studio’s footprint to the south of its existing site and is known as ‘Pinewood South’. The outline consent formed part of a hybrid planning application which also comprised full planning for the change in use of 25.6ha of land at Alderbourne Farm (to the north of the film studio) to a nature reserve.
Buckinghamshire Council’s planning committee concluded that although the proposed development would result in “substantial spatial and visual harm” to green belt openness, the economic benefits brought about by the scheme, in addition to the environmental benefits, including biodiversity net gain, was sufficient to demonstrate very special circumstances which would outweigh any harms of the scheme.
The expansion is underpinned by a recent boom in the UK film industry which is seeing a surge in demand for film studio space across the country, with the home counties often seen as a preferred location, due to proximity to London without the financial or space constraints of being located within the city.
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:
Outline Planning Permission granted for Pinewood Film Studios expansion
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
Outline Planning Permission granted for Pinewood
Film Studios expansion
EMAIL ralph
07585 902782
Planner, Planning
Ralph Elliot