client name

Transcription

client name

Planning Statement
DOCUMENT NUMBER
February 2013
02
Produced on behalf of Pinewood Studios Ltd by
Turley Associates
10th Floor, 1 New York Street, Manchester, M1 4HD
T: 0161 233 7676 | F: 0161 233 7677
CONTENTS
1.
Overview of the case
1
2.
The planning applications
3
3.
Pinewood Studios : a global brand
8
4.
Site description
17
5.
Planning history
23
6.
The development proposals
30
7.
Policy context
49
8.
Planning appraisal
75
9.
Sustainability, environmental and technical
matters
139
The planning balance
167
10.
Bibliography
174
Appendices:
1.
List of abbreviations and glossary
2.
Planning history
3.
Planning policy review
4.
Green Belt plan
5.
Global studio facilities
6.
Hollywood studios - development projects
7.
South Bucks District Council Core Strategy :
Development Opportunity sites
8.
Summary details of Longcross, Elstree and
Warner Bros. Leavesden Studios
Pinewood Studios
Development Framework
TA Ref:
PINM2000
Office Address:
1 New York Street
Manchester
M1 4HD
Telephone
0161 233 7676
Date of Issue:
February 2013
Planning Statement
February 2013
1.
Overview of the case
1.1
The case for the expansion of Pinewood Studios at Iver Heath is founded upon:
1)
the projected growth of the global film, television and screen based media
industry
2)
the leading role and potential of the UK and Pinewood Studios in
providing for growth
3)
the shortage of premium studio facilities within the UK to meet identified
demand
4)
the need for Pinewood Studios to expand and improve its production
facilities to meet identified demand and the changing requirements of film
makers and the industry
5)
the Government’s policy of strong, sustainable and balanced economic
growth and support for the creative industries including film, television
and screen based media
6)
the world-class leading standing of Pinewood Studios which has grown
out of history and is now represented by a multi-million pound investment
in state of the art screen media production
7)
the role of the West London regional cluster as the prime location for
investment in the UK film and television sector
8)
the critical mass of expertise and facilities represented by the Pinewood
Studios strategic hub
9)
the tested commercial and design solution for the expansion proposals
10) the associated economic benefits of employment and wealth creation in
accordance
with
Government
economic
recovery,
international
competitiveness and sustainable growth policy
11) the lack of a credible and viable alternative to a major expansion at
Pinewood if the UK film, television and screen based media growth
ambition is to be met (and existing economic activity retained), and
12) the harm that would arise from lost inward investment and economic
benefit should the proposed expansion of Pinewood Studios not be
allowed to proceed.
Pinewood Studios
1
Planning Statement
1.2
February 2013
The proposed expansion will deliver substantial economic benefits:
•
the foundation for growth of the UK film, television and screen based
media industry;
1.3
•
a capital investment of c.£195m;
•
support for c. 8,100 full time jobs;
•
3,100 new jobs in the UK;
•
c. £400m pa to the UK economy (£150m net additional);
•
c. £94m pa contribution to Exchequer (£36m pa net additional);
•
c. £90m pa in UK exports (£37m net additional);
•
education, training and apprenticeship opportunities;
•
enhanced business rate revenue for the local authority.
This is the case for the expansion of Pinewood Studios to be considered in the
determination of the planning applications.
Pinewood Studios
2
Planning Statement
February 2013
2.
The planning applications
2.1
This Planning Statement has been prepared by Turley Associates on behalf of
Pinewood Studios Ltd (hereafter PSL) in support of its application for outline
planning permission to extend Pinewood Studios onto adjacent land at Iver Heath,
Buckinghamshire for the reconfiguration and expansion of facilities for screen
based media including film, television and video games and associated services
and industries. This aspect of the proposals is referred to as the Pinewood Studios
Development Framework (hereafter PSDF) and forms Application A.
2.2
An associated application for full planning permission, proposes junction
improvement works at the Five Points Roundabout, Iver Heath and is referred to as
Application B.
Planning Application A
2.3
Application A relates to the existing Pinewood Studios site (hereafter the West
Area) and adjacent proposed expansion land on the opposite side of Pinewood
Road (hereafter the East Area). The north and south parts of the West Area and
the whole of the East Area are located within the Green Belt.
2.4
It proposes the erection of new stages, workshops, office accommodation,
demountable modular buildings, entrance structures and reception and security
offices, a gas CHP energy centre, underground waste water treatment plant,
recycling facilities, backlots and film streetscapes; external film production; creation
of a new vehicular and pedestrian access from Pinewood Road, emergency
access from Sevenhills Road, access roads within the site, surface and multi-level
car parking; and associated landscaping and ecological habitat creation works.
2.5
Defining parameters for the development within the application site are set out
within a series of parameter plans and written schedules. These address matters
including land use, the quantum of development, site access and circulation,
building massing and landscaping and ecology. They establish a framework to
direct the phased development of the site through future reserved matters
applications. Although the application is made in outline, vehicular means of
access from the public highway is not reserved and approval is sought for the
vehicular means of access from Pinewood Road and an emergency vehicular
access from Sevenhills Road.
2.6
The indicative phasing of the PSDF development is shown over three phases,
each of five years in length, with development commencing in 2015.
Pinewood Studios
3
Planning Statement
February 2013
Planning Application B
2.7
Application B proposes the enlargement, improvement and signalisation of the Five
Points Roundabout and its approaches. The roundabout is located 1.6km to the
south of Application A at the intersection of Pinewood Road, Uxbridge Road,
Church Road, Slough Road and Wood Lane in Iver Heath village.
Supporting documents and submitted drawings
2.8
The Planning Statement is one of a suite of documents submitted as part of the
applications comprising:
Application A : the Pinewood Studios Development Framework proposals
No.
Document Title
Author
1
Planning Application Forms and Certificate
Turley Associates
2
Planning Statement
Turley Associates
3
Pinewood : The Case For Expansion
Turley Associates
4
Pinewood Studios : Behind The Scenes
Turley Associates
5
Pinewood Studios : Business Case and Economic
Amion Consulting
Impact Assessment
6
Market Review
PwC
7
Site Audit and Development Capacity Assessment
CBRE
8
Design and Access Statement
Arup
9
Environmental Statement Volume 1 (Main Text)
Arup
10a
Environmental Statement Volume 2 (Appendices)
Arup
(Part 1)
10b
Arup
(Part 2)
10c
Arup
(Part 3)
11
Environmental Statement Volume 3 Non-Technical
Arup
Summary
12
Transport Assessment
Vectos
Pinewood Studios
4
Planning Statement
February 2013
13
Energy Statement
Arup
14
Ecology Strategy
Arup
15
Landscape and Access : Proposals for Management
Stephenson
Harwood and
Turley Associates
16
Pinewood Studios Development Framework :
Arup
Principles and Parameters
17
Pinewood Road and Sevenhills Road proposed
Vectos
access plans
18
Pinewood Studios Development Framework:
Arup
Illustrative Masterplan
19
Statement of Community Involvement
Soundings
20
Draft Section 106 Heads of Terms for
Stephenson
agreement with South Bucks District Council and
Harwood and
Buckinghamshire County Council
Turley Associates
Application A : List of submitted plans and drawings
Drg. no.
Plan Title
P-B-000
Planning Application Site Boundary
P-B-001
Existing Site Plan
P-B-002
Baseline Plan
P-A-001
Proposed Demolitions
P-A-002-1
Tree Removal Plan, Sheet 1
P-A-002-2
P-A-002-3
P-A-003
Site Access, Pinewood Road Main Entrance Plan
P-A-004
Site Access, Sevenhills Road, Emergency Access Plan
P-P-001
Green Space
P-P-002
Landscape and Ecology
P-P-003
Development Zones and Levels
P-P-004
Areas by Development Zones
Pinewood Studios
5
Planning Statement
February 2013
P-P-005
Site Access and Circulation
P-P-006
Building Plots
P-P-007
Areas and Dimensions by Plot
Application B : Improvement works to the Five Points Roundabout
Ref.
Document Title
Author
A
Planning Application Forms and Certificates
Turley Associates
B
Planning Statement
Turley Associates
(the same report accompanies both applications)
C
Existing Site Plans and Proposed Junction
Vectos
Improvement Drawings
E (i)
(Part 1)
E (ii)
Arup
1
Arup
(Part 2)
E (iii)
Arup
(Part 3)
G
Draft Section 106 Heads of Terms for
Stephenson
agreement with Buckinghamshire County Council
Harwood and
Turley Associates
Application B : List of submitted plans and drawings
1
Drg. no.
Plan Title
110125-A-28
Site Location Plan
110125-B-38
Site Location Plan
110125-A-27
Extent of Works Plan
110125-B-26
Highway Improvement Scheme
The Environmental Statement and Appendices is a single set of documents covering both planning
applications
Pinewood Studios
6
Planning Statement
2.9
February 2013
FPR-TR-001
Tree Removal Plan
FPR-LP-001
Planting Plan (Landscape)
FPR-SP-001
Seeding Plan
Each of the application documents is inter-related. It is important that each is
reviewed to obtain a full appreciation of the proposed development, its benefits and
the case in support, although a summary document is also included with the
application. A list of the abbreviations and glossary of the technical and other terms
used in this Planning Statement is provided at Appendix 1.
Structure of the Planning Statement
2.10 The Planning Statement begins by introducing Pinewood Studios as an iconic
brand within the world film industry; its reputation, heritage, scale, facilities, unique
offer and role both nationally and internationally (Chapter Three). It goes on to
describe the application sites and their most recent and relevant planning history
(Chapters Four and Five). It describes the scale and form of the proposed PSDF
development and the Five Points Roundabout highway improvement works in
Chapter Six.
2.11 The relevant planning, economic and film, television and the screen based media
policy context is summarised in Chapter Seven at national, regional and local level,
and the case to demonstrate ‘very special circumstances’ in support of the PSDF
proposals in response to national Green Belt policy, is set out in Chapter Eight.
2.12 Chapter Nine considers the sustainability, environmental and technical matters
related to the proposals, concluding that they amount to sustainable development,
and Chapter Ten sets out the overall planning balance, concluding that very
special circumstances are demonstrated to justify a grant of planning permission.
Pinewood Studios
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Planning Statement
3.
February 2013
Pinewood Studios : a global brand
Key points:
•
Pinewood Studios opened in 1936 and over the last 76 years has
established its position as a global leader in providing facilities and
services for the production of feature films, television and other screen
based media;
•
Its range and scale of production facilities, and the co-location of
specialist businesses providing equipment and services to the screen
based industries, together with a talent pool of experienced operators,
technicians and craftspeople, put it at the forefront of UK and
international studios;
•
This bespoke co-location of facilities, services and expertise is
Pinewood’s unique selling point because by providing an unrivalled
one-stop-shop service it de-risks the production process for its clients;
•
Demand for the facilities at Pinewood Studios exceeds the available
supply and international competition is increasing. There are new film
studio facilities opening, under construction and planned, and existing
studios are being expanded to meet growing demand, in Europe,
China, South Africa, the USA and Canada.
3.1
This section of the Planning Statement sets out the background to the proposed
2
PSDF development. It provides an overview of Pinewood Studios and its history
in terms of how it has evolved into one of the leading players in the international
screen industry and what it offers.
3.2
This context enables an understanding of the role of the Studios and the issues it
faces in maintaining its position as a leading international film and television studio
in the current and future global market.
2
see Doc no.4 : Pinewood Studios – Behind The Scenes, Turley Associates for an illustrated summary
Pinewood Studios
8
Planning Statement
February 2013
Profile of Pinewood Studios
3.3
Pinewood Studios is a market leader with a global reputation. It is the largest and
most prolific film studio in the UK and one of the leading film studios in the world.
Key facts include;
•
Over 1,500 films have been produced at Pinewood Studios, winning 114
Oscars and 169 BAFTAs.
•
Major feature films produced at Pinewood in the last five years include
the latest James Bond production Skyfall, Les Misérables, Snow White
and The Huntsman, Dark Shadows, Prometheus, Woman in Black,
Pirates of the Caribbean: On Stranger Tides and Harry Potter and the
Deathly Hallows: Parts 1 and 2.
•
It is the first and only facility in the world to receive an award from the
British Academy of Film and Television Arts (BAFTA) in 2009 for an
Outstanding British Contribution to Cinema.
•
It offers a wide range of facilities essential for film, television and screen
based production, on a scale that is currently rivalled by few studios
worldwide and none in the UK. Key facilities comprise:
-
16 no. stages
-
two digital High Definition (HD) TV studios plus the new Camelot
television studio facility (under construction)
-
an exterior water tank with 18m high backing screen
-
an underwater filming stage
-
two backlots
-
a comprehensive range of workshops, offices, sound mixing
theatres and editing suites
-
on-site
amenities
for
production
employees
including
a
restaurant, coffee shop, bar, medical centre, laundry, gym and
hairdresser.
3.4
The available stages at Pinewood include the world famous 007 Stage which at
5,574sqm is one of the largest in Europe. Originally built for and continually used in
the production of James Bond films, it has also accommodated large and
technically complex sets for Tomb Raider, Alexander, Charlie and the Chocolate
Factory, Mamma Mia!, Prince of Persia : Sands of Time, Prometheus and the
Harry Potter films.
Pinewood Studios
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Planning Statement
3.5
February 2013
The unrivalled range of production facilities, services and skills available on a
single site at Pinewood, is one of the most comprehensive in the world and
provides a unique offer that attracts the best international producers and directors
to make their films in the UK.
3.6
As an example of the specialist facilities available, the Studios include one of
Europe’s largest exterior water tanks and blue screens and an underwater filming
stage, which have been used in numerous major films. For example:
•
In the James Bond film Casino Royale, a scale model of a Venetian canal
was built in the exterior tank to film a collapsing palace. This is an example
of special effects model work in the tank using the controlled water
environment and blue screen to achieve the required images and effects.
•
For Tim Burton’s Dark Shadows, a full size New England fishing village set
was constructed around the tank which acted as the harbour with real
fishing boats floating in it. The blue screen backdrop enabled the
producers to set the fishing village in its American Atlantic coastal location.
•
When Woody Allen filmed scenes from the film Scoop on the Underwater
Stage in 2005, a full-size Thames barge was hoisted into the tank and
shrouded with mist as the ‘barge of death’.
•
For a scene from Elizabeth: the Golden Age, horses swam in the tank to
be filmed from underwater in a scene where they had jumped overboard
from a ship on fire. Sharon Stone also escaped from a sinking car that had
plunged over a Thames dockside in Basic Instinct II.
•
Scenes from inside the sinking Herald of Free Enterprise, the car ferry that
capsized in Zeebrugge harbour, were recreated for a drama documentary.
3.7
Pinewood Studios also accommodates a community of approximately 200
specialist businesses, enterprises and suppliers. A unique feature of the Pinewood
Studios offer, as explained later in this chapter 3, is the co-location of stages with
workshops and production offices and the essential array of specialist trades and
crafts such as carpenters, plasterers, prop makers, armourers, set dressers and
scenic artists.
3
see also Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates and Doc no. 4 : Pinewood
Studios – Behind The Scenes, for further details of the unrivalled scale and range of specialist production
support skills, services and facilities (the ‘production hub’) available at Pinewood
Pinewood Studios
10
Planning Statement
February 2013
The Pinewood brand and its history
3.8
Pinewood has enjoyed an unparalleled reputation in the world film industry since it
was established in the 1930s.
3.9
The history of Pinewood Studios began in 1934 when the Sheffield building tycoon
Charles Boot purchased a Victorian manor house and estate in Buckinghamshire
with the intention of creating Britain’s first international film studios to rival
Hollywood. He formed a partnership with the flour millionaire J Arthur Rank and
jute heiress Lady Yule, and together they invested £1 million in the design and
th
construction of Pinewood Studios, which was opened on 30 September 1936.
3.10 There were twenty studios in the London area making films at that time, but what
set Pinewood apart, was that it was a purpose-built new model in studio design; its
design and functionality influenced by the operating methods of the Hollywood
studios, and both Boot and Rank’s experience of the efficiencies of constructing
and manufacturing on an industrial scale. It offered proximity to London but also
the practical requirement of being located outside the metropolitan ‘smog zone’.
3.11 Pinewood was designed to provide four large and four small stages (although only
five stages were actually completed in 1936) with mechanical loading doors
opening onto a central roofed service area, through which scenery, props and
wardrobe could travel under cover from the buildings where they were made and
stored. The actors and production management were accommodated in offices and
dressing rooms linked to the stages by connecting corridors, and the whole
complex was serviced by a district heating system and powered by its own set of
direct current generators.
3.12 The first film to be made at Pinewood was Herbert Wilcox’s musical London
Melody, starring Anna Neagle and Tullio Carminati and released in 1937. This was
followed by a further eight productions in Pinewood’s inaugural months including
Carol Reed’s Talk of the Devil. In all, 24 films were made at the Studio in 1937 and
with its proximity to London, its original country house (Heatherden Hall) and
ornamental gardens, it had already become an attractive alternative to Hollywood
for producers, directors and actors from America.
3.13 During the Second World War, Pinewood was requisitioned by the Government for
storing food supplies; the Royal Mint and Lloyds of London were relocated there,
and in 1941 it became the base for the Crown, Army, RAF and Polish Air Force
photographic units.
Pinewood Studios
11
Planning Statement
February 2013
3.14 The post-war years witnessed the resurgence of the British film industry and the
revival of Pinewood as large sums were invested to refurbish it after the war. Preeminent directors such as David Lean, Michael Powell and Emeric Pressburger
worked at Pinewood in the late 1940’s producing enduring classics such as Great
Expectations, Oliver Twist, A Matter of Life and Death, The Red Shoes and Black
Narcissus.
3.15 During the 1950s, films made at Pinewood ranged from phlegmatic accounts of
British heroism such as Reach for the Sky and A Night to Remember to the
situation comedy of Doctor in the House and the slapstick bathos of Norman
Wisdom. In 1958 Carry on Sergeant initiated the series of thirty ‘Carry On’ films
which were to be made at Pinewood by Peter Rogers and his ensemble cast
during the ensuing two decades.
3.16 The first James Bond film, Dr No, starring Sean Connery and produced by Harry
Saltzman and Albert R Broccoli, was made at Pinewood in 1962 for £1 million. It
launched the iconic franchise that over the course of fifty years and 23 films, has
taken over $4,900m at the global box office (gross and unadjusted for inflation)
before the opening of Skyfall in October 2012. Of the 23 Bond films, 21 have been
made using the facilities at Pinewood Studios.
3.17 In response to the growth of television, four new stages were built at Pinewood
during the 1960s designed specifically for the new medium. These became home
to popular television series such as Gerry Anderson’s Space 1999 and ITC
Entertainment’s The Persuaders! starring Roger Moore and Tony Curtis.
3.18 One of the most famous features of Pinewood Studios, and one of its unique
assets as a production facility, is the 5,500sqm 007 Stage. Although it is now in its
third incarnation, having twice been destroyed by accidental on-set fires, it was first
built in 1975 for the Liparus tanker set in the tenth James Bond film The Spy Who
Loved Me. Each rebuilt structure has been larger than its predecessor.
3.19 Pinewood was not immune from the impact of declining cinema attendance as a
result of the rapid rise in home entertainment in the 1970s. In the 1980s, Pinewood
Studios became a facility provider rather than a fully serviced studio, laying off its
permanent, in-house complement of technicians, production managers, art
departments and construction workers. A highly experienced freelance workforce
was then created, employed on a film by film basis rather than full-time by the
studio, which is the practice that continues today.
Pinewood Studios
12
Planning Statement
February 2013
th
3.20 Until the end of the 20 century Pinewood Studios remained in the ownership of
the Rank Organisation, though J Arthur had died in 1974 and its business priorities
had moved on. The last investment in Pinewood by Rank was the construction of
two large soundstages (R and S Stages) in 1998 and an office building dedicated
to the director Stanley Kubrick, who had made Full Metal Jacket and his final film
Eyes Wide Shut, at Pinewood.
3.21 In 2000 Pinewood Studios was sold by Rank and following the acquisition of
Shepperton Studios in 2005, Pinewood Shepperton plc was listed on the London
Stock Exchange.
3.22 Over the following 12 years, the strategy of Pinewood’s new owners was to
establish the Studio as a global leader in providing world-class facilities to
producers not only of feature films but of all the screen based industries and
services. Investment in new stages, workshops and other facilities has been
underpinned by a reinforcement of Pinewood’s IT and utilities infrastructure to
accommodate the demands of digital and 3-D cine-photography and CGI motion
capture. There has been investment in new HD television studio technology which
puts Pinewood at the forefront of this sector.
3.23 The Pinewood brand has been exported into four territories worldwide through
partnerships with new and existing studios in Canada, Germany, Malaysia and the
Dominican Republic.
3.24 Most recently, on 1st October 2012 the Company signed an agreement with the Isle
of Man Treasury (IOMT) to source and advise on film investment opportunities for
the £25 million fund established by the IOMT and to monitor and capitalise on UK
distribution rights in films and television programmes funded by it.
The Pinewood offer
3.25 Pinewood Studios is a film and television studio complex which provides a unique
range of facilities and services to the screen based industries The facilities offered
at Pinewood Studios support:
•
film production of all kinds and specifically those with large scale stage,
backlot, workshop and infrastructure requirements;
Pinewood Studios
13
Planning Statement
•
February 2013
digital High Definition studio-based (multi-camera) television productions,
event television (live) productions, and high-end and filmed television;
•
4
video games production through motion capture, blue screen facilities
and sound post production;
•
digital content services, and
•
the production of web-based content.
3.26 Its primary focus is on film production, that is, the physical production of the original
moving images. The individual elements within this phase of the process are
similar to those for television and video games production and usually comprise the
following:
1) Development : script or concept development and scoping of the project;
casting and crewing, financing and market evaluation.
2) Pre-production : script-writing, deal making and production planning.
3) Physical production : shooting the film on a set; including the construction
of sets and manufacture of props, drapes, costumes, etc.
4) Post-production : editing or mixing elements of the film, adding Visual
Effects, Computer Generated Imagery (CGI) to both picture and sound.
5) Market Testing : re-shooting, editing and refining prior to distribution.
3.27 In turn, each of these elements involves many contributors and a vast array of
skills. This will include artistic, creative, craft, technical, business and professional
expertise.
Pinewood hosts a permanent, on-demand supply of these skills
together with access to specialist equipment.
3.28 The process of producing television is similar, although it typically has a smaller
budget and shorter timeframe but with the additional challenge of working to and
meeting the requirements of, a fixed broadcast schedule.
3.29 The film production process as a whole is complex. It involves managing many
logistical issues, whilst successfully integrating the inputs of a large number of
contributors. This is explained in detail in Pinewood Studios – Behind The Scenes. 5
4
see Glossary at Appendix 1 for television definitions
Pinewood Studios
14
Planning Statement
February 2013
3.30 The process is also expensive, with large budget films costing in excess of $100
million to produce before the cost of marketing. By contrast, the investment in a
6
“limited budget” film in the UK is defined as one of costing less than £20 million .
3.31 As well as the complexities and high costs, there are a number of risks beyond the
film producer’s control which can jeopardise the success of a project including
actors and other key talent becoming ill or disengaged, financiers coming under
pressure, external events affecting the subject matter or commercial potential, and
changes in cinema audience tastes and expectations.
3.32 Given this range of issues, the film production process is high-risk with a low
success rate. Only 1 in 100 scripts are generally developed and only 1 in 10 of
those produced will result in a successful investment.
3.33 Therefore, anything that can reduce or minimise the risk of production is welcomed
by the prospective filmmakers.
The more a production facility like Pinewood
Studios, can reduce the risks to producers and their investors, the more attractive it
will be to the market.
3.34 Pinewood Studios offers the most complete range of physical facilities in the UK
7
required for film, television and screen based media productions. As the largest
production hub of its kind in the UK and one of the largest globally, it comprises
sound stages, High Definition digital television studios, workshops, production
offices, dressing rooms, wardrobe, props and art department accommodation,
preview theatres, special effects and motion capture stages and workshops, editing
suites for picture and sound, backlots, gardens and woodland, water tanks and an
underwater stage.
3.35 The Studios also host a talent pool of leading, specialist craft and technical
professionals required to produce a film, who have extensive experience of the
production process and have a proven track-record of high-profile successes.
5
Doc no. 4 : Pinewood Studios – Behind The Scenes, Turley Associates
6
Corporation Tax Act 2009, Part 15, Section 1184
7
see Table 12 ‘Composition of the hub’ in Doc no. 3 : Pinewood - The Case For Expansion, Turley Associates
Pinewood Studios
15
Planning Statement
February 2013
3.36 An example of Pinewood’s commitment to providing the highest quality of facilities
to its customers, is the investment it has made in the creation of a secure,
encrypted, high speed private network linking Pinewood Studios to all the creative
players around the world. The ability of producers, film companies and other clients
and tenants to transfer large files of audio-visual material securely and quickly is
vital to the future success of the industry. It also permits clients to be
simultaneously working on projects in real time anywhere from London to Los
Angeles.
3.37 This co-location of facilities, expertise and infrastructure on one site, gives
Pinewood a significant advantage over other studios. Put more simply, film
producers and directors like to make films at Pinewood because they have ease of
access to all the necessary facilities, skills and resources they require, thereby
minimising the risk of disruption and delays to the filming schedule.
3.38 Given Pinewood’s foremost standing within the industry, its clients are leading film
and television producers attracted by the quality, scale and range of facilities, skills
and services available within the Iver Heath site. As a result, Pinewood Studios has
a global customer base with filmmakers from the USA, Europe and beyond
providing a large share of its business and making a significant contribution to UK
inward investment and exports. A substantial proportion of its business also comes
from UK film producers, television and other media producers.
3.39 In recent years, the studios have been used by all the major international film
producers including Disney, 20th Century Fox, Marvel, Paramount, Sony, Universal,
Warner Bros. and leading UK producers including Working Title, the BBC and Film
Four. However, such is the strength of the Pinewood brand, its global positioning
and the quality of its facilities, that the demand to produce major feature films now
8
exceeds available capacity .
8
see Doc no. 6 : Market Review, PwC for an economic review of the global film industry and Doc no. 3 :
Pinewood - The Case For Expansion, Turley Associates, for utilisation data
Pinewood Studios
16
Planning Statement
4.
February 2013
Site description
Application A : the PSDF proposals
Location
4.1
Pinewood Studios is located in the village of Iver Heath, Buckinghamshire, lying
8km northeast of Slough, 6km west of Uxbridge, 10km from Heathrow Airport and
32km from central London as shown in Figure 4.1.
Figure 4.1 : Location of Pinewood Studios at Iver Heath, Buckinghamshire
The application site
4.2
9
The application site is approximately 83ha in area and comprises the existing
studio site lying on the western side of Pinewood Road and the adjoining proposed
9
The application site includes part of Pinewood Road and part of Sevenhills Road. Together, these sections of
highway account for 1.5 hectares of the total 83 hectare figure.
Pinewood Studios
17
Planning Statement
February 2013
expansion land located on the eastern side of the road. The sites are referred to as
the West Area and East Area respectively and are shown at Figure 4.2 below.
Figure 4.2 : The PSDF planning application site
The West Area : Pinewood Studios existing site
4.3
The existing studio site is 37ha in area and comprises three principal areas;
central, northern and southern as shown at Figure 4.3 below.
4.4
The central area is allocated for film studio use and development under Policy EP2
of the saved version of the South Bucks District Local Plan and contains stages,
workshops, offices, car parking and associated ancillary facilities. The southern
area lies within the Green Belt and comprises gardens formerly belonging to
Heatherden Hall and the Orchard and Paddock backlot areas which are used for
the construction of external sets. The northern area similarly falls within the Green
Belt and is used as a backlot for external set construction and for the siting of
temporary buildings, storage and temporary car parking, which are authorised
under a Certificate of Lawfulness (ref. 07/01545/EC).
Pinewood Studios
18
Planning Statement
4.5
The audit of the existing West Area site
February 2013
10
provides a description of the existing
building stock and production facilities. It confirms that the accommodation ranges
in age from 1936 to the present day and due to the historical development of the
studios, the site is now congested and is operating at its practical developed
capacity.
Figure 4.3 : Green Belt within the West Area
10
Doc no. 8 : Site Audit and Development Capacity Assessment, CBRE
Pinewood Studios
19
Planning Statement
4.6
February 2013
The schedule of existing accommodation at the Studios is summarised in Table 4.1
below.
Type of Accommodation
Total floorspace (sqm) GEA
Stages
32,360
Workshops
28,335
Offices
43,586
Other
11
7,462
Total
111,743
12
Table 4.1 : Schedule of existing accommodation at Pinewood Studios
4.7
A path linking Pinewood Road to Black Park is located adjacent to the southern
boundary of the West Site. This is a permissive footpath and will not be affected by
the PSDF development proposals.
The East Area : the proposed expansion land
4.8
This area extends to 46ha and forms part of the Green Belt and the Colne Valley
Park. It lies immediately northeast of the present Studios between the M25
motorway to the east and the residential area of Pinewood Green to the south.
4.9
The site contains semi-improved grassland and pasture, including hedgerows,
scattered shrubs and woodland. Trees within the East Area are covered by an
area-wide Tree Preservation Order (TPO) made in 2009 and an area of woodland
known as The Clump is located on the north eastern boundary alongside the M25.
4.10 To the north of The Clump the site is crossed by Sevenhills Road. The small area
of land located north of the road within the application site, comprises improved
grassland and dense scrub. This area will not be built upon but will form part of the
Greenspace and Landscape and Ecology proposals for the overall PSDF site.
4.11 There are no public rights of way within the application site.
13
11
PSL accommodation – crèche, gatehouse, garages, main administration building
12
Total figure does not include the net additional accommodation which is proposed to be created through the
approved South Dock development (ref 12/01584/REM) or Camelot development (ref 12/01690/FUL)
13
With the exception of the public highway along Pinewood Road and Sevenhills Road.
Pinewood Studios
20
Planning Statement
February 2013
4.12 Part of the East Area site
14
was historically used for mineral extraction and back
filling in association with the construction of the M25. Under Landfill Disposal
Licence No WDA/190 construction, commercial and other non-hazardous wastes
were deposited in clay lined cells.
4.13 Saul’s Farm is located at the northern corner of the site. This farmhouse and
outbuildings is owned by PSL and is occupied under an assured shorthold tenancy
agreement. Saul’s Farm will remain in residential use under the PSDF proposals.
Application B : the Five Points Roundabout works
4.14 The Five Points Roundabout lies to the south of Pinewood Studios in Iver Heath
village. It is a large non-signalised roundabout created by the junction of Uxbridge
Road (A412) towards Slough, Church Road (A412) towards the M25 / M40, Slough
Road (A4007) towards Uxbridge, Wood Lane towards Iver and Pinewood Road.
The application site is shown in Figure 4.4 below.
Figure 4.4 : The Five Points Roundabout planning application site
14
See Doc no.9 : Design and Access Statement, Arup, for details of land fill cells
Pinewood Studios
21
Planning Statement
February 2013
4.15 There is a Tree Preservation Order (TPO) covering two areas of trees to the north
and east of the roundabout (No.1 - 1970). Trees on the land to the east of the
junction on the north side of Slough Road, are also subject to a recent Woodland
TPO (No.24 - 2009). In total 53 protected trees would be removed to facilitate the
proposed junction improvements.
4.16 The majority of land needed for the proposed PSDF highway improvements is
already in highways use. The required additional land is undeveloped and lies
adjacent to the highway in the ownership of PSL or Buckinghamshire County
Council as the local highway authority. The application site also contains an
existing electricity sub-station owned by Southern Electric Power Distribution plc.
Pinewood Studios
22
Planning Statement
February 2013
5.
Planning history
5.1
A summary of the planning history of the existing Pinewood Studios site (West
Area) from 1997, is set out at Table 5.1 below and full details are provided in
Appendix 2. This also includes off-site highway works at the Five Points
Roundabout associated with previous development proposals at the Studios site.
Table 5.1 : Pinewood Studios planning history
Application
reference
Scheme description
Replacement building comprising
12/01690/FUL
workshops and office space
(for occupation by Camelot as producer
of the National Lottery TV show)
Decision, date
and status
Granted
04.01.2013
Under construction
Reserved matters application for new
12/01584/REM
stage for uses associated with the
Approved
film and television industries, with
24.12.2012
ancillary workshop and office space
Under construction
(the South Dock Stage)
Development of a living and working
community for the creative industries
comprising: external streetscapes for
filming, employment uses, education
provision, residential development,
09/00706/OUT
landscaping and re-profiling of a
former landfill area, formal and informal
Dismissed appeal
19.01.2012
recreation provision, local retail and
community facilities, an energy centre,
car parking and ancillary facilities
(the ‘Project Pinewood’ development)
09/00707/FUL
09/00708/FUL
Highway improvements to the Five
Allowed appeal
Points Roundabout, Iver Heath
19.01.2012
Highway improvements to the Denham
Allowed appeal
Road and Sevenhills Road junction
19.01.2012
Pinewood Studios
23
Planning Statement
February 2013
Demolition of existing buildings and
11/00613/FUL
construction of building incorporating a
Granted
new stage (the Richard Attenborough
30.06.2011
Stage) comprising 3,070sqm (providing
Implemented
943sqm of net additional floorspace)
Reserved matters application (design,
07/02395/REM
external appearance and landscaping)
Approved
for Building P3-3 in for Class B1 uses
13.03.2008
associated with the film and television
Implemented
industry (for occupation by Technicolor)
Application for a Certificate of
Lawfulness to authorise the existing use
07/01545/EUC
of land for the construction of film and
television sets, outdoor filming and
ancillary uses associated with the film
Issued
02.10.2007
Active
studios (the North Lot)
Erection of a replacement gatehouse
07/01345/FUL
at the main Pinewood Road
entrance, including estate roads and
ancillary works
Erection of a new building for film
processing uses connected with media,
07/00454/FUL
including film and television production
and associated services and industries,
plus internal estate roads, underground
storage tanks and ancillary works
06/01735/FUL
06/01223/FUL
Erection of a three storey extension to
the south elevation of the 007 Stage
Construction of the replacement 007
Stage building
Granted
05.09.2007
Implemented
Granted
22.06.2007
Not implemented
(due to change of
occupier need)
Granted
16.01.2007
Not implemented
Granted
18.09.2006
Implemented
Pinewood Studios
24
Planning Statement
February 2013
Outline application for the partial
demolition and redevelopment of
studios to provide additional film and
television accommodation, including
04/00660/OUT
studios / stages, workshops, offices,
Granted
post-production facilities and ancillary
12.04.2006
accommodation. Construction of
Implemented
vehicular access from Pinewood Road,
revised internal road layout, car parking,
landscaping and associated
development. (the Masterplan)
06/00345/FUL
Construction of additional workshop
building
Granted
07.04.2006
Implemented
Application for a Certificate of
Lawfulness to authorise the existing
04/01123/EUC
use of land for car and lorry parking,
container storage, production support
facilities, film set construction and
Issued
24.02.2005
Active
filming (part of the North Lot)
01/00685/OUT
Demolition of existing buildings, erection
Granted
of four sound stages, workshops, TV
18.09.2001
and satellite communication centre, film
Superseded by
production and post-production suites
04/00660/OUT
Granted
01/00471/FUL
Erection of a three storey office building
27.06.2001
Superseded by
04/00660/OUT
Granted
00/01065/FUL
Construction of the new millennium
17.01.2001
building
Superseded by
04/00660/OUT
Pinewood Studios
25
Planning Statement
February 2013
Construction of car park, earth bund
99/00840/FUL
to Pinewood Road frontage and
erection of two water storage tanks
and pumphouse
98/00273/FUL
98/00096/FUL
Erection of the R and S Stages and the
Stanley Kubrick office building
Erection of workshop adjacent to the
007 Stage
Granted
22.09.1999
Implemented
Granted
01.07.1998
Implemented
Granted
20.04.1998
Implemented
Outline application for the erection of
two sound stages (subsequent R and
97/0108/OUT
S Stages) and ancillary space; offices
Granted
and workshops including ancillary fire,
03.06.1998
medical and security accommodation
Implemented
together with new and replacement
car parking
5.2
The history demonstrates a long record of pro-active investment by PSL in the
existing Studios site and its facilities, by refurbishment and new development, and
maximising the development potential of the non-Green Belt part of the site.
Masterplan 2003 - 06
5.3
The origin of the Masterplan
15
was the consolidation of Pinewood and Shepperton
Studios under a single ownership to optimise the use of space as a consolidated
entity in order to maximise UK film production competitiveness. Pinewood was the
largest of the studio complexes and both were constrained by Green Belt.
5.4
The Masterplan opted to restrict built development to the central, developed area
of the existing site (West Area), avoiding expansion into the Green Belt land south
15
For further details see Doc no.3 : Pinewood - The Case For Expansion, Turley Associates (Section 4)
Pinewood Studios
26
Planning Statement
February 2013
of Heatherden Hall and the backlot area at the northern end of the site (operated
as an open backlot under a Certificate of Lawful Existing Use or Development).
5.5
16
The approach of the Masterplan was the intensification of development on the site
rather than its expansion. The proposals therefore retained Heatherden Hall, the
large stages and workshops. Where land was not developed (and not required as
garden, landscaping of filming locations), or underused (low rise buildings /
inefficient footprint), or existing buildings were obsolete, redevelopment was
proposed. The emphasis was on increasing floorspace predominantly by the
provision for a significant increase in office floorspace in multi-storey buildings. The
scheme was granted outline planning permission in 2006 (see above Planning
History – ref. 04/00660/OUT), although the content was conceived in 2003.
5.6
The Masterplan scheme was based upon a view of future demand being driven by
the need for production-related office space as opposed to stage, studio and
workshop space.
5.7
It has provided a pipeline of space for the continuing growth of the Studios
17
including the particular higher-value developments of:
•
12/01584/REM Proposed new stage for uses associated with the film
and television industries, with ancillary workshop and
office space (the South Dock Stage) – under construction
•
11/00613/FUL
Demolition of existing buildings and construction of
building
incorporating
Attenborough
a
Stage)
new
stage
comprising
(the
Richard
3,070sqm
–
development complete
•
07/02395/REM Reserved
matters
application
(design,
external
appearance and landscaping) for Building P3-3 in for
Class B1 uses associated with the film and television
industry (for occupation by Technicolor) – development
complete
•
06/01223/FUL
Construction of the replacement 007 Stage building –
development complete
16
Certificate of Lawful Existing Use (ref. 07/01545/EUC) - granted 02.10.2007
17
see Table 3 page 26 of Doc no.3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios
27
Planning Statement
5.8
February 2013
The pipeline of major development provided by the Masterplan is now exhausted
however and requirements have moved on since it was first conceived. What has
emerged is a much greater requirement for larger studio, workshop and backlot
space which the residual Masterplan approval does not provide. The PSDF
proposal is a response to these changed circumstances.
Project Pinewood 2006 - 2010
5.9
‘Project Pinewood’
18
was conceived immediately post the approval of the 2006
Masterplan on the working assumption that production requirements were provided
for.
5.10 It was conceived as a living and working community for the creative industries. This
was a new and innovative concept which sought to widen the Pinewood Studios
role to a genuinely sustainable, creative live-work community.
5.11 The scheme comprised:
•
up to 8,000sqm of creative industries floorspace
•
up to 1,000sqm of ancillary filming accommodation (primarily Class B1)
•
a Screen Crafts Academy up to 2,000sqm
•
up to 4,000sqm of community facilities (including a primary school)
•
up to 2,000sqm of retail (Class A1)
•
an open air theatre
•
an energy centre
•
a water treatment facility
•
open space (25.7 ha)
•
up to 1,400 residential units
•
film set streetscapes (x15)
•
up to 2,200 car parking spaces
5.12 The principal planning issues were Green Belt, development plan policy and the
degree to which the scheme’s overall benefits could outweigh harm arising from a
presumption against inappropriate development. The application was ‘called-in’ by
the Secretary of State for his own determination following a public inquiry.
18
for further details see Doc no.3 : Pinewood – The Case For Expansion, Turley Associates (Section 4)
Pinewood Studios
28
Planning Statement
February 2013
5.13 The Inquiry Inspector was not persuaded of the overall ‘integrity’ of the project as a
single justified concept. In particular, the housing, Screen Crafts Academy, general
employment space and ‘living streetscape’ concept (i.e. residential) was not
concluded to outweigh the harm.
19
Some of the elements of the concept were also
concluded to be capable of being accommodated elsewhere outside the Green
Belt.
5.14 The Inspector raised concerns over development plan conflict, the economic
justification for the concept and the sustainability of the location for the
development proposed.
20
Material to the decision was the Inspector’s view that the
future of Pinewood Studios would not be adversely affected by a refusal of
planning permission
21
as the remaining scope of the 2006 Masterplan would allow
PSL to widen its offer and continue to innovate.
22
This circumstance, even if
correct at the time of the consideration of the ‘Project Pinewood’ proposal, does not
apply now.
5.15 The Secretary of State agreed that the very special circumstances proposed to
justify the ‘Project Pinewood’ form of proposed development in the Green Belt were
not sufficient to grant planning permission.
23
5.16 It is of material significance to note that if the Green Belt case was made out, the
Inspector and Secretary of State accepted that in respect of ecological, transport
and site related issues, no matters were raised to justify a refusal of planning
permission and there were no other technical objections to justify a refusal.
24
5.17 It is critical to note that the current PSDF application is an entirely different concept
to ‘Project Pinewood’ and has been developed in full cognisance of the findings of
the decision on that project.
19
see IR 13.8.39 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012
20
21
22
23
see paragraph 25 of the Secretary of State decision letter - ‘Project Pinewood’ appeal 19th January 2012
24
see paragraphs 14, 18 and 19 of the Secretary of State decision letter - ‘Project Pinewood’ appeal 19th
January 2012
Pinewood Studios
29
Planning Statement
6.
February 2013
The development proposals
Key points:
•
The proposals comprise an application for outline planning permission
for the demolition of existing outdated accommodation; erection of new
stages,
workshops, office accommodation,
demountable modular
buildings, entrance structures and reception and security offices, gas
CHP energy centre, underground waste water treatment plant, recycling
facilities, backlots and film streetscapes; external film production; access
works, access roads within the site and car parking; and associated
landscaping and ecological habitat creation works (Application A)
•
A parallel application is being made for junction improvements to the
Five Points Roundabout (Application B)
Application A
6.1
The proposed development is set out in the Pinewood Studios Development
Framework Principles and Parameters Document
25
for which outline planning
permission with all matters reserved for subsequent determination, except means
26
of vehicular access , is sought.
6.2
The formal description of the proposed development is as follows:
“Reconfiguration and expansion of facilities for screen based media, including
film, television and video games and associated services and industries,
comprising: demolition of existing outdated accommodation; erection of new
stages, workshops, office accommodation, demountable modular buildings,
entrance structures and reception and security offices, gas CHP energy
centre, underground waste water treatment plant, recycling facilities, backlots
(continued over)
25
Doc no. 16 : Pinewood Studios Development Framework - Principles and Parameters, Arup
26
Approval is sought for the means of vehicular access to the site from Pinewood Road and emergency access
from Sevenhills Road. All other aspects of access within the site are reserved for subsequent determination.
Pinewood Studios
30
Planning Statement
February 2013
(continued)
and film streetscapes; external film production; creation of a new vehicular
and pedestrian access from Pinewood Road, emergency access from
Sevenhills Road, access roads within the site, surface and multi-level car
parking; and associated landscaping and ecological habitat creation works. (In
respect of access, full approval is sought for the means of vehicular access
from Pinewood Road and (for emergency use) from Sevenhills Road. All other
aspects of access are to be reserved.)”
Figure 6.1 - Proposed PSDF illustrative layout
6.3
The application relates to the West Area and to the East Area. The application site
boundary is shown on plan P-B-000.
6.4
Parameters for the proposed development in respect of land use, the quantum of
development, massing, site access and circulation and landscaping and ecology
are set out within a series of parameter plans and tables.
Pinewood Studios
31
Planning Statement
6.5
February 2013
These are presented in the application parameters
27
and summarised below. The
detailed proposals for access from Pinewood Road and Sevenhills Road are
provided in Document 17.
28
Land Use
6.6
Parameter Plan P-P-003 identifies four development zones (including backlots).
The edge of each development zone is identified, as is a limited level of horizontal
deviation for each in order to provide a degree of flexibility at the reserved matters
stage.
6.7
A corresponding parameter table (plan reference P-P-004) defines the range of
land uses that may be developed in each development zone and the quantum of
accommodation permitted.
6.8
A summary description of each main building type / land use proposed in the
application and its characteristics and function for screen based media production
is presented in Table 6.1 below:
Table 6.1 : Types of proposed accommodation
Building Type
Description
Stages are large portal framed buildings similar to
aircraft hangars in appearance, with additional structural
characteristics and electrical infrastructure designed for
Stages
filming. A sound stage incorporates acoustic attenuation
so that productions can record dialogue whilst filming.
The 007 Stage, Richard Attenborough Stage and the
South Dock Stage (currently under construction) are the
most modern examples within the West Area.
27
Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup
28
Doc no.17 : Pinewood Road and Sevenhills Road proposed access plans, Vectos
Pinewood Studios
32
Planning Statement
February 2013
Workshops are used for the construction of film sets
and film props. These activities increasingly require
higher head rooms and larger floor areas. A number of
Workshops
recent productions have begun using workshops as
linear production lines where teams specialise in a
certain process and the set props move down the line in
a production process.
Offices are used by staff employed by an individual
production company for the creative, managerial,
financial and administrative functions of a production.
Offices
They are also occupied by companies providing a range
of media-based support services to the production
companies using Pinewood Studios and a small amount
of floorspace will be occupied by PSL itself.
29
A Combined Heat and Power plant fuelled by natural
Energy centre
gas. The building will contain a gas turbine and
associated electrical and maintenance infrastructure.
Multi-storey
A multi-level car park used for the parking of staff and
car park
visitor cars.
Open brownfield land close to the Studio’s stages and
workshops used for the construction of exterior sets and
Backlot
filming outdoor special effects. It also provides the
flexibility for temporary storage and for the parking of
vehicles associated with film and television production.
6.9
The external facades of some buildings and surface treatment of some roads
within the East Area, will be designed to represent a range of four generic
streetscapes from around the world to provide a backdrop for use in film and
television productions and music videos and commercials etc.
2929
PSL office accommodation will include operational support functions for productions and site security,
maintenance and service functions.
Pinewood Studios
33
Planning Statement
February 2013
6.10 The location and detail of these can be found in the Design and Access
Statement
30
Parameters.
and the Pinewood Studios Development Framework - Principles and
31
Quantum of development
6.11 The proposed development comprises the demolition of existing outdated,
accommodation and the erection of the new buildings. Each building type will be
accommodated on both the West and East areas of the application site.
6.12 A schedule of proposed demolitions and new accommodation is presented in
Parameter Table P-P-004 and summarised in Table 6.2 below:
6.13 A total of 3,000 surface and multi-storey car parking spaces will be available within
the PSDF site to support the development. This represents a net increase of 1,021
spaces from the existing provision.
Accommodation
Proposed
Floorspace
2
(GEA) m
Proposed
Demolitions
2
(GEA) m
Net
Increase
2
(GEA) m
Stages
29,650
160
29,490
Workshops
32,593
2,472
30,121
Office Accommodation
34,455
2,491
31,964
2,332
1,071
1,261
Sub Total
99,030
6,194
92,836
Multi-Story Car Park
16,847
0
16,847
Total
115,877
6,194
109,683
Other
32
Table 6.2 - Schedule of proposed accommodation and demolitions
6.14 The proposed development will also include a single multi-storey car park within
the West area. This would accommodate 450 spaces and would have a maximum
33
GEA of 16,847sqm .
30
Doc no.8 : Design and Access Statement, Arup
31
32
Buildings falling into the ‘other’ category include the proposed energy centre (1,354sqm GEA), entrance
structures / cabin, recycling facilities and pass office.
Pinewood Studios
34
Planning Statement
February 2013
6.15 The distribution of proposed accommodation between the West and East Areas is
also presented in Parameter Table P-P-004 and summarised in Table 6.3 below:
Accommodation
Proposed
Floorspace
(West Area)
2
(GEA) m
Proposed
Floorspace
(East Area)
2
(GEA) m
Total
2
(GEA) m
Stages
4,645
25,005
29,650
Workshops
4,679
27,914
32,593
Office Accommodation
16,730
17,725
34,455
Other
478
1,854
2,332
Sub –Total
26,532
72,498
99,030
Multi-Storey Car Park
16,847
0
0
Total
43,379
72,498
115,877
Table 6.3 - Distribution of accommodation between East and West Areas
Building massing
6.16 A series of individual building plots are defined within Parameter Plan P-P-006
34
for
each of the building types identified above. For each building plot, limits of
horizontal deviation are defined. These will allow each individual plot to expand or
contract (within defined limits) as may be necessary, in response to detailed design
considerations at reserved matters stage.
6.17 For each building, plot parameters are confirmed for the maximum / minimum
length, width and height of the type of building that has been identified for that
individual plot.
6.18 The stages will have a height to ridge of up to 21.5m; the workshops a height to
ridge of up to 10m; the offices up to 21.5m and the multi-storey car park of up to
33
16,847sqm is additional to the 99,030 sqm proposed floorspace shown in Table 6.2. The 450 parking
spaces are included in the 1,021 figure referenced in Paragraph 6.13
34
Pinewood Studios
35
Planning Statement
February 2013
9m. The Energy Centre will have a maximum height of up to 14m. These
parameters will provide PSL with appropriate levels of design flexibility at reserved
matters stage.
Site access and circulation
6.19 The PSDF application seeks detailed approval of the proposed means of vehicular
access into the application site from the public highway.
6.20 Access into the proposed development will be from Pinewood Road via a new fourarm roundabout which will serve both the East and West Areas. This is shown on
plan reference P-A-003.
35
This will be the main access for employees and visitors.
6.21 The existing site entrance will be retained and provide flexibility for the
management of vehicle movements. HGVs will continue to use this access.
6.22 A change to the speed limit on Pinewood Road is also recommended. The limit is
currently 40mph between a point approximately 300m south of the Pinewood Road
/ Pinewood Green junction, and approximately the location of the new access
described above. It is recommended to reduce the speed limit to 30mph.
6.23 An emergency vehicular access to Sevenhills Road is also proposed. This
comprises a priority junction which will be gated and provided with appropriate
signage.
36
6.24 Access arrangements within the application site are reserved for subsequent
approval. Parameter plan P-P-005
37
confirms the proposed hierarchy and
alignment of pedestrian and vehicular circulation routes within the application site.
The centre-line of each internal road and associated ‘limits of deviation’ are
indicated.
6.25 The parameter plan also defines the approximate alignment of a network of
controlled permissive pedestrian routes through the southern fields and The Clump
and along the southern and north east boundaries, outside a defined secure zone,
35
36
Doc no.17 : Pinewood Road and Sevenhills Road proposed access plans, Vectos
37
Pinewood Studios
36
Planning Statement
February 2013
for enjoyment by the local community. The Landscape and Access : Proposals for
Management
38
provides further details.
6.26 These paths will create a route from Pinewood Road, along the southern edge of
the southern fields to join Iver Heath Fields, and to join The Clump and the existing
public footpath off Sevenhills Road. The route will continue with a new “greenway”
along the edge of the site adjacent to Sevenhills Road towards Saul’s Farm and
along a second “greenway” to join back up with Pinewood Road at the Fulmer /
Black Park corner.
6.27 In addition to the physical works associated with providing vehicular access into
the site, the application also proposes a suite of measures to improve the
accessibility of the site by non-car modes of travel. These include the completion of
shared pedestrian / cycle facilities on Pinewood Road, an enhanced Shuttle Bus
service between the site and local rail and underground stations and a car share
scheme to build on that currently existing. Full details of these and other measures
are set out in the Framework Travel Plan contained within the Transport
Assessment.
39
Landscaping and ecology
6.28 A minimum of 32ha of the application site will comprise soft landscaping. A key
design principle of the landscape / ecology strategy is to achieve no net loss in the
biodiversity value of the site.
6.29 The Landscape and Ecology parameter plan
40
defines the proposed areas of
existing landscaping planting to be retained, areas of new planting and features
proposed for removal.
6.30 Notably, the area of existing woodland within the East Area known as The Clump is
to be retained as are some existing hedgerows and other trees both within the site
and around its perimeter.
6.31 The small area of woodland in the north-eastern corner of the West Area of the site
is also to be retained as are the formal gardens around Heatherden Hall.
38
Doc no.15 : Landscape and Access : Proposals for Management, Stephenson Harwood and Turley
39
Doc no.12 : Transport Assessment (including Framework Travel Plan), Vectos
40
Associates
Pinewood Studios
37
Planning Statement
February 2013
6.32 New landscape features will comprise green roofs, bunds, areas of species rich
grassland, open water, woodland planting, damp grassland / marsh, and swales.
6.33 Not less than 2.4ha of green roofs will be provided within the scheme. The
buildings with the largest unbroken roofs or those roofs closely grouped together,
will be utilised and planted with tussock-type species rich grassland.
6.34 The formation of landscaped bunds is proposed to screen the new development
from near views including along Pinewood Road and from the adjacent areas of
Pinewood Green.
6.35 Along Pinewood Road a five metre high bund (1 : 5 slope) is proposed with a
hedgerow on top. This will assist in screening stages and lower buildings within the
core of the site. The bund will be managed as wildflower grassland to enhance its
ecological value.
6.36 The landscaped bunds which are proposed to be located to the rear of properties
on Pinewood Green will be set within a broad swathe of open grassland and will
have a height of between 1.5 and 3.5 metres
They will also be managed to
enhance their ecological value.
6.37 Two water attenuation ponds will be created (one in the southern fields and one
close to the northern boundary). These will be designed to appeal to a range of
different aquatic, reptile and ornithological species through the incorporation of
design features such as fringing reed beds and marginal plant species. Swales will
also be created around the north western and south western parts of the East Area
and these will feed into the attenuation ponds.
6.38 Full details of the embedded landscape and ecological measures are set out within
the Ecology Strategy.
41
Drainage
6.39 The proposed development will incorporate a Sustainable Drainage System
(SuDS) ensuring that surface water discharge rates from the proposed
development do not exceed the existing level. For new buildings in the West Area
discharge rates will be controlled to greenfield rates.
41
Doc no. 14 : Ecology Strategy, Arup
Pinewood Studios
38
Planning Statement
February 2013
6.40 Elements of the SuDS include potential rainwater capture from large roof areas
with attenuation tanks in the West Area and swales, attenuation ponds and wetland
areas in the East Area.
6.41 The existing foul drainage system in the West Area will serve the new development
in that area.
6.42 An underground waste water treatment plant is proposed for the East Area. This
will comprise a fully enclosed packaged proprietary system of a series of small
buried tanks which provide storage and treatment facilities. Continuous remote
monitoring of the plant’s performance and remote testing of effluent quality will be
carried out. Sludge removal will generally be performed monthly, or less frequently,
as necessary. Connection to the tanks can be made below ground through an
odour controlled cabinet.
Renewable and low carbon energy
6.43 A Gas Combined Heating and Power (CHP) Plant is proposed. This will include the
installation of a reciprocating gas engine. Heat produced by the engine during the
generation of electricity will be recovered and utilised for production of low
temperature hot water for heating.
6.44 It is demonstrated in the Energy Statement
42
that a CHP Plant nominally rated to
1,000kwe / 1,111kwh would offset the baseline carbon dioxide emssissons of the
PSDF develoment by 12%.
6.45 The selection of the actual CHP plant will only take place at detailed design stage
but the rating will be sufficient to ensure the offsetting of baseline carbon dioxide
emissions by at least 10%.
6.46 The proposed Energy Centre building has been sized to allow for the incorporation
of cooling as part of the heating and power plant and it will have a minimum height
of 9m (minimum ventilation stack height of 12m agl) and a maximum building
height of 14m.
42
Doc no.13 : Energy Statement, Arup
Pinewood Studios
39
Planning Statement
February 2013
Indicative phasing of development
6.47 The phasing of the PSDF development has been indicatively projected. It is
anticipated that, subject to planning permission being granted, development
would commence in 2015 and would thereafter be broadly delivered in three fiveyear phases. The possible quantum of development to be delivered in each phase
of development is identified in Table 6.4 below:
Quantum of Additional
Accommodation
Total
Accommodation
Phase 1
Phase 2
Phase 3
Stages
12,090
12,915
4,645
29,650
Workshops
12,407
13,507
6,679
32,593
Office accommodation
15,905
7,725
10,825
34,455
Other
1,832
500
589
683
Backlot area


Landscaping



Site drainage



Site remediation (East only)

2,332
Other Infrastructure
Car parking
43
- 251
1,021
Table 6.4 : Indicative phasing schedule
6.48 An indicative phasing plan is provided within the Environmental Statement.
44
Illustrative Masterplan
6.49 An Illustrative Masterplan has been prepared and is submitted with the application.
Its purpose is to provide one example of how the application site could be
developed in the future, working within the development parameters set out above.
This is presented in the Illustrative Masterplan document.
43
45
Car parking numbers are the anticipated net increase in spaces in each phase of development. The net
figures reflect the fact that as new accommodation in the West Area is provided, some existing car parking
spaces will be lost.
44
Doc no. 9 : Environmental Statement, Arup
45
Doc no.18 : Illustrative Masterplan, Arup
Pinewood Studios
40
Planning Statement
February 2013
6.50 This document also contains a range of other illustrative material which is not
submitted for approval but provided to enable the local planning authority and other
interested parties to obtain a fuller understanding of how the site might be
satisfactorily developed. The range of other illustrative materials includes
photomontages from a variety of locations and cross sections of the proposed
development.
Application B
6.51 In order to ensure that the proposed PSDF is acceptable in terms of its potential
highway impacts, a parallel application for full planning permission for the
construction of improvements to, and signalisation of, the existing Five Points
Roundabout has also been submitted. This is titled Application B.
6.52 The site location plan for Application B is shown on Plan 110125-A-28
46
and the
formal description of the proposed development is as follows:
“Carrying out of highway improvements works at the Five Points Roundabout”
6.53 The key features of the junction improvements are:
•
All movements will become signal controlled, with the exception of the
A4007 Slough Road Approach;
•
Widening of A412 Uxbridge Road Approach from two to four lanes;
•
Widening of A412 Church Road approach from two to three lanes;
•
Two lane exit approach to Wood Lane;
•
Widening of Wood Lane approach from two to three lanes;
•
Priority-controlled entry from A4007 Slough Road;
•
Westbound circulatory approach to A412 Uxbridge Road and Pinewood
Road reduced to two lanes;
•
Signalised pedestrian crossing facilities on every entry and exit road to the
roundabout allowing pedestrians to cross all arms safely;
46
•
Repositioned lighting columns where necessary; and
•
Associated drainage, road markings and fencing works.
Doc C : Existing site plans and proposed junction improvements, Vectos
Pinewood Studios
41
Planning Statement
February 2013
6.54 They are shown in plan reference 110125-B-26 and their effects are assessed
within the Transport Assessment
47
48
and the Environmental Statement .
6.55 It should be noted that the proposed improvements are identical in nature to those
promoted in association with the proposed ‘Project Pinewood’ development
(reference 09/00707/FUL) and which were found to be acceptable, and approved,
by the Secretary of State.
49
6.56 It is necessary to make a further application for these works as, notwithstanding
the approval of the Secretary of State, the delivery of the highway improvements is
precluded by the Section 106 Agreement between Pinewood and Buckinghamshire
County Council which covenants that the improvements shall only be delivered in
association with the ‘Project Pinewood’ development.
Consultation and engagement
6.57 The PSDF proposals have been informed by a comprehensive programme of preapplication engagement and consultation with a wide range of stakeholders
including:
•
Elected Members of South Bucks DC and Buckinghamshire CC
•
Representatives of Iver, Fulmer and Denham Parish Councils.
•
Local communities in Iver Heath and surrounding areas.
•
South Bucks DC and Buckinghamshire CC officers
•
Statutory consultees including the Environment Agency, Natural England
and the Highways Agency.
•
Local organisations and interest groups including Iver Educational Trust,
Colne Valley Park (Groundwork Thames Valley) and Iver and District
Countryside Association.
47
Doc no.12 : Transport Assessment (including Framework Travel Plan), Vectos
48
49
see IR 16.2 – Appeal C Five Points Roundabout appeal decision (APP/N0410/A/10/2152591) and paragraph
28 of the Secretary of State letter – both dated 19th January 2012
Pinewood Studios
42
Planning Statement
•
February 2013
Representatives
of
Buckinghamshire
Business
First
and
the
Buckinghamshire Thames Valley Local Enterprise Partnership (LEP)
•
Skills and education providers including Amersham & Wycombe College
and East Berkshire College.
•
Representatives of film, media and creative industries bodies
•
Pinewood Studios customers and on-site production support companies.
•
The Heads of Physical Production at major international US film studios.
Local community consultation
6.58 The local community consultation exercise has been managed by Soundings on
behalf of PSL. Soundings was provided with technical support by the project
design team where necessary.
6.59 A schedule of the meetings, presentations and briefings completed to date is
included in the Statement of Community Involvement accompanying the planning
application.
50
The information which has been obtained through this process has
helped PSL and its design team to refine and improve the PSDF proposals to
achieve the best possible development.
6.60 A total of 27 events have been held, with nearly 600 people involved in the process
over three stages:
•
Stage 1 : Understanding the issues
•
Stage 2 : Concept design proposals
•
Stage 3 : The draft Development Framework
6.61 A range of engagement techniques were used to make contact with the broadest
cross section of the local community possible and canvass a range of views and
opinions. These involved:
•
Pop-Up Events : A total of ten pop-up consultation events were held
within Iver Heath and the wider area, to canvass the views of a wide
range of local people, including those who may not choose to visit formal
consultation events and public workshops (July 2012).
50
Doc no.19 : Statement of Community Involvement, Soundings
Pinewood Studios
43
Planning Statement
•
February 2013
Walk and Talk Events : Two events were held in the local area where the
local community was invited to take representatives of Soundings around
their neighbourhood and explain important matters to them (July 2012).
•
Workshops : Six community workshops were held in July, September and
October 2012 at Pinewood Studios. They explored the principle of the
PSDF development and more detailed design considerations, through
formal presentations, exhibition boards and group discussions.
•
Exhibitions : The display boards from each of the workshop events were
displayed in the Iver Heath Royal British Legion for a further two days on
each occasion in July, September and October 2012.
•
Newsletters : two newsletters were distributed to properties within a 4km
radius of the Studios in August and October 2012. The first introduced
the PSDF project and feedback from the initial consultation; the second
presented the evolving designs and feedback on the concept design.
6.62 Each of the public workshops and exhibitions were advertised via posters and
flyers, newspaper adverts, newsletters and the Pinewood Studios website. At each
event feedback forms were made available to enable the local community to record
their views. A summary of the key issues received at each stage included:
Stage 1 : Understanding the issues
1.
This stage was used to build an understanding of the local area and the
priorities for Iver Heath and Pinewood Studios. Top priorities were:
2.
3.
•
Community facilities and services
•
Transport connections
•
Green and public space
The priorities for Pinewood Studios were seen as:
•
Jobs
•
Skills and training
•
Landscape character
Other topics included Green Belt; the need for expansion; alternatives and
job and training opportunities. Despite objection, many people recognised
the importance and need for Pinewood to develop.
Pinewood Studios
44
Planning Statement
February 2013
Stage 2 : Concept design proposals
1.
The concept design proposals were introduced through public workshops,
exhibitions and Community Liaison Group meetings. Participants were
asked to provide feedback on the basis that it would minimise adverse
impacts and maximise benefits, if planning permission was granted.
2.
3.
The workshops were structured around key topics:
•
Transport and access
•
Landscape strategy and management
•
Visual character
The themes emerging from the discussion of the concept design were:
•
Concerns over the use of Green Belt land
•
Visual impact
•
Landscape screening
•
Traffic impact and increased volumes of vehicle movements
•
Site access
•
Amount of development
•
Arrangement of buildings
•
Development in the southern fields
•
Access to and management of The Clump
Stage 3 : Draft Development Framework
1.
A draft Development Framework was produced taking account of the
received feedback, and discussed via public workshops and exhibitions.
Key themes included:
•
Traffic impact on surrounding roads and volume of large vehicles /
traffic calming measures
•
Management of The Clump
•
Architectural style and quality of development in the southern field
•
Construction management
Pinewood Studios
45
Planning Statement
February 2013
•
Visual impact
•
Traffic signalling at Five Points Roundabout
•
New site entrance / roundabout
•
Access from Sevenhills Road
A number of participants supported the growth of Pinewood Studios within
the Green Belt.
Outcomes of the local community consultation
6.63 The PSDF proposals have responded to the community feedback wherever
possible. Specific aspects that have influenced the application include:
•
The approach to perimeter screening and the landscape strategy
•
Maximising the use of the existing site (West Area) as far as possible
•
Improvements to public transport, footpaths and cycle routes
•
Improving public access and routes through the site
•
The inclusion of ‘streetscape sets’ within the development
•
Measures to prevent ‘rat-running’ along Pinewood Green
•
The layout and massing of development parameters
6.64 Many of these matters have been developed further since the last consultation
event, to reflect community feedback and are included in the application proposals,
including:
•
the Ecology Strategy
51
that provides embedded landscape and ecological
habitat to achieve no net loss in the bio-diversity value of the site;
•
a Sustainable Transport Strategy
52
providing a package of measures and
funding to encourage the use of sustainable modes of transport including
provision of footpaths and cycleways, Shuttle Bus improvements, a
Travel Plan and the establishment of a Transport Review Group;
51
Doc no.14 : Ecology Strategy, Arup
52
see appendices to Doc no.12 : Transport Assessment, Vectos
Pinewood Studios
46
Planning Statement
•
February 2013
the Landscape and Access : Proposals for Management
53
providing
permissive access to the land within the application site via a number of
routes along the southern and north eastern boundaries and within The
Clump, connecting Iver Heath Fields with local public footpath routes;
•
formulating the landscape and development parameters to enable office
development at the southern end of the East Area site to adopt a
traditional English country house design and appearance.
Statutory Consultees
6.65 Liaison with relevant statutory consultees has been undertaken during the scoping
of the Environmental Impact Assessment and preparation of the Environmental
Statement. The consulted organisations include:
•
South Bucks District Council
•
•
Natural England
•
Highways Agency
•
Environment Agency
6.66 The responses are contained within the South Bucks District Council Scoping
Opinion 54 and summarised within the relevant chapters of the Environmental
Statement.
Local Economic Development Bodies and Further Education Institutions
6.67 Presentation briefings and discussions were held with the following local economic
development organisations and further education providers:
53
•
Buckinghamshire Thames Valley Local Enterprise Partnership
•
Buckinghamshire Business First
•
Amersham & Wycombe College
Doc no. 15 : Landscape and Access : Proposals for Management, Stephenson Harwood and Turley
Associates
54
See Doc no. 10a : Environmental Statement – Volume 2
Pinewood Studios
47
Planning Statement
February 2013
Film, television and screen based media industry liaison
6.68 To help inform the content of the PSDF proposals, US studio executives were
consulted as the main customers of Pinewood, their subsidiaries and independent
production companies. Consultation with other industry experts and UK film bodies
has also taken place. These include:
•
Confederation of British Industry
•
British Film Institute
•
UK trade & Investment
•
BAFTA
•
National Film and Television School
•
Producers Alliance for Cinema and Television
•
Creative England
•
Creative Skillset
•
The Production Guild
•
The Independent Games Developers Association
•
Film London
•
British Film Commission
•
British Screen Advisory Council
Conclusion
6.69 The consultation and pre-application engagement processes employed in the
publicising and development of the PSDF proposals, have followed a
comprehensive and structured approach. This has increased awareness of the
development amongst the local community and stakeholders and has enabled
input by local residents and stakeholders which has shaped the scheme and
identified aspects where further consideration and consultation was required.
6.70 The proposed PSDF developments have therefore been progressed in accordance
with the pre-application and front loading objectives and requirements of
paragraphs 188 to 190 of the National Planning Policy Framework.
Pinewood Studios
48
Planning Statement
7.
February 2013
Policy context
Introduction
7.1
This section of the Planning Statement identifies the economic growth, creative
industries and planning policies that are relevant to the consideration of the PSDF
and Five Points Roundabout improvement works applications at national, regional
and local level. The proposals by PSL represent an essential component of the
Government’s objective to grow the UK share of the global film and television
market as part of the Digital and Creative Industries (D&CI) sector and an
acknowledged driver of sustainable economic growth. The expansion of Pinewood
Studios at Iver Heath will make an unrivalled contribution towards meeting this
objective.
7.2
Extracts of the relevant planning policies referred to in the Planning Statement are
provided at Appendix 3.
Relevant planning policy
The National Planning Policy Framework (DCLG, March 2012)
7.3
The Framework is a key output resulting from the Plan for Growth (see paragraph
7.68 below) and the Government’s proposals to reform the planning system. It sets
the planning agenda for supporting and pro-actively driving sustainable economic
growth.
7.4
It establishes and operates on the basis of a presumption in favour of sustainable
development which requires;
•
the approval of development proposals that accord with the development
plan without delay, or
•
where the development plan is absent, silent or relevant policies are
out‑of‑date, granting permission unless any adverse impacts of doing so
would significantly and demonstrably outweigh the benefits, when
assessed against the policies in the Framework taken as a whole.
7.5
The underlying justification for this policy approach is the promotion of sustainable
development, defined across economic, environmental and social dimensions.
7.6
Key extracts from the Framework relevant to the proposed PSDF expansion of
Pinewood Studios confirm:
Pinewood Studios
49
Planning Statement
•
February 2013
In performing an economic role, the planning system should contribute to
building a strong, responsive and competitive economy, by ensuring that
sufficient land of the right type is available in the right places and at the
right time to support growth and innovation; and by identifying and
coordinating development requirements, including the provision of
infrastructure (paragraph 7);
•
Planning should proactively drive and support sustainable economic
development to deliver the homes, business and industrial units,
infrastructure and thriving local places that the country needs. Every effort
should be made objectively to identify and then meet the housing, business
and other development needs of an area, and respond positively to wider
opportunities for growth (paragraph 17; core planning principle 3);
•
The Government is committed to securing economic growth in order to
create jobs and prosperity, building on the country’s inherent strengths,
and to meeting the twin challenges of global competition (our
emphasis) and of a low carbon future (paragraph 18);
•
The Government is committed to ensuring that the planning system does
everything it can to support sustainable economic growth. Planning should
operate to encourage and not act as an impediment to sustainable growth.
Therefore significant weight should be placed on the need to support
economic growth (our emphasis) through the planning system
(paragraph 19);
•
To help achieve economic growth, local planning authorities should plan
proactively to meet the development needs of business and support an
economy fit for the 21st century (paragraph 20);
•
In preparing Local Plans, local planning authorities should:
−
support existing business sectors, taking account of whether they are
expanding or contracting and, where possible, identify and plan for
new or emerging sectors likely to locate in their area. Policies should
be flexible enough to accommodate needs not anticipated in the plan
and to allow a rapid response to changes in economic circumstances
(paragraph 21, 3rd bullet point);
−
plan positively for the location, promotion and expansion of clusters or
networks of knowledge-driven, creative or high-technology industries.
th
(paragraph 21, 4 bullet point)
Pinewood Studios
50
Planning Statement
7.7
February 2013
The Framework reiterates previous national policy relating to the Green Belt and
confirms (at paragraph 79) that the fundamental aim of Green Belt policy is to
prevent urban sprawl by keeping land permanently open. It also confirms the five
purposes the Green Belt serves, to:
•
check the unrestricted sprawl of large built-up areas;
•
prevent neighbouring towns merging into one another;
•
assist in safeguarding the countryside from encroachment;
•
preserve the setting and special character of historic towns; and
•
assist in urban regeneration, by encouraging the recycling of derelict and
other urban land.
7.8
Paragraph 87 confirms that inappropriate development is, by definition, harmful
to the Green Belt and should not be approved except in very special
circumstances. Paragraph 88 confirms that when considering any planning
application, local planning authorities should ensure that substantial weight is given
to any harm to the Green Belt, and that very special circumstances will not exist
unless the potential harm to the Green Belt by reason of inappropriateness, and
any other harm, is clearly outweighed by other considerations.
7.9
The remainder of the Framework contains a number of detailed policies grouped
into themed chapters. Those relevant to the PSDF proposals are:
•
Promoting sustainable transport
•
Requiring good design
•
Meeting the challenge of climate change, flooding and coastal change
•
Conserving and enhancing the natural environment
•
Conserving and enhancing the historic environment
7.10 The Framework also clearly expects local authorities to adopt a positive and proactive attitude to decision-taking and foster delivery of sustainable development
that delivers growth and improves economic, social and environmental outcomes.
Authorities should pursue solutions with applicants and decision-takers (at all
levels) should approve applications for sustainable development where they can.
The Development Plan
7.11 The adopted development plan for South Buckinghamshire comprises:
•
Regional Spatial Strategy for the South East : the South East Plan;
•
South Bucks Local Development Framework Core Strategy; and
•
South Bucks District Local Plan (saved version)
Pinewood Studios
51
Planning Statement
February 2013
7.12 A summary and analysis of the relevant policies is provided below.
The South East Plan : Regional Spatial Strategy for the South East of
England (Government Office for the South East, May 2009)
7.13 The Regional Spatial Strategy (RSS) was prepared in accordance with the
Planning and Compulsory Purchase Act 2004. It is consistent with the National
Planning Policy Framework in promoting the delivery of sustainable development
and until such time as it is formally revoked under s109 of the Localism Act 2011, it
continues to form part of the adopted Development Plan and carries full weight in
the determination of the PSDF planning applications.
7.14 Its principal objective, set out at Policy CC1, is to achieve and maintain sustainable
development in the Region, by prioritising;
•
the sustainable use of resources;
•
conservation and enhancement of the physical and natural environment;
•
reducing greenhouse gas emissions;
•
preparing for the impacts of climate change; and
•
achieving safe, secure and socially inclusive communities.
7.15 This is supplemented by policies relating to the management of climate change
(Policy CC2), resource use (Policy CC3), sustainable construction (Policy CC4),
infrastructure provision (Policy CC7) and the provision and management of green
infrastructure (Policy CC8). The spatial planning policy SP5 maintains the broad
extent of the green belt within the Region.
7.16 The policies relating to sustainable economic development are most relevant to the
PSDF proposals and recognise that as one of the most successful regions in the
world, the contribution made by the South East's economy is of critical importance
to the performance of the UK as a whole. Policy RE1 is intended to ensure that the
Region fully contributes to the long term competitiveness of the UK, and local
planning authorities should ensure that local development documents are
sufficiently flexible to respond positively to changes in the global economy and that
the spatial requirements for market flexibility are fully met in all parts of the Region.
7.17 Policy RE2 is closely linked to this objective and supports the growth and
development of the nationally important economic sectors and clusters located in
the Region. The policy identifies six key economic sectors that have the greatest
capacity to deliver growth and includes digital media. The policy confirms that
supporting the development of these sectors will help enhance the Region’s
Pinewood Studios
52
Planning Statement
February 2013
competitive advantage, broaden its economic base and encourage sustainable
economic growth.
7.18 Where regionally important sectors or clusters exist, the Regional Spatial Strategy
requires local authorities to identify any opportunities for their development or
expansion, and where appropriate, to ensure that land and premises are made
available (or safeguarded) to meet their specific growth and development needs.
7.19 The aims and objectives of the above Regional Spatial Strategy economic policies
reflect those in the Framework at paragraphs 17 to 21 of Chapter 1 - Building a
strong and competitive economy (as referred to at paragraph 7.6 above). This will
provide
policy
continuity
together
with
the
strategic
objectives
of
the
Buckinghamshire Thames Valley Local Enterprise Partnership (see paragraph 7.41
below), following the revocation of the Regional Spatial Strategy.
7.20 Other relevant policies include, Policy RE5 which encourages ‘smart growth’, to
increase the Region’s prosperity whilst reducing its ecological footprint. For
example, enabling businesses to work as efficiently as possible through
considering their needs for additional land and premises and thereby avoiding
unsustainable travel.
7.21 Policy RE6 seeks to maintain and enhance the competitiveness of the most
economically successful parts of the South East region. Lying within South
Buckinghamshire, Pinewood Studios is located in the Western Corridor and
Blackwater Valley sub-region which is identified as one of the most successful
areas given its proximity to London and Heathrow international airport where smart
growth will be encouraged.
7.22 The PSDF proposals will clearly meet this policy objective and that of Policy
WCBV1 Core Strategy which supports the need for development and infrastructure
to sustain the economic growth of the Western Corridor and Blackwater Valley subregion. To the extent that development cannot be satisfactorily accommodated in
the existing built-up areas, it acknowledges that sustainable urban extensions will
be required on the periphery of selected settlements, and consequently paragraph
2.16 notes that;
“whilst Green Belt policy remains central to the core strategy (of the RSS WCBV
sub-region), its current boundaries should not be considered inviolate if the
economy is to be supported.”
Pinewood Studios
53
Planning Statement
7.23 Policy WCBV5 applies to the Colne Valley Park
1)
February 2013
55
and reflects its aims of:
Maintaining and enhancing the landscape and waterscape of the Park in
terms of their scenic and conservation value and overall amenity;
2)
Resisting urbanisation of the park and safeguarding it from inappropriate
development;
3)
Conserving the park’s nature conservation resources by providing green
infrastructure and protecting flora, fauna, habitats and geological features;
4)
Providing facilities and opportunities for countryside recreation which do
not compromise the above aims.
South Bucks Local Development Framework : Core Strategy Development
Plan Document (South Bucks District Council, February 2011)
7.24 This was adopted in February 2011 to cover the period to 2026. It is based on a
spatial vision and set of strategic objectives grouped around four themes of:
•
community needs;
•
living environment;
•
maintaining local economic prosperity, and;
•
climate and environmental management
7.25 Strategic Objective 13 promotes the creation of a balanced local economy and
support for existing and new businesses. The international importance of Pinewood
Studios is recognised as a location for film and television production employment
Core Policy 10 provides for the growth and expansion of the Iver Heath site in line
with the existing (albeit now obsolete) 2006 Masterplan.
56
7.26 Core Policies 14 - 16 identify three Development Sites at Beaconsfield, Taplow and
Iver. These are designated Major Developed Sites in the Green Belt and are
included in the plan as development opportunities, whereby they offer
redevelopment potential to help accommodate future development needs but are
55
The Colne Valley Regional Park Action Plan 2009 – 2012 adds a fifth aim of achieving a vibrant and
sustainable rural economy.
56
The Pinewood Studios Masterplan was conceived in 2002/03 and received outline planning permission (ref.
04/00660/OUT) in April 2006. It permitted the development of an additional 48,402sqm of office floorspace
and 3,951sqm of workshop floorspace within the developed (non-Green Belt) part of the Pinewood Studios
site. Refer to Doc. no. 3 : Pinewood – the Case For Expansion, Turley Associates for further details.
Pinewood Studios
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Planning Statement
February 2013
not strategic in terms of being central to the delivery of the Core Strategy. These
sites have been tested in the assessment of alternatives carried out as part of the
case in support of the PSDF proposals, included in the following chapter of this
Planning Statement.
7.27 The remainder of the Core Strategy policies relate to its other strategic objectives,
including;
•
Core Policy 7 promotes improvements in accessibility to services and
seeks to ensure a safe and sustainable transport network. A rebalancing of
the transport system in favour of sustainable modes is encouraged by
working with the highway authority and access groups to improve transport
choices, encouraging improvements to pedestrian and cyclist routes and
facilities, minimising the impact of new development on the highway
network through travel plans and supporting public transport schemes.
•
Core Policy 8 which relates to the built and historic environment and
promotes protection and where appropriate, enhancement of the historic
environment; encourages high standards of design which makes a positive
contribution to the character of the surrounding area; tackles the cause of,
and is resilient to, climate change; and achieves crime prevention, a
reduction of the fear of crime and an improvement to community safety;
•
Core Policy 9 which applies to the conservation and enhancement of the
natural environment, landscape characteristics and biodiversity of South
Buckinghamshire, including the Colne Valley Park within which Pinewood
Studios is located, and;
•
Core Policies 12 and 13 which promote the use of sustainable energy and
the prudent and sustainable management of environmental resources, and
require major developments to secure at least 10% of their energy from
renewable or other low-carbon sources, unless it is not viable.
7.28 All of these policies have been fully taken into account by the PSDF proposals
where relevant.
South Bucks District Local Plan (South Bucks District Council, March 1999)
7.29 Those local policies not replaced by the Core Strategy are retained in the saved
version of the South Bucks District Local Plan consolidated in February 2011.
7.30 The central part of the existing Pinewood Studios site (West Area) is allocated for
film studio use under Policy E2, whilst the north backlot, the Paddock Lot and the
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55
Planning Statement
February 2013
gardens south of Heatherden Hall are located within the Green Belt. The entire
East Area of the PSDF application site lies within the Green Belt as shown in
Figure 7.1.
7.31 Policy E2 recognises the national and international importance of Pinewood
Studios and that its retention as a unique site for film production is extremely
desirable. The policy therefore permits new development within the designated
(non-Green Belt) area for new and redeveloped studio and related uses and seeks
to protect the site from redevelopment to alternative uses.
7.32 The relevant saved Green Belt policies are GB1 and GB4. These state that only
appropriate development will be permitted within the Green Belt and do not make
explicit reference to the scope for inappropriate development to be justified where
very special circumstances exist; as set out in long-established national Green Belt
policy contained in the Framework (see paragraph 7.8 above).
Figure 7.1 : Extract from the South Bucks District Local Plan proposals map (saved version)
7.33 The limitations placed on the Pinewood Studios site by Green Belt policy have
been evident since it was first imposed some years after the Studio’s foundation in
1936, and after which a tightly-drawn Green Belt boundary has been maintained.
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Planning Statement
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7.34 At the former 1989 Local Plan Inquiry, the Inspector recommended a change to
exclude the 007 Stage and adjacent car park from the Green Belt but only the 007
Stage was removed, and under the current saved plan, the removal of the north
backlot from the Green Belt was resisted by the Council. In his examination the
Inspector acknowledged;
•
the need for the long-term development of Pinewood Studios in order for it
to remain competitive
•
the limited (remaining) capacity of the developed site
•
that disaggregation was not acceptable, and
•
considered that the Green Belt boundary was drawn excessively tight
around the 007 Stage.
7.35 The Inspector concluded that:
“The County Council as strategic planning authority, raised no objections to the
proposals for extension (of the Studios) into the Green Belt. They accept that very
special circumstances exist here because of the site’s key role in the British film
industry. I agree with that view.”
57
7.36 In June 1998 a simultaneous outline planning application (ref. 97/0108/OUT – see
Planning History above) for the erection of two sound stages (the R and S Stages
permitted under the subsequent full application 98/00273/FUL in July 1998) and
ancillary space, offices and workshops including ancillary fire, medical and security
accommodation together with new and replacement car parking, was permitted on
some of the land proposed for removal from the Green Belt.
7.37 The application was supported on the basis that very special circumstances were
demonstrated (on the same basis as the conclusions reached by the Local Plan
Inspector) to ensure that Pinewood remained at the forefront of the British film
industry. This was the first occasion where it became clear that revisions to the
Green Belt boundary (or development within the Green Belt) would be necessary
to accommodate the future development requirements of the Studios.
57
see South Bucks Local Plan 1999 : Inspectors Report – IR : 2.69
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Planning Statement
February 2013
7.38 The affected land was removed from the Green Belt prior to the adoption of the
saved Local Plan although the Council maintained that no further land should be
removed. The saved plan (paragraph 3.16) also confirms that the Council did not
consider it necessary to safeguard any land beyond the plan period to 2006 to
meet future development needs.
7.39 There are a number of other saved policies within the Local Plan dealing with
design, technical and environmental matters. These are summarised below;
•
Policy L10 sets out the basis for assessing proposals to fell trees subject to
Tree Preservation Orders, with reference to the health and stability of a
tree(s) and the contribution it makes to public amenity and the character of
the area;
•
Policy EP3 states that development will only be permitted where its scale,
layout, siting, height, design, external materials and use are compatible
with character and amenities of the site and surroundings. Development
should not have an adverse impact on the character or amenities of
neighbouring properties or the locality in terms of its use or scale;
•
Policy EP4 requires developments to incorporate hard and soft
landscaping; have regard to and retain existing planting and landscape
features; plant additional trees and shrubs where appropriate; and provide
for the maintenance and retention of existing and proposed planting;
•
Policy EP5 states that developments must provide for adequate daylight
and sunlight (where possible) within the site and on adjacent buildings or
land; and comply with all other Local Plan policies;
•
Policy EP6 encourages development which reduces the opportunity for
crime, with public and private areas demarcated; ensure overlooking of
publically accessible areas; and incorporates features which discourage
crime;
•
Policy TR5 requires development affecting public highways to comply with
the standards of the Highway Authority; not to cause the operational
capacity of the highway to be exceeded (or exacerbate existing
exceedance); and for traffic movements to not cause an adverse effect on
residential amenity;
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Planning Statement
•
February 2013
Policy TR7 requires compliance with specified parking standards, with
parking provision made on the application site or land controlled by the
applicant and to not result in non-residential on-street parking in residential
areas;
•
Also, Policy R8 applies to floodlighting but only in connection with sports
pitches. It will not apply in respect of the PSDF proposals.
7.40 All of the above policy considerations have been fully taken into account by the
PSDF proposals where relevant.
Other local policy considerations
Plan for Sustainable Economic Growth in the Entrepreneurial Heart of Britain
2012 - 2031 : Growing Buckinghamshire’s contribution to National prosperity
(Buckinghamshire Thames Valley Local Enterprise Partnership, November
2012)
7.41 Buckinghamshire Thames Valley LEP was formed in January 2012 with the vision
of creating a vibrant, balanced, competitive Buckinghamshire economy and a
mission of creating the conditions that support business to invest, grow and thrive.
7.42 Its Plan for Sustainable Economic Growth is intended to create the conditions
needed to reverse the competitive decline of the area, rebuild its prosperity and
grow its net contributions to the wider UK economy. It is based on four objectives
to support the growth of the Buckinghamshire economy:
•
stimulate more smart sustainable business growth
•
bring forward necessary business-critical infrastructure
•
secure inward investment needed to underpin growth
•
ensure the supply of a skilled, flexible workforce
7.43 The LEP has identified four priority ‘Plan for Growth’ sectors to target within
Buckinghamshire: food production, ICT and digital media, advanced engineering
and healthcare, as these possess the greatest potential for future growth. In
addition, the LEP also intends that investment in Buckinghamshire’s key
knowledge assets, which include Pinewood Studios, will have a ‘spill over’ effect
into the wider economy.
7.44 A number of the LEP objectives fully support the PSDF proposals at Pinewood
Studios therefore. In particular;
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Planning Statement
•
February 2013
stimulating more smart sustainable business growth by:
− forcing a step change in Buckinghamshire’s export performance and
developing improved links with symbiotic international clusters in which
Buckinghamshire has clear strengths, including film and digital media;
− accelerating innovation in ambitious growth-orientated companies and
the Buckinghamshire priority Plan for Growth sectors;
•
bringing forward business-critical infrastructure by:
− unblocking major commercial property investments which support the
needs of business and supporting the development of specific
schemes;
− supporting key strategic employment sites for the LEP to work with
partners to promote, include investments linked to Buckinghamshire’s
key knowledge assets including Pinewood Studios.
3rd Local Transport Plan 2011-2016 (Buckinghamshire County Council, 2011)
7.45 The vision of the Local Transport Plan (LTP) is:
“To make Buckinghamshire a more successful, healthy and safe place to live, work
and visit. Maintaining and enhancing the excellent environment, whilst ensuring
that businesses thrive and grow the County’s economy.” (our emphasis)
7.46 It includes a number of policy objectives and themes relating to the economy, the
environment, health and wellbeing and communities. They include:
•
Reducing the need to travel
•
Improving health by encouraging walking and cycling
•
Encouraging and supporting the delivery of local transport services, and
•
Improving connectivity and access between key centres.
UK economic growth policy
7.47 Returning the UK economy to strong, sustainable and balanced growth is the
single most important priority for the Government. The imperative to achieve
economic growth and development is the cornerstone of coalition policy across all
Departments and has been continually reiterated with increasing momentum since
the Government took office.
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Planning Statement
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7.48 The key policy documents and expression of policy aims and objectives given by
Ministers in statements and speeches, are set out below.
The Coalition : our programme for government (Cabinet Office, May 2010)
7.49 Set out at the time of taking office, the Conservative - Liberal Democrat Coalition
Agreement provides the terms of reference and policy agenda of the coalition
government for the five years to 2015. It is based on the three core values of
‘freedom, fairness and responsibility’ and contains 31 policy themes.
7.50 Rebuilding the economy is stated as a central aim of the Government programme.
Under Theme 2 ‘Business’, the Government states that business is the driver of
economic growth and innovation, and that urgent action needs to be taken to boost
enterprise, support green growth and build a new and more responsible economic
model. It states;
“We want to create a fairer and more balanced economy, where we are not so
dependent on a narrow range of economic sectors, and where new businesses
and economic opportunities are more evenly shared between regions and
industries.”
7.51 The Agreement confirms the Government will consider the implementation of the
Dyson Review
58
to make the UK the leading hi-tech exporter in Europe.
7.52 It also sets out the Government’s support for the creation of Local Enterprise
Partnerships to promote local economic development as a replacement to
Regional Development Agencies. Under the policy theme of culture, Olympics,
media and sport, the agreement confirms that a vibrant cultural, media and
sporting sector is crucial to UK well-being and quality of life. It states that; “There
is a need to promote excellence in these fields.” (our emphasis)
Transforming the British economy : Coalition strategy for economic growth
(speech by Rt Hon David Cameron PM, May 2010)
7.53 In this first major speech, the Prime Minister states that the first priority of the
Coalition Government is to transform the economy. It describes how the economy
has become increasingly unbalanced and dependent upon a limited number of
industries in limited areas of the country, while other sectors have declined.
58
Ingenious Britain : Making the UK the leading high tech exporter in Europe, James Dyson, March 2010
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Planning Statement
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7.54 It sets out how the UK has become increasingly hostile to enterprise, with business
investment in the past decade growing at around one per cent each year and only
a quarter of what it was during the previous decade. It underlines that the UK has
become far too dependent on the public sector, that it has become indebted on an
unprecedented scale and concludes that unless urgent and targeted action is
taken, the economy will remain unsustainable, unstable, unfair and uninspiring.
7.55 The Government’s answer to the question of whether the UK can (and must)
urgently remedy the economic situation is an unequivocal and emphatic ‘yes’. It is
plain that Britain “must be re-opened for business.”
7.56 Turning to the crucial role of rebalancing the economy, the speech notes that the
heavy reliance upon “just a few industries and a few regions” presents a key
concern. An economy with such a narrow foundation for growth is fundamentally
unstable and wasteful and the Government is determined that this should change.
The Prime Minister states that:
“this doesn’t mean picking winners, but it does mean supporting growing industries;
aerospace, pharmaceuticals, high-value manufacturing, hi-tech engineering, low
carbon technology and all the knowledge-based businesses including the
creative industries (our emphasis). Nor does it mean ignoring London and
Crossrail is fully supported, but it does mean having a plan to breathe economic life
into areas outside the M25.”
7.57 In conclusion, with support from Government, civic leadership, business
investment and expertise, the Prime Minister gave a clear expectation that the UK
can and will rebalance its economy and that “there really shouldn’t be any limit to
our ambitions.”
The path to strong, sustainable and balanced growth (HM Treasury and the
Department of Business, Innovation and Skills, November 2010)
7.58 This policy document was launched to accompany the Government’s Growth
Review 59 and formed the pre-cursor to the Plan for Growth (see paragraph 7.68
below) and the National Planning Policy Framework (the Framework).
7.59 Reiterating the Coalition economic policy objectives, it confirms that the UK must
move away from unbalanced growth that is reliant on a narrow range of sectors
59
The collective title given to the HM Treasury rolling programme of structural reforms to support growth
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Planning Statement
February 2013
and achieve strong, sustainable and balanced growth that is more evenly shared
across the country and between industries. It states;
“The overriding priority of this Government is to return the UK economy to
balanced, sustainable growth. Growth is essential for paying down the country’s
debts, for giving people throughout the country new opportunities, and for making
sure that the UK is well placed for competing in an expanding global economy.”
7.60 The Government’s vision is to create a dynamic economy, where it is easy to start
up and grow a business and where every company can reach its potential. This
means building a broad-based economy rooted in higher levels of business
investment, open and competitive markets and greater exports.
7.61 A key objective is to restore UK competitiveness. In noting the UK decline from
seventh to thirteenth place between 1997 and 2009 in the World Economic Forum
60
‘Global Competitiveness Index’ , the Government states that the economy;
“has competitive strengths in industries which are well positioned to benefit
from global trends (our emphasis) and that export growth will be crucial to
recovery.”
7.62 The document also sets out the Government commitment to creating a planning
regime that supports growth and sustainable development. It states that planning
has an important role in reconciling competing economic, social and environmental
considerations, but that businesses often cite delays and restrictions as a major
barrier to growth. The Government aim is to ensure that,
“planning is flexible and responsive to business needs, values development,
supports towns, cities and rural areas, facilitates competition, and does not impose
disproportionate costs on business.”
7.63 The Government is committed to reforming the planning system so that it supports
economic
growth
by
providing
the
right
land
in
the
right
place
for
development………and ensures the timely delivery of infrastructure. The reforms
will ensure that the planning system……understands and is more responsive to
changing demands of business (our emphasis) and is less bureaucratic.
60
The Global Competitiveness Report 2009 -10, World Economic Forum, September 2009 and The Global
Competitiveness Report 1997, World Economic Forum, May 1997
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Planning Statement
February 2013
7.64 The document states that the Government will support private sector investment
and growth. It notes that the UK needs broad-based growth that comes from all
sectors of business, and that builds on the UK’s existing strengths. It is also
necessary to respond to opportunities from globalisation, technological
developments and rising incomes (our emphasis).
7.65 The Government recognises the key role it can plan in improving UK performance
through; increasing the UK’s share of world markets (our emphasis), raising
employment and improving productivity. In particular, the Government has
identified several challenges including:
•
consolidating existing strengths in high-value services and advanced
manufacturing to drive export growth;
•
supporting new and expanding industries where the UK has the
potential to become a world leader (our emphasis);
•
improving performance in large domestic sectors, which is critical to
increasing overall productivity and employment, and;
•
ensuring essential infrastructure sectors underpin growth across the
economy.
7.66 Over the course of the Growth Review, the Government will assess all sectors of
the economy and began with the following six, reflecting their growth potential and
the challenges they face:
•
Advanced manufacturing
•
Digital and creative industries (our emphasis)
•
Business and professional services
•
Retail
•
Construction
•
Healthcare and life sciences
7.67 In respect of the digital and creative industries (D&CI), the document confirms that
the UK sector is among the most influential and successful in the world, and that
UK digital content reaches around the globe. The sector is driven by clusters of
interdependent firms both within and outside the creative industries, suppliers and
institutions. Exports from across the creative industries are stated to be worth
£16bn per annum to the economy; representing 4.3% of all goods and services.
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The Plan for Growth (HM Treasury and the Department for Business,
Innovation and Skills, March 2011)
7.68 Building on the Coalition Agreement and the Path to strong, sustainable and
balanced growth (see above), this key policy document crystallises the
Government’s ambitions to put the UK on a path to sustainable long-term
economic growth. It explains that relative to its competitors over the past decade,
which have reduced tax burdens, removed barriers to growth and supported
exports, the UK has become unbalanced and heavily indebted. It has lost its
commercial advantage in the world economy and international competitiveness has
declined.
7.69 The Plan calls for the UK to be more productive and to become a leading high-tech
and highly-skilled nation that exports goods and services. It sets out a clear
economic policy objective to achieve strong, sustainable and balanced growth,
supported by private-sector investment and enterprise.
7.70 Four overarching ambitions are set to ensure that progress is made towards
achieving its economic objective, namely:
•
to create the most competitive tax system in the G20;
•
to make the UK one of the best places in Europe to start, finance and grow
a business;
•
to encourage investment and exports as a route to a more balanced
economy; and,
•
to create a more educated workforce that is the most flexible in Europe.
7.71 In its actions under Ambition 3, the Government reaffirms that sustainable growth
requires a rebalancing of the UK economy away from a narrow range of sectors, to
one built on investment and exports. It encourages growth in a number of targeted
sectors and confirms that the UK should:
“want to remain the world’s leading centre for financial services, but it should also
determine to become a world-leader in, for example, advanced manufacturing, life
sciences, creative industries (our emphasis), green energy and non-financial
business services.”
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Planning Statement
February 2013
7.72 The Plan confirms that;
“the Digital and Creative Industries (D&CI) have the potential to drive significant
growth in the UK. Their exports are third only to advanced engineering and
financial and professional services.”
61
7.73 A number of Government actions are then set out to support the sector including
continuing the commitment to the current scheme of UK film tax relief.
Planning for Growth
(Written Ministerial Statement by Rt Hon Greg Clark MP, Minister for
Decentralisation, March 2011)
7.74 In his Statement of 23
rd
March 2011 accompanying the Plan for Growth and
launching the National Planning Policy Framework, Greg Clarke explained that the
planning system has a key role to play in rebuilding Britain’s economy.
7.75 The Statement explains that in publishing an ambitious set of proposals to help
rebuild Britain's economy, the Government has issued a call to action on growth. It
describes the pressing need to ensure that the planning system does ‘everything it
can’ to help secure a swift return to economic growth by ensuring that the
sustainable development needed to support economic growth is able to proceed as
easily as possible.
7.76 It makes it plain that the Government's top priority in reforming the planning system
is to promote sustainable economic growth and jobs. Its expectation is that the
answer to development and growth should wherever possible be 'yes' and that the
introduction of a presumption in favour of sustainable development (since included
in the National Planning Policy Framework) will require local planning authorities to
plan positively and be proactive in driving and supporting the growth the country
needs. Authorities should make every effort to identify and meet the development
needs of their areas and respond positively to wider opportunities for growth.
7.77 When deciding whether to grant planning permission, authorities should support
enterprise and facilitate sustainable economic development. They should consider
61
see The Plan for Growth - paragraph 2.216, HM Treasury 2011 [taken from - Creating growth : A blueprint
for the creative industries, CBI, July 2010; Access to finance in the Creative Industries in the South East,
SEEDA/ACE, 2010; Mini Study on Access to finance Activities of the European Creative Industry Alliance,
Greater London Enterprise and Angel Capital Group, 2010 and Rebalancing Act, NESTA, June 2010]
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Planning Statement
February 2013
fully the importance of national planning policies aimed at fostering economic
growth and employment, given the need to ensure a return to robust growth.
7.78 Likewise, the Statement confirms that the Secretary of State for Communities and
Local Government will take its principles into account when determining
applications that come before him. He will attach significant weight to the need to
secure economic growth and employment.
Britain Open for Business : Growth through international trade and
investment (UK Trade and Investment, May 2011)
7.79 This UKTI five year corporate strategy lies at the heart of the Government’s drive to
promote economic growth through trade and investment. It sets out four pathways
to achieve balanced growth:
•
Targeting services at innovative and high-growth small and medium sized
enterprises (SMEs) to encourage more companies to export and help
existing exporters penetrate more high growth and emerging markets;
•
Winning high value opportunities in overseas markets for UK businesses
of all sizes;
•
Delivering a pipeline of high quality inward investment, and
•
Building strategic relationships at the highest levels with the most
significant inward investors, and with the UK’s top exporters and major
overseas buyers.
7.80 The Strategy builds upon the economic objectives set out in the Plan for Growth
and the need to move away from an over-reliance on a limited number of economic
sectors, to a more broadly-based economy that builds on the UK’s strengths
across innovative and high growth sectors. It identifies 18 priority sectors, including
the creative industries (our emphasis), which it recognises as;
“an important area of the UK economy and a major contributor to exports.”
Prime Minister’s speech to the Confederation of British Industry Conference
(Rt Hon David Cameron PM, November 2012)
7.81 In this keynote speech to the CBI, the Prime Minister reiterated the Government’s
resolute commitment to doing all it can to promote and achieve economic growth.
7.82 In explaining the scale of the challenge facing the UK and the ever more
competitive global race to succeed, it confirms that the country and British
business needs to realise its ambitions for growth and enterprise more than ever.
The Prime Minister expects all of his departments to focus on growth and has set
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February 2013
growth as the key objective for every Permanent Secretary. He also explained that
it is essential that every Minister understands that the economic dangers are not
just in what the Government does, but what it does not do and that the costs of
delay are felt in business failures and job losses. The Government is firmly and
urgently committed to prioritising change; to backing enterprise, growth and
business and to removing the obstacles and bureaucracy that inhibit progress,
even “in the teeth of fierce opposition.”
Autumn Statement 2012 (HM Treasury, December 2012)
7.83 As well as reporting on the progress the Government has made towards delivering
the Plan for Growth, the Chancellor recently announced a number of additional
measures to rebalance the UK economy and strengthen its global competitiveness.
These include specific measures for the D&CI, in recognition of their importance
and contribution to the UK economy.
7.84 The measures include the extension of film tax relief to cover animation, video
games and high-end television, which will attract inward investment to the UK (see
paragraph 7.98 below), and the award of an additional £6m to train up to 3,300
people working in the film, television, video games and animation industries, to
match investment from private companies.
UK film, high-end television and screen based media policy
7.85 Cultural and industry policy for UK film, television and screen based media, is set
collectively across several Government departments including HM Treasury and
the Department for Business, Innovation and Skills, under the direction of the
Department for Culture, Media and Sport. Its aim is to create a strong industry that
brings cultural and economic benefits to the UK.
7.86 The key policy documents and expression of policy aims and objectives given by
Ministers in statements and speeches, are considered below.
The future of the UK film industry
(speech to the British Academy of Film and Television Arts by Hon Ed Vaizey
MP, November 2010)
7.87 In this keynote speech the Culture, Communications and Creative Industries
Minister set out the Government’s vision and policy objectives for the UK film
industry.
7.88 It underlines the significant successes that the UK industry has enjoyed and the
importance and scale of value it contributes to the UK economy. It then outlines the
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Planning Statement
February 2013
key objectives and actions proposed by the Government including the current
strategic role of the British Film Institute (BFI) in delivering UK film policy and
distributing increased Lottery funding for film, and the creation of the national
agency Creative England charged with overseeing the promotion and development
of the creative industries including film, television, games and digital media. The
Minister also confirmed the Government’s continued (re)commitment to the film tax
credit.
7.89 Of particular importance to Pinewood Studios and the PSDF expansion proposals,
is the express support made by the Minister for the international aspect of the UK
film industry in terms of inward investment and export promotion, alongside the
indigenous industry, and which benefits from the same level of policy support. The
Minister stated that:
“Some people think there are two film industries in this country; the US film industry
and the UK film industry, and that somehow one side’s success is dependent on
the other side’s failure. I do not share that view and believe that the two industries
are two sides of the same coin.
The UK benefits massively from Hollywood’s investment. Continued investment in
major productions has sustained organisations such as Pinewood Studios, Double
Negative and Framestore. It has provided employment for thousands of people. It
has sustained a huge amount of technical expertise that is as good as any in the
world. It has helped us become one of the leading centres for visual effects.
Hollywood investment promotes British characters, British stories and British
talents on the world stage and gives our culture, our history, and our values to an
international audience. And the people I meet from Hollywood have actually been
in the UK for decades; people like Josh Berger from Warner Bros, Barbara Broccoli
and many more.
So I make no apologies for saying that I want to maintain that investment. We’ve
been helped recently by a favourable exchange rate. But we also have the
infrastructure and the talent to continue to attract inward investment. Last year
inward investment from international film makers brought in over £780million to the
British economy. That’s the highest total ever. We expect this contribution to be
even higher this year.”
7.90 Further comments by the Culture Minister in October 2012 (available on the DCMS
website) to coincide with the release of Skyfall made at Pinewood Studios, reiterate
the contribution made by the film and television industries and confirms the
Government’s support for them as key drivers of economic growth. They state:
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Planning Statement
February 2013
“Probably the most globally-anticipated cinematic release of 2012, Bond has well
and truly stood the test of time. This latest film is a brilliant example of what the
British film industry is capable of, made at the iconic 007 sound stage at Pinewood
and in locations in London, by a British director with a British star.”
“The release of the Bond film…..is a useful moment to recall the massive
contribution the film industry makes to economic growth.”
and
“International sales of UK TV programmes generated almost £1.5 billion (in 2011),
an almost 10 per cent increase from the previous year. According to a report by the
62
Commercial Broadcasters Association , the UK attracts ten times more inward
investment than the rest of Europe and the sector is worth about £4.2 billion a year
to the UK economy. The story is likely to get even better. Earlier this year, the
Chancellor announced that he will introduce corporation tax reliefs for the
animation, high-end television and video games industries from April 2013, subject
to State Aid approval from the European Commission. There are two main reasons
for doing this - encouraging investment in the UK and promoting the production of
cultural products. It’s been estimated that this could generate an extra £350 million
per year for the industry, boost tourism and make the UK a magnet for talent,
investment and development.”
7.91 Most recently in January 2013, the Culture Minister also commented that;
“The UK Government is unequivocally committed to offering tax reliefs for film and
other creative industries. Not only have we recently re-notified the very successful
film tax relief, we are in the process of introducing new reliefs for high-end
television, animation, and video games. Our commitment to these tax incentives is
driven by our unstinting desire to maintain the UK as the best place in the world for
creative businesses, and we continue to offer not only a film tax relief that is among
the most generous in the world, but also the finest crew, locations and
infrastructure."
62
Source : the Commercial Broadcasters Association (CoBA) - Economic impact report, 2012
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Next Gen : Transforming the UK into the world’s leading talent hub for the
video games and visual effects industries (Nesta - the National Endowment
for Science, Technology and the Arts, February 2011)
7.92 Published ahead of the Plan for Growth, this independent review and action plan
was commissioned to assess the skills needed to service the UK video games and
visual effects (VFX) industries, in recognition of their economic and cultural value,
and the significant opportunity the long-term potential of their global markets
presents to UK business. Like film and high-end television, it is identified as an
industry with the potential to create the future high-quality jobs that will be
important to UK growth and economic recovery.
7.93 The Government recognises the need to invest in talent to ensure that the UK
remains at the forefront of games creativity and is able to exploit the growing
market opportunities. The Next Gen action plan sets out a range of education,
training and skills initiatives to transform the UK into a world leader in video games
and VFX production.
7.94 PSL has a strong track record of promoting training and education in this respect
and has completed a Memorandum of Understanding with the College (see
paragraph 8.179 et seq) to deliver a Centre of Excellence at Pinewood Studios. 63
This will concentrate on the delivery of programmes and qualifications that focus
on Visual Effects (2D and 3D, FX, animation and rigging, pipeline and
compositing), Video Games (applications development, design and production
management, technology, games programming and graphical user interfaces) and
high-performance / large-scale Support Services and Infrastructure such as data
warehousing and data wrangling.
A future for British film : it begins with the audience - a UK film policy review
(Department for Culture, Media and Sport, January 2012)
7.95 This report sets out the findings and recommendations of the independent Film
Policy Review Panel commissioned in 2011 by the Department of Culture, Media
and Sport. Reviewing current policy and identifying barriers to growth, its
recommendations are designed to help ensure that film, as a key part of the
63
Centre of Excellence for the Screen Based Industries to be developed at Pinewood Studios – Memorandum
of Understanding dated 14th January 2013
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creative industries, is one of the sectors which plays a full role in driving UK
economic growth, creating jobs and stimulating inward investment and exports.
7.96 To help ensure that the UK film sector can respond to the opportunities and
challenges of globalisation, the Review recommends that the British Film Institute
develops an international strategy for UK film, focusing on emerging markets and
boosting exports. The Panel also welcomed the continued availability of Film Tax
Relief and highlighted its importance alongside world-class talent, production
facilities and locations, in contributing to the success of the UK film industry.
7.97 The Government published its response to the review in May 2012. It endorses the
economic and cultural value of the film industry to the UK economy and all of the
Panel’s key recommendations are fully supported.
Consultation on creative sector tax reliefs (HM Treasury, June 2012)
7.98 Having announced its intention to extend film tax relief to animation, high-end
television and video games in the 2012 Budget, the Government published the
Consultation on Creative Sector Tax Relief in June 2012 and its response in
December 2012, with a view to the reliefs becoming available (subject to State Aid
approval) to qualifying expenditure from 1st April 2013.
7.99 The animation, high-end television and video games industries make a significant
economic and cultural contribution to the UK and the Government is introducing
the reliefs to support strong and sustainable private-sector led growth within these
industries as part of its ambition to make the UK the technology centre of Europe.
7.100 The policy aims of the high-end television reliefs are to:
•
promote the sustainable production of culturally-relevant productions in the
UK through a tax relief that provides support directly to producers;
•
incentivise investment into UK productions that would otherwise take place
outside the UK or that would not be economical without relief; and
•
create the necessary critical mass of infrastructure and skills to enable and
support production in the UK today and in the longer term.
7.101 To qualify, there must be an animated or high-end TV production or video game
being produced and intended for broadcast / commercial release. The content
must be certified as a cultural product and a minimum of 25% of the production
costs must relate to UK expenditure. Animation can include mixed content
programmes if animation accounts for the majority of the production cost. High end
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television will include drama productions, documentaries and comedy, and video
games will include traditional content and games created for on-line distribution.
7.102 It is estimated that the reliefs could generate an extra £350m per annum for the UK
economy, as well as boosting tourism and making the UK a magnet for overseas
talent, investment and development.
Film Forever - Supporting UK film : British Film Institute Plan 2012 to 2017
(British Film Institute, October 2012)
7.103 Working with its partner organisations which include the Pinewood Studios Group,
this five year strategic plan follows the Film Policy Review and focuses on where
the British Film Institute can have the greatest effect in fostering a flourishing film
sector as one of Britain’s leading creative industries. It is designed to help build
stronger UK-based film companies so they can increase their contribution to
economic growth.
7.104 Noting the record levels of inward investment and the film industry’s increasing
contribution to the net UK trade position, the plan makes a fresh commitment to
help equip the film industry to compete even more successfully on the global stage,
including investment in attracting international film production and development to
the UK and film education, talent and skills, to help ensure the UK maintains its
international competitiveness.
Summary of policy considerations
1)
The Coalition Government has clearly established a fundamental and unequivocal
imperative to transform the UK economy and return it to strong, sustainable and
balanced long-term growth as swiftly as possible.
2)
This is to be achieved by the removal of barriers to sustainable development and
supporting the growth the country needs in a number of key economic sectors that
offer the potential to deliver the best returns on investment.
3)
The D&CI are identified as a priority growth sector for the UK economy and a major
contributor to exports. Their development and growth and the ambition for the UK
to become a world leader in the creative industries, is clearly supported by a wide
spectrum of Government policy across HM Treasury and the Departments of
Business, Innovation and Skills and Culture, Media and Sport.
4)
The role of UK film, high-end television and screen based media production is
recognised as a key driver of growth in the creative industries sector and the
potential for the UK to grow its competitiveness and share of the global production
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February 2013
market is firmly supported and encouraged in cultural policy and by a range of
fiscal measures.
5)
The National Planning Policy Framework is fully aligned to the Plan for Growth
agenda and establishes the presumption in favour of sustainable development. It
attaches significant weight to the need to secure economic growth, job creation
and enterprise, and prioritises the approval of development and investment in key
sectors including the creative industries.
6)
Regional spatial strategy for the South East remains part of the development plan
and supports the objectives of national economic policy in ensuring that the region
continues to contribute to the long-term competitiveness of the UK. It prioritises the
sustainable growth of the Region’s key sectors and clusters including digital media.
7)
The Buckinghamshire and Thames Valley Local Enterprise Partnership plays an
important role and acknowledges the importance of the film (and screen based
media) cluster within the sub-region and the international importance and leading
role of Pinewood Studios as a key economic asset.
8)
The South Bucks Core Strategy and saved Local Plan acknowledge the
importance of Pinewood Studios as a unique facility for film production and fully
support its highly-desirable retention and growth and development in principle,
albeit restricted to the non-Green Belt part of its existing site.
9)
The collective purpose and substantial weight of this detailed policy context is a
highly material consideration in the assessment of the Pinewood Studios
development proposals. The PSDF proposals represent a critical component of the
coalition Government’s strategy for realising highly-beneficial economic growth in a
priority sector identified in the Plan for Growth. It is consequently of national
economic significance and unequalled importance to the objective of growing the
UK share of the global film and high-end production market.
10)
The national significance of the development is a highly material consideration
given the unique particulars of the PSDF proposals, and carries substantial weight
in drawing the Green Belt balance and demonstrating very special circumstances.
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Planning Statement
8.
February 2013
Planning appraisal
Introduction
8.1
Section 38(6) of the Planning and Compulsory Purchase Act 2004 refers to the
development plan as a whole and states that:
•
“If regard is to be had to the development plan for the purpose of any
determination to be made under the Planning Acts, the determination must
be made in accordance with the plan unless material considerations
indicate otherwise.”
8.2
The Framework makes it clear that development plans must be prepared with the
objective of contributing to the achievement of sustainable development and that
they should be consistent with its policies and kept up to date. Wherever a
development plan is absent, silent or its policies are out of date, or where there is
more than limited conflict with the Framework, the Framework will carry greater
weight as a material consideration in the determination of planning applications.
8.3
On this basis, the key issues to be considered in determining the PSDF planning
applications are:
i)
whether the proposals are in accordance with the relevant policies of the
development plan, and if not;
ii)
whether there are any other material considerations that would outweigh
the conflict with the development plan, including the Framework and the
demonstration of very special circumstances to justify inappropriate
development within the Green Belt, and
iii)
whether the proposals would amount to sustainable development as
defined in the Framework.
8.4
These matters are considered in the following chapters of this statement and draw
upon the technical information and evidence base contained in the key documents
supporting the planning applications;
•
Pinewood - The Case For Expansion
Document 3
•
Pinewood Studios - Behind The Scenes
Document 4
•
Business Case and Economic Impact Assessment
Document 5
•
Market Review
Document 6
•
Site Audit and Development Capacity Assessment
Document 7
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•
Design and Access Statement
Document 8
•
Environmental Statement
Document 9
•
Transport Assessment
Document 12
•
Energy Statement
Document 13
•
Ecology Strategy
Document 14
•
Landscape and Access : Proposals for Management
Document 15
The Development Plan
8.5
With the exception of the central area of the existing Pinewood Studios site (West
Area), approximately 78% of the PSDF application site lies within the Green Belt.
8.6
The relevant development plan policies relating to the control of development
within the Green Belt are GB1 and GB4 of the saved version of the South Bucks
Local Plan (March 1999). These are limited to the consideration of development
which is appropriate to the Green Belt and do not explicitly acknowledge the scope
provided by national policy to rebut the presumption against inappropriate
development in the Green Belt, and justify its approval where very special
circumstances are demonstrated.
8.7
This long-established cornerstone of national policy is set out at paragraphs 87 and
88 of the Framework, and states that:
“Inappropriate development is, by definition, harmful to the Green Belt and should
not be approved except in very special circumstances”.
and that:
“When considering any planning application, local planning authorities should
ensure that substantial weight is given to any harm to the Green Belt. Very special
circumstances will not exist unless the potential harm to the Green Belt by reason
of inappropriateness, and any other harm, is clearly outweighed by other
considerations.”
8.8
All other relevant development plan policies are largely consistent with the policies
and objectives of the Framework and carry full weight in the determination of the
PSDF planning applications. They have been fully taken into account in the
preparation of the PSDF proposals and are generally supportive.
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Planning Statement
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Assessment of harm to the Green Belt
8.9
The PSDF proposals constitute inappropriate development for the purposes of
paragraphs 87 and 88 of the Framework.
8.10 In accordance with the approach set out in the Framework, this section of the
Planning Statement assesses the harm caused to openness and the relevant
purposes of the Green Belt as a result of inappropriate development, together with
the scope the PSDF proposals provide to enhance the beneficial use of land in the
Green Belt. Following this, the case presented by PSL is set out in support of the
PSDF proposals and this must then be balanced against the harm to openness
and all other harm, to determine the existence of very special circumstances. This
is carried out in the final chapter of the Planning Statement and requires weight to
be ascribed to the various factors in favour and against the proposals and objective
judgements drawn.
Effect on openness
- harm by definition (paragraph 79 of the Framework)
8.11 The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping
land permanently open. This is achieved by protecting their intrinsic openness (i.e.
a lack of built development), rather than visual amenity (experience or aspect), or
the visual quality of land or a landscape. On this basis, the PSDF proposals will by
definition, be substantially harmful to openness.
Effect on the purposes of including land within the Green Belt
8.12 The Framework identifies five purposes that the Green Belt serves (paragraph 80):
•
to check the unrestricted sprawl of large built-up areas;
•
to prevent neighbouring towns merging into one another;
•
to assist in safeguarding the countryside from encroachment;
•
to preserve the setting and special character of historic towns, and
•
to assist in urban regeneration, by encouraging the recycling of derelict
and other urban land.
8.13 In this case, the purpose of preserving the setting and special character of historic
towns is not applicable as there are no historic towns located within the Green Belt
in the vicinity of Pinewood Studios. There is consequently no potential for the
PSDF proposals to affect this purpose.
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Planning Statement
February 2013
8.14 The purpose of assisting in urban regeneration by encouraging the recycling of
derelict and other urban land is applicable but as paragraphs 8.78 et seq. of this
Planning Statement explain, the PSDF development must co-locate as a whole
with the existing Pinewood Studios as it is geographically-fixed at the application
site, cannot be disaggregated and has no credible alternative. On this basis, the
PSDF proposals will not harm this Green Belt purpose.
Purposes to be assessed
8.15 The PSDF proposals therefore have the potential to affect the three remaining
purposes served by the Green Belt surrounding the application site:
•
to check the unrestricted sprawl of large built-up areas;
•
to prevent neighbouring towns from merging into one another; and
•
to assist in safeguarding the countryside from encroachment
8.16 A plan of the Green Belt and the location of the PSDF application site is included at
Appendix 4 and at Figure 8.1 below. This shows an area extending 12km east to
west and 8km north to south and demonstrates the extent and purposes of the
Green Belt between the principal settlements of Uxbridge and Greater London to
the east, Slough to the south west and Gerrards Cross to the north.
Figure 8.1 : Green Belt coverage in the vicinity of Pinewood Studios
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Planning Statement
February 2013
8.17 From this plan, it is clear that:
1)
The Green Belt fulfils the strategic purposes of:
•
Checking the outward growth of Greater London, and
•
Maintaining the separation of the towns of Slough, Gerrards Cross and
Uxbridge.
2)
The PSDF application site is located centrally in an expansive gap; it is
unrelated to and does not adjoin any town, and the width of the gap between
Uxbridge and Slough is over 5km at its narrowest point.
3)
At 46ha (gross) the East Area portion of the PSDF application site is small in
comparison to the general expanse of Green Belt shown on the plan extract
and equates to approximately 0.18%.
8.18 These matters are relevant in establishing the correct context when assessing
harm to Green Belt purposes.
Checking the unrestricted sprawl of large built-up areas
8.19 The PSDF development will clearly not result in the ‘unrestricted‘ sprawl of a
large built-up area, although it could be said to contribute to urban sprawl.
8.20 There is conflict with this purpose, although it is limited given its definition as
‘unrestricted sprawl’. In addition, the PSDF development if permitted, will be
exceptional, highly restricted and contained to that applied for within clearly defined
physical boundaries.
Preventing neighbouring towns from merging
8.21 The PSDF proposals will clearly not result in the merging of towns in any physical
sense as set out in the Framework. The existing distances and retained breadth of
separation between settlements will ensure that the merging of neighbouring towns
will not take place as a consequence of the proposed development.
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Planning Statement
February 2013
8.22 The Inspector considering the previous ‘Project Pinewood’ proposals, accepted
that because of the distance between settlements, visual (perceived) or physical
coalescence would be unlikely to be caused by any single development.
64
8.23 The Inspector considered however, that the continual ‘chipping away’ at the Green
Belt by a combination of proposals could extend settlements, threaten their
individual identities and cause the sort of fragmentation already prevalent in the
area. The ‘Project Pinewood’ development was considered to contribute to that
fragmentation and undermine the purpose of preventing merger of neighbouring
towns or settlements.
65
8.24 In reconsidering this point in respect of the PSDF proposals, the Green Belt
extending between the towns of Uxbridge, Slough and Gerrards Cross forms a
cohesive area. It measures over 5km at its narrowest point between Uxbridge and
Slough; over 2km at its narrowest point (to the north west of the PSDF application)
between the northern edge of Slough and Gerrards Cross and just under 5km
between Gerrards Cross and Uxbridge.
8.25 The presence of the free-standing settlements of Stoke Poges, Iver Heath and Iver
within the Green Belt separating the three towns does not compromise its integrity
or cause its fragmentation such that it is materially weakened and vulnerable in
fulfilling this purpose. These free-standing settlements are located with sufficient
distance to the nearest towns and do not contribute towards merger. In this
context, the development of the PSDF proposals located on the northern edge of
Iver Heath, would likewise clearly not result in the merging of neighbouring towns.
8.26 In terms of ‘chipping away’, if joined to other incremental built developments in the
Green Belt, the underlying separation of the Green Belt may at some point be
materially harmed. The current PSDF application can however only be judged
upon its own merits, effects and very special circumstances as matters stand at the
time of its determination. Any subsequent applications for development on other
sites entirely unrelated to Pinewood Studios in the future, would be subject to
determination at that time on the same basis. There is therefore full control of the
precise and practical effect of merging available to the decision maker at that time.
64
65
Pinewood Studios
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Planning Statement
February 2013
8.27 For the reasons explained, it is not considered that if permitted, the current PSDF
application would result in the incremental joining of development such that
unacceptable fragmentation of the Green Belt would result. In summary, the PSDF
proposals will have a marginal and controlled physical and practical conflict with
this purpose.
Safeguarding the countryside from encroachment
8.28 The PSDF development will result in the physical encroachment onto land which
can be regarded as countryside. This purpose relates principally to openness and
potentially a contribution to the beneficial use of land within the Green Belt (see
below). There is substantial harm to this purpose, corresponding to the loss of
openness.
Conclusion on Green Belt purposes
8.29 The PSDF proposals would constitute inappropriate development and give rise to
substantial harm from a loss of openness and encroachment into the countryside,
and it would also contribute to urban sprawl, although not in an unrestricted way.
Use of land within the Green Belt
8.30 In considering the impact of the PSDF development on the Green Belt it is also
necessary to assess it against the opportunities for enhancing the beneficial use of
land within the Green Belt. Paragraph 81 of the Framework advises that Local
Authorities should plan positively for opportunities such as:
1)
providing access;
2)
providing outdoor sport and recreation;
3)
retaining and enhancing landscapes, visual amenity and biodiversity, or
4)
improving damaged and derelict land.
Providing opportunities for access, outdoor sport and recreation
8.31 Both the East and West Areas within the PSDF application site area are privately
owned by PSL. The existing studios (West Area) is a ‘closed site’ that is not open
to the public and to which access is strictly controlled through a security gatehouse
and traffic barrier, given the commercial security and privacy requirements of film
and television production. The backlot elements of the West Area within the Green
Belt do not therefore provide access for the general public and no change is
practical or proposed within the PSDF application. Controlled permissive access to
the Black Park link footpath will be maintained as existing.
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Planning Statement
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8.32 Public access to the East Area is currently unauthorised. There are no public rights
of way within the site; the nearest being PROW IVE/2/1 which runs along the
eastern boundary of the East Area adjacent to the M25 and connects Iver Heath
Fields with Sevenhills Road.
8.33 As part of the PSDF proposals, a number of informal paths will be designated as
controlled permissive routes. These will run along the northern edge of the
application site adjacent to Sevenhills Road, along the southern edge adjacent to
Pinewood Green and within the southern fields and The Clump, to connect to the
existing public rights of way network in the area. These paths will be provided
within the areas of the application site that will remain undeveloped between the
site boundary and the secure fence line that will define the East Area ‘closed site’
production area. The management and maintenance of the paths, landscape and
permissive access arrangements will be controlled as set out in the Landscape and
Access : Proposals for Management
66
accompanying the PSDF planning
application.
8.34 The proposed access arrangements and footpath routes are illustrated on Plan 005
within the Pinewood
Parameters
67
Studios
and in the Design and Access Statement.
-
Principles
and
68
8.35 Although the Inspector determining the ‘Project Pinewood’ proposals did not
69
consider this a strong argument , it is a matter of fact that the PSDF proposals will
provide the opportunity for access and recreation (specifically walking) on land
within the application site for local residents, that would not otherwise be available,
and will therefore contribute to the beneficial use of land within the Green Belt in
this respect.
Retaining and enhancing landscapes, visual amenity and biodiversity
8.36 The iterative masterplanning and landscape design process which has been
followed in preparing the PSDF proposals has sought to ensure that the impact of
the development on local landscape character and the visual amenity of the Green
Belt is minimised.
66
Doc no. 15 : Landscape and Access : Proposals for Management, Stephenson Harwood & Turley
67
68
Doc no. 8 : Design and Access Statement, Arup
69
Associates
Pinewood Studios
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Planning Statement
February 2013
8.37 As a result, the proposed massing and siting of development, the strategically
positioned landscaped bunds and the perimeter woodland planting will all ensure
that receptors (local residents, footpath and highway users) located immediately
adjacent to the site, are screened from the most significant views and the effect of
the development in more distant views, will be minimised. Overall the development
will give rise to slight adverse landscape and visual effects.
70
8.38 In respect of biodiversity and ecology, a minimum of 32% of the PSDF application
site overall and 58% of the East Area will be soft landscaped.
71
Together with the
potential for the incorporation of green roofs within the proposed development and
the other embedded mitigation specified within the Environmental Statement
72
and
73
Ecology Strategy , these areas of enhanced landscape will provide new ecological
habitat to the effect that there will be no net loss of biodiversity value within the
application site. The effect of the development upon the beneficial use of land
within the Green Belt is therefore neutral in this respect.
Improving damaged and derelict land
8.39 Although the Inspector determining the ‘Project Pinewood’ application considered
that the land within the application site was not damaged or derelict, it contains
contaminated land in the form of three landfill cells.
74
By incorporating a centrally-
located backlot within the proposed layout that corresponds to the location of the
landfill cells, the PSDF development will have a neutral effect upon the
improvement of damaged land.
Conclusion on the use of land within the Green Belt
8.40 Overall, the PSDF development will have a positive effect upon the opportunity to
secure the beneficial use of land within the Green Belt. There will be harm to the
ability to retain and enhance landscapes and visual amenity. The provision of
public access to parts of the site and the provision of new footpath connections will
provide positive benefits that are not currently available and the effect upon the
biodiversity value of the site will be neutral. The effect upon the improvement of
damaged land will also be neutral.
70
Refer to Doc no.9 Environmental Statement - Chapter 8 : Landscape and visual effects
71
Refer to Doc no. 8 : Design and Access Statement - Section 4.4
72
73
Doc no. 14 : Ecology Strategy, Arup
74
Refer to Doc no. 8 : Design and Access Statement - Section 2
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Planning Statement
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Conclusion on the overall assessment of harm to the Green Belt
8.41 From this assessment of the effect of the PSDF proposals upon the openness and
purposes of the Green Belt and the opportunities to secure the beneficial use of
land within the Green Belt, the overall scale of harm as a result of the proposed
development will be significant and adverse. In accordance with paragraph 88 of
the Framework this harm must be given substantial weight.
8.42 To demonstrate very special circumstances capable of clearly outweighing the
identified harm, the overall case in support of the application must therefore be
substantial and compelling.
The case in support of the PSDF proposals
8.43 On the basis that the PSDF proposals constitute inappropriate development in the
Green Belt, four material considerations are identified by PSL to justify the
proposed expansion, and which together comprise compelling very special
circumstances:
VSC 1)
The development is needed to maintain and expand the UK film, highend television and other screen based media as a key part of the digital
and creative industries, given the contribution they make to the national
economy, and the unique role and critical importance of Pinewood
Studios to the UK industry in the increasingly competitive global market.
A nationally beneficial economic development project supporting a
priority sector in the Government’s Plan for Growth, is of substantial
significance and weight.
VSC 2)
In meeting the Government’s national economic growth objective to
expand the UK film, high-end television and screen based media
industries, there is no reasonable and practical alternative that can match
the potential of Pinewood Studios in terms of its international reputation,
history and brand; the scale of its co-located skills, services and
embedded infrastructure, which all combine to represent an unrivalled
production hub in the West London studio cluster. The proposed PSDF
development is geographically fixed at Pinewood Studios and cannot be
replicated elsewhere.
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Planning Statement
VSC 3)
February 2013
The development will deliver a number of powerful economic benefits at
national, regional and local level, including its contribution to GDP,
inward investment and UK exports; net job creation and education, skills
and training opportunities, together with cultural benefits and benefits for
the local community in Iver Heath.
VSC 4)
Significant economic harm will arise in the event that the proposed PSDF
expansion is unable to proceed. Investment in UK film production will be
diverted outside the UK with consequent losses to GDP and exports. The
PSL business investment priorities would look outside the UK reducing
the competitiveness of the UK film industry and PSL’s residual business.
8.44 In reaching a view on whether these considerations constitute very special
circumstances, the Courts have ruled that there is no prescribed list of very special
circumstances and the question of whether a circumstance is very special, has to
be considered not in the abstract, but in the context of the application proposals
under consideration. 75 Very special circumstances also describe an overall state of
affairs and therefore may comprise a number of circumstances which equate to
more than the sum of their individual parts.
76
8.45 Each of the four very special circumstances (VSC) considerations is examined in
greater detail in the remainder of this chapter and are to be considered, together
with other material considerations, as a whole.
VSC 1
The need for the development
(delivering sustainable economic growth for the UK)
8.46 The UK film industry needs to increase its physical production capacity to serve a
growing international market, as intended and supported by Government
sustainable economic growth and creative industries policy.
75
76
Chelmsford BC v SoS and Another [2003] EWCH Admin 2978
R (Basildon BC) v SoS and Temple [2004] EWHC 2549
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Planning Statement
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8.47 As the largest multi-production global film and TV studio in the UK, Pinewood
Studios plays a vital role in the UK industry and will need to be the principal, critical
contributor to this expansion if the Government’s objective to attract substantially
more footloose international film production investment to the UK, is to be realised.
8.48 The need for expansion that underpins and justifies the PSDF proposals is
therefore based upon three principal components which form the substance of the
identified very special circumstances. These are:
•
independent analysis of the international film and high-end television
market and the future UK market share potential.
•
UK Government policy objectives.
•
the indispensable contribution made by Pinewood Studios.
8.49 The approach is illustrated in Figure 8.2
Figure 8.2 : the components of the need case and rationale for very special circumstances
8.50 Within this framework, the PSG Board prepared a commercial development and
facilities brief to develop the PSDF proposals with the objective of making a longterm business response for the Pinewood Studios business and in support of the
UK film, television and screen based media sector as a whole. The overall vision
for the PSDF proposal was defined as:
•
“To expand Pinewood Studios’ creative hub or screen based media
facilities, services, skills and technology to meet the demands of the 21
st
century.”
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Planning Statement
February 2013
8.51 This genesis of the PSDF proposals and the detailed case explaining the need for
the development is set out in the supporting technical document ‘Pinewood - The
Case For Expansion’
77
. The data and arguments presented in that document are a
key input to the Green Belt judgements to be drawn.
The global film and TV production market and UK market share
8.52 A detailed market review and forecast has been undertaken by PwC
78
and
supports the PSDF planning application. This demonstrates the strength and
potential of the international market and the global standing of Pinewood Studios.
8.53 Global consumer demand for film and screen based media has grown year on year
since 2007 and spending is forecast to reach $467bn by 2016. It is driven by an
increasingly-enhanced consumer experience; greater access to content particularly via online digital distribution, and the willingness of producers and
consumers to increasingly invest in premium, high-quality bigger and better
content. The PwC longer-term scenario-based forecast shows this trend continuing
and this creates the basis of the growth opportunity for the UK to attract a greater
market share of inbound film and high-end television production expenditure. This
aspect of the case is fully detailed and set out in Section 5 of the supporting
document Pinewood - The Case For Expansion.
79
8.54 Annual expenditure on major films produced in the UK is on a rising trend and in
2011 was approximately £1.2bn (representing a 14% share of the global market).
PwC has prepared long-term growth projections of UK film production expenditure
to 2032 and these are presented under three different scenarios:
1)
Inflation only case
:
in which production grows at a long-term
estimate of inflation. This scenario would be
achieved if the industry does not invest in new
capacity, but it would need to maintain
existing assets;
77
Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates (Sections 4 and 5)
78
Doc no. 6 : Market Review, PwC
79
Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios
87
Planning Statement
2)
Base case
February 2013
: in which productions grow based on trends in
entertainment and media spending growth. In
order to capture this growth, the industry
would need to utilise existing capacity even
more efficiently and invest in additional
capacity;
3)
17% market share case : this involves the UK growing its market share
to a sustainable 17% of global film box office
revenue by 2032.
8.55 The order of growth presented by this forecast range represents the scale of
opportunity available to the UK to 2032, and which Government policy seeks to
capture through private sector investment in new UK production capacity and
studio facilities. Expressed as a physical production floorspace requirement
(stages, studios, production offices, workshops, support space, etc), it is this broad
growth target that provides the basis for the expansion of Pinewood Studios at its
existing site at Iver Heath.
8.56 The detail of the conversion and scale of the market share opportunity available to
the UK, expressed as physical floorspace, is provided in the Pinewood Studios
Business Case and Economic Impact Assessment 80 accompanying the planning
application. In summary, the increase in the UK production space requirement to
2032 under the 17% market share case, is in the order of 282,197sqm, to which
the PSDF proposal could contribute 25%.
81
8.57 The strength of Government policy examined in the previous chapter, confirms the
unequivocal support for the new production capacity and built facilities required to
capture this growth for the UK market, together with the complementary long-term
film, high-end TV, animation and video games fiscal measures introduced by HM
Treasury. This provides a very strong collective policy commitment that is highly
material and of critical importance to the consideration of the Pinewood Studio
proposals and should be given very considerable weight in the balancing of Green
Belt harm.
80
Doc no. 5 : Business Case and Economic Impact Assessment, Amion Consulting
81
Refer to Table 11, page 50 of Doc no.3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios
88
Planning Statement
February 2013
Why Pinewood Studios?
8.58 The vital role played by Pinewood Studios and its contribution to the UK film
industry is such that the UK objective for growth will not be achieved unless
Pinewood expands. The UK industry is ideally placed and is the first choice of US
producers but requires the additional capacity and studio infrastructure needed to
both protect its market and maintain its offer, and importantly, to capture the
international market growth available to it. Evidence within the supporting report
‘Pinewood – The Case For Expansion’
82
confirms that the Studios are already
operating at capacity and struggling to meet demand.
8.59 Pinewood ranks among the leading world studios and is essential to the growth of
the UK film and television production industry. This is because:
1)
Pinewood is an iconic global brand with the ability to attract major film and
TV production from across the world. Its scale and reputation makes it the
first choice for many leading international producers and directors;
2)
Founded in 1936, Pinewood has an unrivalled track record and legacy of
UK film making;
3)
It has the attributes that make it an unrivalled production hub within the
cluster
83
of film and TV studios located in the West London and M25
corridor area;
4)
It offers convenient access to central London (which will be further
enhanced via the opening of Crossrail in 2018), access to Heathrow (the
UK’s only hub airport) and access to film crew and the skills base located
within the cluster;
5)
It provides a world-class range of co-located production infrastructure to
service the production of major feature films. This comprises production
accommodation, specialist filming facilities, up-to-date digital technology
and post-production services (including being the first UK studio to be fitted
with Dolby® Atmos™ audio), associated power, utilities, information / data-
82
83
See Section 5 of Doc no. 3 : Pinewood - The Case For Expansion, Turley Associates, for utilisation data
refer to Doc no.6 : Market Review, Appendix B, PwC and Doc no. 3 : Pinewood – The Case For Expansion,
Turley Associates, for full details of the composition and functional hierarchy of the cluster.
Pinewood Studios
89
Planning Statement
February 2013
storage and communication infrastructure, and approximately 200 on-site
providers of specialist skills, services and equipment.
84
8.60 Leading producers using Pinewood Studios have commented;
“The great thing about Pinewood is that it’s a one stop shop and that’s very
comforting for producers. You can come into a studio environment where
everything is in one place; water, filming specialists, VFX companies, CGI
companies, lighting and camera companies. It’s fantastic.”
Callum McDougall : Executive Producer, Casino Royale & Quantum of Solace
“When you have all the film making facilities under one roof the convenience and
production control you have is invaluable. Beyond that, to work with the best
craftsmen, best sculptors, painters and model makers in the world - amazingly
that’s all under one roof too.”
Lloyd Levin : Producer, Lara Croft Tomb Raider & Cradle of Life
8.61 In considering the points related to the production hub and regional cluster, the
Inspector considering the previous ‘Project Pinewood’ proposals concluded that the
clustering case made in respect of that scheme was ‘over-stated’. 85 This was
based on the view that firstly, there were no published studies confirming that
housing is a necessary component of industry clustering, and secondly, that the
main screen industry cluster is in central London; that others are found across the
South East; and that Pinewood Studios is one of a number of smaller
agglomerations.
8.62 The Inspector considered that the available evidence indicated that the creative
industries were not hampered by a wide distribution of clusters or by a lack of colocation (as ‘Project Pinewood’ intended), and that ‘Project Pinewood’ would not
deliver the type of environment attractive to creative businesses and could not
replicate the favoured ‘buzz’ of urban locations and the clustering advantages
offered by London.
84
Doc no.4 : Pinewood Studios - Behind The Scenes, Turley Associates
85
Pinewood Studios
90
Planning Statement
February 2013
8.63 There are important material differences between ‘Project Pinewood’ and the
PSDF proposals, These require a fresh assessment of the cluster and hub case
from that considered by the previous Inspector. The material differences are:
1)
There is no housing proposed within the PSDF proposals.
2)
The
clusters
considered
by
the
previous
Inspector
were
those
characterising the urban creative industries and in respect of screen based
media, they include examples of post-production, digital editing, visual
effects (VFX), animation and video-games companies. These technologydriven, creative companies do cluster and the Soho media and postproduction cluster is a well-known example.
3)
The distinction made in the PSDF proposals, is that in this case the cluster
does not relate to a small concentration of urban-based companies but the
larger regional and strategically significant cluster of production facilities
within the West London area. This is predominantly characterised by film
and TV studios and also accommodates all of the skills base, film crew,
freelance labour and other components of the supply-chain needed to
service the UK film and high-end television production industry.
4)
Pinewood Studios is located within the West London regional cluster and is
the catalyst around which the cluster (and the UK film and screen based
media industry) has grown and developed. It is the pre-eminent, dominant
studio in the cluster hierarchy by size and scale of facilities and production
capability. 86
5)
As the ‘Project Pinewood’ Inspector described, Pinewood Studios is an
agglomeration of co-located production facilities, skills, services and
infrastructure, but it is certainly not small and is better described as a
production hub; of which it is the largest and most-developed in the UK and
one of the top three globally.
87
It is the main hub of the West London
cluster.
86
see Doc no.3 : Pinewood – The Case For Expansion, Turley Associates (Section 5)
87
Pinewood Studios
91
Planning Statement
6)
February 2013
Neither the existing Pinewood Studios site nor the PSDF proposals are
therefore aimed at the type of creative industries the ‘Project Pinewood’
Inspector considered would not be attracted to the Iver Heath site.
8.64 The objective of the PSDF proposal is to provide the accommodation and facilities
needed to expand the production capability of Pinewood Studios and to maximise
the contribution it can make to meeting the UK Government objective to increase
UK market share.
8.65 Together with the cluster and hub evidence presented in this PSDF planning
application, comprising the independent analysis provided in Appendix B of the
PwC Market Review
88
89
and Pinewood – The Case For Expansion , the case to be
assessed is materially different to that which the previous Inspector considered.
The strength of the evidence now presented does not support the former
conclusion of the cluster and hub point being ‘over-stated’.
Global Competition
8.66 Major international US productions wishing to base themselves in the UK will
gravitate to Pinewood Studios because they ‘feel at home’ there and receive the
attention and services they need, to the degree that if they cannot locate at
Pinewood due to capacity constraints, they will often choose alternative foreign
locations rather than other UK studios.
“So many big US productions want to shoot in the UK, and if you do, you want to
shoot at Pinewood or Shepperton”
Jonathan Frakes : Director, Thunderbirds
8.67 On this basis, whilst the current degree of competition new overseas studio
facilities
and emergent
film
industries
present
to Pinewood
Studios
is
comparatively limited, the risk of international competition is increasing.
International film production expenditure is becoming more footloose and
especially as overseas economies introduce more-attractive tax incentives and
develop their production infrastructure and skills base to rival the UK. Examples of
contemporary studio facilities developed since 2000 include the following; and
further details of each are provided in Appendix 5;
88
Doc no. 6 : Market Review, PwC (see Appendix B – Identification of a Greater West London Film Cluster)
89
Doc no.3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios
92
Planning Statement
February 2013
1)
Korda Studios, Hungary
2)
Cape Town Film Studios, South Africa
3)
Raleigh Studios Baton Rouge, Louisiana (USA)
4)
Ciudad de la Luz, Spain
5)
La Cite du Cinema, Paris
6)
Canadian Motion Picture Park, Vancouver, Canada
7)
EUE / Screen Gems, Georgia (USA)
8)
Raleigh Studios Wuxi, China
9)
Studio City, Dubai
10)
Docklands Studios, Australia
11)
Steiner Studios, New York
12)
Raleigh Studios Budapest, Hungary
8.68 It is also evident that the US ‘legacy’ studios, similar in age, size and profile to
Pinewood, are also promoting redevelopment and expansion projects comparable
to the PSDF proposals. This marks the beginning of a proposed renaissance for
the Hollywood film industry following several years of ‘runaway’ 90 productions and
decline due to overseas and domestic US competition in states such as Louisiana
and Georgia.
8.69 Major Hollywood studios currently promoting major long-term film and TV
expansion and redevelopment projects, include the following, details of which are
included at Appendix 6:
1)
Disney ABC
:
Studios at the Ranch
2)
Paramount Studios
:
Hollywood Project
3)
NBC Universal
:
Evolution Plan
8.70 These developments are long-term (up to 25 year) expansion and investment
projects that propose the same type, scale and mix of production-related
accommodation and support facilities as the PSDF proposals in terms of stages
(up to 12 at Disney), workshops, offices and post production facilities. Whilst
Paramount Studios occupies a constrained urban site, the NBC and Disney
proposals also incorporate new and existing outdoor stages and backlots.
90
a term used by the American film industry to describe film and television productions that are intended for
initial release / exhibition or television broadcast in the US but are filmed in another country.
Pinewood Studios
93
Planning Statement
February 2013
Accommodating the PSDF development
8.71 The PSDF proposals can accommodate a major part of the new production
floorspace arising from the forecast growth opportunity available to the UK, in
accordance with the Government’s objective.
8.72 The proposed scale and schedule of accommodation and its design and layout,
have been tested via a business case appraisal and iterative masterplanning, to
ensure that the expansion can be accommodated on the application site as a
sustainable and fit-for-purpose extension to the existing Studios at Iver Heath. It
also ensures that the development provides commercial viability and long-term
security for PSG.
8.73 The design process also takes account of the trends in the industry and the
demands of production company customers reflecting larger and more expansive,
elaborate and higher-budget productions, by incorporating;
•
larger (internal floor area and height) and more flexible stages;
•
more ancillary production space (workshops and offices);
•
larger and more extensive external backlot areas;
•
improved technology, post-production facilities, communication networks
and security
8.74 This process has also been informed by the Site Audit and Development Capacity
Assessment 91 of the existing Studios site (West Area). This was prepared to
identify the development opportunities and constraints the existing site presents to
both balance and locate new development across the expanded site in the most
efficient manner to meet outstanding development needs and correct operating
deficiencies, as well as optimising the use of the non-Green Belt land within the
existing Studios site (West Area).
Comparable Green Belt decisions
8.75 An analysis of comparable allowed appeal decisions made by the Secretary of
State, confirms the degree of weight that is capable of being attributed to
development projects delivering national-scale benefits and/or meeting UK
91
Doc no. 7 : Site Audit and Development Capacity Assessment, CBRE
Pinewood Studios
94
Planning Statement
February 2013
Government policy objectives in the Green Belt judgement, by way of
demonstrating very special circumstances.
8.76 Material weight is attached to the importance of, and the scale of contribution made
by, a development proposal in the national interest; either in economic and
financial terms or in terms of raising the national (and international) profile, global
competitiveness or reputation of the UK as a market leader in a particular field. The
demonstration of national need carries the most weight where it is supported by a
clear expression of Government policy support such as economic, energy, bioscience, manufacturing or transport policy.
8.77 Examples of comparable developments where harm to the openness and purposes
of the Green Belt, and other harm, was outweighed by very special circumstances
on the basis of meeting national needs and policy objectives, or otherwise serving
the national interest, include:
•
TAG McLaren Holdings 92 (1997) : the development of a corporate HQ,
research and development and automotive production centre, was viewed
as being particularly important to the national economic interest and the
benefit it would bring to the UK’s global reputation in the automotive
technology field by enabling the company to remain ahead of international
competition. Weight was also attached to the exceptional pedigree of the
company and the quality of its products, service and global profile was also
independently
endorsed
by
a
number
of
international
industry
stakeholders. Together with the lack of an alternative site, these
considerations amounted to very special circumstances sufficient to
outweigh Green Belt and other harm;
•
Cambridge medical research laboratory
93
(2003) - the Secretary of State
placed significant weight on Government policy expressed in a Ministerial
letter, endorsing the national importance of the proposed development to
the global reputation of the UK as a leader in specialist medical research.
This was sufficient to constitute very special circumstances and outweigh
Green Belt and other harm.
92
Appeal decision SEP/31/A/3655/1/01
93
Appeal decision APP/W0530/A/02/1090108
Pinewood Studios
95
Planning Statement
•
Upper Colne Valley strategic railfreight interchange
February 2013
94
(December 2012) - in
this recent decision the Secretary of State found that the need and degree
of Government policy in support of the development (to which very
considerable weight was attached), together with a lack of an alternative
site and the local benefits development would deliver, amounted to very
special circumstances to outweigh the substantial harm to the Green Belt
and all other harm. The Secretary of State also considered whether the
scheme would comply with the Framework, notwithstanding its Green Belt
context, and confirmed that it would give rise to no adverse impacts which
would significantly and demonstrably outweigh the benefits when assessed
against the policies in the Framework taken as a whole.
Overall conclusion on the need for the PSDF development
8.78 The film and television production industry makes a substantial contribution to the
UK economy within the Digital and Creative Industries sector and Government’s
economic, fiscal and cultural policy is strongly supportive of the sector and its
growth above present market share. Over the next 20 years there is a clear,
quantified opportunity for the UK to capture an increased share of up to c.17% of
the global film and television production market.
8.79 Pinewood Studios is a global brand with the reputation, heritage and capability to
attract major international film and television production. It is one of a limited
number of leading studios in the world and is pre-eminent in the UK in terms of
size, scale and its range of on-site production facilities and supply-chain service
providers. It makes a unique and essential contribution to UK-based production,
albeit that it is operating at capacity.
8.80 On this basis, the PSDF development will make an essential and unique
contribution to the long-term sustainable growth of the UK economy and it is clearly
needed to meet the UK’s objective to grow its global film and TV production market
share in accordance with national economic policy. This is a very significant
consideration in favour of the PSDF proposals that should be afforded very
substantial weight in the judgement of the planning balance.
94
Appeal decision APP/B1930/A/09/2109433
Pinewood Studios
96
Planning Statement
February 2013
VSC 2
The absence of a meaningful alternative
8.81 In meeting national economic growth objectives to expand the UK film and
television industries, the previous section of this Planning Statement and the
accompanying documents ‘Pinewood – The Case For Expansion’
95
and ‘Pinewood
96
Studios - Behind The Scenes’ , confirm the unique role that Pinewood Studios
performs.
8.82 Given this evidence, there is no reasonable and practical alternative that can
match the expansion potential and benefits of Pinewood Studios in terms of its
international reputation, history and brand and the scale of its co-located world97
class skills, services and embedded infrastructure , as an unrivalled production
hub in the West London studio cluster.
8.83 As an unmatched production hub, it is a fundamental part of the very special
circumstances case that the investment needed to grow the UK market share is not
footloose and must therefore take place at Pinewood Studios. On the basis that
Pinewood Studios can only be expanded where it exists, the proposed
development is therefore geographically fixed at Iver Heath and cannot be
replicated elsewhere. Pinewood Studios must reach the new scale of critical mass
which is prescribed in the PSDF application to make the contribution needed to
maintain the UK’s film capability and to grow it in line with Government policy
objectives.
8.84 To operate on this basis, every component part of the proposals must be provided
as part of the integrated whole and no part can be omitted as each is essential to
the studio offer. The PSDF proposals must therefore be delivered as a whole and
cannot be disaggregated.
8.85 There is consequently no meaningful and credible alternative to the proposed
PSDF expansion of Pinewood Studios that can produce anything approaching the
same contribution to the growth of the UK film industry in capturing greater market
share and delivering UK benefits.
95
96
Doc no. 4 : Pinewood Studios - Behind The Scenes, Turley Associates
97
see page 64, Table 12 - Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios
97
Planning Statement
February 2013
Assessment of alternatives
8.86 However, given the Green Belt context of the PSDF proposals, a comprehensive
assessment of potentially plausible (considering both Green Belt and non-Green
Belt options) has been carried out to inform the decision making process. A range
of alternative scenarios have been reviewed and tested to determine what level of
contribution (and scale of benefit) could be realistically made to meeting the
Government objective to grow UK film and TV production, in comparison to the
PSDF proposal.
Methodology and scope
8.87 Six scenarios have been selected for assessment as potentially plausible
alternatives to the proposed development, covering a number of alternative sitebased options and a non-site / non-physical option. These are:
1.
Accommodating all of the requirements within the existing studio site
2.
Combined and intensified use of studios within the Pinewood Group
3.
Locating growth at a new satellite site away from Pinewood Studios
4.
Wholesale relocation of Pinewood Studios to a new site
5.
Meeting the need at a non-Pinewood Group studio
6.
Non-physical expansion (virtual or technical solution)
8.88 As there is no justifiable case for locating major international film studio
development outside the existing primary concentration of film and TV production
industry facilities in the UK, the geographical area of search for the assessment is
98
therefore contained to the West London cluster as shown at Figure 8.3 below .
8.89 The full composition and functional hierarchy of the cluster is provided in Appendix
B of the Market Review
99
for Expansion document.
98
accompanying the application and Pinewood - The Case
100
A new studio complex, Dragon International Film Studios, was developed at Llanilid in Wales in 2007 but
has not attracted any significant film production to date.
99
Doc no.6 : Market Review, Appendix B, PwC
Pinewood Studios
98
Planning Statement
February 2013
Figure 8.3 : West London film and TV industry cluster
101
8.90 The cluster comprises a large number of small-scale (often single stage) studios in
inner London, with larger medium-production film and TV studios located in lesscentral areas. Beyond the metropolitan area, are the major studios that are capable
of accommodating large films and television production. All are single picture
studios apart from Shepperton and Pinewood which can accommodate more than
one simultaneous major production, although Shepperton is smaller. These older
studios were often developed at country estates to provide a peaceful environment,
whilst still being conveniently located for access to London.
100
101
Doc no.3 : Pinewood - The Case For Expansion, Turley Associates
See Doc no.3 : Pinewood – The Case For Expansion, Turley Associates for the key to Figure 8.3
Pinewood Studios
99
Planning Statement
February 2013
8.91 More recent studios (Leavesden and Longcross) have developed at former
airfields, factories and military sites because of the space and large hangars they
provide. These major production studios locate around the M25 corridor and
arterial road and rail routes providing direct access to central London.
Assessment criteria
8.92 Four criteria have been used to assess the level of contribution the site-based
alternatives might potentially make to meeting UK film and TV growth objectives.
Any alternative that is unable to meet all of these requirements, cannot make the
scale of meaningful contribution intended to deliver the growth of the UK film sector
and has therefore been discounted.
To compete at the highest level and thereby contribute to
meeting UK film and TV growth objectives, a UK-based
international film and high-end television production studio
1.
Location
must be located within the West London film and TV studio
within the
cluster and be easily accessible to both Heathrow Airport
West London
as an international transport hub and Central London as a
studio
global financial, political and media centre and world city. It
cluster
must also ensure access to the skills-base and workforce
(people and expertise), production supply-chain companies
(equipment and technical services) and other media and
creative-industry resources located within the cluster.
This is a measure of whether a potential alternative solution
can provide the production capability needed to make a
meaningful contribution to meeting the UK film and TV
growth objective, in comparison to the scale, value and
2. Scale of
production
capability
benefit of the contribution the PSDF proposals at Pinewood
Studios can make. It has been assessed in terms of the
available site area, configuration and suitability of each
alternative and the type and amount of development it
could realistically accommodate, in terms of film and highend TV production stages, workshops, offices, backlot, car
parking and associated facilities.
Pinewood Studios
100
Planning Statement
February 2013
To operate at the highest level in the global market and
maximise the contribution that can be made to meeting the
UK film and TV growth objective, major international
production demands a high-quality studio offer where
customers have access to an on-site ‘industry hub’ of co3. Existence
of on-site
production
infrastructure
(production
hub)
located infrastructure that is capable of fully-servicing major
production requirements. This includes production space,
specialist skills, services and equipment, post-production
technology, utilities, IT and communication infrastructure.
The production value of the breadth and depth of the
‘critical-mass’
of
agglomerated
skills
and
resources
contained within a production hub such as Pinewood
Studios is developed over many years, cannot readily be
replicated from scratch and very few UK studios can offer
this benefit. This criterion therefore indicates whether an
alternative solution provides the scale and range of
infrastructure needed to service major production.
To contribute to the film and TV objective to capture the
forecast global market share that is available to the UK, an
alternative solution must be fully capable of being delivered
in realistic phases in the period 2015 to 2030. Its
4. Deliverability
construction must also be carried out without adversely
impacting the continued operation of the existing Pinewood
Studios site and its production output, on the basis that
current and committed production is on-going and cannot
be interrupted or suspended.
8.93 The detailed assessment of each physical (site-based) alternative is set out below
and is summarised in Table 8.1 at the end of the assessment.
Alternative 1
Accommodating all of the requirements within the existing studio site
8.94 The Site Audit and Development Capacity Assessment (see Document 7)
accompanying the planning application, explains that the central non-Green Belt
part of the existing Pinewood Studios site (West Area) has been intensively
developed on an incremental basis over many years in response to the evolving
demands of film and TV productions and the accommodation needs of production
tenants. The site is consequently characterised by a high density of buildings and
Pinewood Studios
101
Planning Statement
February 2013
plot coverage with limited external servicing and circulation space and it
consequently does not present the opportunity to accommodate a substantial scale
of new production accommodation floorspace.
8.95 As productions have increased in scale and complexity, the existing Studios have
consequently now reached their practical developed capacity and are increasingly
constrained from accommodating multiple major productions and operating
efficiently. The PSDF proposals therefore seek to rectify this situation by
rationalising and reordering the existing site so that it can both operate more
efficiently and accommodate new production stages, workshops and office space
where feasible to do so, in order to minimise the need for Green Belt development
on the proposed East Area site.
8.96 The proposal results from comprehensive audit and analysis of the existing site, its
buildings and its operation, together with detailed feedback obtained from key
client production companies, existing tenants and other site users, to determine the
optimum form and extent of intervention and redevelopment. Although the backlot
areas are undeveloped and are located within the Green Belt, they vital areas of
the Studio offer and critical to the ability of the site to accommodate expansive
outdoor set construction and other temporary uses requiring large unconstrained
outdoor areas. They are not available for permanent built development.
8.97 The
PSDF
proposals
have
therefore
incorporated
the
conclusions
and
recommendations of the audit and capacity assessment to make optimum use of
the existing site (West Area). Any greater amount of development, by either
additional infilling and/or redevelopment, or the use of multi-storey accommodation
where building functions permit, will be counter-productive to the efficient operation
of the Studios as it will create additional conflict and congestion within the site. As
the audit confirms, congestion is already at an unsustainable level during times of
peak demand due to the constrained size and grid-plan layout of the Studios with
narrow circulation routes. The identified residual development capacity within the
existing site (West Area) will not therefore present a viable alternative.
8.98 For the same reason, the consented 2006 Masterplan outline planning permission
of 2006 delivering 67,256sqm of new floorspace, comprises predominantly (71%)
multi-storey office accommodation which is not suited to the large stages and
ancillary production space proposed under the PSDF proposals to meet market
needs and capture the available production expenditure. The Masterplan was
conceived over 10 years ago in 2003 and was based upon a view of future demand
being driven by the need for production related office space as opposed to stage,
studio and workshop accommodation. The Masterplan has provided a pipeline of
Pinewood Studios
102
Planning Statement
February 2013
space for the continuing growth of the Studios, but it is now exhausted and unable
to meet identified future development needs.
102
8.99 If a greater density of redevelopment was pursued, the degree of resulting longterm disruption and disturbance to the on-going operation of the studios and its
current and committed film and TV productions, would be unacceptable and could
not be adequately mitigated. Similarly, as the leading UK studio and a unique
facility within the industry, the temporary closure of the Studios for an extended
period of time would not be a realistic commercial proposition.
Conclusion
This alternative is not feasible.
1)
It clearly cannot accommodate a substantial scale of new production
capacity, and;
2)
could not be delivered without unacceptably impacting the continued
commercial operation and availability of Pinewood Studios for film and TV
production.
The alternative is therefore not viable and is discounted.
Alternative 2
Combined and intensified use of studios within the Pinewood Group
8.100 This option would consider the continuing and increased use of the existing
Pinewood site together with the use and/or expansion of other studio facilities
within the Pinewood Studios Group, namely Shepperton Studios in Surrey and
Teddington Studios in south west London.
8.101 Shepperton Studios provides 15 film stages ranging from 3,000sqft to 30,000sqft. It
has a similar history to Pinewood, being established in the 1920s around Littleton
House and its grounds, and incrementally developed thereafter to accommodate
new
stages,
workshops,
post-production
facilities
and
production
supply
companies. The site today is densely developed like Pinewood and while it can
accommodate multiple productions, it results in off-site parking on the backlot
within the Green Belt and overspill into temporary facilities.
102
Pinewood Studios
103
Planning Statement
February 2013
8.102 The Studios occupy a constrained site that has been intensively developed and
offers no further scope for substantial infilling and/or redevelopment to
accommodate large scale new development. A masterplan and accompanying
outline planning permission was approved in March 2006 for the partial
redevelopment of the studios to provide new film production accommodation (with
reserved matters approval for workshop and office floorspace to date), but this
cannot accommodate the long-term requirement for large stages and ancillary
production space that is now required to capture the forecast production
expenditure growth that is available to the UK.
8.103 The Studios are located within a highly-developed suburban area and surrounding
development encompasses the site such that no suitable land is available for it to
be extended. The only undeveloped area within the existing site is the backlot
which could not be developed, lies within the Green Belt and is not available as it is
extensively used for outdoor productions and is an integral part of the studio
operation and offer.
8.104 Teddington Studios is primarily a dedicated facility for studio-based multi-camera
television and productions specialising in light entertainment, sitcoms and quiz
shows. In terms of scale, the whole studios would fit inside the 007 Stage at
Pinewood Studios. It is not a film studio and does not offer the cluster of film
production facilities and infrastructure required by the PSDF development. In
addition, Teddington occupies a densely developed and constrained site without
any available expansion land to accommodate new development and as a
functioning and successful TV studio, there is no scope for redevelopment. It
consequently is not equipped to accommodate and service the proposed PSDF
film production development and is clearly discounted.
8.105 This alternative would also be highly unsustainable in terms of not minimising the
need to travel and instead, would necessitate and generate a high number of
otherwise unnecessary vehicular trips between the PSG studios.
Conclusion
This alternative is impractical and not feasible.
1) It cannot physically accommodate a substantial scale of new production
capacity;
2) It would not be sustainable and would not minimise the need to travel and;
Pinewood Studios
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Planning Statement
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3) It could not be practically and commercially delivered without unacceptably
impacting the continued operation and availability of Shepperton, Teddington
and Pinewood Studios for film and TV production.
It is therefore discounted.
Alternative 3
Locating growth at a new satellite site(s) away from Pinewood Studios
8.106 This alternative would develop one or more small satellite sites across the West
London cluster on urban sites (non-Green Belt).
8.107 The strength and rationale for Pinewood Studies is the operation of the site as a
single, multi-skilled / service hub that is a hallmark of its offer and a significant
factor in its selection by film makers. The development of a scatter of small sites
would simply not meet these market requirements and would be nothing more than
token.
It would not provide access to an on-site hub of production facilities
comparable to the critical mass of co-located skills, services and embedded
infrastructure available at Pinewood Studios and needed to service the production
of major films and high-end television.
8.108 Such a solution would be highly unsustainable in terms of requiring the
unnecessary duplication of on-site infrastructure, services and facilities, as well as
the high number of transport movements and trips that would be continually
generated between a remote site and Pinewood Studios.
8.109 Irrespective of whether suitable land is therefore available, a detached satellite site
or sites is simply not feasible.
8.110 For completeness however, the suitability of three potential alternative sites within
the South Bucks area has been tested to accommodate major film and TV
production development. These are:
•
Land at Wilton Park, Beaconsfield
•
Land at Mill Lane, Taplow
•
Land at Court Lane, Iver
8.111 All three locations are designated Major Developed Sites within the Green Belt
(pre-dating the publication of the Framework) and are identified as ‘Opportunity
Sites’ in Core Policies 14 - 16 of the adopted South Bucks Core Strategy (February
2011). Further details of each site are provided at Appendix 7.
Pinewood Studios
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Planning Statement
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8.112 Notwithstanding their distance from Pinewood Studios, which renders them all
unsuitable for accommodating major international film and TV production studio
development, detailed assessment confirms the following:
•
Wilton Park, Beaconsfield : although this site covers 40ha the amount of
previously developed land and buildings is limited to 20ha in a series of
developed areas separated by open land and woodland. It therefore offers
insufficient potential to accommodate a major scale of development without
amounting to inappropriate development within the Green Belt. In any
event, the site owner (MoD Estates) has formed a working partnership with
a developer and together with South Bucks District Council and
Buckinghamshire County Council, is preparing a development brief and
planning application for the residential-led mixed-use redevelopment of the
site. The site is unsuitable and unavailable on this basis.
•
Mill Lane, Taplow: this 25ha site is poorly configured with very little
developable area and is physically incapable of accommodating major
production floorspace. It is located between two channels of the River
Thames and is heavily constrained by flood risk, heritage, ecological and
access considerations. The site is unsuitable and not viable on this basis;
•
Land at Court Lane, Iver: although this 6ha site lies closest to Pinewood
Studios, it is very under-sized and incapable of accommodating major film
and television production development. It is in active use as industrial
workshops, open storage, vehicle breaking and airport parking and
occupies a heavily constrained location immediately adjacent to the M25
and a wastewater treatment works, with poor road access passing under
the motorway and creating a height-restriction unsuitable for servicing a
major film studio. Core Strategy Core Policy 16 also requires that any
redevelopment should result in a significant reduction in HGV movements.
The site is unsuitable, not viable and unavailable on this basis.
Conclusion
It is clearly demonstrated that for commercial, operational, logistical and
sustainability reasons, this alternative is not valid. The development opportunity
sites identified in the South Bucks Core Strategy have been reviewed and
rejected on grounds of suitability, availability and viability. Accommodating
development at a remote satellite site will not provide a realistic and deliverable
alternative. The alternative is therefore rejected.
Pinewood Studios
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Alternative 4
Wholesale relocation of Pinewood Studios to a new site
8.113 This option would require a wholesale relocation of the existing studio site and its
proposed expansion on a non-Green Belt site, to achieve the same scale and
quality of contribution as the delivery of the PSDF proposals at Iver Heath.
8.114 The option is not realistic or feasible for the following reasons:
1)
Relocation could not be undertaken as a single-phase investment
2)
Relocation of the entire studio operation could not be guaranteed
3)
Access to world-class production resources could not be guaranteed
4)
The ability to attract major film inward investment would not be
maximised, and
5)
Relocation would not be economically viable or commercially fundable
Relocation could not be undertaken as a single-phase investment
8.115 The scale and complexity of the existing Pinewood Studios site, in terms of its
buildings and operations and the range and depth of its co-located specialist skills,
services and facilities, will prohibit the single-phase development of a replacement
facility and transfer of existing activity. Phased relocation will impact the successful
operation of the studios and the degree of disruption to committed productions
would be commercially unacceptable and could not be adequately mitigated.
8.116 Similarly, as the leading UK studio and a unique facility within the industry, the
temporary closure of the Studios for an extended period of time would not be a
realistic proposition.
Relocation of the entire existing studio operation could not be guaranteed
8.117 The logistical difficulty of relocating the whole of the existing studio facilities and
operations is compounded by the fact that they are provided by almost 200
individual companies and are not a single entity. Unlike a single-operator relocating
its workforce and operations, the individual production support companies and all
of their 750 (FTE) employees located at Pinewood, may not wish or be able to
relocate.
8.118 As the site has grown and evolved over 76 years to become an integrated critical
mass of production skills, services and facilities, prolonged disturbance and
disruption to this unique production hub and its synergies would pose a major
commercial risk. Any diminishment in the number and range of production support
companies and their employees based at Pinewood, would reduce the value and
Pinewood Studios
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Planning Statement
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benefit of a relocated production hub, and its potential loss would be inconceivable
and irretrievable to the UK creative industries.
Access to world-class production resources could not be guaranteed
8.119 Regardless of whether a suitable site was available, relocation of the studios to a
location outside the West London cluster would not be viable, as it would not
provide the necessary access to the creative skills base, film crew and production
resources required by major international film productions.
8.120 Whilst this skills base workforce is largely freelance and will travel to service UKbased productions, it is based within the cluster and is not footloose. Production
resources located with the cluster could not be expected to follow Pinewood
Studios if it was relocated to another part of the UK, when all other major UK film
studios remain in the West London area. Instead, relocating Pinewood Studios to a
less accessible part of the UK would simply leave it without access to an
immediate film crew and production workforce. This would be a critical operational
constraint and would significantly limit its role and the contribution it could make to
meeting UK growth objectives.
The ability to attract major film inward investment would not be maximised
8.121 At a location outside the West London cluster, the lack of access to production
resources will be compounded by the lack of access to London as a leading world
city and to Heathrow as the UK’s only international hub airport. In an increasingly
competitive global market, international film producers, and especially US studios,
will not base their productions in the UK (i.e. at Pinewood) if it is not accessible and
does not provide all of the resources needed to de-risk and control the production
environment and minimise costs. A failure to meet these requirements will harm
the international reputation of Pinewood and the perception of the UK as an
attractive location for major productions, and the UK industry will not meet the
Government’s objective if it poses any deterrent or disincentive to US or other
inward investment.
8.122 Examples of where new film studio facilities developed in the UK regions and
aimed at attracting major international productions have failed, include the South
West Film Studios which opened in 2002 in St. Agnes, Cornwall and closed in
2006 without attracting a single film. Likewise, Dragon International Film Studios
was developed at Llanilid, South Wales in 2007 and has failed to attract major
international film productions. It is currently in administration and used for television
drama.
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Relocation would not be economically viable or commercially fundable
8.123 Wholesale relocation would also be financially prohibitive. The value of the existing
Pinewood Studios facility and all of its embedded infrastructure and capital
investment developed over 76 years, runs into the hundreds of millions of pounds
and relocation of the existing Studios would be financially non-viable even before
the addition of the proposed PSDF expansion cost.
8.124 The value of the planned investment in the PSDF proposals is £195m (at 2012
prices), meaning that the overall cost of wholesale relocation would be very
substantial, notwithstanding the commercial risk and value of potential lost
business and goodwill. This is a substantial and wholly prohibitive cost and could
not be matched by the redevelopment value of the existing site for alternative use.
Relocation of the Studios would clearly not be economically viable on this basis.
Conclusion
PSL is a global provider of studio production facilities and essential services to
producers, but many of the skills are provided by the critical mass of other onsite companies delivering specialist services as well as skilled individuals; there
is not an over-arching single ‘provider’. Similarly, there is not a single client; the
customers are diverse, multiple and will be using facilities for varied time frames,
many of which will be short term, for a single film or series of television
programmes.
Given the uncertainty that a functioning studio facility of this scale and
complexity could therefore be ‘translocated’ to another part of the country, or that
long-term guaranteed income from customers could be secured at such a new
facility to underpin the financial commitment necessary to build and commission
it, the proposition can clearly be seen to not be fundable in the commercial
world. Wholesale relocation would involve such a financial and logistical risk that
it could not be done.
103
103
The situation is not comparable to a national broadcaster with their own specialist staff resources making a
long term commitment to use and pay for the use of new facilities on a new site.
Pinewood Studios
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Planning Statement
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Alternative 5
Meeting the need at a non-Pinewood Group studio
8.125 There are a number of film, television and screen based media production studios
located around the UK of varying type, scale and production capability depending
upon the segment of the market they serve.
8.126 The users of UK production facilities can be summarised as follows:
1)
International major feature film producers
2)
International and UK independent film producers
3)
UK independent television producers
4)
The BBC and ITV television production companies (producing content
for UK terrestrial television or for transmission in other territories
through international partners)
5)
The satellite and cable television production companies
6)
Makers of commercials
7)
Makers of promotional music videos
8)
Makers of video games.
8.127 Some are occupied by the major UK satellite and terrestrial television
broadcasters, such as the BBC and ITV at MediaCity in Manchester and the Sky
headquarters at Osterley, West London. Regional television has broadcast studios
which also provide facilities for television drama series such as BBC Scotland at
Pacific Quay, Glasgow and BBC Cymru at Roath Lock in Cardiff Bay.
8.128 The greatest number of independent film and TV production studios are located
within central London and the West London cluster. There is a hierarchy from small
single-stage film studios and dedicated TV studios in urban inner-London locations,
to larger film production facilities in less urban locations, of which Pinewood
Studios is the largest, best equipped, most renowned and most prolific.
104
8.129 The majority of studios within the cluster are not suitable for accommodating large
film studio development that is capable of producing major international films as
they do not offer the scale and critical mass of skills, services and infrastructure
required to support that scale and capability of production (i.e. a production hub
equivalent to Pinewood). They consequently do not provide a suitable location for
capturing and delivering optimum production investment growth in the UK
104
Pinewood Studios
110
Planning Statement
February 2013
economic interest in accordance with the Government objective, regardless of
whether a site is presently large enough or could be redeveloped and/or extended.
Also, even if it was possible to develop further production facilities at these
locations, the need is so great that the provision would not be a substitute for the
PSDF proposals at Pinewood. They would simply be a further addition towards
meeting part of the identified need.
8.130 Unsuitable studio facilities include:
•
Three Mills Studios : located on a compact, 20 acre historical site in East
London and comprising 10,000sqm of production space over 14 stages with
the largest being just 1,250sqm. It specialises in independent productions and
is not equipped to accommodate major international films in terms of the
required number and scale of stages and production infrastructure and on-site
services. This site is therefore unsuitable and is discounted.
•
Black Island Studios : a small film and television studio located in central
London and offering six stages ranging from 165sqm to 1,500sqm. It is
primarily used for TV commercials and promotional films and is too small to
accommodate major films in terms of the required number and scale of stages
and production infrastructure and on-site services. This site is therefore
unsuitable and is discounted.
•
Ealing Studios : a small film studio providing four stages ranging from 90sqm
to 1,075sqm with limited production facilities. It is used primarily for low budget
film and TV production and is not equipped to accommodate major films in
terms of the required number and scale of stages and production
infrastructure and on-site services. This site is undergoing redevelopment to
accommodate a new 12,075sqm media village of which 2,230sqm has been
constructed. This will provide new flexible office accommodation and
refurbishment of existing screening rooms and performance and production
space, but the studios remain too small in terms of production space and offer
no scope for further extension. The site is therefore discounted.
•
Black Hangar Studios : opened in May 2012, the studio is located on an
operational airfield at Lasham, Hampshire and simply offers a single large
disused aircraft hangar of 2,975sqm, a water tank and backlot facilities,
without any associated production infrastructure. The site clearly does not
provide the level of infrastructure required to accommodate a major film
production and nor can it provide additional land for expansion. It is not a
realistic option for large scale growth and the site is discounted on this basis.
Pinewood Studios
111
Planning Statement
•
February 2013
Twickenham Studios : a small film and television studio occupying a
constrained site in west London and providing three stages ranging from
185sqm to 700sqm with production and post-production facilities. The studios
went into administration in February 2012 but were saved from closure by a
new owner in August 2012 and are currently undergoing refurbishment. The
studio is too small to accommodate major films in terms of the required
number and scale of stages and production infrastructure and on-site
services. This site is therefore unsuitable and is discounted.
•
Wimbledon Studios : opened in October 2010 in the former Thames
Television studios in former warehouse buildings on a constrained site in
Merton, these studios provide four stages ranging from 220sqm to 745sqm
with production and post-production facilities, a range of permanent sets and a
media village. The studio is too small to accommodate major films in terms of
the required number and scale of stages and production infrastructure and onsite services. This site is therefore unsuitable and is discounted.
•
Bray Studios : this small historic studio was originally developed around a
former country house by Hammer Film Productions in 1952 and contains four
stages ranging from 165sqm to 950sqm, workshops and production facilities.
It was used for film production, TV and music recording but is now closed and
scheduled for residential redevelopment. Detailed planning permission was
granted in October 2012 indicating that the site is no longer available and the
site is discounted on this basis.
8.131 There are also a number of other studios in Central London and the West London
area including Wembley (Fountain) Studios and Riverside Studios. These are both
TV studios without any film production capability, catering for commercial TV
programming, promotional films and shoots, music video production and
commercials. Aside from occupying constrained sites without sufficient expansion
land, they do not have the ability to accommodate major films as they are not
equipped and do not provide the required scale of production skills, services and
infrastructure. These studios are therefore unsuitable and discounted on this basis.
8.132 The largest UK film and TV studios with the ability to accommodate major feature
film production and high-end TV, are Pinewood, Shepperton, Elstree, Longcross
and Warner Bros. Leavesden. The assessments for the non-Pinewood Group
studios are summarised below and further details are provided at Appendix 8.
Pinewood Studios
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Planning Statement
February 2013
Longcross Studios
8.133 This is a film and TV production facility at Chertsey, Surrey built on the site of a
former Ministry of Defence tank factory and Defence Evaluation and Research
Agency site. It offers 4 no. warehouse studios up to 4,050sqm, with a limited
number of workshops, some low quality offices and a former test track backlot.
8.134 The studio is a temporary use whilst the site awaits redevelopment, which began in
2007 as a result of Shepperton Studios being fully occupied. It thereby differs from
permanent studio facilities by offering low quality, budget accommodation and
stage space and not offering production support services and infrastructure. This
means the studio can accommodate certain scenes or specialist shoots for film and
high-end TV drama productions and can accommodate over-spill production when
other studios do not have capacity, but productions can never be based there.
8.135 The site is also earmarked for pending redevelopment, for which planning
permission was granted in June 2011 for the development of a 111,500sqm
business park. A revised outline planning application for updated proposals has
since been submitted in October 2012 for office accommodation and major
residential development and is pending consideration, with the hope of the first
phase of reserved matters being submitted in late 2013. The use of the studios is
expected to decline as the redevelopment proposals are progressed and will cease
to exist thereafter. In the circumstances, whilst the site might offer some space to
accommodate growth in the short term, it does not offer a viable long-term
commercial proposition as a permanent location for major film production
development and infrastructure. The option is discounted on this basis.
Elstree Studios
8.136 Located in Borehamwood, this is a commercial TV and film studio providing
5,575sqm of production space over seven stages. It is a modest single-picture
facility that is only capable of accommodating lower budget production and some
live event television. It presently offers no scope for expansion; occupying a
constrained urban site and having previously disposed of its backlot for commercial
development, although proposals have been announced for the redevelopment of
four acres within the site to provide two further stages, workshops, media units and
post-production space. Notwithstanding this relatively modest proposal, in the
event it progresses, the site does not offer any potential to accommodate major
new production space and is therefore discounted.
Pinewood Studios
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Planning Statement
February 2013
Warner Bros. Studios Leavesden
8.137 Aside from Pinewood Group facilities, this is the only UK studio providing the range
of
stages,
workshop
facilities
and
production
infrastructure
capable
of
accommodating major production and high-end television content.
8.138 The studios occupy a former Rolls Royce aircraft engine factory on the site of a
disused airfield. They were created in 1994 when Eon Productions was unable to
book sufficient production space at Pinewood Studios to make GoldenEye, and
comprises 22,350sqm of refurbished production space over nine stages and two
backlots. Leavesden has been rented by Warner Bros. since 2003 and in
November 2010 they purchased the site from the developers that owned it.
Leavesden is the only permanent UK film production facility that is owned and
operated by a Hollywood studio resulting from the opportunity that arose from the
Harry Potter franchise. Prior to its purchase, Warner Bros. obtained planning
permission for the refurbishment of the studios including the replacement of some
stages and the development of two new 13,000sqm stages to accommodate the
Warner Bros. Harry Potter Studio Tour which opened in July 2012.
8.139 In respect of the potential to accommodate additional production space at
Leavesden, the studios are located within the Green Belt and identified as a Major
Developed Site under the adopted Three Rivers Core Strategy. The operational
site is earmarked for removal from the Green Belt under an emerging Site
Allocations DPD but the proposed boundary is drawn tightly around the perimeter
of the studio buildings and compound such that the car parks, external areas and
entire backlot will most likely remain within the Green Belt and face similar
constraint to Pinewood Studios. Even if further production facilities were allowed at
Leavesden, the need is so great that the provision of such facilities would not be a
substitute for the PSDF proposals at Pinewood. They would simply be a welcome
addition towards meeting part of the need.
8.140 This point applies equally to the development of any other new studio facility or
start-up site, should an operator come forward and notwithstanding the substantial
investment cost.
8.141 In any event, Warner Bros. productions cannot all be accommodated at Leavesden
and it is at operational capacity. In 2011, Warner Bros. had five films in production
in the UK and all of which were utilising Pinewood’s facilities (Dark Shadows,
Sherlock Holmes, Game of Shadows, Harry Potter and the Deathly Hollows (Part
2), Clash of Titans and The Dark Knight Rises).
Pinewood Studios
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Planning Statement
February 2013
Conclusion
Of the non-Pinewood Group studios located within the West London cluster, it is
clear that none of the TV-only studios can accommodate major film production
development, and none of the smaller film and TV studios provide the scale of onsite skills, services and infrastructure required by major film production, notwithstanding the lack of available site area and/or extension land. Of the three nonPinewood Group UK studios that are capable of accommodating major film and
high-end television production, only Leavesden has the potential to accommodate
growth, albeit requiring the approval of a very special circumstances case for
inappropriate development within Green Belt (as Pinewood). Any growth at
Leavesden however would not substitute the PSDF proposals, but would only be
a further contribution towards meeting the overall need.
Alternative 6
Non-physical expansion (virtual or technical solution)
8.142 This scenario considers the use of digital (non-physical) technology as an
alternative to conventional production, in terms of replacing the live-action filming
of human acting on a physical set, constructed inside a stage or on a backlot.
8.143 In considering whether technology can provide a viable alternative to the PSDF
proposals, the question is not simply whether it is technologically possible to
replace physical production with digitally-created sets and characters, but whether
the industry would choose to do this.
8.144 Full digital production already happens in animated feature films such as the
Disney Pixar and DreamWorks productions and franchises including Toy Story
(1995), Antz (1998), Shrek (2001), Monsters Inc. (2001), Ice Age (2002), Cars
(2006) and Up (2009) and has been happening since Snow White and the Seven
Dwarfs was made in 1937. It is one film medium where the introduction of CGI
(computer generated imagery) technology has created unprecedented levels of
picture quality and realism.
Audience experience
8.145 Aside from animation, if a virtual world and the performance of virtual characters
within it was all the viewing public wanted to see however, then live-action filming
would have become obsolete many years ago. In practice, feature films are about
real people portrayed in either real or fantastic situations, playing out a story that
real people relate to. The power of film (and cinema) depends on the realism in the
Pinewood Studios
115
Planning Statement
February 2013
performance of the actors, the desire to be immersed in a well-told story and the
authenticity of the sets and scenery. Digital CGI technology is a tool to enhance the
realism, the quality and the authenticity; but not to replace it.
8.146 There is consequently no obvious premium or incentive for producing a CGI
intensive film over a traditional production. Whilst Harry Potter and the Deathly
Hallows : Part 2 was the highest grossing UK film in 2011
105
, which used very high
CGI content, The King’s Speech which used very little, was the second highest
grossing. In 2012, Skyfall as the biggest grossing UK film of all time
106
, had a
purposely reduced CGI content compared to previous films in the 007 franchise
and instead returned to focusing on the characters and plot to great success.
Production cost
8.147 Compared to digital production and labour-intensive CGI rendering, physical set
building is a fraction of the production cost and full CGI production is often
prohibitively expensive.
Cinematography
8.148 Leading proponents of CGI such as James Cameron (Titanic, Avatar) and Peter
Jackson (Lord of the Rings, The Hobbit) consider it unlikely that the essence of the
industry – the art of directing and making a film – will change
107
, such that
technology will replace human expression and emotion and the ability and skill of
actors. In James Cameron’s opinion, the experience of watching a blockbuster film
is less fulfilling if a film is heavily CGI rendered and the human aspect is removed.
8.149 In this respect, films such as Avatar (2009) that combine the best CGI and full
digital characterisation with the best cinematography require extensive motioncapture filming and this needs real actors to perform on full-scale physical sets and
blue screen stages. As an example, the 2012 film Prometheus - a sci-fi production
with extensive CGI content – spent a total of 819 stage days at Pinewood Studios
and also had to extend the largest stage (007 Stage) by 30% to accommodate one
of its 16 sets
108
. Similarly, Snow White and the Huntsman used over ten visual
105
Source : British Film Institute (Research and Statistics Unit) - UK box office takings 2011
106
Source : British Film Institute press release 5th December 2012
107
Source : Newsweek magazine interview dated 20th December 2009
108
Source : PSL
Pinewood Studios
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Planning Statement
February 2013
effects (VFX) production companies and still filmed 1,000 stage days at Pinewood
for 12 months, on six stages.
109
Conclusion
While the use of CGI has rapidly evolved and increased in the film and high-end
TV industry, full digital production cannot replace live-action filming and the use of
physical sets, and for that reason, physical production will not become obsolete.
This alternative cannot replace the need for the PSDF proposals and is therefore
discounted.
Comparable Green Belt decisions
8.150 An analysis of allowed appeal decisions made by the Secretary of State, confirms
the degree of weight that is capable of being attached to development projects
dependent upon co-location with existing sites and established operations in the
Green Belt, in demonstrating very special circumstances.
8.151 Examples of comparable developments where the need for co-location with an
existing site and the economic benefit this provided, has outweighed the harm to
the openness and purposes of the Green Belt and other harm, include:
•
TAG McLaren Holdings
110
(1997) : significant weight was placed on the
merit of a single site where all of the company’s activity could be colocated and provided ‘under one roof’, such that disaggregation was
dismissed on the basis of a single site enabling ‘a showcase of excellence’
and ‘means for the company to compete effectively with its competitors’
facilities’.
•
WHS Halo
111
(2006) : this case concerned the expansion of an existing
factory supplying uPVC products to the UK construction industry, where
weight was attached to the operational need to co-locate a proposed
expansion adjacent to the existing manufacturing operation. This
conclusion was reached on the basis that the company could not be
109
Source : PSL
110
Appeal decision SEP/31/A/3655/1/01
111
Appeal decision APP/4605/V/05/1176119
Pinewood Studios
117
Planning Statement
February 2013
expected to operate from a split site if it was not to continue being at a
disadvantage relative to its competitors, such that the proposed expansion
was not footloose. Similarly, a relocation of the entire operation to a new
site would be prohibitively expensive and if forced into this position, the
company would most likely leave the area and possibly the UK as a result,
with significant and adverse consequences. The Inspector also concluded
that it would be inefficient and unsustainable for the company to attempt to
operate from a split site.
•
Jaguar Cars Ltd
112
(2001) : in this case, the Inspector considered that the
adjacency of a proposed business park development to an existing Jaguar
factory was an important feature. A cluster of tenant companies was
located within the existing Jaguar factory complex with products and skills
that were intimately related to Jaguar’s operations. A location close to
Jaguar was therefore considered to be mutually beneficial and would add
to the synergy, efficiency of production and competitiveness of the
companies locating at the business park.
Overall conclusion on the absence of a meaningful alternative
8.152 This assessment demonstrates that in meeting the objective to grow the UK film
and TV sector by capturing greater international market share, no equal or better
solution exists than the proposed co-location of the PSDF development with the
existing Pinewood Studios site at Iver Heath. It is clearly demonstrated that no
alternative can match the expansion potential and economic benefits delivered by
Pinewood Studios as an unrivalled production hub in the West London studio
cluster.
8.153 This is a very significant factor in favour of the proposed development, and in
combination with the need for the PSDF development and its high level of
Government policy support, should be afforded substantial weight in the
consideration of very special circumstances in the Green Belt balance.
112
Appeal decision APP/5105/223/12
Pinewood Studios
118
Location
Alternative scenario
within the
West London
studio cluster
Scale of
Existence
production
of production
capability
infrastructure
Deliverability
1.
existing Pinewood
Discounted
Y/N?
The site has already reached its
Accommodating all the
requirement within the
Commentary
Planning
PlanningStatement
Statement
Planning Statement
Pinewood Studios
Table 8.1 : Pinewood Studios development framework - assessment of alternatives
practical developed capacity such
Yes
No
Yes
No
that further intensification is not
Yes
feasible and would adversely impact
Studios site (West Area)
the future operation of the studios
The Pinewood, Shepperton and
Teddington Studios sites have all
reached their practical developed
capacity such that further
Combined and intensified
2.
use of studios within the
No
Yes
No
intensification is not feasible and
would adversely impact the future
operation of the studios. In addition
119
there is no available land to extend
Shepperton and Teddington Studios.
Yes
February
February2013
2013
February 2013
Pinewood Group
Yes
necessary access to an on-site hub
Locating growth at a
3.
new satellite site away
Yes
Potentially
Potentially
No
No
of production skills, services and
infrastructure, assuming a suitable
from Pinewood Studios
site could be found and is available
Planning Statement
Pinewood Studios
A remote facility would lack the
The site lacks the necessary access
a.
Locating growth at
Wilton Park, Beaconsfield
No
No
No
No
to an on-site hub of production skills,
services and infrastructure, is of
Yes
limited size and is not available
b.
Locating growth at
Mill Lane, Taplow
No
No
No
Potentially
services and infrastructure and is of
Yes
limited size.
c.
Locating growth at
Court Lane, Iver
Yes
No
No
No
services and infrastructure, is of
Yes
limited size and is not available
This option is wholly unrealistic, not
4.
Pinewood Studios to a
new site
Unlikely
Potentially
No
No
least in terms of the prohibitive
development cost, commercial risk
120
and unlikely land availability
Yes
February 2013
Wholesale relocation of
Planning Statement
Pinewood Studios
Meeting the need at a
5.
non-Pinewood Group
studio
The studios are not of the scale and
a)
Three Mills Studios
Yes
No
No
No
type required for major film
Yes
production and cannot be extended.
b)
Black Island Studios
Yes
No
No
No
Yes
c)
Ealing Studios
Yes
No
Yes but limited
No
Yes
d)
Black Hangar
No
No
No
No
Yes
121
February 2013
Studios
e)
Twickenham Studios
Yes
No
No
No
Yes
f)
Wimbledon Studios
Yes
No
Yes but limited
No
Yes
Yes
Planning Statement
Pinewood Studios
g)
Bray Studios
Yes
No
No
No
production. The site is also awaiting
redevelopment for residential use
and is not available on this basis.
The studios are used for TV
h)
Fountain Studios
(Wembley)
Yes
No
No
No
production and are not of the scale
and type required for major film
Yes
The studios are used for TV and
theatre production and are not of
i)
Riverside Studios
Yes
No
No
No
the scale and type required for
Yes
major film production and cannot
be extended.
The studios operate as a temporary
j)
Longcross Studios
Yes
Yes
No
Not in the
long term
the site for which outline planning
permission was granted in June
122
2011 and planning permission for a
revised development is pending. The
site is unavailable on this basis.
Yes
February 2013
facility pending the redevelopment of
site in the urban area and do not
offer sufficient scope for expansion
k)
Elstree Studios
Yes
No
Yes but limited
No
beyond the proposed 4 acre
Yes
redevelopment of part of the site to
Planning Statement
Pinewood Studios
The studios occupy a constrained
provide two new stages, workshops,
production suites and media units.
This dedicated Warner Bros studio
is located in the Green Belt and it
would therefore be necessary to
demonstrate very special
Yes: subject to
l)
Warner Bros.
Studios, Leavesden
Yes
demonstrating
very special
circumstances
Yes
Potentially
circumstances to extend the site. In
any case, any growth at Leavesden
Yes
would not substitute for the PSDF
proposals, but would only be a
further contribution towards meeting
the overall need.
February 2013
123
Planning Statement
February 2013
VSC 3
The range and scale of benefits the PSDF proposals will deliver
8.154 The proposed development will result in a wide range of economic and social
benefits at national and local level. These have been quantified where possible and
are summarised below. Full details are provided within the Business Case and
Economic Impact Assessment accompanying the planning application.
113
8.155 The resulting economic benefits are closely aligned with the Government’s growth
agenda which supports investment, economic growth, job creation and support and
improvement in skills and qualifications. These objectives are seen as essential in
achieving sustainable long term growth for the UK and ensuring international
competitiveness. Together, the important set of benefits that will be delivered by
the PSDF development form an important strand of the very special circumstances
case in its favour.
National economic benefits
8.156 Gross Value Added (GVA) is used in the estimation of Gross Domestic Product
(GDP) which is a key indicator of the performance of a country’s economy as a
whole. The PSDF development has the potential to generate GVA through direct,
indirect, induced and wider economic activity.
8.157 The GVA contribution of the development has been quantified by multiplying the
estimated number of jobs created, using figures from the Department for Culture,
Media and Sport (DCMS) Creative Industries Economic Estimates, by the average
GVA per employee figure for the economy as a whole.
8.158 The GVA impact per annum associated with the proposed PSDF development at a
UK level is calculated as being:
GVA per annum (£ million)
Pinewood Studios existing operation
£220
Total after expansion
£392
Gross additional impact of PSDF
£172
Net additional impact of PSDF
£149
Source : Business Case and Economic Impact Assessment, Amion Consulting (Doc no.5)
113
Doc no.5 : Business Case and Economic Impact Assessment, Amion Consulting
Pinewood Studios
124
Planning Statement
February 2013
8.159 This represents a significant benefit to the UK economy and demonstrates that the
development will make a significant contribution to its performance.
8.160 The PSDF proposals will support economic contributions to the UK Government in
terms of contributions to the exchequer and to the UK’s net trade position through
the value of the exports that the film, television and screen based media industry
represent. The successful track record of films produced at Pinewood and its ability
to attract market leading film producers and directors to the UK, indicates a
successful future as a result of the proposed expansion, with commensurate levels
of revenue and income generated.
8.161 The PSDF proposals will also make a sizeable contribution to net Exchequer
contributions per annum as follows:
Exchequer contribution per annum
£52 million
£94 million
£42 million
£36 million
8.162 In addition, the UK film and high-end television industries are significant
contributors to the UK net trade position. The greater number of productions, in
particular major productions that will take place at Pinewood as a result of the
development will lead to increased exports and trade.
Value of UK exports per annum
£47 million
£89 million
£42 million
£37 million
Pinewood Studios
125
Planning Statement
February 2013
8.163 The proposals will also result in the payment of additional business rates. In April
2013 the Government is introducing a business rates retention scheme
114
which
will provide a direct link between business rates growth and the amount of money
local authorities have to spend on local people and services.
National and local employment protection and creation
8.164 Pinewood Studios already supports a large number of jobs directly, indirectly and
those induced through spending on supply-chain goods and services and those
employed directly or indirectly.
8.165 In terms of direct operational jobs, the PSDF proposal is expected to result in the
creation of a significant number of additional jobs on the Iver Heath site through an
increase in Pinewood Studios employees, on-site production crew and people
employed within the production support companies located at the Studios. The
ability of Pinewood Studios to compete more effectively within the international film,
television and screen based media market and the effect of the proposed
development to strengthen Pinewood’s position and thereby its future performance,
will also protect existing jobs.
8.166 An assessment of the expected number of direct jobs to be created demonstrates
that the number of PSL employees would increase by 20 from 112 to 132 full time
equivalent (FTE) jobs.
8.167 In addition, the amount of stage, workshop and production and other office
floorspace on the site as a whole will increase. Assuming the same level of
efficiency of use as the equivalent provision on the existing (West Area) site, the
number of employees would increase by 1,619 FTE jobs (gross), and overall it is
estimated that total direct on-site employment would rise to 3,331 FTE jobs
(gross). 115 A summary of the gross and net operational employment benefits of the PSDF
proposals at UK level, is shown in Table 8.2 below.
114
The Local Government Finance Act gained Royal assent on 31 October 2012 and provides a legal basis for
business rates retention and localising Council Tax support.
115
Pinewood Studios
126
Planning Statement
February 2013
Table 8.2 : Summary of Gross and Net Operational Employment Benefit (at UK level)
Total
PSDF Employment
Existing
Employment
Impact
Employment
after
Expansion
116
Gross
Net
Direct (on-site)
1,712
3,331
1,619
-
Indirect, induced and wider
2,866
4,803
1,937
-
Total
4,578
8,134
3,556
3,078
8.168 In addition to the significant quantum of direct jobs created, which represents an
important benefit in itself, it is also important to consider that a large proportion of
these jobs will be high-quality, skilled jobs which pay significantly above the
national average, reflecting the profile of employment within the industry.
8.169 The contribution to indirect jobs is also expected to be significant, with supply chain
expenditure associated with activity within the Studio site supporting employment
through additional demand for goods and services. Similarly, expenditure from
those directly or indirectly employed will support further employment in the local
and wider UK economy.
8.170 Applying a multiplier to the number of direct jobs created, which reflects the
economic importance of Pinewood, a further 1,937 FTE indirect and induced jobs
(gross) would be supported within the wider UK economy, including employment
resulting from box-office spin-off in merchandising and UK tourism and exports.
This translates to 324 FTE jobs at the Local Enterprise Partnership (LEP) level,
162 FTE jobs at the Beaconsfield Parliamentary Constituency level and 130 FTE
jobs at the South Bucks level.
8.171 Taken as a whole, the scale of the employment that would be supported and
created by the PSDF development is considerable. Table 8.2 above shows that
after expansion, it is expected that Pinewood would support 8,134 FTE jobs (gross)
as a result of strengthening its offer and standing in the industry, with 3,556 (gross)
created as a result of the PSDF proposals. When adjustments have been made for
116
Includes the estimated employment associated with the development of the South Dock Stage and the
Camelot Building (both under construction)
Pinewood Studios
127
Planning Statement
February 2013
the effects of leakage, displacement, multiplier effects and deadweight the total net
additional operational employment (FTE) is still in excess of 3,000 at 3,078 jobs
117
,
of which 1,859 will be provided at the Local Enterprise Partnership (LEP) level,
1,709 at the Beaconsfield Parliamentary Constituency level and 1,678 at the South
Bucks level.
8.172 Although the Inspector considering the previous ‘Project Pinewood’ development
recognised the importance of Pinewood Studios to the UK economy as a major
force in attracting inward investment and generating export
118
, the economic
growth and job creation advantages of that proposal were found to be over-stated
and not nationally significant
119
. The main reason was that the Inspector’s view
was based on a conclusion that the job creation potential of ‘Project Pinewood’
could be realised on the existing Pinewood Studios site within the employment
floorspace provided in the 2006 Masterplan.
8.173 For the reasons explained in Pinewood - The Case For Expansion
120
, the 2006
Masterplan is redundant and cannot accommodate the production accommodation
and support space proposed under the PSDF proposals to meet the Government
objective to grow the UK share of the global film, television and screen based
industries market. This is a significant distinction and together with the substantially
greater value of the PSDF development and the scale of economic benefits it will
deliver to the UK economy as a key driver of the targeted growth in the digital and
creative industries, the previous Inspector’s findings are not applicable to the PSDF
proposals.
Construction benefits
8.174 The proposed development will also generate a significant scale of construction
expenditure. The total development related capital expenditure is estimated to be
£195 million (at 2012 prices). This will be incurred over a 15 year period.
117
Doc no. 5 : Business Case and Economic Impact Assessment, Amion Consulting
118
119
120
Pinewood Studios
128
Planning Statement
February 2013
8.175 An assessment of the level of construction employment that this level of
expenditure would support is 1,369 person years of employment, or 137 ten year
equivalent FTE jobs. Applying robust leakage, displacement, multiplier effects and
deadweight factors, this provides 2,773 net additional person years of construction
employment at a UK level, or 277 ten year equivalent FTE jobs.
8.176 This equates to 1,015 person years at the Buckinghamshire and Thames Valley
LEP level, 881 at the Beaconsfield constituency level and 797 in South Bucks.
121
8.177 Whilst the prevailing economic circumstances and the difficulties faced by the
construction sector do not influence the number of construction jobs that will be
created and supported by the development, it follows that in such conditions, the
level of weight to be given to these benefits will be greater. The difficult conditions
the sector faces have become more acute over the last 18 - 24 months during
which time the market has failed to achieve growth and, in several quarters,
contraction has occurred, together with a record number of businesses going into
administration. Its performance has threatened the UK economy and recovery.
8.178 The PSDF proposals will therefore provide a substantial and sustained source of
employment for the construction sector over a 15 year period.
Film, TV and other screen based media skills, education and training
opportunity benefits
8.179 PSL has a strong track record of promoting training and education. It has strong
linkages with Creative Skillset, as well as other organisations such as the National
Film and Television School (NFTS) and First Light (a UK wide organisation that
uses film and media production to develop skills in young people aged up to 25).
8.180 Working with Amersham & Wycombe College, Pinewood Studios offers its own
apprenticeship programme to employees across a range of occupations such as
sound maintenance, drapes and media and digital. It has also hosted a range of
events aimed at promoting training. For example, a First Light workshop for 17 - 25
year olds offering practical advice on entering the film industry, and the Studios
regularly host the Pinewood Young Filmmakers’ Group.
121
Pinewood Studios
129
Planning Statement
February 2013
8.181 PSL is continuing to develop qualifications jointly with Amersham and Wycombe
College for all elements of the screen based industries, and alongside the PSDF
proposals, has completed a Memorandum of Understanding with the College to
deliver a Centre of Excellence at Pinewood Studios.
122
This will develop and
deliver qualifications for all elements of the screen based industries including film,
television, animation and video games.
8.182 Focusing on delivering a number of priorities outlined in the 2011 Next Gen report
(see paragraph 7.87 et seq), the Centre of Excellence will concentrate on
programmes that focus on Visual Effects (2D and 3D, FX, animation and rigging,
pipeline and compositing), Video Games (applications development, design and
production management, technology, games programming and graphical user
interfaces) and high-performance / large-scale Support Services and Infrastructure
such as data warehousing and data wrangling. The Centre of Excellence will also
continue to develop programmes in areas that do not have a computer science
foundation, but are nevertheless crucial for the industry, for example in studio
management, sound engineering and production.
8.183 It is envisaged that most of the students on programmes to be part-delivered at the
Studios, will be apprentices and that the majority will be aged between 16 and 24.
The cultural benefit of film and television produced in the UK
“The UK film industry, the skills and crafts that support it and our creative industries
more widely, make a £4 billion contribution to our economy and an incalculable
contribution to our culture.”
Rt Hon David Cameron MP visiting Pinewood Studios in January 2012
8.184 Film is a leading component of popular culture and a powerful means of expression
and comment for all film-makers, with an estimated 5 billion film viewings each
year and 84% of the population being interested in film
123
(a higher proportion than
many other popular cultural, social and leisure interests). It has the ability to enrich
British culture and identity, encourage debate, make people see social issues
differently, to reinforce views, or conversely, question long-held views, to broaden
knowledge and to enrich lives. In a globalised and digital society, film also plays an
important role in social communication and relationships.
122
Centre of Excellence for the Screen Based Industries to be developed at Pinewood Studios –
Memorandum of Understanding dated 14th January 2013
123
Source: The Economic Impact of the UK Film Industry, Oxford Economics, September 2012
Pinewood Studios
130
Planning Statement
February 2013
8.185 Whilst there has been a previously held perception that only British-made films
contribute to UK culture, the Government is clear that international films produced
in the UK by Hollywood studios, are an equally important part of the UK film
industry and make an equally valuable and substantial contribution to British
cultural life. They also benefit the promotion of British culture overseas.
8.186 The cultural benefits of film are specifically recognised by the Government through
st
its film (and pending high-end television as of 1 April 2013) tax-relief provisions,
with this being the primary reason for the incentives. To ensure that only those
films which will make a cultural contribution qualify, film-makers must demonstrate
compliance with a number of cultural tests but do not necessarily have to be filmed
or financed within the UK. The contribution of film to the culture of the UK
represents a benefit in itself, but the associated social and economic benefits
arising from its cultural contribution are further benefits and should be seen as
separate from the direct social and economic benefits that film contributes .
Contribution to British cultural life
8.187 Film enriches and influences cultural life and access to culture in the UK. Cinema
audiences are growing, access and enjoyment of the cinema experience is
increasing and it shapes UK culture and daily life. The London 2012 Olympic
Opening Ceremony provided a key means of demonstrating the value of film to UK
society and the national identity and acted as a powerful means of bringing society
and communities together.
8.188 It is a means of expressing British identity and the political and social issues faced
in the 21st century, including unemployment, prejudice and race relations, as well
as positive themes such as family values, friendship and triumph over adversity.
8.189 It can assist in the collective memory of Britain’s cultural heritage, promote a sense
of citizenship and national self-esteem. Greater awareness of other aspects of
culture and/or cultural assets such as an increase in interest in cultural activities
depicted in films and increased tourism following the appearance of locations or
landmarks in films (considered below) may result.
8.190 In doings so, UK film production can result in social benefits to the UK, with a
greater understanding of social issues, disabilities, and providing role models to
particular groups of society, with the ability to reach particular groups or sections of
society that may otherwise be hard to reach. Film can educate society and there is
Pinewood Studios
131
Planning Statement
February 2013
also evidence that the long-term behaviour and attitudes of individuals can change
as a result of watching specific films.
8.191 Other social benefits derived from film’s contribution to culture may include its
important role in communication and relationships, with the activity of watching
films, either at the cinema or at home an important social activity, reinforcing
relationships and encouraging social interaction.
8.192 The UK has a long history of its association with film and Pinewood and its founder
J Arthur Rank, is a central part of that cultural heritage and British identity. A strong
and visible film production industry, and Pinewood as an iconic global brand based
in the UK, embeds the role of film in the UK and inspires and encourages future
generations of British producers, directors and production engineers and
technicians, combined with opportunities for skills, training and education in the
industry.
8.193 Economic benefits can therefore accrue through the virtuous cycle of the output of
today’s filmmakers making important cultural (and associated socio-economic)
contributions to the UK and inspiring future generations who in turn make films with
similar contributions. Furthermore, the economic benefits of indigenous films are
disproportional, having been estimated to generate box-office receipts 30% higher
than if not UK made. This is estimated to result in an additional economic boxoffice benefit of £69 million per annum 124, rising to £93 million if DVD rental and
purchase is accounted for.
Promoting British culture abroad
8.194 A strong UK film production industry can promote the UK and British culture to a
global audience in many ways and with many benefits:
•
It showcases British characters (historical and contemporary), British
history, stories, legends and events and British talent on the world stage.
Examples of this include The Kings Speech and The Iron Lady respectively
portraying King George VI and Margaret Thatcher.
124
Pinewood Studios
132
Planning Statement
•
February 2013
It presents British life, culture, identity and values to an international
audience through films like Bend it Like Beckham, The Full Monty, The
Queen, The Inbetweeners Movie and numerous other examples.
•
It promotes UK tourism in terms of inward investment and overseas visits
to the UK by people motivated by visiting a particular filming location; a
literary, political, cultural and/or historical figure or association, or people
simply seeing the UK’s towns, cities or natural environment and
countryside in a UK made film. The use of Alnwick Castle, Northumberland
as a location for scenes in the Harry Potter franchise (of which Harry Potter
and the Deathly Hallows : Parts I and II were based at Pinewood) led to a
120% increase in visitors, and Basildon Park near Reading saw a 75%
increase following its appearance in Pride and Prejudice. Film tourism is
estimated to be worth £1billion to UK GDP.
125
8.195 These benefits can in turn support British economic performance. Aside from the
direct impact on UK tourism and the associated economic benefits, the promotion
of UK culture abroad may encourage companies in foreign countries to do
business with British businesses, or for foreign countries to establish stronger
trading links with the UK, forming strategic partnerships and alliances.
Community benefits
8.196 The development will secure community benefits through the provision of improved
access routes through parts of the PSDF application site. These will comprise a
network of controlled permissive pedestrian routes made available and managed
for the use and enjoyment of the local community. The provision of these routes
provides enhanced recreation facilities for the local community and will enable
access to parts of the site to which access has not previously been permitted.
8.197 The routes will run from Pinewood Road, along the southern edge of the southern
fields to Iver Heath Fields, and to The Clump and the existing public footpath south
of Sevenhills Road. A new route along the edge of the site adjacent to Sevenhills
Road towards Saul’s Farm and a second to Pinewood Road at the Black Park
corner, will provide access to the wider footway network and the routes within
Black Park Country Park and Colne Valley Regional Country Park.
125
Pinewood Studios
133
Planning Statement
February 2013
8.198 The proposed footpath running to the Black Park corner will provide an alternative
route parallel to Sevenhills Road which comprises a narrow lane without a footpath
and provides a safer and attractive route to encourage recreational walking.
Conclusion on benefits resulting from the development
8.199 The economic, social, cultural and community benefits that will be delivered by the
development are substantial and are an important consideration, as part of the very
special circumstances arising from the proposed development. The unique offer of
Pinewood Studios, a market leader not just in the UK but worldwide, and the
proposed PSDF expansion which will cement its position, presents an unparalleled
opportunity with a wide range of substantial benefits.
8.200 The development will deliver economic benefits for the UK, creating nearly £150m
in GVA per annum, an Exchequer contribution of £36 million and contributing £37
million per annum to UK exports. A significant number of high quality jobs (over
3,000) will be created and supported through the operation of the PSDF expansion,
with a significant number (c.2,750) supported in the construction industry and its
supply chain over the 15-year implementation period. These economic benefits are
clearly consistent with the Government’s growth agenda and its aim of securing
economic recovery and sustainable economic growth.
8.201 In addition, the PSDF will support the important cultural benefits associated with
film and high-end TV production in terms of both its contribution to the culture of
the UK and promoting British culture abroad. Community benefits will be secured
through improved access through and around the application site along its
southern and north eastern boundaries and The Clump and southern fields, and
through the management of these routes.
8.202 The range and scale of benefits that will be secured and the degree to which the
UK, Buckinghamshire sub-region and the Iver Heath local area will benefit, carries
considerable weight in the Green Belt judgement.
VSC 4
The harm arising from a ‘without expansion’ scenario
8.203 As part of its business planning, PSG has considered its commercial position and
the long-term future of the Iver Heath site, in the event that planning permission is
not granted for the PSDF proposals and it is unable to invest and expand the
studios as planned.
Pinewood Studios
134
Planning Statement
February 2013
8.204 The contingency (fall back) measures PSG would implement in this scenario
provide the reference case against which the net economic benefits of a planning
permission, and the consequences of refusal, can be measured and assessed.
The reference case has been fully tested and is explained in the Business Case
and Economic Impact Assessment accompanying the planning application
126
.
8.205 The PSDF proposal is an internationally-strategic and crucial long-term investment
for PSG. Its capital investment value alone is approximately £195 million, and its
investment value to the UK economy in terms of spin-off multipliers and the
additional global production volume that could be attracted to the UK over the next
20 years, is £0.5bn (at 2013 prices). It offers an unrepeatable scale of opportunity
for the UK economy and the film, high-end TV and screen based media industries.
8.206 If the PSDF proposals are unable to take place however and PSG cannot invest
and expand as planned in its UK flagship asset, the contingency implications will
be to;
1)
cap future investment in the Iver Heath site, and
2)
to invest in film production facilities outside of the UK
8.207 For Iver Heath, the outcome would be a retained studio presence for the PSL UK
business, but one that offered no scope for future growth and with progressively
less capability, a diminishing ability to attract major productions to the UK. The
business would also be increasingly vulnerable to competition and its standing as a
leading studio in the global market would be threatened. The strength of the site as
a principal production hub would also be weakened and would impact the wider
West London media cluster. At best, the economic performance of the studios
would remain static but could not be guaranteed in the longer-term. At worst the
Studios would decline. The overall effect on the UK film industry would clearly be
negative.
8.208 For PSG, it would however still wish to use its global brand and expertise to
continue to grow its business for stakeholders and look to invest elsewhere beyond
the UK in building up PSG facilities. The diversion of this scale of planned
investment, spin off benefit and the inward investment it would have otherwise
sustained, would be a very significant loss to the UK economy.
126
Pinewood Studios
135
Planning Statement
February 2013
8.209 The Inspector determining the previous ‘Project Pinewood’ proposals considered
that the reputation and continuing success of the PSL UK business and the Iver
Heath site would not be dented if planning permission was not granted for that
development.
127
This conclusion was reached on the basis of the Inspector’s
opinion that the ‘Project Pinewood’ proposal was an unsubstantiated concept
without satisfactory evidence of a specific business need or adverse consequence
if planning permission was refused.
8.210 The Inspector also considered that the future of the Studios was not dependent on
‘Project Pinewood’, as (without the proposed housing and streetscapes) the
remaining scope of the 2006 Masterplan provided considerable potential for PSL to
widen its offer and continue to invest and innovate.
128
This circumstance, even if
correct at the time of the consideration of the ‘Project Pinewood’ proposal, does not
apply now.
8.211 In the time since the ‘Project Pinewood’ proposals were formulated prior to 2009,
the global film industry and UK economic policy have moved on significantly:
•
129
There is a clear economic objective for the UK to increase its share of the
growing global production market.
•
International competition from new and expanding studios is growing.
•
There is a clear requirement for greater production space and larger stage,
workshop, backlot and associated accommodation.
•
The Iver Heath site has reached its practical developed capacity and
cannot accommodate substantial new development, and the pipeline of
development capacity provided by the 2006 Masterplan (outline permission
ref. 04/00660/OUT) has been exhausted.
8.212 The PSDF proposal is therefore an entirely different concept to ‘Project Pinewood’
in both content and justification.
127
128
129
for full details see Section 4 of Doc no.3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios
136
Planning Statement
February 2013
8.213 PSG has fully reviewed its business operation and rationale for expansion at Iver
Heath and its options if unable to achieve a planning permission. This has shown
that the reputation and future success of the Studios would be constrained and put
at risk contrary to the previous Inspector’s findings in relation to ‘Project Pinewood’.
8.214 The Inspector’s findings on the consequences of ‘Project Pinewood’ not
proceeding therefore do not apply to the current PSDF application and the
materially different circumstances affecting its determination. There will clearly be
significant harm to Pinewood Studios and the UK economy if the proposed
expansion is unable to take place.
Conclusion
8.215 There is clear, genuine potential for significant material harm to result at both
national and local level from the refusal of planning permission for the PSDF
proposals at Iver Heath.
8.216 These very real future risks are significant considerations in the assessment of the
planning application and the argument in favour of avoiding this outcome and the
significance of the potential economic harm it poses, is a further contributory factor
in demonstrating very special circumstances and should be afforded substantial
weight in the Green Belt planning judgement.
Overall conclusion on very special circumstances
8.217 PSL has demonstrated four very special circumstances in favour of the PSDF
proposals;
VSC 1)
meeting the need to deliver sustainable long-term economic growth in a
key growth sector in accordance with Government objectives;
VSC 2)
the inability make an equally meaningful contribution to meeting this need
via a non-Green Belt alternative solution;
VSC 3)
the scale and value of the socio-economic and other benefits arising from
the development proposals, and;
VSC 4)
the degree and effect of harm that will arise from not facilitating
expansion at Iver Heath.
Pinewood Studios
137
Planning Statement
February 2013
8.218 No other UK studio is able to offer the potential presented by the proposed
expansion of Pinewood Studios, and at a time when growth and investment in the
UK economy is critical and much needed, and can be achieved in one of the
higher-performing sectors identified by Government to help economic recovery, the
scale, uniqueness and multiple national and local benefits of the opportunity
presented by the PSDF development are such that it cannot, and should not, be
dismissed.
8.219 There is consequently a strong case in favour of the PSDF proposal and the
various benefits it will deliver, that should be afforded very considerable and very
substantial weight in the Green Belt judgement and planning balance.
Pinewood Studios
138
Planning Statement
9.
February 2013
Sustainability, environmental and technical matters
Introduction
9.1
Having set out the case in support of the PSDF development in respect of the very
special circumstances put forward by PSL, this section of the Planning Statement
assesses the proposals in respect of all other sustainability, environmental and
technical policy considerations. It concludes that the PSDF will constitute
sustainable development in accordance with paragraph 7 of the Framework and
where relevant, reconsiders the conclusions reached previously by the Inspector
and Secretary of State in respect of the ‘Project Pinewood’ appeal decision.
9.2
130
An Environmental Impact Assessment (EIA) of the PSDF proposals has been
undertaken and is presented in the submitted Environmental Statement (ES).
131
This and the other supporting technical and design documents accompanying the
planning applications, form the basis of the policy assessment undertaken in this
chapter, together with the following recommended mitigation plans and strategies
resulting from the EIA including:
•
a Construction Environment Management Plan
•
the Code of Construction Practice
•
the Sustainable Transport Strategy
•
an Environmental Management Plan
•
an Ecological Management Plan, and;
•
an Ecological Monitoring Plan
Landscape and visual effects
9.3
The landscape and visual impact assessment
132
considers the anticipated effects
of the PSDF proposals on the character of the surrounding landscape and on
visual amenity.
9.4
In terms of the PSDF expansion, it confirms that the proposed locations of
buildings, structures and landscape features will minimise the effects of the
development on the existing landscape and on the amenity of views from
residential properties and public rights of way.
130
131
‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012
Doc no.9 : Environmental Statement, Arup (prepared in accordance with Regulation 16 of the Town and
Country Planning (Environmental Impact Assessment) Regulations 2011)
132
Doc no.9 : Environmental Statement, Arup - Chapter 11
Pinewood Studios
139
Planning Statement
9.5
February 2013
Careful site planning has also minimised the loss of existing vegetation to retain
existing landscape character and screening effects with additional landscape
features used to augment screening of the development from particular viewpoints.
9.6
Views out of the site are currently generally contained by the existing urban edge
or vegetation, with views towards the site being either screened or obstructed, to
varying degrees, with some views from the upper floors of properties being
screened / unobstructed.
9.7
Key landscape features such as the proposed bunds to Pinewood Road, to the
rear of properties on Pinewood Green and at the corner of Pinewood Road and
Fulmer Road, would be formed and landscaped in the early part of the first phase
of development. These would subsequently assist in screening much of the
construction activity in near views around the PSDF site and, in time, the
completed development.
9.8
The impact of construction activity at the PSDF site would range from negligible
(visual impact on motorists on surrounding roads), to moderately adverse (on the
visual amenity of some residential properties and landscape character). These
effects would of course be temporary in nature. The impacts of construction activity
at the Five Points Roundabout would have a similar range.
9.9
In terms of the effects of the completed developments the Environmental
Statement concludes that the PSDF would have a low level of impact on landscape
character but one which is nonetheless slightly adverse. Conversely it is assessed
that the proposed development would have a slight beneficial impact on landscape
features in that it would result in the amount of linear hedgerow within the site
being increased by 1,781 metres and a substantial increase in the amount of tree
planting present.
9.10 In terms of potential visual effects these are assessed to be slight adverse (at
worst) for the PSDF. Locations where slight adverse effects are identified are
however limited in number with the assessed impact at the majority of locations
being negligible. A slight adverse effect on visual amenity is predicted for nos. 60110 Pinewood Green but only when the scheme is viewed from upper floor
windows (views from ground floor windows being screened by existing vegetation
and boundary treatments).
Pinewood Studios
140
Planning Statement
February 2013
9.11 A slight adverse effect is also predicted for users of sections of Footpath DEN/27/1.
The assessment however notes that views from this location would be
approximately 1km from the site with the buildings seen through intervening
vegetation. Finally, a slight adverse impact has been predicted for users of
Pinewood Road, albeit of a transitory nature.
9.12 The operational effects of the Five Points Roundabout development on landscape
character, landscape features and visual amenity are all assessed to be slight
adverse to negligible.
9.13 In conclusion, assessment of the potential impacts of the proposals confirms that
through a careful process of design development and the implementation of a
comprehensive suite of mitigation measures, the impact of the proposals on
landscape character, landscape features and visual amenity has been minimised.
9.14 While the proposed PSDF development would result in a slight adverse impact on
landscape character it nonetheless complies with Core Policy 9 of the Core
Strategy on the basis that the importance of the development, nationally, regionally
and locally outweighs the limited degree of harm to landscape character which
would arise, and that it has been demonstrated that the proposed development
cannot be accommodated on an alternative site.
9.15 In respect of the effect of the PSDF development upon the Colne Valley Regional
Park, the site lies within its geographical area but comprises private land with no
formal public access. It therefore currently makes a limited contribution to the Park
aims 133 and an assessment is presented below:
•
To maintain and enhance the landscape:
The landscape and visual impact assessment demonstrates that the
impact of the PSDF development on landscape character would be
slightly adverse but slightly beneficial in respect of landscape features
(additional hedgerow and tree planting). There is minor conflict with this
objective and this must be weighed against the case in support of the
PSDF proposals in the planning balance.
•
To resist urbanisation of the Park and to safeguard existing areas of
countryside from inappropriate development:
133
Set out in Policy WCBV5 of Regional Spatial Strategy for the South East (2009) and in the Colne Valley
Regional Park Action Plan 2009 - 2012
Pinewood Studios
141
Planning Statement
February 2013
There is conflict with this objective and this must be weighed against the
case in support of the PSDF proposals in the planning balance.
•
To conserve the nature conservation resources of the park:
The development incorporates a range of ecological mitigation measures
such that there will be no net loss in the biodiversity value of the
application site, and the potential for a net gain. The proposal therefore
complies with this objective.
•
To provide opportunities for countryside recreation:
The permissive access and footpath routes to be provided as part of the
PSDF development
134
will provide enhanced opportunities for countryside
recreation in the form of walking and jogging routes which link into the
wider network of public footpaths through the Park and surrounding area.
The proposed development therefore complies with this objective.
•
To achieve a vibrant and sustainable rural economy:
Paragraph 28 of the Framework states that “planning policies should
support economic growth in rural areas in order to create jobs and
prosperity
by
taking
a
positive
approach
to
sustainable
new
development.” It continues; “To promote a strong rural economy, local
and neighbourhood plans should: (first bullet point) support the
sustainable growth and expansion of all types of business and enterprise
in rural areas, both through conversion of existing buildings and welldesigned new buildings”
The PSDF proposals will create new opportunities for local employment,
supply-chain opportunities for local businesses and will generate
expenditure in the local economy. The proposed development will
therefore meet this objective.
9.16 In view of this assessment, it is concluded that the proposed development engages
with the aims of the Colne Valley Regional Park in a generally positive manner. A
degree of conflict arises in respect of the first and second aims; the proposals have
134
Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup and Doc no.
15 : Landscape and Access : Proposals for Management, Stephenson Harwood and Turley Associates
Pinewood Studios
142
Planning Statement
February 2013
a neutral effect upon the third aim and a positive effect upon the fourth and fifth
aims.
9.17 Overall the proposed development is therefore considered to be in partial conflict
with Policy WCBV5 of the Regional Spatial Strategy for the South East. However,
the degree of conflict should be considered in the context of the conclusions
reached on the same issue by the Inspector and Secretary of State determining the
previous ‘Project Pinewood’ proposal, where it was concluded that if the positive
aspects of the development proposals outweighed the harm to the Green Belt, then
the same considerations would apply in respect of any harm caused to the Colne
Valley Park.
135
Ecology and nature conservation
9.18 The Environmental Statement
136
and associated Ecology Strategy
137
provide an
assessment of the impact of the proposed PSDF and Five Points Roundabout
developments on features of ecological interest. Construction phase impacts such
as disturbance, soil compaction, habitat severance and site clearance work have
been considered and assessed, as have potential operational impacts such as
disturbance to species.
9.19 No statutory or non-statutory designated sites are located within the site
boundaries, however both of the application sites have the potential to support a
number of species and a range of types of habitats have been identified.
9.20 Achieving no net loss in biodiversity value has been a key design principle and
both the PSDF and Five Points Roundabout proposals contain ecological
mitigation measures which are embedded into the scheme designs and defined in
the parameter plans and detailed proposals. These include measures such as the
creation of a habitat corridor around the periphery of the PSDF site, the
incorporation of green roofs on some buildings, the creation of areas of species
rich grassland, the planting of new and replacement hedgerows and new areas of
woodland planting. For example, the amount of linear hedgerow in the PSDF site
will be increased by 1,781 metres. In terms of tree planting, 1,388 of the existing
1,417 trees (excluding The Clump) will be retained. Approximately 500 individual
trees and over 1.6 hectares of new woodland will be planted resulting in a
135
136
137
Doc no.14 : Ecology Strategy, Arup
Pinewood Studios
143
Planning Statement
February 2013
significant increase in the amount of tree coverage on the site. Additional mitigation
measures are also proposed such as the erection of bat boxes on building facades.
These measures will be supported by an Ecological Monitoring Plan (ECMoP) an
Ecological Management Plan (EcMP) to be secured by planning conditions.
9.21 With these mitigation measures in place, it is concluded that there will be no
significant impacts on protected species or habitats within the site during the
construction or operational phases of development.
9.22 The impact of the development on the overall biodiversity of the site has been
assessed within the Ecology Strategy using the DEFRA Offsetting Methodology
138
which provides a mechanism by which biodiversity losses and gains can be
calculated. The assessment shows that the PSDF proposals will result in no net
loss of biodiversity value overall and have potential to provide a net gain.
9.23 In the circumstances, the proposals are therefore considered to be consistent with
the Framework (paragraphs 109 and 118) which seeks to minimise impacts on
biodiversity and achieve net gains where possible. At the regional level, the
proposals are also consistent with Policies NRM5 and NRM7 of the Regional
Spatial Strategy for the South East which seek to avoid a net loss of biodiversity
and create new woodland areas. Finally, the proposals are consistent with the
South Bucks Core Strategy Policy 9 which also seeks to conserve and enhance
biodiversity resources and maintain existing ecological corridors.
Effect on protected trees
9.24 The whole of the East Area of the PSDF site is subject to a Tree Preservation
Order. As explained above, the PSDF development has sought to retain as many
of these trees as possible, including all of the trees within The Clump.
9.25 It is necessary to remove eight protected trees elsewhere in the site however to
allow vehicular access. The Environmental Statement
139
confirms that these trees
are of low to moderate quality.
9.26 The proportion of trees lost as part of the PSDF developments would not be
significant in quantitative terms, the retained trees will be subject to protection
during
the
construction
(in
accordance
with
BS5837:2012
138
Biodiversity Offsetting - Guidance for offset providers, DEFRA, March 2012
139
Doc no.10a : Environmental Statement Volume 2 (Figures and Appendices) (Part 1), Arup
140
BS 5837 : 2012 Trees in relation to design, demolition and construction, BSI Group
140
),
and
a
Pinewood Studios
144
Planning Statement
February 2013
comprehensive landscape strategy has been prepared which incorporates a
significant amount of new tree planting with approximately 500 individual trees and
16,093sqm of proposed woodland planting which would mean that there would be
a significant increase in the overall amount of trees within the application site. The
landscaping will form a high quality landscape context for the retained and new
trees and for the development as a whole.
9.27 The landscape design approach for the Five Points Roundabout works has
carefully considered the existing wooded belt alongside the roundabout and the
design aims to ensure that as many existing trees as practical can be retained. A
total of 53 protected trees would be removed but these would be replaced by 80
new specimens. With maturity, the impact is assessed to be negligible.
9.28 In the circumstances the proposed developments are compliant with the aims of
saved Policy L10 of the South Bucks District Local Plan and Core Policy 9 of the
South Bucks Core Strategy.
Air quality
9.29 The PSDF proposals have the potential to affect air quality as a consequence of
the demolition of existing buildings, the construction of new buildings and changes
in traffic flows as a result of the development, together with the operation of the
proposed Gas CHP Energy Centre.
9.30 At present, road traffic emissions and in particular nitrogen dioxide and particulate
matter, are the dominant source of pollutants in the vicinity of the application sites
and monitoring of emissions by South Bucks District Council has led to the
designation of Air Quality Management Areas (AQMA) along the M25 and M40
motorways in the area.
141
confirms that potential effects upon air quality
through the construction of the PSDF development (construction dust) will be
controlled through the application of best-practice measures as set out in the draft
Institute of Air Quality Management (IAQM) Mitigation Matrix
142
. These are
commonly applied mitigation measures and will be included in a Construction
Environment Management Plan (CEMP) which can be secured by planning
condition. With these measures in place the impact of construction dust and
141
142
Institute of Air Quality Management : Guidance on the assessment of the impacts of construction on air
quality and the determination of their significance, December 2011
Pinewood Studios
145
Planning Statement
February 2013
construction traffic on identified receptors will be slight adverse at worst. These
effects would be temporary in nature and are not considered to be significant in
EIA terms.
9.32 The assessment of the effects of the operation of the proposed PSDF development
(including increased traffic flows) concludes that predicted concentrations of
nitrogen dioxide and particulate matter at sensitive receptors would be within
acceptable limits with the magnitude of change being imperceptible. As a
consequence, the potential impact of the development on local air quality is
assessed as being negligible and not significant in EIA terms. No impact on the
AQMA is anticipated. Similarly, the air quality effect of the development on
designated ecological sites is assessed to be negligible and not significant. No
operational mitigation measures are therefore required.
9.33 Through the application of the best practice construction mitigation measures
referred to at paragraph 9.30 above, the impact of construction dust at the Five
Points Roundabout would be negligible and not significant. The impact upon air
quality arising from the operation of the improved roundabout junction has also
been assessed to be negligible and not significant in EIA terms.
9.34 The PSDF proposals are therefore proven to be acceptable in terms of the
potential effect on air quality and are compliant with relevant Framework policies
contained in paragraphs 109 -110 and 123 - 124. The development also complies
with South Bucks Core Strategy Core Policy 13 which encourages the
improvement of air quality, through mitigating the impact of development.
Water resources
9.35 Assessments have been carried out of the likely significant effects of the proposed
developments on water resources in terms of surface and foul water drainage,
water supply, flood risk, water quality and ground water.
9.36 All potential construction effects for both developments are assessed to be
negligible or minor adverse and not significant.
9.37 In terms of operational effects, the Environmental Statement
143
confirms that the
water demand created by the development in the West Area of the PSDF site can
be met by the existing water resources, namely the existing on-site aquifer. In the
East Area a new connection to the existing mains supply would be established.
143
Pinewood Studios
146
Planning Statement
February 2013
The ES demonstrates that there is sufficient capacity to support the proposed
development. No significant impact will therefore result.
9.38 The assessment also confirms that the proposed development will not materially
alter the risk to the site of fluvial, tidal or groundwater flooding, which are all
presently low. There will be beneficial effects on surface water drainage with an
overall reduction in run-off on the West Area and no increase in the run-off rate on
the East Area, combined with improved regulation of discharge following extreme
events.
9.39 Foul drainage from the West Area can be accommodated within the capacity of the
existing network, whilst the proposed underground waste water treatment plant will
provide capacity for the foul water drainage associated with development in the
East Area.
9.40 Some beneficial effects will result from the development in terms of water quality,
from the use of Sustainable Drainage Systems (SuDS), with negligible effects on
ground water.
9.41 Overall the proposed developments will not have an adverse impact in terms of
flood risk and water supply and will be resilient to climate change, complying with
the Framework (paragraph 94). It will also comply with South Bucks Core Strategy
Core Policy 13 which promotes best practice in sustainable design and
construction.
Waste arisings
9.42 An assessment
144
of the solid waste expected to be generated by the PSDF
developments has been undertaken. It considers the methods to minimise waste
generated, particularly with regard to construction waste, and the available
capacity of waste management infrastructure in the area, to manage the residual
waste.
9.43 The nature and scale of the construction activities proposed for the PSDF and Five
Points Roundabout developments may result in quantities of construction,
demolition and excavation waste (CDEW) being generated. The CDEW may
comprise a variety of non-hazardous, hazardous and inert wastes. A Code of
Construction Practice prepared in advance of the commencement of construction
(to be secured by planning condition) would set out measures to ensure that
144
Pinewood Studios
147
Planning Statement
February 2013
construction makes efficient use of materials and minimises the amount of waste
produced, and in particular, the amount of waste disposed to landfill. A Site Waste
Management Plan would also be prepared for each phase of construction in
accordance with statute.
9.44 In terms of operational waste, the proposed parameters include provision for
dedicated waste storage areas. Existing waste management arrangements would
continue.
9.45 The assessment demonstrates there is sufficient landfill capacity within the region
for the projected amount of waste arisings from both developments to be disposed.
The proposals would not therefore have a significant environmental impact through
the generation of waste.
9.46 In seeking to maximise the opportunities for waste re-use and recycling, the
proposed development is consistent with paragraph 3 of PPS10
145
in terms of the
application of the waste hierarchy.
9.47 Having identified that sufficient capacity will exist at local landfill sites for residual
waste that cannot be managed at a higher level of the hierarchy, the PSDF
development will accord with PPS10 by ensuring that waste requiring disposal, is
disposed at the nearest appropriate facility.
9.48 The development is also consistent with the Buckinghamshire Mineral and Waste
Core Strategy
•
146
Core Policy 8 as:
it encourages minimisation of the use of primary materials and maximises
the use of alternative building materials. Detailed materials specification
will take place at the reserved matters stages of development;
•
construction and demolition methodologies and good practice
147
will be
employed to minimise the generation of waste and maximise its re-use
and recycling, in order to minimise the amount of waste requiring disposal
to landfill;
•
it is a firm intention that the PSDF incorporates areas for waste storage
and recycling in order to maximise the re-use and recycling of waste on
145
Planning Policy Statement 10 : Planning for sustainable waste management, DCLG, revised March 2011
146
Buckinghamshire Minerals and Waste Local Development Framework : Core Strategy Development Plan
Document, Buckinghamshire County Council, November 2012
147
To be defined in a Code of Construction Practice Document (to be secured by condition)
Pinewood Studios
148
Planning Statement
February 2013
site, allied to the continued operation of the waste management regime
on the existing Studios site, which encourages the application of the
sustainable waste principles of waste minimisation, re-use and re-cycling.
Full details will be provided in subsequent reserved matters submissions.
Heritage assets
9.49 An assessment
148
of the likely significant effects on designated and undesignated
cultural heritage assets, both on-site and within the wider study area has been
undertaken.
9.50 In respect of the potential impacts of construction on archaeological remains, the
majority of construction within the PSDF East Area will take place in Fields F1, F2,
F3, F5, F6 and F8. Of these, Fields F3, F4, F5, F6, F7 and F8
149
have been
affected by gravel extraction, land filling and / or the construction of the M25 and
have been assessed as having no archaeological value.
9.51 The evaluation of Fields F1 and F2 concludes that they present a low potential for
archaeology. However, an archaeological watching brief will be put in place during
the construction period.
9.52 New development and landscaping is proposed in Field F9 and Field F10.
However trial trenching of these fields following a geophysical survey has not
located evidence of buried archaeology. As such there will be no impacts on
archaeology in these areas.
9.53 An archaeological watching brief is also recommended for the construction of new
buildings in the proximity of Heatherden Hall on the West Area and construction of
the Five Points Roundabout.
9.54 With the implementation of the archaeological watching briefs the impacts of the
developments on potential archaeological resources will be negligible. No
significant effects on archaeology or historic landscapes in the PSDF or Five Points
Roundabout sites are therefore anticipated.
9.55 There are no listed buildings within the existing Studios site (West Area). A number
of buildings of are however proposed for demolition to facilitate the PSDF
expansion proposals which, individually are of low historic value but have some
148
149
Doc no.9 : Environmental Statement, Arup - refer to Figure 10.1 for plan of Field Nos.
Pinewood Studios
149
Planning Statement
February 2013
group value due to their association with film production at Pinewood Studios. A
photographic record of these buildings will be carried out prior to demolition and on
this basis, the significance of the impact of the development on heritage assets is
assessed to be neutral.
9.56 The potential impact of the construction and operation of the development on the
setting of Heatherden Hall has also been considered. Whilst Heatherden Hall is not
currently listed it is the subject of a request to English Heritage to be listed
150
and
the assessment has therefore been completed on a precautionary basis (i.e.
Heatherden Hall has been treated as if it is listed). This is a robust approach.
9.57 During the construction period, potential effects on Heatherden Hall and its setting
would be mitigated through the use of appropriate screening and hoarding and
through the implementation of measures in the Construction Code of Practice to be
submitted. With these in place the effects would be neutral and temporary in
nature. The construction of low rise office buildings as replacement for portacabins
and other structures in the vicinity of Heatherden Hall has been assessed to have a
neutral impact on its setting.
9.58 The effects are therefore considered to be less than substantial when assessed in
terms of the balancing exercise required by paragraph 134 of the Framework. It is
considered that the public benefits of the proposal, namely the unrivalled
contribution they will make to the Government objective to grow the UK share of
the global film and television market as an acknowledged driver of sustainable
economic growth, will substantially outweigh the very limited degree of impact on
heritage assets 151 that may arise in the construction and operational phases.
9.59 The proposals also comply with South Bucks Core Strategy Core Policy 8 which
places paramount importance on the protection, and where appropriate,
enhancement of the historic environment, which the PSDF development will
demonstrably achieve.
Ground conditions
9.60 The assessment of ground conditions encompasses geology, mineral resources,
groundwater and existing contamination of the soils and groundwater of the sites.
150
Application submitted by South Bucks District Council in October 2012
151
An assessment has been undertaken against paragraph 134 for the Framework on a precautionary basis
given the current application for listing made to English Heritage in respect of Heatherden Hall.
Pinewood Studios
150
Planning Statement
February 2013
9.61 A source-pathway-receptor model identifies the pathways via which contaminants
present within parts of the PSDF and Five Points Roundabout application sites
might reach receptors, and identifies the methods that will be employed to mitigate
resultant risks for the construction and operational stages of development.
9.62 Construction activities will be completed in accordance with the Code of
Construction Practice to be secured by planning condition. This will contain a range
of measures to control risks to human health and water resources. In addition to
this, monitoring of landfill gases and leachate levels within the buried waste cells in
the East Area of the PSDF site will continue. Supplementary ground investigations
will also be completed prior to each phase of development to provide a more
detailed understanding of ground conditions. With these measures in place the
potential effects to human health and water resources are assessed to be
negligible.
9.63 No plausible source-pathway-receptor linkage is identified in relation to the
operation of the developments, with the exception of the potential for users, visitors
and ground maintenance workers (PSDF site only) to inhale waste gases and
vapour from the waste cells. This risk will be mitigated by a passive vent system as
a replacement for the existing venting and a requirement for a risk assessment
before use of the East Area backlot (proposed over the cells). Therefore the
operational effects of the proposed development on human health and water
resources have been assessed to be negligible.
9.64 In the circumstances it can be concluded that the proposed developments comply
with the Framework paragraphs 120 and 121 which seek to ensure that
development is appropriate to its location with regard to the effects of pollution on
health and the natural environment. The development also complies with the South
Bucks Core Strategy Policy 13 with respect to the protection of water quality and
the encouragement which it provides to bringing land affected by contamination
into beneficial use.
9.65 Both application sites lie within a Minerals Safeguarding Area and Mineral
Consultation Area for sand and gravel, designated in Policy CS1 of the
Buckinghamshire Minerals and Waste Core Strategy 152. This policy requires
proposals for development other than non-mineral extraction, to demonstrate that
they will not sterilise the resource or that consideration has been given to prior
152
Buckinghamshire Minerals and Waste Local Development Framework : Core Strategy Development Plan
Document, Buckinghamshire County Council, November 2012
Pinewood Studios
151
Planning Statement
February 2013
extraction in consultation with the Minerals Planning Authority and that the need for
the proposed development outweighs the economic value of the resource.
153
confirms that the majority of the PSDF would be
sited on land where sand and gravel has already been removed or where none has
been shown to exist. A small deposit remaining in the northern area of the site
3
would be built upon, however this equates to approximately 80,000m which in the
context of Buckinghamshire’s available resource of sand and gravel deposits, is
very small. Accordingly the impact on available mineral resources within the
County has been assessed to be negligible.
9.67 On this basis, it is considered that the national economic importance and benefit of
the PSDF proposal that is geographically-fixed at the Pinewood Studios site
without any alternative, is sufficient to outweigh the limited harm resulting from the
small amount of mineral resource that would be sterilised. The development is
therefore considered to be meet the objectives of the Minerals and Waste Core
Strategy Policy CS1.
9.68 Buckinghamshire County Council has previously confirmed that it would not be
feasible to remove any deposits beneath the Five Points Roundabout site by virtue
of its current use. In the circumstances the proposed Five point roundabout
application is also consistent with Policy CS1.
Low carbon energy
9.69 The proposed PSDF development incorporates a Gas CHP Energy Centre. The
accompanying Energy Statement
154
demonstrates that this will result in a 12%
saving in carbon emissions from the development compared to traditional means of
energy supply such as grid-supplied electricity.
9.70 The PSDF proposal therefore complies with Policy 12 of the South Bucks Core
Strategy which requires that developments secure at least 10% of their energy
needs from renewable or low carbon sources of energy in order to make a
contribution to meeting national targets for reducing CO2 emissions.
153
154
Doc no.13 : Energy Statement, Arup
Pinewood Studios
152
Planning Statement
February 2013
Agricultural land
9.71 The land in the East Area of the PSDF application site is not in agricultural use,
other than some periodic grazing on some of the land at Saul’s Farm, the landfill
site and the north-west field which is let on a short-term grazing licence.
9.72 The DEFRA Agricultural Land Classification map
155
, which is intended to be a
strategic planning tool rather than providing a site-level indication of the land
classification, suggests that the site is Grade 3 but does not differentiate between
3a and 3b.
9.73 There are no development plan policies related to the protection of best and most
versatile agricultural land. Advice at Paragraph 112 of the Framework advises that
where significant development of such land is demonstrated to be necessary, the
use of poorer quality land is preferred to that of a higher quality.
9.74 In this case it is considered that the loss of the land, which is not in agricultural use,
is far outweighed by the significant economic, cultural and community benefits
arising from the development, and demonstrated through this Planning Statement
and the supporting information submitted as part of the application.
Access and transportation
9.75 A Transport Assessment
156
has been undertaken to assess the impact of the
construction and operation of the proposals on the highway network.
9.76 It notes that the PSDF development will incorporate new accesses from Pinewood
Road and an emergency access from Sevenhills Road. The illustrative layout takes
account of the needs of pedestrians, and footways and crossing points will be
provided to enable safe movement. The proposed improvements to the Five Points
Roundabout are also taken account of.
9.77 Appropriate levels of car and cycle parking provision are proposed, with cycle
parking at convenient locations throughout the site.
9.78 A Sustainable Transport Strategy
157
, developed in conjunction with the proposals,
includes a package of measures to encourage the use of sustainable modes of
155
Available at the Defra website - http://magic.defra.gov.uk/datadoc/metadata.asp?dataset=2
156
Doc no.12 : Transport Assessment, Vectos
157
see appendices to Doc no.12 : Transport Assessment, Vectos
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transport to and from the site, including pedestrian, cycle and Shuttle Bus
improvements, a Travel Plan and the establishment of a Transport Review Group.
9.79 An assessment of the effects of construction effects has identified only minor
impacts which do not require mitigation.
9.80 It is assessed that the proposed improvements to the Five Points Roundabout will
result in a significant improvement in its current operation. Its operation will also be
substantially improved compared to the existing baseline conditions, even with the
proposed PSDF operational traffic using it.
9.81 The operational effects of the PSDF and Five Points Roundabout developments on
other junctions have been assessed under a number of alternative scenarios and it
is concluded that:
•
The
PSDF will generate significantly less traffic than the previously
proposed ‘Project Pinewood’, which itself was assessed in combination
with the approved 2006 Masterplan and was accepted by the local
highway authority. The PSDF proposal only generate more traffic at one
junction (the Church Road / Thornbridge Road / Bangors Road North
double roundabout);
•
With no allowance made for a modal shift away from car use (which is a
robust assumption), and no allowance for growth in background traffic
levels (which is likely), the PSDF proposals will have some impact on the
Church Road and Slough Road double mini-roundabout and at the Wood
Lane / Langley Park Road junction, but both would be for a limited period
only and would not be severe;
•
When the impact of background traffic growth is considered together with
an allowance for a modal shift away from car use, the majority of existing
junctions are shown to operate over capacity, but this is due to the
significance of the high level of background growth rather than the traffic
generated by the PSDF proposals. In this scenario, the improved Five
Points Roundabout would operate within capacity.
9.82 In the circumstances it can be considered that the proposed developments are
consistent with the provisions of the Framework at paragraphs 32 and 35.
Paragraph 32 makes it clear that development should only be refused where it has
a severe residual cumulative transport impact.
9.83 The proposed developments are also considered to be consistent with the South
Bucks District Local Plan Policy TR5(a) as they comply with the standards of
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Buckinghamshire County Council as the local highway authority and the proposed
design of the Five Points Roundabout improvement works, reflects that previously
approved in connection with the ‘Project Pinewood’ proposals.
9.84 The Transport Assessment also demonstrates that the highway network will
continue to operate within capacity when the impact of the traffic associated with
the PSDF development, based on worst-case assumptions, is considered. The
performance of the Five Points Roundabout will be materially improved even when
accommodating the proposed development traffic. The development therefore also
complies with South Bucks District Local Plan Policy TR5(b).
9.85 The impact of the additional traffic movements on the use of the highway network
by pedestrians has been assessed within the Environmental Statement
158
as
having no significant effects. The assessed impact of traffic noise on local
residents is negligible
159
. The development therefore complies with South Bucks
District Local Plan Policy TR5(c).
9.86 The level of parking provision within the site has been assessed having regard to
the existing levels of demand due to the non-conventional nature of the use, with
an additional allowance of 10%. On this basis, sufficient car parking will be
provided on site and will avoid off-site overspill parking arising. Furthermore, the
comprehensive suite of measures to reduce car use is expected to reduce car
parking requirements over time. The proposals therefore comply with the relevant
criteria a, c and d of the South Bucks District Local Plan Policy TR7.
9.87 The developments also comply with the South Bucks Core Strategy Core Policy 7
as it will incorporate measures to improve transport choices; will result in
improvements to pedestrian and cyclist routes and facilities, and minimises impact
on the road network.
Layout and design
9.88 The PSDF proposals are based on a rigorous assessment and analysis of the
character and appearance of the surrounding area. The resulting Principles and
Parameters
160
provide a framework for future development to take place that is
respectful of its surroundings and results in an acceptable relationship with the
surrounding landscape features, ecological receptors and built environment. The
158
159
160
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Planning Statement
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conclusions of the Environmental Statement across a range of technical
assessments (as summarised in this chapter of the Planning Statement)
demonstrate that the development framework of parameters is appropriate and will
minimise harm to a range of environmental receptors.
9.89 This iterative process and option testing that has been followed in defining the
development parameters, is documented within the Design and Access Statement
submitted as part of the application
161
. This explains the development brief and
objectives; the assessment of the site and surrounding context; the testing of
development options and development principles and design strategy underpinning
the proposed development framework.
9.90 Full details of the development, including the detailed design of buildings and
landscape, will be submitted under reserved matters applications prior to the
commencement of each proposed phase. These will be accompanied by
supporting information which will set out the justification for the submitted design
and will allow for its assessment by the local planning authority at that stage.
9.91 The development will therefore achieve a high standard of design at both the
spatial, site layout level and in terms of the detailed design and appearance of its
buildings and landscape. The development will make a positive contribution to the
surrounding area on this basis in accordance with South Bucks Core Strategy Core
Policy 8 and the saved South Bucks District Local Plan policies EMP3 and EMP4.
9.92 The South Bucks Core Strategy Policy 8 also requires development proposals to
accord with Secured by Design 162 principles to help prevent crime. Pinewood
Studios is and will remain, a closed-set under the PSDF proposals, with strictly
controlled access and no access for the general public. The development will be
equipped with a secure perimeter fence and controlled access points. It is not
considered necessary for the development to seek to achieve Secured by Design
principles (or accreditation) on this basis, and it will not increase the risk of crime or
anti-social behaviour in any event. This approach is consistent with the relevant
criteria of the South Bucks District Local Plan policy EP6(a) and (c) which requires
clear demarcation of private and public areas and the incorporation of security
features such as perimeter boundary treatments, that will discourage and prevent
crime.
161
Doc no. 8 : Design and Access Statement, Arup
162
Secured by Design is the official UK Police flagship initiative supporting the principles of 'designing out
crime', Association of Chief Police Officers, 1989
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Noise and vibration
9.93 The noise and vibration effects of the construction and operational phases of the
PSDF and Five Points Roundabout developments have been assessed on
surrounding noise and vibration sensitive receivers.
163
9.94 The assessment demonstrates that the effect of construction noise and vibration
on identified receptors would not be significant, with the exception of Saul’s Farm
(noise and vibration) and Hill View (vibration only) when construction activities take
place at the nearest points to these properties. Construction activity in these
locations will only be for a short time and appropriate screening (either through
temporary hoardings and/or permanent earth bunds) will be implemented as
mitigation. With these measures in place, the impacts on Saul’s Farm and Hill View
will not be significant. Saul’s Farm is within the ownership of PSL and its
occupation can also be appropriately managed during periods of construction
activity if this is necessary.
9.95 Further mitigation relating to controls over the specifications for plant, methods to
control vibration impacts, hours of working, HGV access routes, the use of site and
localised hoardings will be contained within the Construction Environment
Management Plan to be secured by planning condition.
9.96 No significant effects are expected in association with the construction of Five
Points Roundabout.
9.97 The potential effects of noise arising from construction traffic associated with both
schemes has similarly been assessed to be negligible.
9.98 In terms of potential operational effects, permanent building plant will be selected
for the PSDF scheme to ensure that the rating noise levels at the site boundary are
no more than 5dB above background noise levels, in accordance with BS:4142.
This commitment can be controlled through an appropriate planning condition and
with controls in place, the effect of building plant at the nearest noise sensitive
receptors would be negligible and not significant.
9.99 Whilst there will be an increase in road traffic within the PSDF site and on
surrounding roads as a result of the development, the level of noise associated
with it and its effects on identified receptors, have been assessed to be negligible.
163
Doc no. 9 : Environmental Statement, Arup - Chapter 12
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9.100 Predicted noise levels from the operation of car parks at the PSDF site are below
the prevailing ambient noise levels during the day. In addition, the noise screening
by buildings and landscaping within the scheme will further reduce the predicted
impacts. Therefore, noise impacts from all car parks have been assessed to be
negligible at the nearest dwellings.
9.101 Outdoor filming activity at Pinewood Studios within the backlot areas is a long
established and essential part of its operations. Noise from outdoor filming
activities associated with the PSDF development has the potential to result in
increased noise levels at nearby properties and other sensitive receptors, however
the predicted noise resulting from the construction and dismantling of sets and
occasional night-time filming will not exceed background noise levels by more than
5dB. The noise-screening effect of the PSDF buildings enclosing the backlot area
and the film sets themselves, are also likely to reduce impacts. On this basis, the
level of predicted effect is not significant.
9.102 In addition, there may be some limited times when other noise associated with
outdoor filming is experienced. These events, which could include the filming of
special effect sequences, are likely to cause noise impacts that may be significant
for very short periods of time. These events will therefore be managed and local
residents that may be affected, will be notified well in advance of any outdoor
filming that is scheduled to take place.
9.103 In conclusion, the proposed development is consistent with paragraph 123 of the
Framework which seeks to ensure that development avoids significant impacts
from noise on health and quality of life. It is also consistent with the provisions of
South Bucks Core Strategy Core Policy 13 which seeks to protect the amenity of
local residents and occupiers. Similarly, the development will also comply with
South Bucks District Local Plan Policy EP3 in relation to protecting the amenities of
neighbouring properties and the locality.
External lighting
9.104 The PSDF application has the potential to impact the local environment in terms of
light obtrusion through the use of outdoor lighting. As the PSDF application has
been made in outline a detailed lighting design has not been prepared, however a
series of mitigation measures (i.e. lighting design parameters) are identified within
the Environmental Statement
164
164
for both the construction and operational phases of
Doc no. 9 : Environmental Statement, Arup - Chapter 14
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Planning Statement
February 2013
development and which can be secured by planning condition. Future adherence
to these measures will ensure that the impact of light obtrusion from the
development is not significant.
9.105 The specified mitigation measures include the use of a professional lighting
designer in the detailed design of the scheme, applying best practice lighting
design guidance, using modern equipment and modelling the likely impact before
installation. In addition to the use of conditions, the local planning authority will
have the ability to control the use, location and specification of external lighting
through the subsequent consideration of applications for reserved matters
approval. A Code of Construction Practice document (to be secured by planning
condition) will include details of construction lighting and the controls to be put in
place to avoid adverse impact on the surrounding area.
9.106 Lighting associated with the Five Points Roundabout will comprise conventional
street-lighting associated with public highways and will not have any greater impact
than the existing lighting columns.
9.107 In the circumstances, it is concluded that the proposed developments therefore
comply with the requirements of paragraph 125 of the Framework and saved Policy
EP3 of the South Bucks District Local Plan insofar as it applies to potential
nuisance from light pollution.
Effect on the living conditions of adjacent residents
9.108 Several of the topics already referred to in this chapter of the Planning Statement
describe how the PSDF proposals will limit and mitigate their effect on the living
conditions and existing amenities of adjacent residents by achieving a high-quality
of design and appearance to protect outlook and privacy, and minimising the
potential for nuisance in terms of noise, lighting or other disturbance. Detailed
assessment of these considerations will also be undertaken where appropriate, at
the reserved matters stage of development.
9.109 On this basis, the proposed development therefore accords with Core Strategy
Core Policy 13 by avoiding adverse impacts on local communities.
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9.110 In considering the effects of development on residential amenity in the previous
‘Project Pinewood’ appeal, the Inspector noted
165
that there may be occasions
when the amenity of occupiers of neighbouring properties, especially those at
Pinewood Green, would be disrupted by night-time filming or explosive sounds but
the frequency of such occurrences was likely to be low.
9.111 The effect of that proposal, which included built elements and outdoor filming
locations very much closer to the properties in Pinewood Green than now
proposed
under
the
PSDF
development,
was
recognised
as
inevitably
‘immeasurably and permanently altering the outlook’ from those properties.
However, the Inspector went on to note that if the benefits and gains of the
development clearly outweigh the identified harm, the effect on individual
householders is unlikely to be of such consequence as to cause the project to fail.
9.112 The PSDF development is considered to represent a significant improvement on
the ‘Project Pinewood’ proposals in terms of the relationship with residential
properties by incorporating much greater separation distances and improved
screening to Pinewood Green. It is not therefore considered to have the same level
of impact as ‘Project Pinewood’ and, consistent with the previous Inspector’s
findings, the very limited effects that do arise are considered to be outweighed by
the substantial benefits of the scheme.
Conclusion on environmental and technical considerations
9.113 The above assessment demonstrates that the PSDF proposals will not have a
significant effect upon the environment, local amenity and the living conditions and
quality of life of adjacent residents, and will be acceptable in design, construction
and technical terms.
9.114 Other than resulting in slight adverse harm to the landscape and visual amenities
of the surrounding area and the character and amenities of the Colne Valley Park,
contrary to the objectives of Policy WCBV5 of the Regional Spatial Strategy, the
proposals are compliant with the development management policy objectives of the
development plan and the corresponding policies of the Framework.
165
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Planning Statement
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Sustainable development
9.115 Paragraph 7 of the Framework identifies three dimensions to sustainable
development: economic, social and environmental. These in turn give rise to the
need for the planning system to perform a number of roles under each of the
headings. Paragraph 6 indicates that policies in paragraphs 18 to 219 of the
Framework taken as a whole, constitute the meaning of sustainable development.
For the PSDF application, the relevant chapters are;
•
Building a strong, competitive economy
•
Promoting sustainable transport
•
Requiring good design
•
Protecting Green Belt land
•
Meeting the challenge of climate change, flooding and coastal change
•
Conserving and enhancing the natural environment
•
Conserving and enhancing the historic environment
Economic dimension
9.116 Underpinning the Plan for Growth 166, the Framework places great emphasis on the
need for sustainable economic growth and development. The Framework glossary
defines this as; “development, including those within the B Use Classes, public and
community uses and main town centre uses” and describes the economic role of
the planning system as;
•
contributing to building a strong, responsive and competitive economy, by
ensuring that sufficient land of the right type is available in the right places
and at the right time to support growth and innovation; and by identifying
and coordinating development requirements, including the provision of
infrastructure;
Social dimension
•
supporting strong, vibrant and healthy communities, by providing the
supply of housing required to meet the needs of present and future
generations; and by creating a high quality built environment, with
166
The Plan for Growth - HM Treasury 2011 (refer to summary at paragraph 7.59 of this Planning Statement)
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accessible local services that reflect a community’s needs and support its
health, social and cultural well-being; and
Environmental dimension
•
contributing to protecting and enhancing our natural, built and historic
environment; and, as part of this, helping to improve biodiversity, use
natural resources prudently, minimise waste and pollution, and mitigate
and adapt to climate change including moving to a low carbon economy.
9.117 Based on the detailed assessment of the PSDF proposals undertaken in this
chapter against the relevant policy objectives of the development plan and the
Framework, together with the Sustainability Framework
167
contained in the design
and access statement that has informed the proposals, the following conclusions
can be drawn.
Economic considerations
9.118 The PSDF development will make an essential and unique long-term contribution
to building a strong, responsive and competitive UK economy.
9.119 Within the UK film and TV industry, Pinewood Studios is a global brand with the
reputation, heritage and capability to attract major international productions. It is
one of a small number of leading studios in the world and is pre-eminent in the UK
in terms of its size, scale and the range of on-site production facilities, support and
supply-chain service providers. It makes a unique and essential contribution to UKbased production.
9.120 Without the availability of Pinewood as a modern, fully-equipped and expanded
studio, the volume of inward production investment attracted to the UK will decline
and production companies will consider filming locations outside the UK, offering
increasingly competitive studio facilities and attractive fiscal incentives.
9.121 Development of the PSDF proposals at an expanded Pinewood Studios within the
West London film and TV cluster, is therefore clearly needed to meet the
Government objective to grow the UK market share of global film and TV
production. Favourable determination of the PSDF application will ensure that
sufficient land of the right type, in the right place and at the right time, will be made
167
see Doc no. 8 : Design and Access Statement, Arup - Section 7
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available to support the international economic opportunity that is available to the
UK.
9.122 The development will consequently deliver a wide range of economic benefits at
national, regional and local level in terms of its contribution to UK GVA and
exports, as well as creating a large number of new direct and indirect jobs and
protecting existing employment within the UK film, TV and screen based media
sectors and the West London cluster. In terms of employment, the PSDF proposals
have the potential to create 3,078 new jobs, with 1,859 and 1,678 of these at the
regional and local level respectively. After expansion, Pinewood Studios would
support over 8,100 jobs (gross) as a result of strengthening Pinewood’s offer and
standing in the industry.
9.123 Very substantial weight must therefore be attached to the economic dimension of
the PSDF development and the range of benefits it will deliver in the sustainability
assessment.
Social considerations
9.124 The social dimension of the PSDF development is measured by its contribution to
local community well-being, the protection of local amenity and the living conditions
of local residents.
9.125 The proposals will provide a net benefit to local residents by creating a number of
permissive paths that cross the southern part of the East Area application site and
extending these along the north-eastern and southern boundaries and within The
Clump and southern fields, to form a network. These will connect with existing
public rights of way in the wider area and provide a new recreational (walking)
opportunity for local residents to access and cross the land. There will also be
scope for community involvement in the maintenance and management of the
paths and landscape provided.
9.126 The PSDF proposals are fully cognisant of the need to protect the quality of life and
residential amenities of the local community living in proximity to the development.
The scheme is designed to provide a high-quality built environment set within an
attractive landscape setting and careful attention has been paid to the relationship
with surrounding properties to ensure they are not harmed by undue noise,
vibration, obtrusive lighting, poor air quality, loss of outlook, loss of privacy or other
nuisance or disturbance during the construction and operation of the development.
Regular liaison will be maintained with local residents and PSL will operate a
comprehensive management plan to ensure the operation of the development and
any night-time outdoor filming will not adversely impact neighbouring properties.
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9.127 The economic benefits the PSDF will deliver, in terms of both net growth and the
protection of the existing Studios operation and contribution it makes to the local,
regional and national economy, will also maintain local well-being in terms of the
expenditure in the local economy and the jobs and standard of living / quality of life
this helps support. Job, skills and supply-chain opportunities will also be provided
to local people and businesses during the construction of the development.
9.128 The increased production and range of facilities the PSDF proposals will deliver,
will also enable PSL to offer a greater level of skills and training within the film, TV
and screen based media industries as well as the continuation of the existing
opportunities it provides. It will particularly help the ambition of PSL and Amersham
& Wycombe College to develop joint qualifications for more elements of the screen
based industries, and deliver a Centre of Excellence at Pinewood Studios aimed
at visual effects, video games and high performance support services.
9.129 At a national social scale, the PSDF development will also enhance the
contribution of Pinewood Studios to UK culture and in turn, the export of British
culture and identity to the world market and the benefits this brings.
9.130 Overall, whilst the development will have some effects on local residents, the social
dimension of the PSDF proposals is positive and beneficial and will therefore carry
considerable weight in the sustainability balance.
Environmental considerations
9.131 The PSDF application site is not affected by any environmental constraints that
cannot be mitigated and the proposed development has been designed to
minimise its effect upon the natural, built and historic environment.
9.132 The proposals are designed to achieve no net loss in the ecological and biodiversity value of the application site by proposing a comprehensive range of
habitat, landscaping and tree planting measures within the scheme design and
layout. The development presents no harm to above or below ground heritage
assets that cannot be mitigated and likewise, no risk to the integrity of the landfill
cells within the site or any other risk to ground conditions.
9.133 The development will use natural resources prudently in terms of water supply and
the discharge of foul and surface water drainage, which will utilise sustainable
urban drainage systems providing new ecological habitat, and offers the scope for
grey-water recycling and rainwater harvesting. The PSDF proposals will also be
developed using responsibly-sourced construction materials where possible.
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9.134 The development will minimise waste and pollution during construction and
operation and PSL will adopt a responsible approach to material resourcing and
waste management.
9.135 The PSDF proposals will be built and managed as a low carbon development that
will minimise emissions and its effect upon climate change, by incorporating energy
efficient buildings constructed to meet required standards and a low-carbon energy
strategy based on gas-fired CHP. The site is not susceptible to flooding and lies
within the lowest area of risk, where the likelihood is less than 0.1% per annum.
9.136 In respect of accessibility and transport, the PSDF proposals make a significant
contribution to improving the sustainability of the Pinewood Studios site given its
location in Iver Heath and limited access to public transport.
9.137 The development will secure the junction improvements to the Five Points
Roundabout and a commitment to providing traffic management measures within
Pinewood Green; both of which will have a significant benefit upon the peak-hour
operation of the local highway network, and the overall peak hour traffic impact of
the proposals will not be significant. The proposals will also be accompanied by a
Travel Plan that promotes both operational-management measures and physical
measures, including the extended frequency of the staff Shuttle Bus service; the
completion of the footway and cycleway along Pinewood Road from the Studios to
the Five Points Roundabout and financial contributions made to the local highway
authority for the improvement of pedestrian and cycle infrastructure in Iver Heath.
9.138 Although the Inspector considering the previous ‘Project Pinewood’ proposals 168
concluded that the location of the Pinewood Studios site was inherently
unsustainable (as Iver Heath is only a secondary settlement in the South Bucks
Core Strategy Settlement Hierarchy
169
), this was based on the conclusion that the
live / work credentials of that scheme would not be achieved in practice. It was
considered that the large majority of residents occupying the proposed housing
component of the development (1,400 dwellings), would therefore commute away
from the site for work purposes and households would be dependent on local
towns for the majority of their shopping, health, education and leisure needs, given
the limited proposed on-site facilities and the lack of facilities in Iver Heath. The
development would not therefore reduce the need to travel and given the limited
availability of public transport at the site, the majority of travel would be by private
168
169
see South Bucks Local Development Framework : Core Strategy, 2011 - page 20, Table 2
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car which the Inspector considered would not be adequately mitigated by the
proposed Travel Plan measures contained in the ‘Project Pinewood’ scheme.
9.139 The PSDF development is a wholly different proposal to ‘Project Pinewood’ that is
limited to the expansion of the existing studio site and screen based media uses
and does not propose the introduction of housing or any other additional uses, and
will generate significantly less traffic. It is also the case that although the PSDF
proposals are geographically-fixed at Pinewood and there is no alternative,
expansion at a remote site would be far-less sustainable than the proposed
extension given the need to frequently travel between sites and the high number of
unnecessary trips this would generate. The PSDF proposals therefore require a
reassessment of the sustainability credentials of the Iver Heath site in the context
of what is now proposed and the findings of the former Inspector are no longer
applicable.
9.140 Therefore, whilst the development will clearly have a physical and visual impact
upon the landscape, the overall degree of environmental harm is fully mitigated
and limited. The environmental dimension of the PSDF proposals is considered to
have a neutral effect in the sustainability balance.
Conclusion on sustainable development
9.141 The proposals have addressed each of the economic, social and environmental
dimensions of sustainable development set out at paragraph 7 of the Framework.
9.142 Notwithstanding the harm to the Green Belt which is considered in the overall
planning balance, the assessment of the PSDF proposals confirms that the
development scores very positively in economic terms, considerably positively in
social terms and neutral in environmental terms, such that overall, the development
clearly reaches the necessary balance to constitute sustainable development.
9.143 The PSDF proposals therefore comply with the principles of achieving sustainable
development as set out in paragraph 7 of the Framework and the sustainable
Strategic Objectives of the South Bucks Core Strategy. The Framework contains a
presumption in favour of sustainable development. It is submitted that the PSDF
proposals are, overall, sustainable. In those circumstances, there should be a
presumption in favour in terms of the Framework’s emphasis on sustainable
development.
9.144 The overall planning balance and the demonstration of very special circumstances
can now be considered to justify inappropriate development within the Green Belt.
This is undertaken in the following final chapter of the Planning Statement.
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10.
The planning balance
10.1
The case set out in this Planning Statement and the supporting suite of
application documents, demonstrates the national economic need for the PSDF
proposals
as part of the Government’s economic growth agenda and the
contribution it
can make, and the range and scale of national and local benefits
it will deliver. It also confirms that material harm will arise if the proposed
expansion is unable
10.2
to take place.
It has been demonstrated that the proposals will amount to sustainable
development in accordance with the Framework and the Planning Statement now
considers the overall planning balance and whether the collective case in support
of the PSDF proposals, is sufficient to outweigh the harm to Green Belt and any
other harm.
Green Belt harm
10.3
There is no dispute that the PSDF proposal amounts to inappropriate
development and is by definition harmful to openness.
10.4
In respect of the effect of the development upon Green Belt purposes, there is
material conflict with the purpose of preventing sprawl, although if permitted, the
PSDF proposals would be highly restricted and could not constitute ‘unrestricted
sprawl’. There is a marginal degree of conflict in regard to the purpose of
preventing the merger of towns, although the proposals will clearly not produce
that outcome, and there will be substantial conflict with the purpose of preventing
encroachment into the countryside, albeit contained to the necessary minimum.
10.5
As a geographically-fixed proposal with no alternative, the PSDF development
cannot harm the purpose of assisting urban regeneration, and the remaining
purpose of protecting the setting of historic towns is not applicable in the context
of Iver Heath and cannot be harmed.
10.6
The proposals will enhance the beneficial use of land within the Green Belt by
providing public access to the application site and new opportunities for informal
outdoor recreation, via the creation of a network of footpaths.
10.7
Overall, the degree of harm to the openness of the Green Belt is significant and
adverse. This counts against the PSDF proposals and must be given substantial
weight in the planning balance as required by the Framework.
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Other harm
10.8
The suite of technical evidence supporting the planning application demonstrates
the degree to which the PSDF proposals have been designed and configured to
minimise all other harm through the iterative masterplanning process and option
testing.
Landscape and visual effect
10.9
The proposals are carefully designed to limit and mitigate visual intrusion and
adverse appearance in the surrounding landscape and local area. Perimeter
bunding, strategic landscape planting, sympathetic colour finishes to buildings
and the siting of development to position the largest buildings within the centre of
the site, will provide effective screening and mitigation from close viewpoints.
Whilst this will not prevent longer distance views, these will be seen in the context
of the wider landscape and alongside the existing studio development.
10.10
On this basis, whilst elements of the development will be visible in certain views,
overall harm to visual amenity and landscape character, including the
conservation and amenity value of the Colne Valley Park and the visual amenity
of the Green Belt, will be slight adverse. This carries a degree of weight against
the PSDF proposals in the planning balance.
Other environmental and technical matters
Sustainable development
10.11
The PSDF proposals constitute sustainable development and fully embrace its
economic, social and environmental dimensions in accordance with the
objectives set out at paragraph 7 of the Framework and its core planning
principles.
10.12
Insofar as the Secretary of State agreed with the Inspector examining the ‘Project
Pinewood’ proposals, that the location of the Pinewood Studios site was
inherently unsustainable for the ‘Project Pinewood’ scheme, the PSDF
development is a wholly different proposal that is limited solely to an expansion of
the existing studio site and screen based media uses, and does not propose the
introduction of housing or any other additional uses. This requires a
reassessment of sustainability credentials of the site in the context of what is now
proposed and the findings of the former assessment are no longer applicable.
Pinewood Studios
168
Planning Statement
10.13
February 2013
The detailed sustainable credentials of the PSDF proposal include:
•
the incorporation of a site-wide ecological strategy into the scheme
design
and
development
layout,
providing
embedded
mitigation
measures in the form of new habitat creation and provision of a
continuous habitat corridor around the site periphery, and resulting in no
net loss in the overall biodiversity value of the site, and;
•
a substantial package of Travel Plan and other transport measures,
including extension of the frequency of the studio Shuttle Bus for staff;
completion of the 3m wide footway and cycleway along the western side
of Pinewood Road to connect the studios to the Five Points Roundabout,
together with improvements to footpaths around the roundabout, and a
financial contribution to Buckinghamshire County Council towards the
provision of new off-site shared footway and cycleway infrastructure in
Iver Heath.
10.14
Taking current circumstances into account and the sustainability credentials and
mitigation measures described in paragraphs 9.116 to 9.145 above, the PSDF
proposals clearly constitute sustainable development.
10.15
On this basis, there is no other resulting harm from the PSDF development to be
weighed in the planning balance.
Other material considerations
The need for sustainable economic growth in the national interest
10.16
The PSDF development will make an essential and unique contribution to the
long term sustainable growth of the UK economy.
10.17
The film and television production industry makes a substantial contribution to the
UK economy within the D&CI sector and Government’s economic, fiscal and
cultural policy is strongly supportive of the sector and its growth above present
market share.
10.18
This contribution by the proposals to the fulfilment of Government’s own
economic policy objectives is substantial, and merits substantial weight in the
planning balance in this case.
Pinewood Studios
169
Planning Statement
10.19
February 2013
Within the UK market, Pinewood Studios is a global brand with the reputation,
heritage and capability to attract major international film and television production.
It is one of a limited number of leading studios in the world and is pre-eminent in
the UK in terms of size, scale and its range of on-site production facilities and
supply-chain service providers. It makes a unique and essential contribution to
UK-based production.
10.20
Without the availability of Pinewood as a modern, fully-equipped and expanded
studio, the volume of production investment attracted to the UK will decline and
producers will consider filming locations outside the UK offering new studio
facilities and fiscal incentives.
10.21
Development of the PSDF proposals at Pinewood Studios is therefore clearly
needed to meet the objective of growing the UK share of the global film and TV
production market in accordance with Government economic policy. This is a
highly material consideration that should be afforded very substantial weight in
favour of the PSDF proposals in the planning balance.
No other meaningful alternative
10.22
Pinewood Studios is a unique production facility in the UK that is not capable of
replication. Its global role, status and scale of its future contribution derive from
the importance and benefit of its unrivalled agglomerated mass of production
skills, services and infrastructure and its location within the West London studio
cluster; both of which are long-established and critical to the growth of the UK film
and television sector in attracting inward investment.
10.23
While a small number of other UK studios can accommodate major productions
to varying degrees, there is no other like-for-like multi-production studio provider
in the UK; put simply, no other UK studio is comparable. Pinewood Studios can
only be expanded where it exists therefore at Iver Heath and the PSDF proposals
are geographically-fixed on this basis without any alternative.
10.24
To assist the Green Belt judgement a range of alternative options have
nevertheless been tested to determine what level (if any) of contribution they
could make to meeting the UK film and television growth objective, compared to
the scale and value of contribution made by the PSDF proposals. The
comprehensive exercise demonstrates that none of the alternatives could
accommodate an equivalent or better scale of production and thereby match the
contribution and benefit of the PSDF expansion. This is a critical consideration in
demonstrating very special circumstances and carries substantial weight in favour
of the PSDF proposals in the planning balance.
Pinewood Studios
170
Planning Statement
February 2013
Wider economic and cultural benefits
10.25
The PSDF proposals will deliver a range of substantial economic benefits at
national and local level. These include:
•
a capital investment of c.£195m
•
£392m contribution to UK GVA per annum (£149m net additional)
•
£94m contribution to UK Exchequer per annum (£36m pa net additional)
•
£89m contribution to UK exports per annum (£37m net additional)
•
support for 8,100 full time UK jobs
•
creation of 3,078 new UK job opportunities
•
1,369 person years of gross direct construction employment
(equivalent to 137 ten year FTE construction jobs)
10.26
•
education, training and apprenticeship opportunities;
•
enhanced business rate revenue for the local authority.
The development will also make a significant contribution to the wider UK creative
industries, to UK tourism and to skills, education and training opportunities in the
film, TV and other screen based media industries.
10.27
Development and growth of the UK film, TV and screen based media industries
will also make a valuable contribution to cultural life and well-being in the UK and
promote British culture abroad.
10.28
These are major long-term benefits and carry significant weight in favour of the
PSDF proposals in the planning balance.
The harm arising from a ‘without expansion’ scenario
10.29
If PSL is unable to expand its existing site at Iver heath under the PSDF
proposals, there would be clear, materially harmful consequences for the UK film
and television sector.
10.30
In the absence of the PSDF proposals, PSG would cap its investment in the Iver
Heath site and focus capital expenditure in its facilities outside the UK. A UK
presence would be retained but the capability of the studios would be increasingly
limited to the point of it no longer being able to attract major inward investment
productions. The business would be increasingly vulnerable to competition and it
would not maintain its pre-eminence as a leading studio provider in the global
Pinewood Studios
171
Planning Statement
February 2013
market. The strength of the site as a principal production hub would also be
weakened and would impact the wider West London media cluster.
10.31
At best, the economic performance of the studios would remain static but could
not be guaranteed in the longer-term. At worst, the Iver Heath site would decline.
10.32
For PSG, it would however still wish to use its global brand and expertise to
continue to grow its business for stakeholders and look to invest elsewhere
beyond the UK in building up PSG facilities. The diversion of this scale of planned
investment, spin off benefit and the inward investment it would have otherwise
sustained, would be a very significant loss to the UK economy.
10.33
The overall effect on the UK film industry would clearly be negative and this is a
further, very significant consideration of substantial weight in favour of the PSDF
proposals in the planning balance.
Community benefit
10.34
The PSDF proposals will provide access for the local community in Iver Heath to
a network of permissive footpath routes running through parts of the PSDF
application site and connecting to the existing network of public footpaths in the
area. These will be made available under a Landscape and Access : Proposals
for Management
170
and offer the scope to be manage in partnership with the local
community.
10.35
This is an important local benefit that would not be otherwise available to the
community and weight in favour of the PSDF proposals in the planning balance.
Overall conclusion
Harm
10.36
In conclusion, the PSDF proposal is inappropriate development in the Green Belt
and would cause harm through loss of openness, significant encroachment into
the countryside and contribute (marginally) to urban sprawl. Substantial weight
should be attached to this harm.
170
Doc no. 15 : Landscape and Access : Proposals for Management, Stephenson Harwood and Turley
Associates
Pinewood Studios
172
Planning Statement
10.37
February 2013
In addition, harm would also arise from the slight adverse effect on landscape
and visual impact and the Colne Valley Park in conflict with Policy 9 of the South
Bucks Core Strategy and Policy WCBV5 of the Regional Spatial Strategy for the
South East.
Benefits
10.38
In its favour, the PSDF proposal would make a unique and critical contribution to
the maintenance and growth of the UK film, TV and screen based media sector
in accordance with national economic policy objectives and in support of strong,
sustainable and balanced economic growth, to which very substantial weight
should be attached. In weighing this contribution, the absence of a better
alternative adds further weight.
10.39
The economic benefits arising from the development of the PSDF proposals are
major and of national significance in terms of the contribution to be made to the
national and local economy and in job creation. These benefits are of significant
weight.
10.40
Account also needs to be taken of the local community and access benefits which
weigh in support of the proposals.
10.41
The harms which will arise if planning permission is refused should also be
accorded substantial weight in favour of the proposals.
10.42
The development has been assessed under the sustainability guidance in the
Framework (paragraph 7) and is concluded to represent balanced sustainable
development which is a further positive material consideration.
The overall planning balance
10.43
Taken together, the benefits of the PSDF proposals are judged clearly to
outweigh the harm to the Green Belt and other harms, including conflicts with the
development plan, and as such they amount to very special circumstances
sufficient to justify a grant of planning permission.
10.44
Additionally, the PSDF proposal is considered to be in accordance with the
National Planning Policy Framework in all other regards, in that it would not give
rise to adverse impacts which significantly and demonstrably outweigh the
benefits when assessed against the Framework as a whole.
Pinewood Studios
173
Planning Statement
February 2013
Bibliography
1)
A future for British film : It begins with the audience - a UK film policy review,
Department for Culture, Media and Sport, January 2012
2)
Access to finance in the Creative Industries in the South East, South East
Economic Development Agency / ACE, 2010
3)
Autumn Statement 2012, HM Treasury, December 2012
4)
Britain Open for Business : Growth through international trade and investment,
UK Trade and Investment, May 2011
5)
COBA 2012 Economic impact report, Commercial Broadcasters Association
(CoBA), September 2012
6)
Colne Valley Regional Park Action Plan 2009 – 2012
7)
Consultation on creative sector tax reliefs, HM Treasury, June 2012
8)
Corporation Tax Act 2009, London: The Stationery Office, 2009
9)
Creating growth : A blueprint for the creative industries, Confederation of British
Industry, July 2010
10) Film Forever - Supporting UK film : British Film Institute Plan 2012 to 2017,
British Film Institute, October 2012
11) Ingenious Britain : Making the UK the leading high tech exporter in Europe,
James Dyson, March 2010
12) Localism Act 2011, London: The Stationery Office, 2011
13) Mini Study on Access to finance Activities of the European Creative Industry
Alliance, Greater London Enterprise and Angel Capital Group, 2010
14) Next Gen : Transforming the UK into the world’s leading talent hub for the video
games and visual effects industries, NESTA – the National Endowment for
Science, Technology and the Arts, February 2011
Pinewood Studios
174
Planning Statement
February 2013
15) Plan for Sustainable Economic Growth in the Entrepreneurial Heart of Britain
2012 - 2031 : Growing Buckinghamshire’s contribution to National prosperity,
Buckinghamshire Thames Valley Local Enterprise Partnership, November 2012
16) Planning and Compulsory Purchase Act 2004, London: The Stationery Office,
2004
17) Planning for Growth (Written Ministerial Statement), Rt Hon Greg Clark MP,
Minister for Decentralisation, March 2011
18) Rebalancing Act, NESTA – the National Endowment for Science, Technology
and the Arts, June 2010
19) Regional Spatial Strategy for the South East : the South East Plan, Government
Office for the South East, May 2009
20) South Bucks District Local Plan (saved version), South Buck District Council,
March 2011
21) South Bucks Local Development Framework Core Strategy, South Buck District
Council, February 1999
22) The Coalition : our programme for government, Cabinet Office, May 2010
23) The Global Competitiveness Report 1997, World Economic Forum, May 1997
24) The Global Competitiveness Report 2009-10, World Economic Forum,
September 2009
25) The National Planning Policy Framework, Department of Communities and Local
Government, March 2012
26) The Path to strong, sustainable and balanced growth, HM Treasury and the
Department of Business, Innovation and Skills, November 2010
27) The Plan for Growth, HM Treasury and the Department for Business, Innovation
and Skills, March 2011
Pinewood Studios
175
Appendix 1 : List of abbreviations and glossary
List of abbreviations and glossary
3-D
A film or television programme that has a three-dimensional,
stereoscopic appearance to the viewer, giving the life-like illusion of
depth; often achieved by viewers donning special glasses
AGL
Above ground level
AQMA
Air quality management area
Backlot
Open brownfield land within a studio site and close to stages and
workshops, used for the construction of exterior sets and filming
outdoor special effects. It also provides the flexibility for temporary
storage and for the parking of vehicles associated with film and
television production
BAFTA
British Academy of Film and Television Arts
BBC
British Broadcasting Corporation
BCC
BFI
British Film Institute
BIS
Department for Business, Innovation and Skills
Blockbuster
A movie that is a huge financial success - usually with box-office
revenues of more than $100 million in the last 3 years
Blue screen
A visual effects process whereby actors work or special effects are
staged in front of an evenly-lit, monochromatic (usually blue or green)
background or screen. The background is then made transparent (or
matted) in post-production, allowing other footage or computergenerated images to replace it
CBI
Confederation of British Industry
CDEW
Construction, demolition and excavation waste
CGI
Computer Generated Imagery
CEMP
Construction Environment Management Plan
CHP
Combined Heat and Power
CLEUD
Certificate of Lawfulness of Existing Use or Development
The Creative Industries
The standard definition of the creative industries taken from Creative
Industries Mapping Document, Department of Culture Media and
Sport (2001), includes 13 sectors: advertising, architecture, art and
antiques, computer games, crafts, design, designer fashion, film and
video, music, performing arts, publishing, software, TV and radio
D&CI
Digital and Creative Industries
DCLG
Department for Communities and Local Government
DCMS
Department for Culture, Media and Sport
DCS
Digital Content Services: a division of the Pinewood Group and
operating at both Pinewood and Shepperton Studios, DCS provides
the skilled people and facilities for sound post-production; picture
post-production; physical & electronic asset storage, preservation
and restoration
DEFRA
Department for Environment, Food and Rural Affairs
DPD
Development Plan Document
DVD
Digital Versatile Disc
ECMoP
Ecological Monitoring Plan
EcMP
Ecological Management Plan
EIA
Environmental Impact Assessment
ES
Environmental Statement
Feature Film
The dramatic portrayal of a story in moving images enduring for 80
minutes or longer. Traditionally shot on 35mm film and screened in
the cinema, feature films are now made digitally and released on
several platforms including on line
FPR
The Five Points Roundabout: at the junction of Pinewood Road,
Slough Road (A4007), Church Road and Uxbridge Road (A412) and
Wood Lane
FTE
Full Time Equivalent
GEA
Gross External Area
GDP
Gross Domestic Product
GVA
Gross Value Added
HD
High Definition
HGV
Heavy Goods Vehicle
IAQM
Institute of Air Quality Management
ICT
Information and communication technology
IOMT
Isle of Man Treasury
Inward investment film
A feature film which is substantially financed and controlled from
outside the UK, where the production is attracted by the UK’s
infrastructure
or
UK
tax
incentives,
or
because
of
script
requirements. Many (but not all) inward features are classed as UK
films by virtue of their UK cultural content and the fact that they pass
the Cultural Test administered by the British Film Institute
Certification Unit on behalf of the Secretary of State for Culture,
Media and Sport
IT
Information Technology
ITV
Independent Television
Large inward investment film
Inward investment features with a core production expenditure of
more than £20m
LDF
Local Development Framework
LEP
Local Enterprise Partnership
Legacy studio
A term given to the group of original film and TV studios based in Los
th
Angeles, California which were established in the early 20 Century
Limited budget production
Film productions with a budget of $20m or less
LPA
Local Planning Authority (South Bucks District Council)
LTP
Local Transport Plan
Major production
Film productions with a budget in excess of $100m
Major studio
A studio which has produced at least one blockbuster film in the last
3 years
MoD
Ministry of Defence
Motion capture
The process of recording the actions of human or animal actors and
using that information to animate digital character models in
computer animation in either 2 or 3 dimensions
Nesta
National Endowment for Science, Technology and the Arts
NFTS
National Film and Television School
NPPF
National Planning Policy Framework
PROW
Public Right of Way
PSDF
Pinewood Studios Development Framework
PSG
Pinewood Studios Group
PSL
Pinewood Studios Limited
PSP
Pinewood Shepperton plc
RSS
Regional Spatial Strategy
Runaway production
A term used by the American film industry to describe film and
television productions that are intended for initial release, theatrical
exhibition or broadcast in the US, but are filmed in another country
SBDC
South Bucks District Council
Screen-based media
Film, television and other media productions such as animations,
video games, commercials and music videos
SFX
Special Effects
SMEs
Small and medium sized enterprises
Sound stage
A stage incorporating acoustic attenuation so that productions can
record dialogue whilst filming
SuDS
Sustainable Drainage System
Television production
Content which is made to be shown on television. The different types
of productions include:
 Filmed television drama –productions made with smaller budgets
than feature films, for example the Cranford Chronicles and
Midsomer Murders (UK)
 High-end television - drama made to the same production budgets
and cinematic qualities as a feature film, for example, Downton
Abbey (UK), Game of Thrones (US) and Band of Brothers (US)
 Live Event television - large-scale live audience shows such as
X-Factor (UK and US), The Voice and Strictly Come Dancing (UK)
 Multi-camera studio television - a method of TV production which
uses several cameras to record or broadcast a scene or event,
with camera angles and shots selected and edited in real time in
the Production Gallery. It enables more efficient shooting, allows
for audience participation and is an essential part of live television
such as X-Factor (UK and US)
TPO
Tree Preservation Order
TV
Television
VFX
Visual Effects
VSC
Very Special Circumstance
WCBV
Western Corridor and Blackwater Valley sub-region
Appendix 2 : Planning history
Application
Reference
Scheme Description
Decision
Date
Granted
04.01.13
Approved
24.12.12
Replacement building comprising
12/01690/FUL
workshops and office space (for occupation
by Camelot as producer of the National
Lottery TV show)
Reserved matters application for new stage
for uses associated with the film and
12/01584/REM
television industries, with ancillary
workshop / office space (the South Dock
Stage)
Development of a living and working
community for the creative industries
comprising: external streetscapes for
filming, employment uses, education
09/00706/OUT
provision, residential development,
landscaping and re-profiling of a former
Appeal
Refused
landfill area, formal and informal recreation
dismissed
19.01.12
provision, local retail and community
facilities, an energy centre, car parking and
ancillary facilities (the “Project Pinewood”
development)
09/00707/FUL
Appeal
Highway improvements to the Five Points
Roundabout, Iver Heath
Refused
allowed
19.01.12
09/00708/FUL
Appeal
Highway improvements to the Denham
Road and Sevenhills Road junction
Refused
allowed
19.01.12
Demolition of existing buildings (2,127sqm)
and construction of building incorporating
11/00613/FUL
new stage (the Richard Attenborough
Granted
30.06.11
Approved
13.03.08
Stage), comprising 3,070 sqm (providing
943 sqm of net additional floorspace)
Reserved matters application (design,
external appearance and landscaping) for
07/02395/REM
Building P3-3 in Use Class B1 for uses
associated with film and television industry
(for occupation by Technicolor)
Application for Certificate of Lawfulness:
existing use of land for the construction of
07/01545/EUC
Film and Television sets, outdoor filming
Issued
02.10.07
Granted
05.09.07
Granted
22.06.07
Granted
16.01.07
Granted
18.09.06
Granted
12.04.06
Granted
07.04.06
Issued
24.02.05
Granted
18.09.01
and ancillary uses associated with the main
film studios (the North Lot)
Erection of a replacement gatehouse at the
07/01345/FUL
main Pinewood Road entrance, including
estate roads and ancillary works
Film processing building for film processing
uses connected with media, including film
07/00454/FUL
and television production and associated
services and industries, plus internal estate
roads, underground storage tanks and
ancillary works
06/01735/FUL
06/01223/FUL
Erection of a three storey extension to
south elevation of 007 stage
Construction of the replacement 007 sound
stage building
Partial demolition and redevelopment of
studios to provide additional film and
television accommodation including
studios/stages, workshops, offices, post
04/00660/OUT
production facilities and ancillary
accommodation. Construction of access
from Pinewood Road, revised internal road
layout, car parking, landscaping and
associated development
06/00345/FUL
Construction of additional workshop
building
Certificate of lawful use as existing use of
04/01123/EUC
land for car and lorry parking, container
storage, production support facilities, film
set construction and filming
Demolition of existing buildings, erection of
01/00685/OUT
four sound stages, workshops, TV and
satellite communication centre, film
production and post-production suites
01/00471/FUL
Three storey office building
Granted
27.06.01
00/01065/FUL
Construction of new millennium building
Granted
17.01.01
Granted
22.09.99
Granted
01.07.98
Granted
03.06.98
Granted
20.04.98
Granted
Not known
Issued
Not known
Construction of car park, earth bund to
99/00840/FUL
Pinewood Road frontage and erection of
two water storage tanks and pumphouse
98/00273/FUL
Erection of the R and S Stages and the
Stanley Kubrick office building
Erection of two sound stages and ancillary
space; offices and workshops including
S/97/0108/OO
ancillary fire, medical and security
accommodation together with new and
replacement car parking (outline
application)
98/00096/FUL
Erection of workshop adjacent to the 007
Stage
Formation of car parking, west side of
S/96/0509/FF
complex, and the formation of car parking
area and the relocation of oil tanks, two
storey extension
Application for Certificate of Lawfulness for
S/96/0334/FF
existing use of building for weddings,
conferences, banquets, product launches
and similar function
S/95/0868/FF
Children’s crèche and play area
Granted
Not known
S/95/0539/FF
Single storey extension to spray shop
Granted
Not known
S/94/0790/FF
3m high boundary fence
Granted
Not known
Change of use from residential to office,
Refused
North Lodge. Retrospective
(appeal
S/94/0726/FF
Not known
dismissed)
S/94/0378/FF
S/94/0240/FF
Demolition of wooden storage sheds and
erection of three storage units
Granted
Not known
Granted
Not known
Conversion of building into sound stages
and ancillaries
S/94/0145/FF
Continued use of 007 silent stage building
Granted
Not known
Granted
Not known
stores and workshops
Granted
Not known
Restaurant/theatre extension
Granted
Not known
and roof ladder
Granted
Not known
SBD/93/88
HQ and film processing laboratory
Refused
Not known
SBD/1274/86
Continued use of 007 silent stage building
Granted
Not known
SBD/729/86
Flags and logo signs and flagpoles
Granted
Not known
Granted
Not known
Refused
Not known
S/93/0282/FF
S/92/1054/FF
SBD/483/89
SBD/1059/86
(renewal of SBD/1274/86)
Erection of conservatory
Retention of Propos store to replace timber
F/f extension to Admin block, fire escape
F/f extension and alterations to ground
SBD/1076/85
floor, Theatre 7 for the period 1/9/86 to
31/12/86
SBD/1072/85(R)
Change of use from residential to office
use. South Lodge Cottage
SBD/517/85
S/s office suite
Granted
Not known
SBD/382/85
S/s rear extension. South Lodge
Granted
Not known
SBD/905/84
007 silent stage building
Granted
Not known
(renewal of SBD/30/81)
Granted
Not known
Retention of 007 silent stage building
Granted
Not known
Granted
Not known
SBD/87/84
SBD/30/81
SBD/689/80
Retention of 007 silent stage building
New pump house to boost sprinkler system
to existing studios
Erection of a covered entertainments
complex structure and associated buildings,
new stage building and extensions to
existing buildings, erection events
structures and engineering installations
BD/1040/79
together with minor ancillary works, car
Refused
Not known
Refused
Not known
Granted
Not known
Granted
Not known
Granted
Not known
Granted
Not known
Refused
Not known
Granted
Not known
parking, new and improved access, all
directly related to the use of part of the site
for conducted vehicle tours by members of
the building and ancillary public leisure
facilities and activities
Partial change of use from film studios to
ancillary uses to use for film studios and
ancillary use together with use of conducted
BD/1039/79
tours by members of the public and use for
ancillary public leisure facilities and
activities including a covered entertainment
complex
Addition to administrative office block to
BD/476/79
provide two storey and single storey
extension with external fire escapes
BD/608/77
BD/350/77
BD/277/76
BD/448/75
BD/346/76
Continued use of temporary building to
house film set
Continued use of temporary building to
house film set
Erection of temporary building to house film
set
Change of use of land for storage of motor
vehicles for Ford Agents
Erection of new water tank and tower
adjacent to existing
Appendix 3 : Planning policy review
Planning policy review : meeting policy objectives
The South East Plan – Regional Spatial Strategy for the South-East of England (May 2009)
Policy
Reference
SP1
Policy Text
Sub-regions in the South East
Sub-regions identified in this Plan will be the focus for growth and regeneration. This will require co-ordinated effort
and cross-boundary working to better align economic and housing growth, deliver adequate infrastructure in a timely
manner and to plan for more sustainable forms of development.
The sub-regions are defined as:
1. South Hampshire
2. Sussex Coast
3. East Kent and Ashford
4. Kent Thames Gateway
5. London Fringe
6. Western Corridor and Blackwater Valley
7. Central Oxfordshire
8. Milton Keynes and Aylesbury Vale
9. Gatwick
Compliance with
policy

Policy
Reference
SP5
Policy Text
Green Belts
The existing broad extent of Green Belts in the region is appropriate and will be retained and supported and the
opportunity should be taken to improve their land-use management and access as part of initiatives to improve the
rural urban fringe. However, in order to meet regional development needs in the most sustainable locations, selective
reviews of Green Belt boundaries are required:
i. in the Metropolitan Green Belt to the north east of Guildford, and possibly to the south of Woking, and
ii. in the Oxford Green Belt to the south of the City
In addition, a boundary review will be required in the area of the former DERA site at Chertsey.
Smaller scale local reviews are likely to be required in other locations, including around Redhill-Reigate, and these
should be pursued through the local development framework process.
These reviews should satisfy national criteria for Green Belt releases, accord with the spatial strategy, and ensure
that sufficient land is safeguarded to avoid the need for further review to meet development needs to at least 2031.
Where reviews cover more than one local authority area they should be undertaken through a joint or co-ordinated
approach. Where selective reviews are undertaken local authorities should satisfy themselves that there will not be a
need for further review before 2031. In undertaking this exercise the same annual rate of development as set out in
Table H1b of this strategy should be assumed for the years 2026-2031.
Compliance with
policy

No change is
proposed to the
Green Belt boundary
Policy
Reference
CC1
Policy Text
Sustainable Development
The principal objective of the Plan is to achieve and to maintain sustainable development in the region. Sustainable
Compliance with
policy

development priorities for the South East are identified as:
i.
Achieving sustainable levels of resource use.
ii.
Ensuring the physical and natural environment of the South East is conserved and enhanced.
iii.
Reducing greenhouse gas emissions associated with the region.
iv.
Ensuring that the South East is prepared for the inevitable impacts of climate change.
v.
Achieving safe, secure and socially inclusive communities across the region, and ensuring that the most
deprived people also have an equal opportunity to benefit from and contribute to a better quality of life.
All authorities, agencies and individuals responsible for delivering the policies in this Plan shall ensure that their
actions contribute to meeting the objectives set out in this policy and in the Regional Sustainability Framework.
CC2
Climate Change
Measures to mitigate and adapt to current and forecast effects of climate change will be implemented through
application of local planning policy and other mechanisms. Behavioural change will be essential in implementing this
policy and the measures identified.
In addition, and in respect of carbon dioxide emissions, regional and local authorities, agencies and others will include
policies and proposals in their plans, strategies and investment programmes to help reduce the region’s carbon
dioxide emissions by at least 20% below 1990 levels by 2010, by at least 25% below 1990 levels by 2015 and by
80% by 2050. A target for 2026 will be developed and incorporated in the first review of the Plan. Adaptation to risks
and opportunities will be achieved through:

Policy
Reference
Policy Text
i.
Compliance with
policy
Guiding strategic development to locations offering greater protection from impacts such as flooding, erosion,
storms, water shortages and subsidence.
ii.
Ensuring new and existing building stock is more resilient to climate change impacts.
iii.
Incorporating sustainable drainage measures and high standards of water efficiency.
iv.
Increasing flood storage capacity and developing sustainable new water resources.
v.
Ensuring that opportunities and options for sustainable flood management and migration of habitats and
species are actively promoted.
Mitigation through reducing greenhouse gas emissions, will be addressed through resource efficiency including:
i.
Improving the energy efficiency and carbon performance of new and existing buildings and influencing the
behaviour of occupants.
CC3
ii.
Reducing the need to travel and ensuring good accessibility to public and other sustainable modes of transport.
iii.
Promoting land use that acts as carbon sinks.
iv.
Encouraging development and use of renewable energy.
v.
Reducing the amount of biodegradable waste landfilled.
Resource Use
A sustained programme of action to help stabilise the South East’s ecological footprint by 2016 and reduce it by 2026
should be incorporated into plans and programmes. Such actions will include:
i.
Increased efficiency of resource use in new development.
ii.
Adaptation of existing development to reduce its use of energy, water and other resources.
iii.
Changes in behaviour by organisations and by individuals.

Policy
Reference
CC4
Policy Text
Sustainable Design and Construction
The design and construction of all new development, and the redevelopment and refurbishment of existing building
Compliance with
policy

stock will be expected to adopt and incorporate sustainable construction standards and techniques. This will include:
i.
Consideration of how all aspects of development form can contribute to securing high standards of sustainable
development including aspects such as energy, water efficiency and biodiversity gain.
ii.
Designing to increase the use of natural lighting, heat and ventilation, and for a proportion of the energy supply
of new development to be secured from decentralised and renewable or low-carbon sources.
iii.
Securing reduction and increased recycling of construction and demolition waste and procurement of lowimpact materials.
iv.
Designing for flexible use and adaptation to reflect changing lifestyles and needs and the principle of ‘whole life
costing’.
Local planning authorities will promote best practice in sustainable construction and help to achieve the national
timetable for reducing carbon emissions from residential and non-residential buildings. There will be situations where
it could be appropriate for local planning authorities to anticipate levels of building sustainability in advance of those
set out nationally, for identified development area or site-specific opportunities. When proposing any local
requirements for sustainable buildings, local planning authorities must be able to demonstrate clearly the local
circumstances that warrant and allow this and set them out in development plan documents.
CC7
Infrastructure and Implementation
The scale and pace of development will depend on sufficient capacity being available in existing infrastructure to
meet the needs of new development. Where this cannot be demonstrated the scale and pace of development will be
dependent on additional capacity being released through demand management measures or better management of
existing infrastructure, or through the provision of new infrastructure. Where new development creates a need for
additional infrastructure a programme of delivery should be agreed before development begins.

Policy
Reference
Policy Text
Funding will be provided by a combination of local government and private sector partners, and substantial
contributions from central government.
To help achieve this:
i.
Infrastructure agencies and providers will aim to align their investment programmes to help deliver the
proposals in this Plan.
ii.
Local development documents (LDDs) will identify the necessary additional infrastructure and services
required to serve the area and the development they propose together with the means, broad cost and timing
of their provision related to the timing of development.
iii.
Contributions from development will also be required to help deliver necessary infrastructure. To provide clarity
for landowners and prospective developers, local authorities should include policies and prepare clear
guidance in their LDDs, in conjunction with other key agencies, on the role and scope of development
contributions towards infrastructure.
The phasing of development will be closely related to the provision of infrastructure. In order to create confidence and
assurance in the timely delivery of infrastructure in relation to new housing a more proactive approach to funding will
be adopted. This will involve a joint approach by regional bodies, local authorities, infrastructure providers and
developers. Consideration will be given to the pooling of contributions towards the cost of facilities, development
tariffs and local delivery vehicles. Mechanisms to enable forward funding of strategic infrastructure will be agreed
between regional bodies and Government. One of these, a Regional Infrastructure Fund is currently being developed
for the South East Region.
Compliance with
policy
Policy
Reference
Policy Text
Compliance with
policy
In order to further secure effective delivery of the Plan, and particularly the timely delivery of the necessary supporting
infrastructure, an Implementation Plan will be prepared, monitored and reviewed by the regional planning body, which
will set out the requirements and obligations for public and private sector bodies at the national, regional and local
levels. The Implementation Plan will include a regional and sub-regional investment framework identifying the
strategic infrastructure schemes needed to deliver the Plan.
CC8
Green Infrastructure
Local authorities and partners will work together to plan, provide and manage connected and substantial networks of

accessible multi-functional green space. Networks should be planned to include both existing and new green
infrastructure. They need to be planned and managed to deliver the widest range of linked environmental and social
benefits including conserving and enhancing biodiversity as well as landscape, recreation, water management, social
and cultural benefits to underpin individual and community health and 'well-being'. They will be created and managed
as a framework of green spaces and other natural features that will boost the sustainable development of settlements
and increase the environmental capacity of the locality and region as a whole, helping communities to be more
resilient to the effects of climate change.
The provisions of this policy apply region-wide. However, the successful designation and management of green
infrastructure will be particularly important in areas designated as regional hubs, where growth may impact on sites of
international nature conservation importance or where there is a need to enhance the existing environmental capacity
of an area.
RE1
Contributing to the UK’s Long Term Competitiveness
Local development frameworks will provide an enabling context to ensure that the regional economy contributes fully
to the UK’s long term competitiveness. Local planning authorities will ensure that local development documents will
be sufficiently flexible to respond positively to changes in the global economy and the changing economic needs of

Policy
Reference
Compliance with
Policy Text
policy
the region.
1
The regional planning body and the regional development agency (SEEDA ) will work with local authorities, business
support organisations and the business community to seek to ensure that the spatial requirements for market
flexibility are fully met in all parts of the region, respecting the principles of sustainable development.
RE2
Supporting Nationally and Regionally Important Sectors and Clusters
The development of nationally and regionally important sectors and clusters will be supported through collaborative
1
working between local authorities, local strategic and economic partnerships, SEEDA and the business community.
1
SEEDA , business support organisations and higher and further education establishments should maximise the
potential of the sectors and clusters. They should promote a culture of innovation, foster inter-university connection to
create synergies and links with other research establishments in the local area, other regions and internationally and
establish centres of excellence in key industries as they evolve.
Local authorities, through regular employment land reviews, combined with local knowledge and working with other
partners, will identify the key sectors and clusters within their local area, and any opportunities that exist for the
development or expansion of sectors and clusters.
Where appropriate, local development documents will include policies that:
i.
Ensure that land and premises are available to meet the specific requirements of nationally and regionally
important sectors and clusters.
ii.
Enhance, develop and promote local assets that can facilitate the development of sectors and clusters.
iii.
Promote and support non-land use initiatives that benefit and foster the growth and development of new and
existing nationally and regionally important sectors and clusters.
1
SEEDA (South East England Development Agency) closed in 2012

Policy
Reference
RE5
Policy Text
Smart Growth
Working with environmental partners, the achievement of smart economic growth will be encouraged throughout the
region, namely to increase the region’s prosperity while reducing its ecological footprint. Local authorities will seek to
enable businesses to work as efficiently as possible, through considering their needs for land and premises,
movement, housing and ICT as reflected in other policies of this Plan.
Local authorities will work with local strategic and economic partnerships, SEEDA and the business community to
promote smart growth in line with the principles set out in the Regional Economic Strategy.
i.
In the more economically buoyant parts of the region, the focus will be on raising the level of innovation,
creativity and global competitiveness and on ensuring adequate and timely investment in relevant sector skills,
ICT and other infrastructure.
ii.
In all parts of the region, but particularly in the coastal areas, local authorities, SEEDA and Learning and Skills
Councils will seek to assist more people to join the labour force by removing barriers to work and enhancing
skills levels.
Through local development documents and local transport plans, local authorities will support and promote advances
in information and communications technologies (ICT) and new ways of working by positively promoting the
development of ICT-enabled sites, premises and facilities suitable to support changing and flexible working practices
and home based businesses.
SEEDA will work with local authorities and other public and private sector partners to:
Compliance with
policy

Policy
Reference
Policy Text
i.
Compliance with
policy
Enable and promote the take up of ICT by businesses, the public and voluntary sectors, and local
communities, and encourage the innovative use of ICT to improve productivity and competitiveness and to
encourage flexible working practices.
ii.
RE6
Promote and support the introduction of accessible, effective and socially inclusive e-services and e-education.
Competitiveness and Addressing Structural Economic Weakness
Through joint working, national, regional and local partners will actively seek to maintain and enhance the
competitiveness of the most economically successful parts of the region and also address structural economic
weakness to release the economic potential of those areas which are under performing.
In those parts of the region where the economy is strongest, within a regional and national context, defined as the
sub-regions of Milton Keynes and Aylesbury Vale, the Western Corridor and Blackwater Valley, Central Oxfordshire,
the London Fringe and Gatwick Area:
i.
SEEDA, together with local economic partners, will encourage smart growth which involves maximising the
productive value of the sub-regions’ resources including human capital, land and natural resources.
ii.
Local partners will promote the economic potential of the international transport hubs at Heathrow and
Gatwick, address transport and skills constraints as necessary and be guided by sustainable development
principles in facilitating business development in the surrounding areas.
iii.
SEEDA and local partners will promote the take up of ICT to develop remote working practices which will
enhance competitiveness and the development of a dynamic knowledge-based economy.
In the coastal belt, defined as the sub-regions of Kent Thames Gateway, East Kent and Ashford, Sussex Coast,
South Hampshire and the Isle of Wight:

Policy
Reference
Compliance with
Policy Text
i.
ii.
policy
Local development documents will:

give priority to delivering economic development in allocating land

protect sites for industrial and commercial use where there is a good prospect of employment use

consider whether any upgrading or improvement of existing sites is required.
SEEDA and local authorities should work together with other agencies to develop delivery mechanisms to
unlock and bring into use sites with economic development potential guided by sustainable development
principles, local partners will promote the economic potential of the international gateways of the ports of
Southampton, Portsmouth and Dover, the Medway ports, the Channel Tunnel and Southampton Airport to
maximise business opportunities in the surrounding areas.
iii.
SEEDA, together with local economic partners and private interests should comprehensively market and target
inward investment to employment sites in the sub-region
iv.
Learning and Skills Councils (and their successors), Local Skills for Productivity Alliance and other key
partners will work together to develop training strategies for the local workforce to ensure they benefit from and
contribute to structural changes in the area
v.
SEEDA and local partners will enable and promote the take up of ICT to stimulate increased enterprise and
innovation and to transform learning opportunities, as important components of smart growth.
vi.
Local and regional partners will address the transport constraints which are an impediment to increased
economic performance.
WCBV1
Core Strategy
Provision for development and infrastructure will be made to sustain the economic growth of the sub-region.
Regional and sub-regional hubs will be the main focus for transport investment and development in the sub-region.
The following settlements are identified as regional hubs:

Policy
Reference
Policy Text

Basingstoke

High Wycombe

Reading

Slough
Compliance with
policy
A second tier of sub-regional hubs comprises:

Bracknell

Maidenhead

Newbury
To the extent that development cannot be satisfactorily accommodated in the existing built up areas, sustainable
urban extensions will be promoted at selected settlements. Sustainable greenfield allocations should be mainly
focused on the periphery of those 21 hubs where other constraints do not prevent this – Basingstoke, Reading,
Bracknell and Newbury – but smaller allocations may be brought forward at other settlements, subject to their
meeting the same sustainability considerations. These urban extensions should minimise incursions into Green Belt
or areas protected (or proposed for protection in local development documents) as Areas of Outstanding Natural
Beauty or by other policies of regional, national and international importance.
WCBV5
The Colne Valley Park
The PSDF proposals
The local authorities will work together and with other agencies in pursuance of the agreed aims of the Colne Valley
comply with aims (iii)
Park:
and (iv) of Policy
WCBV5 and
contribute to the aim
i.
ii.
To maintain and enhance the landscape (including settlements) and waterscape of the Park, in terms of their
of supporting the
scenic and conservation value and their overall amenity.
rural economy
To resist urbanisation of the Colne Valley Park and to safeguard existing areas of countryside from
contained within the
inappropriate development.
Colne Valley
Policy
Reference
Policy Text
iii.
iv.
Compliance with
policy
To conserve the nature conservation resources of the Park through the provision of green infrastructure
Regional Park Action
networks and protection and management of its diverse plant and animal species, habitats and geological
Plan. There is a
features.
degree of conflict
To provide accessible facilities and opportunities for countryside recreation where this does not compromise i,
with aims (i) and (ii).
ii or iii.
NRM5
Conservation and Improvement of Biodiversity
Local planning authorities and other bodies shall avoid a net loss of biodiversity, and actively pursue opportunities to
achieve a net gain across the region.
i.
They must give the highest level of protection to sites of international nature conservation importance
(European sites (6)). Plans or projects implementing policies in this RSS are subject to the Habitats Directive.
Where a likely significant effect of a plan or project on European sites cannot be excluded, an appropriate
assessment in line with the Habitats Directive and associated regulations will be required.
ii.
If after completing an appropriate assessment of a plan or project local planning authorities and other bodies
are unable to conclude that there will be no adverse effect on the integrity of any European sites, the plan or
project will not be approved, irrespective of conformity with other policies in the RSS, unless otherwise in
compliance with 6(4) of the Habitats Directive.
iii.
For example when deciding on the distribution of housing allocations, local planning authorities should
consider a range of alternative distributions within their area and should distribute an allocation in such a way
that it avoids adversely affecting the integrity of European sites. In the event that a local planning authority
concludes that it cannot distribute an allocation accordingly, or otherwise avoid or adequately mitigate any
adverse effect, it should make provision up to the level closest to its original allocation for which it can be
concluded that it can be distributed without adversely affecting the integrity of any European sites.

Policy
Reference
Compliance with
Policy Text
iv.
policy
They shall avoid damage to nationally important sites of special scientific interest and seek to ensure that
damage to county wildlife sites and locally important wildlife and geological sites is avoided, including
additional areas outside the boundaries of European sites where these support the species for which that site
has been selected.
v.
They shall ensure appropriate access to areas of wildlife importance, identifying areas of opportunity for
biodiversity improvement and setting targets reflecting those in the table headed 'Regional Biodiversity Targets
- Summary for 2010 and 2026' below. Opportunities for biodiversity improvement, including connection of sites,
large-scale habitat restoration, enhancement and re-creation in the areas of strategic opportunity for
biodiversity improvement (Diagram NRM3) should be pursued.
vi.
They shall influence and applying agri-environment schemes, forestry, flood defence, restoration of mineral
extraction sites and other land management practices to:
vi.

deliver biodiversity targets increase the wildlife value of land reduce diffuse pollution

protect soil resources.
They shall promote policies that integrate the need to accommodate the changes taking place in agriculture
with the potential implications of resultant development in the countryside.
vii.
They shall require green infrastructure to be identified, developed and implemented in conjunction with new
development.
Policy
Reference
NRM7
Policy Text
Woodlands
In the development and implementation of local development documents and other strategies, local authorities and
other bodies will support the implementation of the Regional Forestry and Woodland Framework, ensuring the value
and character of the region’s woodland are protected and enhanced. This will be achieved by:
i.
Protecting ancient woodland from damaging development and land uses.
ii.
Promoting the effective management, and where appropriate, extension and creation of new woodland areas
including, in association with areas of major development, where this helps to restore and enhance degraded
landscapes, screen noise and pollution, provide recreational opportunities, helps mitigate climate change, and
contributes to floodplain management.
iii.
Replacing woodland unavoidably lost through development with new woodland on at least the same scale.
iv.
Promoting and encouraging the economic use of woodlands and wood resources, including wood fuel as a
renewable energy source.
v.
Promoting the growth and procurement of sustainable timber products.
Compliance with
policy

The South Bucks District Local Plan (March 2009, consolidated in September 2007 and February 2011)
Policy
Reference
GB1
Policy Text
Compliance with
policy
Green Belt Boundaries and the Control Over Development in the Green Belt
The proposals
The area in which Green Belt policies will be applied is defined on the Proposals Map.
comprise
inappropriate
Within the Green Belt, planning permission will not be granted for development other than for the change of use of
development
existing buildings or land or the construction of new buildings or extensions to existing buildings as set out below:
within the
Green Belt
(a)
Development for agriculture or forestry.
(b)
Essential facilities for outdoor sport, outdoor recreation or outdoor leisure, in accordance with the policies in
Chapter 7 of this Plan.
(c)
Mineral working and subsequent restoration of the land, in accordance with the policies in the Buckinghamshire
Replacement Minerals Local Plan.
(d)
Cemeteries.
(e)
Limited extension, alteration or replacement of existing dwellings, in accordance with Policies GB10 and GB11 of
this Plan.
(f)
Limited infilling in existing villages, in accordance with Policy GB3 of this Plan.
(g)
Other uses of land and essential facilities for them which would not compromise the purposes of including land in
the Green Belt and which would permanently retain its open and undeveloped character.
(h)
The re-use of buildings of permanent and substantial construction in accordance with policy GB2.
Development falling into the categories above will only be permitted where:
(i)
the proposal would not adversely affect the character or amenities of the Green Belt, nearby properties or the
locality in general and would be in accordance with EP3 (Use, Design and Layout of Development); and
(ii)
the scale, height, layout, siting, form, design and materials of any new building would not adversely affect the
character or amenities of the Green Belt, nearby properties or the locality in general and the proposal would be in
accordance with Policy EP3; and
(iii)
proposals for extensions to existing buildings would harmonise with the scale, height, form and design of the
original building; and
(iv)
GB4
the proposal would comply with all other relevant policies in this Plan.
Employment Generating and Commercial Development in the Green Belt (excluding Green Belt settlements)
The proposals
Proposals to establish new employment generating or other commercial sites or extend the curtilages of existing sites
comprise
will not be permitted in the Green Belt. Where the proposal involves the re-use of buildings in the Green Belt new
inappropriate
employment generating development may be acceptable subject to the provisions of Policy GB2 (Re-use of Buildings
development
in the Green Belt).
within the
Green Belt
Extensions or additional buildings for existing employment generating or other commercial development will not be
permitted in the Green Belt, unless, in the case of extensions, they are in connection with the re-use of buildings
subject to Policy GB2 (Re-use of Buildings in the Green Belt).
The change of use of employment generating or other commercial premises will only be permitted in the Green Belt in
accordance with Policy GB2 and where:
(a)
the proposal would be for another employment generating use; and
(b)
the proposal would be compatible with, and would not adversely affect the character or amenities of the Green
Belt, of nearby properties or the locality in general, and would be in accordance with policy EP3 (Use, Design
and Layout of Development) and;
(c)
the proposal would comply with all the other policies in this plan. Particular attention is drawn to policies TR5
(Accesses, Highway Works and Traffic Generation), TR7 (Parking Provision), and EP4 (Landscaping).
E2
Pinewood Studios
The Pinewood Studios site as identified on the proposals map is allocated for film studio use. Extensions, new

buildings and conversions within the site will be permitted provided that:
a)
the proposals are for uses directly connected with film production or associated industries; and
b)
the proposals would be in accordance with all the other policies in the plan.
Particular attention is drawn to policies EP3 (Use, Design and Layout of Development) and GB12 (Development
Adjacent to Settlement Boundaries). Proposals for redevelopment or re-use of the studios will only be permitted where:
i)
it is demonstrated that the site is no longer required for studio use; and ii)
the proposal would be for an
employment generating use; and
iii)
the proposals would not result in a significantly higher level of employment than currently exists at the site; and
iv)
the proposal would result in a reduction in the overall footprint of buildings on the site and incorporate substantial
landscaping; and
v)
the proposal would be in accordance with all the other policies in this plan.
Particular attention is drawn to policies EP3 (Use, Design and Layout of Development) and GB12 (Development
Adjacent to Settlement Boundaries).
In the event of any redevelopment the Council will prepare a development brief for the site.
EP3
The Use, Design and Layout of Development
Development will only be permitted where its scale, layout, siting, height, design, external materials and use are
compatible with the character and amenities of the site itself, adjoining development and the locality in general. Poor
designs which are out of scale or character with their surroundings will not be permitted.
In assessing proposals, the Council will have regard to:

(a)
Scale of Development
Development should be in scale with surrounding development, including any buildings which are to be retained
on the site, and should not adversely affect the character or amenities of any nearby properties or the locality in
general.
The retention and provision of space between buildings should respect the scale of spaces in the locality.
(b)
Layout of Development and Siting of Buildings
The layout of development and the siting of buildings should make positive use of the intrinsic qualities and
features of the site including its topography, landscaping, water features, and views into or out of the site.
The siting of buildings should not adversely affect the character or amenities of any nearby properties or the
locality in general.
The layout should not be dominated by large areas set aside for parking, servicing or access, and where
extensive space is required for such activities, it should be sub- divided by landscaping.
The layout of new development should, where possible, create attractive groupings of buildings and spaces
between buildings.
(c)
Height of Development
The height of new development should respect the height of surrounding development, including any buildings
on the site which are to be retained, and the height of buildings in the locality generally.
Proposed extensions to existing buildings should reflect the height of those buildings.
(d)
Building Form, Design and Fenestration
Buildings should be of a form and design which would respect and harmonise with surrounding properties,
including any buildings on the site which are to be retained, and with buildings in the locality in general.
Proposed extensions to existing buildings should reflect the form and design of those buildings.
The fenestration of extensions to existing buildings should respect the fenestration of those existing buildings.
The fenestration of buildings should safeguard against the loss of privacy to residential properties by reason of
overlooking.
(e)
Materials
The external materials to be used in new developments should be of a type and quality which harmonise with
the materials of surrounding development including any existing buildings on the site which are to be retained.
Where an existing building is to be extended, the extension should usually be constructed in materials to match
the existing building as closely as possible.
(f)
Use of Land and Buildings
The use of land and buildings should be compatible with the uses of adjacent land and buildings and with the
character and amenities of the locality in general. Permission will not be granted for uses which would be, or
which would have the potential to be, detrimental to the character and amenities of nearby properties or the
locality in general by reason of noise, vibration, smell, pollution, disturbance, visual intrusion, loss of privacy, the
impact of traffic, or other nuisance.
The scale of a proposed use should be compatible with and not adversely affect the character or amenities of
neighbouring properties or the locality in general.
Where permission is granted, conditions may be imposed in order to minimise to an acceptable level the impact
on adjacent uses.
EP4
Landscaping
Development proposals will be expected to:
(a)
incorporate appropriate hard and soft landscaping as an integral part of the development proposal; and
(b)
take account of, and retain, existing planting and landscape features, which are or may become important

elements in the character and appearance of the site or the wider area; and
(c)
where appropriate provide for the planting of appropriate additional trees and shrubs including native species;
and
(d)
EP5
make proper provision for the subsequent maintenance and retention of the existing and proposed planting.
Sunlight and Daylight
Development will only be permitted where its design and layout:
(a)
would provide for adequate daylight, and where possible sunlight, to reach into spaces around and between
buildings and other physical features; and
(b)
would not result in a significant loss of daylight or sunlight to adjacent buildings or land; and
(c)
would comply with all the other policies in this Plan. Particular attention is drawn to policy EP3 (the Use, Design
and Layout of Development).

EP6
Designing to Reduce Crime
Development should be designed and laid out to reduce the opportunity for crime against both people and property. In
particular, developments should:
(a)
clearly demarcate private from public areas;
(b)
ensure that areas to which the public have easy access are overlooked for security reasons; and
(c)
incorporate the provision of facilities which would discourage crime.
The proposal should also comply with all the other policies in this Plan. Particular attention is drawn to policy EP3 (the
Use, Design and Layout of Development).

TR5
Accesses, Highway Works and Traffic Generation
In considering proposals involving a new or altered access onto the highway, works on the highway, the creation of a
new highway or the generation of additional traffic the District Council will have regard to their effect on safety,
congestion and the environment. Development will only be permitted where:
(a)
the proposal complies with the standards of the relevant Highway Authority; and
(b)
the operational capacity of the highway would not be exceeded, or where the proposal would not exacerbate the
situation on a highway where the operational capacity had already been exceeded; and
(c)
traffic movements, or the provision of transport infrastructure, would not have an adverse effect on the amenities
of nearby properties on the use, quality or character of the locality in general, including rural lanes.
Where off-site improvements to the highway are required to serve a development, the District Council will not grant
permission unless the applicant enters into a planning obligation to secure the implementation of those works.
Proposals involving either the construction of a new site access, or a material increase in the use of an existing site
access, directly onto the strategic highway network will not be acceptable if they would be likely to result in the
encouragement of the use of the network for short local trips or compromise the safe movement and free flow of traffic
on the network or the safe use of the road by others.

TR7
Parking Provision
Development will only be permitted only where:
(a)
it complies with the parking standards set out in Appendix 6;
(b)
parking provision is made on land owned or controlled by the applicant and the proposals would not reduce the
level of parking provision serving other development;
(c)
parking provision is made on the development site or, where this is not possible, on other land in the immediate
vicinity provided that it is likely to be used to meet parking needs associated with the development; and
(d)
it would not be likely to result in non-residential on-street parking in residential areas.

South Bucks Local Development Framework Core Strategy Development Plan Document (February 2011)
Policy
Reference
Policy Text
Strategic
Maintaining Local Economic Prosperity
Objective 13
Promote a balanced local economy in terms of jobs, skills and the local labour supply, and support existing businesses
Compliance with
policy

and small start-up businesses.
Core Policy 7
Accessibility and Transport
The Council will seek to improve accessibility to services and ensure a safe and sustainable transport network by
supporting the rebalancing of the transport system in favour of more sustainable modes of transport, whilst recognising
that in rural parts of the District, the car will remain the primary mode of travel.
This rebalancing will be achieved by:

Focusing new development that generates substantial transport movements in locations that are accessible by
public transport, walking and cycling.

Working with the highway authority, Rights of Way and Access Group, and others to improve transport choices
for local residents, especially in rural parts of the District.

Encouraging safe and attractive improvements to pedestrian and cyclist routes and facilities.

Supporting the greater use of rail services, including improvements to parking at train
stations and connecting bus services where viable.

Ensuring that the impact of new development on the road network is minimised and mitigated through the use
of ‘mobility management’ measures such as Travel Plans, parking charges and car parking levels.

Supporting public transport schemes, including Crossrail, as long as there are strong environmental
safeguards in place.
Existing traffic congestion to the east of Beaconsfield will be addressed through a range of measures, which could
include provision of an A355 / A40 Relief Road later in the Plan period. The adverse impacts associated with HGV

Policy
Reference
Policy Text
Compliance with
policy
movements in and around Iver Village and Richings Park will be addressed through land use changes. Should these
prove unsuccessful, or other opportunities arise, further consideration will be given to the scope for provision of a relief
road or other alternative means of access to the employment sites in the South of Iver Opportunity Area. Impacts on
Junction 1 of the M40 will be kept under review, with mitigation measures, including
infrastructure improvements, potentially being needed later in the Plan period.
Core Policy 8
Built and Historic Environment
The protection and, where appropriate, enhancement of the District’s historic environment is of paramount importance.
In particular, nationally designated historic assets and their settings, for example Scheduled Ancient Monuments and
Grade I, II* and II listed buildings, will have the highest level of protection.
Locally important heritage features and their settings also make an important contribution to the creation of distinctive
and sustainable places and will also be protected, conserved and enhanced where appropriate. The protection and
where appropriate enhancement of historic landscapes (including archaeological sites, Historic Parks and Gardens and
Ancient Woodlands) and townscapes, especially those that make a particular contribution to local character and
distinctiveness, will be informed by evidence, for example, characterisation studies such as the Bucks Historic
Landscape Characterisation Study.
All new development must be of a high standard of design and make a positive contribution to the character of the
surrounding area. To help achieve this, character areas will be identified in settlements excluded from the Green Belt in
a subsequent DPD. The Council will also continue its programme of reviewing existing Conservation Areas and
designating new Conservation Areas where appropriate.
New development should be designed to help tackle the causes of, and be resilient to the effects of, climate change.

Policy
Reference
Policy Text
Compliance with
policy
On land excluded from the Green Belt, new housing should be built at an average density of between 25 and 35
dwellings per hectare. However, actual densities may be higher or lower than this, to reflect factors such as the
accessibility of the site and the character of the surrounding area.
Development proposals will be expected to accord with Secured by Design principles to achieve crime prevention,
reduce the fear of crime and improve other aspects of community safety.
Core Policy 9
Natural Environment
The highest priority will be given to the conservation and enhancement of the natural beauty of the Chilterns Area of
Outstanding Natural Beauty, and the integrity of Burnham Beeches Special Area of Conservation.
The conservation and enhancement of the Chilterns AONB and its setting will be achieved by ensuring that all
development complies with the purposes of the AONB and its Management Plan. The conservation and enhancement
of Burnham Beeches SAC, and its surrounding supporting biodiversity resources, will be achieved through restricting
the amount of development in close proximity to the site, and ensuring that development causes no adverse effect on
the integrity of the SAC. Further details on mechanisms for achieving this will be given in the Development
Management DPD.
More generally, the landscape characteristics and biodiversity resources within South Bucks will be conserved and
enhanced by:

Not permitting new development that would harm landscape character or nature conservation interests, unless
the importance of the development outweighs the harm caused, the Council is satisfied that the development
cannot reasonably be located on an alternative site that would result in less or no harm and appropriate
mitigation or compensation is provided, resulting in a net gain in Biodiversity.

Policy
Reference
Policy Text

Compliance with
policy
Seeking the conservation, enhancement and net gain in local biodiversity resources within the Biodiversity
Opportunity Areas, on other non-designated land, on rivers and their associated habitats, and as part of
development proposals.

Maintaining existing ecological corridors and avoiding habitat fragmentation.

Conserving and enhancing landscapes, informed by Green Infrastructure Plans and the District Council’s
Landscape Character Assessment.

Improving the rural/urban fringe by supporting and implementing initiatives in the Colne Valley Park Action
Plan.

Seeking biodiversity, recreational, leisure and amenity improvements for the River Thames setting where
opportunities arise, for example at Mill Lane (see Core Policy 15).
Further guidance on the protection and enhancement of landscape and biodiversity resources will be given in the
Development Management DPD.
Core Policy 10
Employment
Core Policy 10: Employment Important employment sites will be retained in employment use (B Use Class). A
subsequent Development Management DPD will identify the important employment sites in South Bucks District.
There will be a general presumption that other employment sites (B Use Class) will also be retained in employment use
(B Use Class). In limited circumstances, including where there is no reasonable prospect of a site being used for the
permitted purpose, or where the site is creating significant amenity issues, the priority will be for the site or premises to
be reused or redeveloped (where appropriate) for an alternative economic use (i.e. a use which provides employment
opportunities, generates wealth or produces an economic output or product).

Policy
Reference
Policy Text
Compliance with
policy
The change of use of employment land and floorspace (B Use Class) to retail use (outside of the District and Local
Centres defined in Core Policy 11) will only be permitted in limited circumstances - where there is evidence that the
proposal would not have a significant adverse impact upon nearby District and Local Centres, and there are no
sequentially preferable alternative sites available.
Should a significant imbalance between local job opportunities and the size of the resident workforce arise, the District
Council will identify any employment land to be released for alternative uses, or the preferred location for new
employment generating floorspace, through the LDF process.
New employment development will be accommodated in the District and Local Centres, on the Opportunity Sites and
through appropriate intensification on existing employment sites excluded from the Green Belt, where there is good
access by a variety of transport modes.
The Council will work with key stakeholders to improve access to high speed and next generation broadband
throughout the District by supporting the provision of necessary new ICT infrastructure.
The Council will seek to increase the presence of high value and knowledge based businesses in South Bucks.
Support will be given to small-scale and start-up businesses, by promoting and supporting home-working (where there
is no adverse impact on residential amenity) and encouraging the provision of managed workspace. The Council will
also support rural diversification schemes, providing they benefit the local community.
Core Policy 12
Sustainable Energy
The Council will promote and encourage energy efficiency and renewable / low carbon energy in all new development
through a range of measures in order to contribute towards meeting national targets for reducing CO2 emissions.

Policy
Reference
Policy Text
Compliance with
policy
These will include the following:

Requiring that all developments of 10 or more dwellings and 1,000sqm or more non-residential floor space
secure at least 10% of their energy from decentralised and renewable or low-carbon sources, unless
demonstrated that it is not viable or feasible.

In addition, requiring developers of the Opportunity Sites and other significant sites (as defined in the
supporting text to Core Policy 17) to incorporate decentralised and renewable or low carbon technologies into
their schemes, unless demonstrated that it is not viable or feasible.

Encouraging homeowners to improve the energy efficiency of their properties, including seeking proportionate
energy efficiency improvements when granting planning permission for conversions and extensions.

Encouraging renewable and low carbon energy infrastructure, including stand alone facilities, in suitable
locations, provided that these are designed to minimise any adverse impacts.
Further guidance on implementing this policy, including criteria to be used to assess renewable / low carbon energy
proposals coming forward and examining future capacity, will be set out in a Supplementary Planning Document. The
requirements in this policy will be kept under review in the light of new evidence and technological advances and may
be updated in a future Development Plan Document.
Core Policy 13
Environmental and Resource Management
The Council will seek to ensure the prudent and sustainable management of the District’s environmental resources by:

Promoting best practice in sustainable design and construction. All new development must be water efficient
and incorporate Sustainable Drainage Systems (SuDs) where feasible. All new residential development should
achieve a minimum water efficiency target of 105 litres per person per day.

Policy
Reference
Policy Text

Protecting and enhancing water quality and encouraging the remediation of land affected by contamination to
bring it back to beneficial use. Particular regard should be had to maintaining the integrity of Burnham Beeches
SAC.

Seeking improvements in air quality, especially in the Air Quality Management Area adjacent to the motorways
and close to Burnham Beeches SAC.
New development will be directed away from existing sources of noise and air pollution to avoid adverse impacts on
local communities. The Council will work closely with other local authorities to minimise aircraft noise from Heathrow
Airport.
Vulnerable development will be steered away from areas at risk of flooding wherever possible, in accordance with
PPS25.
Compliance with
policy
rd
Buckinghamshire County Council 3 Local Transport Plan (April 2011)
Policy
Reference
Policy Text
Compliance with
policy
n/a
LTP Objective – Reduce the need to travel

n/a
LTP Objective – Improve health by encouraging walking and cycling

n/a
LTP Objective – Encourage and support the delivery and planning of local transport services by local groups,

communities and individuals
n/a
LTP Objective – Improve connectivity and access between key centres

Appendix 4 : Green Belt plan
Key
N
Northwood
Seer
Green
Beaconsfield
Application site
Administrative boundary
of London Borough of
Hillingdon
Green Belt
Denham
Green
Gerrards
Cross
Ruislip
Denham
Stoke
Poges
Uxbridge
Iver
Heath
Maidenhead
Iver
Slough
Appendix 4: Green Belt Context
Richings
Park
Plans reproduced by permission of Ordnance Survey on behalf of The Controller of Her Majesty’s Stationery Office.
© Crown Copyright and database right [2012]. All rights reserved. Ordnance Survey Licence number [100020449].
This drawing is for illustrative purposes only and should not be used for any construction or estimation purposes. Do not
scale drawings. No liability or responsibility is accepted arising from reliance upon the information contained in this drawing
Appendix 5 : Global studio facilities
Appendices 5 and 6
Hollywood ‘legacy’ studios have traditionally formed the main source of competition to the
UK and three of the principal Los Angeles studios have current redevelopment and
expansion plans.
A number of modern foreign studios, in the US and elsewhere, have also emerged since
2000 and present an increasing source of competition to the UK, and particularly those
located in countries and states offering fiscal production incentives.
Summary details are provided for the principal legacy and post-2000 international studios
as follows:
Appendix 5 : Global studio facilities
1) Korda Studios, Hungary
2) Cape Town Film Studios, South Africa
3) Raleigh Studios Baton Rouge, Louisiana (USA)
4) Ciudad de la Luz, Spain
5) La Cite du Cinema, Paris
6) Canadian Motion Picture Park, Vancouver, Canada
7) EUE/Screen Gems, Georgia (USA)
8) Raleigh Studios Wuxi, China
9) Studio City, Dubai
10) Docklands Studios, Australia
11) Steiner Studios, New York
12) Raleigh Studios Budapest, Hungary
Appendix 6 : Hollywood Studio development projects
1) Disney ABC Studios : Studios at the Ranch
2) Paramount Studios : Hollywood Project
3) NBC Universal Studios: Evolution Plan
Korda Studios, Hungary
1
Established
2007
No. of stages
6 sound stages
Size of stages
(range)
Total stage
floorspace
The stages range in size from 1,020 to 5,853 sqm
14,400 sqm
Specialist
Production
None
Facilities
The site contains:
Other production

10 ha backlot, including a permanent New York streetscape set
facilities

Production offices

Workshops
Production
The Hungarian government offers a tax rebate of between 20% - 25% to
Incentives
qualifying productions.
The largest stage is 20 m high. It is one of the largest purpose built sound
stages in the world (images below).
Other Comments
The studio has attracted international film productions since it was
established.
Note: all information taken from http://www.kordafilmstudio.hu/ unless stated
Images of the largest stage
Note: all information taken from http://www.kordafilmstudio.hu/ unless stated
Cape Town Film Studios, Cape Town
Established
2010
No. of stages
4 sound stages
Size of stages
2
(range)
Total stage
6,968 sqm
floorspace
Specialist
The backlot contains a permanent medieval set.
Production Facilities
Other production
facilities
Facilities on the site include:

A backlot

Production offices

Workshops

Post-production facilities

On-site production crew available.
Production
A tax rebate of up to 25% tax rebate is available for qualifying
Incentives
productions
Other Comments
Several major international films have been produced at Cape Town
Studios. The studio’s website includes a number of testimonials from
renowned actors and producers praising the quality and range of
facilities, the crew and the value for money it offered.
Note: all information taken from http://www.capetownfilmstudios.co.za/ unless stated
Image of the Studios
Note: all information taken from http://www.capetownfilmstudios.co.za/ unless stated
Raleigh Studios, Baton Rouge, Louisiana
3
Established
2006
No. of stages
8 sound stages including a 21m tall stage
Size of stages
Stages range in size from 341 to 2,861 sqm
(range)
Total stage
13,766 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
Facilities include:

Backlot

Production offices (c.2,265 sqm)

Workshops

Full on-site production services department including equipment
rental and post-production facilities.
Production
Qualifying productions can receive a tax rebate of up to 35% via the
Incentives
Louisiana State production tax incentive
Other Comments
Some international film productions have been made at Baton Rouge,
1
including Battleships (2012) .
1
http://www.thestudiotour.com/movies.php?movie_id=1237
Note: All information taken from http://www.raleighstudios.com/baton-rouge unless stated
Extract of the Studio Map
Images of the Studios
Note: All information taken from http://www.raleighstudios.com/baton-rouge unless stated
Ciudad de la Luz, Alicante
4
Established
2005
No. of stages
6 sound stages
Size of stages
(range)
interconnected to provide larger spaces if needed
Total stage
11,148 sqm
and can be
floorspace
Specialist
An external backlot tank equipped with wave machines and water
Production
cannons.
Facilities
Other production

Two backlots including a backlot tank with blue screen
facilities

Production offices


Workshops.
Other film-related facilities including a film development laboratory and a
study centre.
Production
The Valencian regional government enables producers to claim up to 16%
Incentives
of local spend, which rises to 20% if they produce more than one film in
the region and expenses exceed $17.7 million.
Other comments
The studios were financed by the regional government and attracted
international film productions.
This includes The Impossible for which
actress Naomi Watts was nominated for a Golden Globe award.
Note: all information taken from http://web.ciudaddelaluz.com/EN unless stated
Extract of Studio Map
Note: all information taken from http://web.ciudaddelaluz.com/EN unless stated
Studios de Paris (La Cite du Cinema), Paris
Established
2012
No. of stages
9 sound stages
Size of stages
The stages range in size from 604 to 2,323 sqm
5
(range)
Total stage
9,476 sqm
floorspace
Specialist
Five of the stages are equipped with watertanks
production facilities
Other production
facilities
A total of 12,077 sqm of support space comprising:

Production offices

Workshops

Post production facilities.
An on-site set design and construction department is available to hire.
Production
Up to $4m in tax incentives are offered for qualifying productions.
incentives
Other comments
It forms part of a wider film complex, known as Cite du Cinema which
includes a film school, and benefited from public investment.
Note: all information taken from http://www.euromedia-france.com/studio/studios-de-paris-cite-ducinema/ unless stated
Extract of Site Map
Aerial Image of the Studios
Note: all information taken from http://www.euromedia-france.com/studio/studios-de-paris-cite-ducinema/ unless stated
Canadian Motion Picture Park, Vancouver
6
Established
2003, expanded in 2007 and 2008
No. of stages
11 sound stages
Size of stages
(range)
Total stage
18,274 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
Facilities on site include:

A large (separate) backlot including a permanent New York set

Production offices
Production
Federal and provincial (the British Columbia Production Services Tax
Incentives
Credit) tax incentives for film, television and animation productions are
available.
Other comments
th
It is understood that a 12
stage, measuring 4,366 sqm was added in
2011.
Recent productions include a number of major international films including
Tron: Legacy, Twilight, Charlie St. Cloud, Watchmen, Supernatural, RV,
IROBOT, Little Man, Fantastic Four, Eragon and X- Men.
Note: all information taken from http://cmppstudios.com/ unless stated
Note: all information taken from http://cmppstudios.com/ unless stated
EUE Screen Gems, Atlanta
7
Established
2011
No. of stages
6 sound stages
Size of stages
Between 1,208 and 3,484 sqm
(range)
Total stage
13,935 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
Facilities include:

Around 2,323 sqm of production offices

Workshops

Lighting and other equipment hire.
Production
Incentives for qualifying productions include up to 30% tax credit and
Incentives
exemption from Georgia’s sale and use tax (8%).
Other comments
The facility has hosted film productions by Twentieth Century Fox,
Paramount Pictures, Sony Pictures, Turner/Cartoon Network and Tyler
Perry Studios.
Note: all information taken from http://euescreengems.com/studios-support/atlanta/ unless stated
Images of the Studios
Note: all information taken from http://euescreengems.com/studios-support/atlanta/ unless stated
Raleigh Studios, Wuxi, China
8
Established
2007
No. of stages
6 sound stages
Size of stages
(range)
Total stage
5,400 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
Production
Facilities available on site include:

Backlots, including a waterscape and outdoor sets,

Production offices

Post production facilities.

Workshops
None currently offered.
Incentives
Other Comments
A commercial and entertainment developed as part of Phase 1 the studios
is located adjacent to the site and is due to be complete in 2013.
Construction of Phase 2 of the studios is due to start in 2013 and will add
a total of 15,394 sqm of stage spaces comprising 5 sound stages ranging
in size between 2,320 and 5,990 sqm (with the largest of these stages
being the largest free span ‘super stage’ in China).
The new facilities will also include a 10-screen digital cinema and a 3D
production centre and backlot area.
Note: all information taken from http://www.wuxistudio.com/english/company.asp unless stated
Image of waterside filming location at Wuxi Studios
Plan of Phase 1 Facilities
Plan of Phase 2 Proposals
Note: all information taken from http://www.wuxistudio.com/english/company.asp unless stated
Dubai Studio City, Dubai
9
Established
2007
No. of stages
3 sound stages
Size of stages
Stages range in size from 1,394 to 2,323 sqm
(range)
Total stage
6,039 sqm
floorspace
Specialist
Two of the studios are equipped with indoor water tanks.
Production
Facilities
Other production
facilities
Facilities include:

A large (32 hectare) backlot

Production offices

Workshop and warehouse space
Production
DSC offers ‘Free Zone’ incentives enabling 100% foreign ownership, full
Incentives
repatriation of profits and capital and exemptions from taxes and customs
duty.
Further incentives are proposed but details have not yet been announced; it
is likely that they will reflect incentives in Abu Dhabi of a tax rebate of up to
30%.
Note: all information taken from http://www.dubaistudiocity.com/ unless stated
Other Comments
Later phases of the Studio City development are proposed to add a further
11 stages between 1,394 and 2,323 sqm. No timescale for its construction
or opening is currently known.
Note: all information taken from http://www.dubaistudiocity.com/ unless stated
Docklands Studios, Melbourne
10
Established
2004
No. of stages
5 sound stages
Size of stages
(range)
Total stage
6,317 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
The facilities include:

A backlot

Production offices

Workshops
Production
A number of incentives may be used by producers including a 16.5%
Incentives
rebate on qualifying Australian production expenditure; 30% rebate on
qualifying post, digital and visual effect production effects; and tax
incentive of 40% on qualifying expenditure.
Other Comments
Since it was established a number of major international films have been
produced at Docklands along with a number of Australian film and tv
productions.
It is located close to Melbourne’s film and television precinct.
Note: all information taken from http://www.dsmelbourne.com/ unless stated
Extract of Site Plan
Note: all information taken from http://www.dsmelbourne.com/ unless stated
Steiner Studios, New York
11
Established
2004
No. of stages
10 sound stages
Size of stages
(range)
Total stage
14,248 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
Facilities include:

Backlot

Production offices
It offers a range of production equipment and services on-site, including film
and television lighting and grip equipment, scenery and props, design and
fabrication services and post-production facilities.
Production
Qualifying productions can receive a tax rebate of up to 30% from New York
Incentives
State on qualifying expenditure.
Other Comments
Steiner Studios opened in 2004 in Brooklyn New York. It represented New
York’s first studio of a style and scale comparable to Hollywood studios. It
is a full-serve production facility for major motion pictures, independent
films, television, broadcast commercials and music videos.
Five new stages were added in March 2012, including the largest studio on
the East Coast, together with a backlot production offices and support
space.
Note: all information taken from http://www.steinerstudios.com/projectsummary.html unless
stated
Plans to turn the Studios into a major movie production centre have been
announced.
1
The expansion would more than double the size of the studio, adding
30,000 square metres on the lot with a back lot for shooting New York
streetscape-style exteriors and space for media offices.
The project is expected to take 12 years to complete and cost $400 million,
$35 million of which is to come from New York State City governments
(subject to final approval).
A Graduate School of Cinema is also expected to open on the site in 2014.
Image of Stages 1-6
1
Taken from http://www.backstage.com/news/brooklyns-steiner-studios-plans-expansion-sound-stages-andmedia-campus/
Note: all information taken from http://www.steinerstudios.com/projectsummary.html unless
stated
Raleigh Studios, Budapest
12
Established
2010
No. of stages
9 sound stages
Size of stages
(range)
Total stage
18,238 sqm
floorspace
Specialist
A dedicated visual effects stage is provided
Production
Facilities
Other production

A backlot including a backlot tank with blue screen
facilities

Production offices (5,574 sqm)


Workshops
Lighting and other filming equipment can be rented.
Production
The Hungarian government offers a tax rebate of between 20% - 25% to
Incentives
qualifying productions.
Other comments
Raleigh Studios Budapest is a relatively new film studios located on the
outskirts of Budapest. It is run by the Hollywood-based Raleigh Studios
group (the largest independent studio operator in the USA) in partnership
with a Hungarian consortium.
Note: all information taken from http://www.raleighstudios.com/budapest unless stated
Image of Raleigh Studios, Budapest
Plan showing layout of Raleigh Studios, Budapest
Note: all information taken from http://www.raleighstudios.com/budapest unless stated
Appendix 6 : Hollywood studios - development projects
Disney ABC Studios, Los Angeles
Established
1960s
No. of stages
None currently – see ‘The Studios at the Ranch’ proposals below
Size of stages
1
(range)
Total stage
floorspace
Specialist
None currently
Production
Facilities
Other
The facility is a ‘movie ranch’, used for outdoor shots for film and television
production
productions. It does not contain any indoor studio space or other facilities to
facilities
support productions but provides permanent sets including a recently added
urban district, residential street scenes, as well as natural and rural sets.
Production
A tax credit of between 20-25% is available for qualifying films.
Incentives
introduced to counter the impact of incentives offered in other US states and
It was
other countries. At present the programme is oversubscribed with a waiting
list for new productions.
Other comments
The Studio has announced proposals to create a ‘state of the art’ sound stage
production complex (‘The Studios at the Ranch’) through the addition of a
range of production facilities on a 22.6 ha proportion of the site. Plans include
up to 12 new sound stages, production offices, workshops and support
facilities.
The facilities could be made available for non-Disney ABC
productions.
Note: all information taken from http://www.studiosattheranch.com/ unless stated
Extracts of The Studios at the Ranch plans
Note: all information taken from http://www.studiosattheranch.com/ unless stated
Paramount Studios, Los Angeles
2
Paramount Studios is one of the world’s biggest producers of film and tv and is one of the world’s
oldest film studios. It is located in Los Angeles and is a leading film and high-end television studios
providing a full range of facilities and services for the production of major film and high-end
television and other media.
Established
1912
No. of stages
30 sound stages
Size of stages
(range)
Total stage
33,631 sqm
floorspace
Specialist
8 stages are equipped with water tanks, 12 stages are over 1,394 sqm
Production
and 16 are over 10.5m tall.
Facilities
Other production
The studio site contains a number of permanent city street sets replicating
facilities
New York, Chicago and city alley scenes and an external blue sky water
tank.
Other film production facilities are contained within the site including
production offices, post-production facilities and workshops.
Production
A tax credit of between 20-25% is available for qualifying films. It was
Incentives
introduced to counter the impact of incentives offered in other US states
and other countries. At present the programme is oversubscribed with a
waiting list for new productions.
Note: all information taken from http://www.paramountstudios.com/ unless stated
Other comments
1
Paramount Studios has developed a 25 year plan and proposals for
expansion of the studios and the development of new facilities.
The
purpose is to enable the studios to adopt and offer new technology to
customers and enable the studios to remain competitive in the global
market to counter increasing runaway production and lost revenue. They
include:
•
five new sound stages
•
production offices adjacent to soundstages
•
pew post-production facilities
•
improved circulation space within the site to accommodate the
movements of the larger vehicles associated with modern film and
high-end tv productions
As the site is land-locked and it is not possible to expand onto adjacent
land, the proposals will involve the demolition of some existing buildings
and reorganisation, including using multi-storey car parks to improve the
efficiency of the use of the space within the site.
At present, the amount of the floorspace proposed is not known, but it is
expected that the new stages will comprise large structures capable of
accommodating modern filming requirements.
CGI showing The Hollywood Project redevelopment proposals
1
Source http://www.paramounthollywoodproject.com/
Note: all information taken from http://www.paramountstudios.com/ unless stated
1
NBC Universal Studios, Los Angeles
Established
1912
No. of stages
30 sound stages
Size of stages
Stages range in size from 632 and 2,787 sqm
3
(range)
Total stage
33,817 sqm
floorspace
Specialist
Seven stages are equipped for audiences and 18 stages are equipped
Production
water tanks.
Facilities
Other production
Extensive backlot with around 30 permanent sets, on-site production
facilities
services, post-production facilities and the site accommodates a hub of
suppliers and production companies.
Production
A tax credit of between 20-25% is available for qualifying films. It was
Incentives
introduced to counter the impact of incentives offered in other US states
and other countries. At present the programme is oversubscribed with a
waiting list for new productions.
Other comments
1
NBC Universal Studios is a major film and high end tv studios in Los
Angeles. It has an established position as one of the leading film studios
in the world. NBC Universal also produces film and tv productions on site.
NBC Universal Studios has announced plans for a significant expansion of
its facilities. The plans are titled ‘the Evolution Plan’ and are intended to
strengthen the position of the studios and retain film and tv production
1
Information taken from http://nbcuniversalevolution.com/
Note: all information taken from http://universal.filmmakersdestination.com/ unless stated
jobs in the Los Angeles area.
It is proposed that the new floorspace will comprise a total of 134,709 sqm
of production, production support and studio offices in the follow
proportions:
•
28,614 net sqm production
•
60,138 net sqm of production support space, including postproduction facilities
•
459,987 net sqm of offices
•
New outdoor stages are also proposed
A parallel proposal to expand the Universal Studios entertainment
complex and tourist offer adjacent to the studios has also been
announced.
Extract of Evolution Plan proposals
Note: all information taken from http://universal.filmmakersdestination.com/ unless stated
Appendix 7 : South Bucks District Council Core Strategy
Development Opportunity sites
Mill Lane Opportunity Site, Taplow
Site Description
The Mill Lane Opportunity Site covers 23 hectares at Taplow, adjacent to the Thames and Jubilee
Rivers. It contains a former Paper Mill, paper recycling facility a former hotel, and several Victorian
buildings.
Site Constraints
The site is subject to a number of heritage constraints, being located within an important historic
landscape overlooked by a Scheduled Ancient Monument, adjacent to a Grade 1 listed bridge
(Maidenhead Bridge) and within the Taplow River Conversation Area. The entire western boundary
adjoins the Maidenhead Riverside Conservation Area. It also has significant archaeological potential.
There are also important biodiversity interests within and adjacent to the site, as it lies within a County
Biodiversity Opportunity Area, adjacent to a Site of Special Scientific Interest and Biological
Notification Site.
Large parts of the site are within Flood Zones 2, 3a and 3b and subject to the highest risk of flooding.
Site Designation & Policy Requirements
It is identified as a Major Developed Site (MDS) in the Green Belt through the adopted South Bucks
District Council Core Strategy (see map extract below). Core Policy 15 seeks its redevelopment to
secure a conservation-led regeneration of the site with a high quality mix of residential, commercial
and hotel development, watercourses and parkland.
The policy states that no greater impact on the Green Belt should result, and suggests that
development retains the largely open character of the site.
The policy requires that a Development Brief is produced by the landowners/developers prior to a
planning application being submitted. The Development Brief will be adopted as a Supplementary
Planning Document.
Plans have been announced for its redevelopment by a partnership between its three owners and the
Council, with public consultation having been undertaken and a Development Brief is expected to be
adopted in April 2013.
Extract of Core Strategy Diagram
Wilton Park Opportunity Site, Beaconsfield
Site Description
The Wilton Park Opportunity Site comprises a Ministry of Defence (MOD) School of Languages, MOD
housing and barracks, open space, sport and recreation facilities. The MOD has announced that it
plans to leave the site as it has become surplus to requirements and a partnership between the MOD,
South Bucks District Council and Inland Homes has been formed to take proposals forward.
Site Constraints
The Core Strategy notes that the site contains a Scheduled Ancient Monument and suggests that
there are concerns about the waste water infrastructure
It measures around 40 hectares and is identified as a Major Developed Site (MDS) in the Green Belt
through the adopted South Bucks District Council Core Strategy (see map extract below). Core
Policy 14 seeks to provide a framework for its future redevelopment, with an objective that any
redevelopment is comprehensive and delivers a high quality mix of residential and employment
development, community facilities and open space. The policy states that no greater impact on the
Green Belt should result, with the supporting text suggesting that a reduction in the impact of the
openness of the Green Belt should be sought.
The policy requires that a Development Brief is produced by the landowners/developers prior to a
planning application being submitted. The Development Brief will be adopted as a Supplementary
Planning Document. It is understood that work on a Development Brief has commenced.
South of Iver Opportunity Site, Iver
Site Description
The South of Iver Opportunity Site comprises three sites (Court Lane, Thorney Business Park and
Ridgeway Trading Estate) to the south of Iver village. They are all employment sites which, together
with two other employment sites, generate a significant number of HGV movements. Redevelopment
of the sites in order to achieve a reduction in HGV movements, and the associated impact on local
residents, is supported through Core Policy 16.
Court Lane is 6ha and is the only site within the Green Belt; it is identified as a Major Developed Site
in the Green Belt (see map extract below). It comprises industrial workshops, open storage, vehicle
breaking and long-stay airport parking.
It lies within the Colne Valley Park and a Biodiversity
Opportunity Area. The policy and supporting text state that it is wholly inappropriate for residential
development. Other uses that result in a significant reduction in HGV movements will be supported.
The policy requires that no greater impact on the Green Belt should result.
The policy requires that a Development Brief for the Court Lane site is produced by the
landowners/developers prior to a planning application being submitted. The Development Brief will be
adopted as a Supplementary Planning Document.
Incremental redevelopment of the Ridgeway Trading Estate is expected to take place, reflecting its
ongoing use as an employment location. The prospect of redevelopment of Thorney Business Park
appears to be less certain with the supporting text noting that if proposals came forward for
redevelopment in the long-term, a reduction in HGV movements would be sought.
Appendix 8 : Summary details of Longcross Studios, Elstree
Studios and Warner Bros. Leavesden Studios
Longcross Studios, Chobham
Established
2007
No. of
5 stages
stages
Size of
The stages range in size from 743 to 3,902 sqm, including one stage-based water
stages
tank
(range)
Total stage
7,061 sqm
floorspace
Specialist
None
Production
Facilities
Other
The site contains a backlot but no established production support services or
production
infrastructure.
facilities
Production
The UK government offers tax rebates for qualifying film productions and recently
Incentives
undertook consultation on the extension of these incentives to high-end tv,
animation and video games.
Other
Comments
It forms part of a former Ministry of Defence tank factory site and Defence
1
Evaluation and Research Agency (DERA) site and, following its subsequent
purchase by Crest Nicholson and Aviva, it has been used for a variety of
commercial and industrial uses, including its current use as film and tv studios.
1
Information from planning application documents submitted to Runnymede Borough Council
Note: all information taken from Location UK, BFI, May 2012 unless otherwise stated
Planning permission was granted in June 2011 (LPA ref. RU.05/0538) by
Runnymede Borough Council for redevelopment of the part of the site to the north
of the M3 as a 115,000 sqm business park. Further proposals have since been
submitted for a mixed use development for this part of the site providing a mixed
B1, data centre, A1-A5, D1 and D2 uses and up to 200 houses and associated
works with an application submitted (LPA ref. RU.12/1120) in October 2012.
The application states that an application for reserved matters approval for the first
phase of development (likely to be part of the housing and some of the
commercial development) will be submitted towards the end of 2012 (assumed to
mean the end of 2013).
An extract of the illustrative site layout is shown below.
An application was submitted by Crest Nicholson and Aviva for planning
permission (LPA ref. RU.12/0946) for a replacement main vehicular access to the
site which is consistent with that shown on the now submitted masterplan in
September 2012. The stated purpose of the development is to improve access for
the existing occupiers and provide a more prominent access for Longcross Film
Studios, but also to raise the profile of the site and demonstrate to the business
community that the Crest and Aviva are committed to its redevelopment.
The application documentation suggests that the site is being actively marketed to
commercial occupiers. A review of the Focus database confirms that pre-lets on
the business park are being sought (DTZ and Colliers are joint agents).
Note: all information taken from Location UK, BFI, May 2012 unless otherwise stated
Elstree Studios, Borehamwood
Established
1920s
No. of stages
6 sound stages and 1 silent stage
Size of stages
The stages range in size from 353 to 1,465 sqm, including 2 stages
(range)
equipped with tanks
Total stage
5,574 sqm
floorspace
Specialist
None
Production
Facilities
Other production
facilities
The site contains:

A backlot

Production offices


Workshops

A ‘production village’ comprising around 40 media related support
services from lighting to post production and special effects.
Production
The UK government offers tax rebates for qualifying film productions and
Incentives
recently undertook consultation on the extension of these incentives to
high-end tv, animation and video games.
Other Comments
The two largest stages are 15m in height, and are amongst the tallest in
the UK.
Note: information taken from http://www.elstreestudios.co.uk/ unless stated
The owner of the Studio (Hertsmere Borough Council) has announced
that it plans to expand the studios through the construction of new film and
television production facilities on the existing site, clearing 1.6 ha of land
to accommodate development. The cost of the expansion is likely to be
around £4.5m although no further details of the quantum or range of
facilities proposed are currently available.
1
1
Taken from: http://www.thestage.co.uk/news/business/2012/11/expansion-of-elstree-studios-boosted-by2m-loan/
Note: information taken from http://www.elstreestudios.co.uk/ unless stated
Warner Brothers Studios Leavesden, Leavesden
Established
2007
No. of
11 stages
stages
Size of
The stages range in size from 1,022 to 3,345 sqm, including one equipped with a
stages
water tank
(range)
Total stage
23,421 sqm (excludes additional stage space added as part of the Harry Potter
floorspace
attraction but not currently used for this purpose)
Specialist
None
Production
Facilities
Other
production
The site contains:

Backlots

Production offices

Workshops
facilities
Lighting, scaffolding and production equipment can be hired on the site.
Production
The UK government offers tax rebates for qualifying film productions and recently
Incentives
undertook consultation on the extension of these incentives to high-end tv,
animation and video games.
Note: all information taken from http://wbsl.com/home unless stated
Other
Comments
Planning permission was granted in June 2010 (LPA ref. 10/0080/FUL) by Three
1
Rivers District Council for new and refurbished accommodation at Leavesden
Studios and to secure permanent planning permission following the granting of a
number of temporary planning permissions for the use of the site for film
production and other associated activities. The proposals were to enable Warner
Bros. to purchase the site following expiry of its lease at the end of 2010 and to
make Leavesden its permanent UK home, complementing its facilities in
California. The planning application stated that the studios will continue to be
made available to third party production companies following purchase by Warner
Brothers and the implementation of the permission.
In addition, the permission sought to:

Bring the existing studios up to modern standards to continue to attract
high profile large-scale film productions.

Enable the delivery of two new stages (13,006 sqm) and ancillary facilities
primarily for a Harry Potter attraction which would be open to the public
and which would display the sets and artefacts associated with the film.
These new stages do not provide any additional film or television production
capacity currently and for the foreseeable future.
The planning permission has been partially implemented, with the facilities
associated with the Harry Potter attraction being built and opened to the public.
This comprises Studios J & K, a ‘boneyard’ (external display area), and associated
car parking, access and circulation space.
1
Information from planning application documents submitted to Three Rivers District Council
Aerial photograph of the Warner Brothers Studio Leavesden
Extract of approved layout from the 2010 permission
BELFAST
BIRMINGHAM
BRISTOL
CARDIFF
EDINBURGH
GLASGOW
LEEDS
LONDON
MANCHESTER
SOUTHAMPTON
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