Jobs & economy

The human version (we wrote this, not the council)This policy promotes the vitality of town centres and their Primary Shopping Areas, the defined retail cores shown on the Policies Map. Within these areas, employment land cannot change to non-employment uses unless shown to be unviable, ground floor retail units are restricted to commercial uses, and housing is only permitted on upper floors. New town centre uses must suit the centre's scale and character. Edge-of-centre and then out-of-centre sites are only considered when no suitable central site exists, with impact evidence required for proposals over 280 square metres.

The human version (we wrote this, not the council)This section explains how the town centre policy will be applied. In the main urban centres, at least 50% of units in Primary Shopping Areas should remain in retail use. It sets out the hierarchy of centres, with Leamington Spa and Stratford the most significant, Warwick and Kenilworth serving more local needs, and smaller rural towns such as Alcester and Southam acting as Local Centres. Evidence shows a need for 7.1 hectares of office land, about 57,900 square metres, up to 2050, to be met mainly through conversions rather than new site allocations.

The human version (we wrote this, not the council)This policy protects the predominantly residential areas within the town centres of Leamington Spa, Stratford-upon-Avon and Warwick, as defined on the Policies Map. Within these areas, a change of use from residential to non-residential will only be permitted where the proposed use maintains the residential character of the area. It sits alongside the wider town centre policies that encourage people to live in and around town centres.

The human version (we wrote this, not the council)This section introduces the policies on employment and road freight. It notes that employment sites can harm the road network when transport is not considered from the earliest stage, and that growing demand for large-scale storage and logistics sites has brought a matching increase in road freight traffic. The policies support strategic objectives on jobs and economic growth, net zero carbon and connecting people to places.

The human version (we wrote this, not the council)This policy requires new employment development to improve sustainable transport access to the site, allowing access for all users including pedestrians and cyclists where possible. It asks developments to reduce the carbon impact of freight and work-related vehicle movements. Using electric vehicles for freight, including last-mile deliveries, and building the infrastructure to support them will be supported.

The human version (we wrote this, not the council)This section introduces the plan's approach to employment and road freight. It notes that employment sites can harm the road network if transport is not considered early, and that rising demand for large storage and logistics sites has increased lorry traffic. Policy EC.7 asks new employment development to improve sustainable transport access, cut freight carbon and support electric freight vehicles. Schemes that significantly increase freight movements must provide lorry parking, large developments need Travel Plans and transport assessments, and freight vehicles should avoid residential areas wherever possible.

The human version (we wrote this, not the council)This allocation describes Aston Clinton North, a mixed development of an assumed 1,660 homes and 33,000 square metres of industrial and warehouse space on around 52 hectares of farmland. It includes a primary school and a local centre with a community hall, healthcare provision and about 1,000 square metres of shops. Access would connect to the A41 and local roads. Detailed flood modelling of the Wendover Brook is required, and permission depends on mitigation for the Chilterns Beechwoods protected area being in place.

The human version (we wrote this, not the council)This section describes the plan's employment land allocations. The Buckinghamshire Employment Land Review identifies a need for approximately 219 hectares of employment land to 2045, and the allocations, together with existing commitments and safeguarded areas, provide approximately 271 hectares, exceeding that requirement. The sites support offices, research, industry, storage and distribution, and key local sectors such as advanced manufacturing, life sciences, film and television, and space technologies. Allocations are grouped into tiers reflecting their strategic importance.

The human version (we wrote this, not the council)This allocation supports employment development in the High Wycombe Central Business Centre, at the heart of the town centre near the railway station. It seeks approximately 0.4 hectares of high-quality business floorspace, including offices and research and development, with around 1 hectare of new business space identified as a wider regeneration opportunity. Small-scale community and town centre uses are also supported where they add jobs and footfall without reducing the employment space delivered.

The human version (we wrote this, not the council)This allocation creates a new Key Employment Area as a northern expansion of the Princes Estate, an established business area in Princes Risborough. It provides approximately 4 hectares of land for offices, industrial and storage uses, and housing is ruled out because it would undermine the employment role. Designs must limit visual impact on the Chilterns National Landscape, the Ridgeway National Trail and the Horsenden Conservation Area. Financial contributions are required towards walking and cycling links between Princes Risborough, Longwick and Chinnor.

The human version (we wrote this, not the council)This allocation designates approximately twelve hectares of land north of Lower Icknield Way, Princes Risborough, as a new Key Employment Area, of which 9.6 hectares is expected to be developed for business, industrial and storage uses. The site is visible from the Chilterns National Landscape and the Ridgeway National Trail, so high-quality design and structural landscaping are required, including new hedgerow planting. Access would come from Lower Icknield Way, with contributions towards the Princes Risborough to Chinnor walking and cycling route.

The human version (we wrote this, not the council)This allocation provides 4.5 hectares of employment land behind Weston Road, Aston Clinton, of which 3.6 hectares is expected to be developed. It supports the expansion of Halton Brook Business Park, an established base for medical instrument manufacturing, reinforcing the area as a hub for medical technology. Development must be coordinated with the neighbouring allocated site, keep and improve the hedgerow and trees on the western boundary, and be designed to sit comfortably alongside the homes on Weston Road.

The human version (we wrote this, not the council)This allocation covers the Bucks Goat Centre and Layby Farm near Stoke Mandeville for approximately one hectare of employment land for offices, light industry and research. The Bucks Goat Centre visitor attraction can continue, be reconfigured or relocated, and existing educational uses retained or re-provided. A site-wide masterplan is required, and buildings must respect neighbouring bungalows in scale and use local materials such as timber cladding and red brick. A financial contribution to the Southeast Aylesbury Link Road is also required.

The human version (we wrote this, not the council)This allocation provides 2.6 hectares of employment land behind Stokenchurch Business Park, near Junction 5 of the M40, for light industrial, general industrial and storage uses. The site lies within the Chilterns National Landscape, so proposals must take a landscape-led approach backed by a Landscape and Visual Impact Assessment. Development must connect properly to the existing business park so it works as one employment area. Its proximity to the Aston Rowant protected area, about five hundred metres away, means further habitat assessment is required.

The human version (we wrote this, not the council)This allocation sets out a 29 hectare mixed employment-led development off Drakes Drive, Long Crendon, next to the existing industrial park. Around 7.7 hectares would be business, industrial and storage space, alongside leisure uses that complement rather than compete with local facilities. Buildings must be directed to the lowest flood risk areas, with none allowed in the highest risk zone. The scheme must improve buses and provide safe walking and cycling links to Long Crendon, Thame, Haddenham and Aylesbury, guided by a site-wide masterplan.

The human version (we wrote this, not the council)This allocation supports the continued growth of Pinewood Studios at Iver Heath as a Strategic Employment Area and a hub of national and international importance for film, television and the creative industries. The main use will be creative industries production, along with supporting facilities, research, training and related digital uses such as data centres. Other uses will only be allowed if it is robustly shown there is no reasonable prospect of keeping the site for creative industry uses. Development must also improve sustainable transport links and protect wildlife at the neighbouring Black Park Country Park.

The human version (we wrote this, not the council)This allocation sets aside land at the former Finmere Aerodrome near Tingewick as a new Key Employment Area, delivering approximately 27 hectares of employment land for industrial, storage and distribution uses. Development should be masterplanned, led by landscape design, and focus on the previously developed (brownfield) parts of the former RAF airfield. Requirements include safe access from the A421, a bus turning circle, protection of the Tingewick Conservation Area and nearby Ancient Woodland, and archaeological investigation. Around 16 hectares of new employment development are expected after supporting infrastructure.

The human version (we wrote this, not the council)This allocation provides approximately 2.3 hectares of flexible employment land at Rectory Farm, New Road, Weston Turville, for office, research, industrial and storage uses. The site forms part of the wider Hampden Fields strategic allocation, and development must fit with the agreed Hampden Fields masterplan and phasing. Proposals need safe vehicle access from New Road, walking and cycling links to nearby employment areas and homes, and landscape buffers to protect neighbouring residents and the countryside. Around 1.9 hectares of new employment development are expected after supporting infrastructure.

The human version (we wrote this, not the council)This allocation supports Marlow Film Studios at Little Marlow as a film, high-end television and media production complex within the West of London Screen Cluster. The site already has planning permission following an appeal decided by the Secretary of State. Development must include improvements to the Westhorpe interchange, a new pedestrian and cycle bridge across the A404, and links to Marlow station and Bourne End. As the site sits in the Metropolitan Green Belt, proposals must protect openness, heritage assets including the Little Marlow Conservation Area, and the setting of the Chilterns National Landscape.

The human version (we wrote this, not the council)This allocation designates Westcott Enterprise Zone and Venture Park, a 268 hectare Strategic Employment Area expected to deliver approximately 65 hectares of employment land for research, industrial and distribution uses. Westcott is a nationally important centre for space, robotics, drones and advanced engineering, home to around ninety businesses. The policy takes a flexible approach, allowing supporting facilities and limited, time-restricted worker accommodation where needed for the site to function, but housing must stay subordinate to the employment role. Proposals must also improve sustainable travel links to Aylesbury, Bicester and the wider area.

The human version (we wrote this, not the council)This allocation supports Silverstone Circuit and Silverstone Park at Dadford as an internationally significant motorsport destination and a centre for high-performance engineering, business, education and leisure. It backs track and event improvements, new and upgraded employment space, training facilities linked to the Silverstone University Technical College, and accommodation for students, apprentices and employees connected to the site. Proposals must protect neighbouring communities from noise and traffic, improve sustainable transport, and conserve the rural landscape and heritage assets including Luffield Priory. The site straddles the boundary with West Northamptonshire, so cross-boundary working will be important.

The human version (we wrote this, not the council)This section introduces the economy policies, which support delivery of the Local Plan's gross target of 219 hectares of new employment land, based on the Lichfields Employment and Retail Study 2025. Delivery will come through existing commitments, new allocations, intensification of existing sites and protecting employment land from loss. Employment uses cover offices, research and development, industry and storage under Use Classes E(g), B2 and B8. The policies support the Buckinghamshire Economic Growth Plan 2025 and note that permitted development rights converting offices to homes may reduce employment floorspace.

The human version (we wrote this, not the council)This policy protects Buckinghamshire's strategic and key employment sites, listed in Appendix L, which include the three Enterprise Zones and Pinewood Studios. Regeneration, improvement and intensification for employment use will be supported where proposals link strongly to the Buckinghamshire Economic Growth Plan and its key sectors: life sciences, space, robotics and drones, advanced manufacturing and creative industries. The sites are protected for employment use and their loss to non-employment uses will be resisted. Complementary uses such as shared training facilities and staff amenities are also supported.

The human version (we wrote this, not the council)This policy covers employment sites above 1,000 square metres or 0.25 hectares that are not listed as strategic or key sites. Intensification and regeneration for employment uses will be supported. A change to non-employment uses may only be permitted where the site has been robustly marketed for employment use for a continuous period of 18 months with no viable interest, at an appropriate price, before the application is submitted. Any affected businesses should be able to relocate, ideally within Buckinghamshire, and the change must not harm the employment use of the rest of the site.

The human version (we wrote this, not the council)This policy safeguards small employment sites, defined as up to 1,000 square metres or 0.25 hectares, which support small businesses, start-ups and local services in market towns and on settlement edges. Losing such a site to non-employment uses, including housing, will only be supported where it is clearly shown that employment use is no longer appropriate or achievable, reasonable efforts have been made to keep employment on the site, and the loss would not unacceptably reduce the supply and choice of small business premises. Once lost, these sites are rarely replaced.

The human version (we wrote this, not the council)This policy requires major developments of 100 or more homes, or 1,000 square metres or more of employment floorspace, to deliver measurable local employment, skills and training outcomes. Applicants must agree a Local Employment and Skills Plan with the Council, secured through a Section 106 legal agreement, covering construction jobs, apprenticeships, links with schools, colleges and universities, and opportunities for local businesses and supply chains. The policy supports the Buckinghamshire Skills and Employment Strategy 2024-2029; in 2021, 26,930 residents aged 18 to 64 had no qualifications.

The human version (we wrote this, not the council)This policy sets the requirements for data centre proposals. Applicants must show that enough electrical grid capacity can be secured, that electricity, digital connectivity and water needs can be met, and that noise, air quality and visual impacts are properly mitigated. Back-up generators should not use diesel, and sustainable heating and cooling should be used where feasible. In sensitive locations such as the Green Belt, applicants must show the development cannot go in a less sensitive place, and all proposals must evidence the need for the facility and its local economic benefits.

The human version (we wrote this, not the council)This policy supports rural diversification through the re-use and adaptation of existing rural buildings for employment uses, with new buildings only where re-use is not possible. Buildings must be of permanent and substantial construction, shown to be redundant or disused, and structurally suitable for conversion without major reconstruction. In the Chilterns National Landscape, extra conditions apply: the building must not have been erected within the last 10 years, and the new use must support the local rural community, economy or services.

The human version (we wrote this, not the council)This policy supports new or expanded tourism and visitor facilities within or next to existing settlements. Elsewhere, proposals must support the sustainable growth of existing facilities, involve converting or replacing existing buildings or support rural diversification, and be in an appropriate location that minimises environmental impacts. Seasonal structures such as marquees must be temporary and not harm the landscape. Existing tourism facilities cannot be lost unless replaced, shown to be no longer needed, or shown to be unviable after active marketing for 12 months. Buckinghamshire's tourism sector supports 2,125 businesses employing more than 21,000 people.

The human version (we wrote this, not the council)This section covers proposal GAY.1, a 588-hectare employment allocation at Gaydon next to the Jaguar Land Rover and Aston Martin Lagonda sites. It provides about 157 hectares of strategic employment land and 81 hectares of non-strategic land, focused on automotive manufacturing. At least 50% of floorspace on the main site must be industrial or research uses, with warehousing capped at 50%. It includes 51 hectares for JLR expansion, 7.5 hectares for AML, 73.5 hectares of testing tracks, and a travelling showpersons yard of at least 8 plots.