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
10. The planning balance 167
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
TA Ref: PINM2000 Office Address: 1 New York Street Manchester M1 4HD Telephone 0161 233 7676 Date of Issue: February 2013
Pinewood Studios Development Framework 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 Development Framework 1 Planning Statement February 2013
1.2 The proposed expansion will deliver substantial economic benefits:
• the foundation for growth of the UK film, television and screen based media industry;
• 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.
1.3 This is the case for the expansion of Pinewood Studios to be considered in the determination of the planning applications.
Pinewood Studios Development Framework 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 Development Framework 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 Environmental Statement Volume 2 (Appendices) Arup (Part 2)
10c Environmental Statement Volume 2 (Appendices) Arup (Part 3)
11 Environmental Statement Volume 3 Non-Technical Arup Summary
12 Transport Assessment Vectos
Pinewood Studios Development Framework 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 Tree Removal Plan, Sheet 2
P-A-002-3 Tree Removal Plan, Sheet 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 Development Framework 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) Environmental Statement Volume 2 (Appendices) Arup (Part 1)1
E (ii) Environmental Statement Volume 2 (Appendices) Arup (Part 2)
E (iii) Environmental Statement Volume 3 (Appendices) 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
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
1 The Environmental Statement and Appendices is a single set of documents covering both planning applications
Pinewood Studios Development Framework 6 Planning Statement February 2013
FPR-TR-001 Tree Removal Plan
FPR-LP-001 Planting Plan (Landscape)
FPR-SP-001 Seeding Plan
2.9 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 Development Framework 7 Planning Statement February 2013
3. 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 PSDF development. It provides an overview of Pinewood Studios2 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 Development Framework 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 Development Framework 9 Planning Statement February 2013
3.5 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 chapter3, 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 Development Framework 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 construction of Pinewood Studios, which was opened on 30th 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 Development Framework 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. Pre eminent 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 Development Framework 12 Planning Statement February 2013
3.20 Until the end of the 20th 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 Development Framework 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 Development Framework 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 “limited budget” film in the UK is defined as one of costing less than £20 million6.
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 Development Framework 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 exceeds available capacity8.
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 Development Framework 16 Planning Statement February 2013
4. 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 The application site is approximately 83ha in area9 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 Development Framework 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 Development Framework 18 Planning Statement February 2013
4.5 The audit of the existing West Area site10 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 Development Framework 19 Planning Statement February 2013
4.6 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 111,74312
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 Development Framework 20 Planning Statement February 2013
4.12 Part of the East Area site14 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 Development Framework 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 Development Framework 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 Decision, date Scheme description reference and status
Replacement building comprising Granted workshops and office space 12/01690/FUL 04.01.2013 (for occupation by Camelot as producer Under construction of the National Lottery TV show)
Reserved matters application for new stage for uses associated with the Approved 12/01584/REM 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, Dismissed appeal 09/00706/OUT landscaping and re-profiling of a 19.01.2012 former landfill area, formal and informal
recreation provision, local retail and community facilities, an energy centre, car parking and ancillary facilities (the ‘Project Pinewood’ development)
Highway improvements to the Five Allowed appeal 09/00707/FUL Points Roundabout, Iver Heath 19.01.2012
Highway improvements to the Denham Allowed appeal 09/00708/FUL Road and Sevenhills Road junction 19.01.2012
Pinewood Studios Development Framework 23 Planning Statement February 2013
Demolition of existing buildings and construction of building incorporating a Granted 11/00613/FUL new stage (the Richard Attenborough 30.06.2011 Stage) comprising 3,070sqm (providing Implemented 943sqm of net additional floorspace)
Reserved matters application (design, external appearance and landscaping) Approved 07/02395/REM 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 Issued of land for the construction of film and 07/01545/EUC 02.10.2007 television sets, outdoor filming and Active ancillary uses associated with the film studios (the North Lot)
Erection of a replacement gatehouse Granted at the main Pinewood Road 07/01345/FUL 05.09.2007 entrance, including estate roads and Implemented ancillary works
Erection of a new building for film Granted processing uses connected with media, 22.06.2007 including film and television production 07/00454/FUL Not implemented and associated services and industries, (due to change of plus internal estate roads, underground occupier need) storage tanks and ancillary works
Granted Erection of a three storey extension to 06/01735/FUL 16.01.2007 the south elevation of the 007 Stage Not implemented
Granted Construction of the replacement 007 06/01223/FUL 18.09.2006 Stage building Implemented
Pinewood Studios Development Framework 24 Planning Statement February 2013
Outline application for the partial demolition and redevelopment of studios to provide additional film and television accommodation, including studios / stages, workshops, offices, Granted 04/00660/OUT 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)
Granted Construction of additional workshop 06/00345/FUL 07.04.2006 building Implemented
Application for a Certificate of Lawfulness to authorise the existing Issued use of land for car and lorry parking, 04/01123/EUC 24.02.2005 container storage, production support Active facilities, film set construction and filming (part of the North Lot)
Demolition of existing buildings, erection Granted of four sound stages, workshops, TV 18.09.2001 01/00685/OUT and satellite communication centre, film Superseded by production and post-production suites 04/00660/OUT
Granted 27.06.2001 01/00471/FUL Erection of a three storey office building Superseded by 04/00660/OUT
Granted Construction of the new millennium 17.01.2001 00/01065/FUL building Superseded by 04/00660/OUT
Pinewood Studios Development Framework 25 Planning Statement February 2013
Construction of car park, earth bund Granted to Pinewood Road frontage and 99/00840/FUL 22.09.1999 erection of two water storage tanks Implemented and pumphouse
Granted Erection of the R and S Stages and the 98/00273/FUL 01.07.1998 Stanley Kubrick office building Implemented
Granted Erection of workshop adjacent to the 98/00096/FUL 20.04.1998 007 Stage Implemented
Outline application for the erection of
two sound stages (subsequent R and S Stages) and ancillary space; offices Granted 97/0108/OUT 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 Masterplan15 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 Development Framework 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).16
5.5 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 Studios17 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 a new stage (the Richard Attenborough Stage) comprising 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 Development Framework 27 Planning Statement February 2013
5.8 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 Development Framework 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 permission21 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 see IR 13.5.10 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 21 see IR 13.10.5 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 22 see IR 13.8.13 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 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 Development Framework 29 Planning Statement February 2013
6. 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 Document25 for which outline planning permission with all matters reserved for subsequent determination, except means of vehicular access26, 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 Development Framework 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 Development Framework 31 Planning Statement February 2013
6.5 These are presented in the application parameters27 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 filming. A sound stage incorporates acoustic attenuation Stages 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 Development Framework 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 Development Framework 33 Planning Statement February 2013
6.10 The location and detail of these can be found in the Design and Access Statement30 and the Pinewood Studios Development Framework - Principles and Parameters.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.
Proposed Proposed Net Accommodation Floorspace Demolitions Increase (GEA) m2 (GEA) m2 (GEA) m2
Stages 29,650 160 29,490 Workshops 32,593 2,472 30,121 Office Accommodation 34,455 2,491 31,964 Other32 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
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 GEA of 16,847sqm33 .
30 Doc no.8 : Design and Access Statement, Arup 31 Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup 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 Development Framework 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:
Proposed Proposed Floorspace Floorspace Total Accommodation (West Area) (East Area) (GEA) m2 (GEA) m2 (GEA) m2
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-00634 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 Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup
Pinewood Studios Development Framework 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 four- arm 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-00537 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 Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup 36 Doc no.17 : Pinewood Road and Sevenhills Road proposed access plans, Vectos 37 Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup
Pinewood Studios Development Framework 36 Planning Statement February 2013
for enjoyment by the local community. The Landscape and Access : Proposals for Management38 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 plan40 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 Associates 39 Doc no.12 : Transport Assessment (including Framework Travel Plan), Vectos 40 Doc no.16 : Pinewood Studios Development Framework - Principles and Parameters, Arup
Pinewood Studios Development Framework 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 Development Framework 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 Statement42 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 Development Framework 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 five- year 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 Accommodation Total 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 2,332
Other Infrastructure Car parking 43 589 683 - 251 1,021 Backlot area Landscaping Site drainage Site remediation (East only)
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.45
43 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 Development Framework 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-2846 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; • Repositioned lighting columns where necessary; and • Associated drainage, road markings and fencing works.
46 Doc C : Existing site plans and proposed junction improvements, Vectos
Pinewood Studios Development Framework 41 Planning Statement February 2013
6.54 They are shown in plan reference 110125-B-26 and their effects are assessed within the Transport Assessment47 and the Environmental Statement48 .
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 pre- application 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 Doc no. 9 : Environmental Statement, Arup 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 Development Framework 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
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• 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:
• Community facilities and services • Transport connections • Green and public space
2. The priorities for Pinewood Studios were seen as:
• Jobs • Skills and training • Landscape character
3. 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.
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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. The workshops were structured around key topics:
• Transport and access • Landscape strategy and management • Visual character
3. 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
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• 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 Strategy51 that provides embedded landscape and ecological habitat to achieve no net loss in the bio-diversity value of the site;
• a Sustainable Transport Strategy52 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
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• the Landscape and Access : Proposals for Management53 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 • Buckinghamshire County Council • Natural England • Highways Agency • Environment Agency
6.66 The responses are contained within the South Bucks District Council Scoping Opinion54 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:
• Buckinghamshire Thames Valley Local Enterprise Partnership • Buckinghamshire Business First • Amersham & Wycombe College
53 Doc no. 15 : Landscape and Access : Proposals for Management, Stephenson Harwood and Turley Associates 54 See Doc no. 10a : Environmental Statement – Volume 2
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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.
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7. 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:
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• 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. (paragraph 21, 4th bullet point)
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7.7 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 pro active 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)
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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
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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 sub region. 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.”
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7.23 Policy WCBV5 applies to the Colne Valley Park55 and reflects its aims of:
1) 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 Development Framework 54 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
Pinewood Studios Development Framework 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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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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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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• 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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• 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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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 Review58 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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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 Review59 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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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 ‘Global Competitiveness Index’60, 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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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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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 23rd 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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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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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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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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“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 Commercial Broadcasters Association62, 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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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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8. 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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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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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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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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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 see IR 13.2.7 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 65 see IR 13.2.7 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012
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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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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 Management66 accompanying the PSDF planning application.
8.34 The proposed access arrangements and footpath routes are illustrated on Plan 005 within the Pinewood Studios Development Framework - Principles and Parameters67 and in the Design and Access Statement.68
8.35 Although the Inspector determining the ‘Project Pinewood’ proposals did not consider this a strong argument69, 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 Associates 67 Doc no. 16 : Pinewood Studios Development Framework - Principles and Parameters, Arup 68 Doc no. 8 : Design and Access Statement, Arup 69 see IR 13.2.11 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012
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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 Statement72 and Ecology Strategy73, 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 Doc no. 9 : Environmental Statement, Arup 73 Doc no. 14 : Ecology Strategy, Arup 74 Refer to Doc no. 8 : Design and Access Statement - Section 2
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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, high- end 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.
Pinewood Studios Development Framework 84 Planning Statement February 2013
VSC 3) 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 Chelmsford BC v SoS and Another [2003] EWCH Admin 2978 76 R (Basildon BC) v SoS and Temple [2004] EWHC 2549
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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 long- term 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 21st century.”
Pinewood Studios Development Framework 86 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 PwC78 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 -T he 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
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2) Base case : 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 Assessment80 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
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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 cluster83 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 See Section 5 of Doc no. 3 : Pinewood - The Case For Expansion, Turley Associates, for utilisation data 83 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.
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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 co location (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 see IR 13.8.27 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012
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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 technology- driven, creative companies do cluster and the Soho media and post production 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 see Doc no.3 : Pinewood – The Case For Expansion, Turley Associates (Section 5)
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6) 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 Review88 and Pinewood – The Case For Expansion89, 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
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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.
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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 Assessment91 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
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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, bio science, 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 Holdings92 (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 laboratory93 (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
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• Upper Colne Valley strategic railfreight interchange94 (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 Development Framework 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 Studios - Behind The Scenes’96, 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 world- class skills, services and embedded infrastructure97, 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 Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates 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
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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 site- based 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 therefore contained to the West London cluster as shown at Figure 8.3 below98 .
8.89 The full composition and functional hierarchy of the cluster is provided in Appendix B of the Market Review99 accompanying the application and Pinewood -T he Case for Expansion document.100
98 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 Development Framework 98 Planning Statement February 2013
Figure 8.3 : West London film and TV industry cluster101
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 less- central 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 Doc no.3 : Pinewood - The Case For Expansion, Turley Associates 101 See Doc no.3 : Pinewood – The Case For Expansion, Turley Associates for the key to Figure 8.3
Pinewood Studios Development Framework 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
Location must be located within the West London film and TV studio 1. 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 benefit of the contribution the PSDF proposals at Pinewood production Studios can make. It has been assessed in terms of the capability 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 high- end TV production stages, workshops, offices, backlot, car parking and associated facilities.
Pinewood Studios Development Framework 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 co
located infrastructure that is capable of fully-servicing major 3. Existence production requirements. This includes production space, of on-site specialist skills, services and equipment, post-production production technology, utilities, IT and communication infrastructure. infrastructure The production value of the breadth and depth of the (production ‘critical-mass’ of agglomerated skills and resources hub) 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
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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
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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 long- term 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 see Doc no.3 : Pinewood – The Case For Expansion, Turley Associates (Section 4)
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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;
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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.
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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.
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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
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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 UK- based 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 on- site 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.
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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 Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates
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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.
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• 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 on- site 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.
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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.
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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).
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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 on- site skills, services and infrastructure required by major film production, notwith standing the lack of available site area and/or extension land. Of the three non- Pinewood 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 alre ady 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
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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 2011105, 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 time106, 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 change107 , 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 motion- capture 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 sets108 . 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
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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 Holdings110 (1997) : significant weight was placed on the merit of a single site where all of the company’s activity could be co located 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 Halo111 (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
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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 Ltd112 (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 Development Framework 118
Development Framework Pinewood Studios Planning Statement Planning Statement Table 8.1 : Pinewood Studios development framework - assessment of alternatives Planning Statement
Location Scale of Existence
within the Discounted Alternative scenario production of production Deliverability Commentary West London Y / N ? capability infrastructure studio cluster
The site has already reached its Accommodating all the practical developed capacity such requirement within the 1. Yes No Yes No that further intensification is not Yes
existing Pinewood 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
February 2013 Combined and intensified capacity such that further February 2013 2. use of studios within the Yes No Yes No intensification is not feasible and Yes February 2013 Pinewood Group would adversely impact the future operation of the studios. In addition
119 there is no available land to extend
Shepperton and Teddington Studios.
Development Framework Pinewood Studios Planning Statement A remote facility would lack the Yes Locating growth at a necessary access to an on-site hub 3. new satellite site away Potentially Potentially No No of production skills, services and from Pinewood Studios infrastructure, assuming a suitable
site could be found and is available
The site lacks the necessary access Locating growth at to an on-site hub of production skills, a. No No No No Yes Wilton Park, Beaconsfield services and infrastructure, is of limited size and is not available
The site lacks the necessary access Locating growth at to an on-site hub of production skills, b. No No No Potentially Yes Mill Lane, Taplow services and infrastructure and is of limited size.
The site lacks the necessary access Locating growth at to an on-site hub of production skills, c. Yes No No No Yes Court Lane, Iver services and infrastructure, is of limited size and is not available
This option is wholly unrealistic, not
Wholesale relocation of February 2013 least in terms of the prohibitive 4. Pinewood Studios to a Unlikely Potentially No No Yes development cost, commercial risk new site
1 and unlikely land availability 20
Planning Statement Development Framework 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.
The studios are not of the scale and b) Black Island Studios Yes No No No type required for major film Yes production and cannot be extended.
The studios are not of the scale and c) Ealing Studios Yes No Yes but limited No type required for major film Yes production and cannot be extended.
The studios are not of the scale and d) Black Hangar No No No No type required for major film Yes Studios February 2013 production and cannot be extended.
121 121 The studios are not of the scale and
e) Twickenham Studios Yes No No No type required for major film Yes production and cannot be extended.
Planning Statement Development Framework Pinewood Studios The studios are not of the scale and f) Wimbledon Studios Yes No Yes but limited No type required for major film Yes production and cannot be extended.
The studios are not of the scale and Yes
type required for major film
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 production and are not of the scale Yes No No No Yes (Wembley) and type required for major film production and cannot be extended.
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
facility pending the redevelopment of February 2013
the site for which outline planning Not in the j) Longcross Studios Yes Yes No permission was granted in June Yes
1 long term
22 2011 and planning permission for a
revised development is pending. The site is unavailable on this basis.
Planning Statement Development Framework Pinewood Studios The studios occupy a constrained 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 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 Yes: subject to demonstrate very special
l) Warner Bros. demonstrating circumstances to extend the site. In Yes Yes Potentially Yes Studios, Leavesden very special any case, any growth at Leavesden circumstances would not substitute for the PSDF proposals, but would only be a further contribution towards meeting the overall need.
February 2013 1 23
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 Development Framework 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
Pinewood Studios existing operation £52 million
Total after expansion £94 million
Gross additional impact of PSDF £42 million
Net additional impact of PSDF £36 million
Source : Business Case and Economic Impact Assessment, Amion Consulting (Doc no.5)
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
Pinewood Studios existing operation £47 million
Total after expansion £89 million
Gross additional impact of PSDF £42 million
Net additional impact of PSDF £37 million
Source : Business Case and Economic Impact Assessment, Amion Consulting (Doc no.5)
Pinewood Studios Development Framework 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 scheme114 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 115 (gross). 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 Doc no.5 : Business Case and Economic Impact Assessment, Amion Consulting
Pinewood Studios Development Framework 126 Planning Statement February 2013
Table 8.2 : Summary of Gross and Net Operational Employment Benefit (at UK level)
Total PSDF Employment Existing Employment Impact116
Employment after Gross Net Expansion
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
Source : Business Case and Economic Impact Assessment, Amion Consulting (Doc no.5)
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 Development Framework 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 jobs117 , 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 export118 , the economic growth and job creation advantages of that proposal were found to be over-stated and not nationally significant119. 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 -T he Case For Expansion120, 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 see IR 13.8.40 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 119 see IR 13.8.46 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 120 Doc no. 3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios Development Framework 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 Doc no.5 : Business Case and Economic Impact Assessment, Amion Consulting
Pinewood Studios Development Framework 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 film123 (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 Development Framework 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 its film (and pending high-end television as of 1st 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 Development Framework 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 box- office benefit of £69 million per annum124, 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 Source: The Economic Impact of the UK Film Industry, Oxford Economics, September 2012
Pinewood Studios Development Framework 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 Source: The Economic Impact of the UK Film Industry, Oxford Economics, September 2012
Pinewood Studios Development Framework 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 Development Framework 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 application126 .
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 Doc no.5 : Business Case and Economic Impact Assessment, Amion Consulting
Pinewood Studios Development Framework 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 see IR 13.10.5 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 128 see IR 13.8.13 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 129 for full details see Section 4 of Doc no.3 : Pinewood – The Case For Expansion, Turley Associates
Pinewood Studios Development Framework 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 Development Framework 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 Development Framework 138 Planning Statement February 2013
9. 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.130
9.2 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 assessment132 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 ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 131 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 Development Framework 139 Planning Statement February 2013
9.5 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. 60 110 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 Development Framework 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 aims133 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
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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 development134 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 well- designed 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
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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 Statement136 and associated Ecology Strategy137 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 see IR 13.3.1 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 136 Doc no.9 : Environmental Statement, Arup - Chapter 8 137 Doc no.14 : Ecology Strategy, Arup
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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 Methodology138 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 Statement139 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 BS5837:2012140), and a
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
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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.
9.31 The Environmental Statement141 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 Matrix142 . 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 Doc no.9 : Environmental Statement, Arup - Chapter 7 142 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
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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 Statement143 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 Doc no.9 : Environmental Statement, Arup - Chapter 17
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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 assessment144 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 Doc no.9 : Environmental Statement, Arup - Chapter 16
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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 PPS10145 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 Strategy146 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 practice147 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)
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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 assessment148 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 Doc no.9 : Environmental Statement, Arup - Chapter 10 149 Doc no.9 : Environmental Statement, Arup - refer to Figure 10.1 for plan of Field Nos.
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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 listed150 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 assets151 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.
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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 Strategy152 . 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
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extraction in consultation with the Minerals Planning Authority and that the need for the proposed development outweighs the economic value of the resource.
9.66 The Environmental Statement153 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 would be built upon, however this equates to approximately 80,000m3 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 Statement154 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 Doc no.9 : Environmental Statement, Arup - Chapter 9 154 Doc no.13 : Energy Statement, Arup
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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 map155, 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 Assessment156 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 Strategy157, 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 Statement158 as having no significant effects. The assessed impact of traffic noise on local residents is negligible159. 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 Parameters160 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 Doc no.9 : Environmental Statement, Arup - Chapter 15 159 Doc no.9 : Environmental Statement, Arup - Chapter 12 160 Doc no. 16 : Pinewood Studios Development Framework - Principles and Parameters, Arup
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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 application161 . 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 Design162 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
Pinewood Studios Development Framework 156 Planning Statement February 2013
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
Pinewood Studios Development Framework 157 Planning Statement February 2013
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 Statement164 for both the construction and operational phases of
164 Doc no. 9 : Environmental Statement, Arup - Chapter 14
Pinewood Studios Development Framework 158 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.
Pinewood Studios Development Framework 159 Planning Statement February 2013
9.110 In considering the effects of development on residential amenity in the previous ‘Project Pinewood’ appeal, the Inspector noted165 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 see IR 13.7.2 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012
Pinewood Studios Development Framework 160 Planning Statement February 2013
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 Growth166, 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)
Pinewood Studios Development Framework 161 Planning Statement February 2013
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 Framework167 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 UK- based 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.
Pinewood Studios Development Framework 163 Planning Statement February 2013
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 bio diversity 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.
Pinewood Studios Development Framework 164 Planning Statement February 2013
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’ proposals168 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 Hierarchy169), 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 see IR 13.5.10 - ‘Project Pinewood’ appeal decision (APP/N0410/A/10/2126663) 19th January 2012 169 see South Bucks Local Development Framework : Core Strategy, 2011 - page 20, Table 2
Pinewood Studios Development Framework 165 Planning Statement February 2013
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.
Pinewood Studios Development Framework 166 Planning Statement February 2013
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 to take place.
10.2 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.
Pinewood Studios Development Framework 167 Planning Statement February 2013
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 Development Framework 168 Planning Statement February 2013
10.13 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 Development Framework 169 Planning Statement February 2013
10.19 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 Development Framework 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)
• education, training and apprenticeship opportunities;
• enhanced business rate revenue for the local authority.
10.26 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 Development Framework 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 Management170 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 Development Framework 172 Planning Statement February 2013
10.37 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 Development Framework 173 Planning Statement February 2013
Bibliography
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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 Development Framework 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 Development Framework 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 Buckinghamshire County Council
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 computer- generated 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 Angeles, California which were established in the early 20th 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 Scheme Description Decision Date Reference
Replacement building comprising workshops and office space (for occupation 12/01690/FUL by Camelot as producer of the National Granted 04.01.13 Lottery TV show)
Reserved matters application for new stage for uses associated with the film and 12/01584/REM television industries, with ancillary Approved 24.12.12 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, Appeal landscaping and re-profiling of a former Refused dismissed
landfill area, formal and informal recreation 19.01.12 provision, local retail and community facilities, an energy centre, car parking and ancillary facilities (the “Project Pinewood” development)
Highway improvements to the Five Points Appeal 09/00707/FUL Roundabout, Iver Heath Refused allowed 19.01.12 Appeal Highway improvements to the Denham 09/00708/FUL 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 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 Approved 13.03.08 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 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 Granted 05.09.07 estate roads and ancillary works
Film processing building for film processing uses connected with media, including film and television production and associated 07/00454/FUL services and industries, plus internal estate Granted 22.06.07 roads, underground storage tanks and ancillary works
Erection of a three storey extension to 06/01735/FUL Granted 16.01.07 south elevation of 007 stage
Construction of the replacement 007 sound 06/01223/FUL stage building Granted 18.09.06
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 Granted 12.04.06 accommodation. Construction of access from Pinewood Road, revised internal road layout, car parking, landscaping and associated development
Construction of additional workshop 06/00345/FUL building Granted 07.04.06
Certificate of lawful use as existing use of land for car and lorry parking, container 04/01123/EUC Issued 24.02.05 storage, production support facilities, film set construction and filming
Demolition of existing buildings, erection of four sound stages, workshops, TV and 01/00685/OUT satellite communication centre, film Granted 18.09.01 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
Construction of car park, earth bund to 99/00840/FUL Pinewood Road frontage and erection of Granted 22.09.99 two water storage tanks and pumphouse
Erection of the R and S Stages and the 98/00273/FUL Granted 01.07.98 Stanley Kubrick office building
Erection of two sound stages and ancillary space; offices and workshops including ancillary fire, medical and security S/97/0108/OO accommodation together with new and Granted 03.06.98 replacement car parking (outline application)
Erection of workshop adjacent to the 007 98/00096/FUL Granted 20.04.98 Stage
Formation of car parking, west side of complex, and the formation of car parking S/96/0509/FF area and the relocation of oil tanks, two Granted Not known storey extension
Application for Certificate of Lawfulness for existing use of building for weddings, S/96/0334/FF conferences, banquets, product launches Issued Not known 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 S/94/0726/FF North Lodge. Retrospective (appeal Not known dismissed) Demolition of wooden storage sheds and S/94/0378/FF erection of three storage units Granted Not known
Conversion of building into sound stages S/94/0240/FF and ancillaries Granted Not known Continued use of 007 silent stage building S/94/0145/FF Granted Not known (renewal of SBD/1274/86)
S/93/0282/FF Erection of conservatory Granted Not known
Retention of Propos store to replace timber S/92/1054/FF stores and workshops Granted Not known
SBD/483/89 Restaurant/theatre extension Granted Not known
F/f extension to Admin block, fire escape SBD/1059/86 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
F/f extension and alterations to ground SBD/1076/85 floor, Theatre 7 for the period 1/9/86 to Granted Not known 31/12/86
Change of use from residential to office SBD/1072/85(R) Refused Not known 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
Retention of 007 silent stage building SBD/87/84 (renewal of SBD/30/81) Granted Not known
SBD/30/81 Retention of 007 silent stage building Granted Not known
New pump house to boost sprinkler system SBD/689/80 to existing studios Granted Not known 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 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 Refused Not known 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 Granted Not known extension with external fire escapes
Continued use of temporary building to BD/608/77 house film set Granted Not known
Continued use of temporary building to BD/350/77 house film set Granted Not known
Erection of temporary building to house film BD/277/76 Granted Not known set
Change of use of land for storage of motor BD/448/75 vehicles for Ford Agents Refused Not known
Erection of new water tank and tower BD/346/76 adjacent to existing Granted Not known
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 Compliance with Policy Text Reference policy
SP1 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
Policy Compliance with Policy Text Reference policy
SP5 Green Belts The existing broad extent of Green Belts in the region is appropriate and will be retained and supported and the No change is opportunity should be taken to improve their land-use management and access as part of initiatives to improve the proposed to the rural urban fringe. However, in order to meet regional development needs in the most sustainable locations, selective Green Belt boundary 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.
Policy Compliance with Policy Text Reference policy
CC1 Sustainable Development The principal objective of the Plan is to achieve and to maintain sustainable development in the region. Sustainable 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 Compliance with Policy Text Reference policy
i. 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. 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.
CC3 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 Compliance with Policy Text Reference policy
CC4 Sustainable Design and Construction The design and construction of all new development, and the redevelopment and refurbishment of existing building 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 low- impact 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 Compliance with Policy Text Reference policy
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.
Policy Compliance with Policy Text Reference 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 Compliance with Policy Text Reference policy
the region.
The regional planning body and the regional development agency (SEEDA1) 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 working between local authorities, local strategic and economic partnerships, SEEDA1 and the business community.
SEEDA1, 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 Compliance with Policy Text Reference policy
RE5 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:
Policy Compliance with Policy Text Reference policy
i. 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. Promote and support the introduction of accessible, effective and socially inclusive e-services and e-education.
RE6 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 Compliance with Policy Text Reference policy
i. 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. ii. 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 Compliance with Policy Text Reference policy
Basingstoke High Wycombe Reading Slough 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. 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 ii. To resist urbanisation of the Colne Valley Park and to safeguard existing areas of countryside from contained within the inappropriate development. Colne Valley Policy Compliance with Policy Text Reference policy
iii. 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 iv. 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 Compliance with Policy Text Reference policy
iv. 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: deliver biodiversity targets increase the wildlife value of land reduce diffuse pollution protect soil resources. vi. 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 Compliance with Policy Text Reference policy
NRM7 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.
The South Bucks District Local Plan (March 2009, consolidated in September 2007 and February 2011)
Policy Compliance with Policy Text Reference policy
GB1 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) the proposal would comply with all other relevant policies in this Plan.
GB4 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) make proper provision for the subsequent maintenance and retention of the existing and proposed planting.
EP5 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 Compliance with Policy Text Reference policy
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 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 Compliance with Policy Text Reference 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 Compliance with Policy Text Reference 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 Compliance with Policy Text Reference 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 Compliance with Policy Text Reference 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 Compliance with Policy Text Reference 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 Compliance with Policy Text Reference policy
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.
Buckinghamshire County Council 3rd Local Transport Plan (April 2011)
Policy Compliance with Policy Text Reference 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 Application site
Seer Northwood Green Administrative boundary of London Borough of Beaconsfield Hillingdon
Green Belt
Denham Green
Gerrards Ruislip Cross Denham
Stoke Poges
Uxbridge
Iver Heath
Maidenhead
Iver
Slough 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]. Appendix 4: Green Belt Context 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 The stages range in size from 1,020 to 5,853 sqm (range)
Total stage 14,400 sqm floorspace
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 2
Established 2010
No. of stages 4 sound stages
Size of stages The stages range in size from 1,208 to 2,090 sqm (range)
Total stage 6,968 sqm floorspace
Specialist The backlot contains a permanent medieval set. Production Facilities
Other production Facilities on the site include: facilities 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 include: facilities 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, including Battleships (2012)1.
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 The stages range in size from 1,620 to 2,340 sqm and can be (range) interconnected to provide larger spaces if needed
Total stage 11,148 sqm 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
Post-production facilities
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
Image of the Studios
Note: all information taken from http://web.ciudaddelaluz.com/EN unless stated
Studios de Paris (La Cite du Cinema), Paris 5
Established 2012
No. of stages 9 sound stages
Size of stages The stages range in size from 604 to 2,323 sqm (range)
Total stage 9,476 sqm floorspace
Specialist Five of the stages are equipped with watertanks production facilities
Other production A total of 12,077 sqm of support space comprising: facilities 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-du- cinema/ 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-du- cinema/ unless stated
Canadian Motion Picture Park, Vancouver 6
Established 2003, expanded in 2007 and 2008
No. of stages 11 sound stages
Size of stages Stages range in size from 511 to 3,345 sqm (range)
Total stage 18,274 sqm floorspace
Specialist None Production Facilities
Other production Facilities on site include: facilities 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 It is understood that a 12th 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
Image of the Studios
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 include: facilities 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 The stages range in size from 465 to 1,440 sqm (range)
Total stage 5,400 sqm floorspace
Specialist None Production Facilities
Other production Facilities available on site include: facilities Backlots, including a waterscape and outdoor sets, Production offices Post production facilities. Workshops
Production 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 include: facilities 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.
Image of the Studios
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 The stages range in size from 743 to 2,323 sqm (range)
Total stage 6,317 sqm floorspace
Specialist None Production Facilities
Other production The facilities include: facilities 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
Image of the Studios
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 Stages range in size from 316 to 2,508 sqm (range)
Total stage 14,248 sqm floorspace
Specialist None Production Facilities
Other production Facilities include: facilities 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-and- media-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 The stages range in size from 1,184 to 4,373 sqm (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)
Post-production facilities
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 1
Established 1960s
No. of stages None currently – see ‘The Studios at the Ranch’ proposals below
Size of stages None currently – see ‘The Studios at the Ranch’ proposals below (range)
Total stage None currently – see ‘The Studios at the Ranch’ proposals below 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. 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 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 The stages range in size from 511 to 1,744 sqm (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 comments1 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 proposals1
1 Source http://www.paramounthollywoodproject.com/
Note: all information taken from http://www.paramountstudios.com/ unless stated
NBC Universal Studios, Los Angeles 3
Established 1912
No. of stages 30 sound stages
Size of stages Stages range in size from 632 and 2,787 sqm (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 comments1 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 post production 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
Site Designation & Policy Requirements
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.
Extract of Core Strategy Diagram 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.
Site Designation & Policy Requirements
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.
Extract of Core Strategy Diagram
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 It forms part of a former Ministry of Defence tank factory site and Defence Comments1 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 The site contains: facilities A backlot
Production offices
Post-production facilities
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-by- 2m-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 The site contains: production Backlots facilities Production offices
Workshops
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 Planning permission was granted in June 2010 (LPA ref. 10/0080/FUL) by Three Comments1 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
Note: all information taken from http://wbsl.com/home unless stated
Aerial photograph of the Warner Brothers Studio Leavesden
Note: all information taken from http://wbsl.com/home unless stated
Extract of approved layout from the 2010 permission
Note: all information taken from http://wbsl.com/home unless stated
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