Slough Local Development Framework · policies for addressing the social, economic and...

Slough Local Development FrameworkCore Strategy 2006 - 2026

Development Plan Document

www.slough.gov.uk

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Designed and printed by Slough Borough Council | GB/5439/02/12/08

Slough Local DevelopmentFramework

Core StrategyDevelopment Plan Document

(December 2008)

Planning Policy and ProjectsSlough Borough CouncilTown HallBath RoadSlough SL1 3UQ

Phone: 01753 875863 or 01753 477341Email: [email protected]

Printed December 2008

Adopted 16th December 2008

LDF 42

Slough Local Development FrameworkCore Strategy 2006 - 2026 (adopted December 2008)

www.slough.gov.uk i

Contents i

Chapter 1: Introduction 3

Chapter 2: Context 6

Chapter 3: Impact of other policies and strategies 11

Chapter 4: Public consultations 15

Chapter 5: Key issues for Slough 16

Chapter 6: Spatial Vision and Strategic Objectives for Slough 17

Chapter 7: Spatial Strategy and core strategic spatial policies 19

Green belt and open spaces 22

Housing distribution 25

Type of housing 27

Employment 32

Retail, leisure and community facilities 36

Transport 38

Sustainability and the environment 42

Natural, built and historic environment 46

Infrastructure 47

Social cohesiveness 49

Community safety 50

Key diagram 53

Chapter 8: Appropriate Assessment and Sustainability Appraisal 54

Chapter 9: Strategic monitoring and review 56

Chapter 10: Further information and contact details 59

Appendix 1: Slough housing trajectory 61

Appendix 2: Slough’s housing distribution list 67

Appendix 3: Glossary of terms and key web addresses 71

Appendix 4: Key areas/details 76

Appendix 5: Areas of major change 78

Index of documents referenced 79

GB/5439/02-12-08

Contents


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www.slough.gov.uk 3

The Core Strategy in the LocalDevelopment Framework

1.1 The Planning and Compulsory Purchase Act2004 requires the preparation of a portfolioof documents that together will form theSlough Local Development Framework.These documents will collectively set outthe policies and guidance to govern thespatial planning of Slough over the next 20years.

1.2 The Core Strategy is the overarchingstrategic policy document in the LocalDevelopment Framework. It sets out the keyissues to be addressed, and how this will beachieved though the spatial vision, strategicobjectives, spatial strategy and supportingpolicies for addressing the social, economicand environmental issues for developmentacross the Borough. It will cover the periodfrom April 2006 to March 2026. The CoreStrategy also includes a framework forimplementing and monitoring its policies.

1.3 The council will also be preparing otherDevelopment Plan Documents (DPDs) thatmust themselves comply with the CoreStrategy. The next document to beproduced will be the Development ControlPolicies and Site Allocations DPD.Supplementary Planning Documents (SPDs)which will provide further guidance on avariety of issues and policy themes will alsobe produced. The timetable for thepreparation of all subsequent LDFdocuments is set out in the LocalDevelopment Scheme (LDS).

1.4 It should be noted that the Minerals andWaste Development DPDs will be preparedby the Joint Strategic Planning Unit (JSPU),on behalf of the six Berkshire planningauthorities. These documents will set outthe framework against which minerals andwaste-related applications will bedetermined and identify potential sites forfuture mineral working and wastedevelopment. Consultation on both theCore Strategy Minerals and Waste DPD -

Preferred Options and the DevelopmentControl Policies Minerals and Waste DPD -Issues and Options began in September2007.

1.5 The LDF will gradually replace the SloughLocal Plan that was adopted in March 2004.In September 2007 the Secretary of Stateidentified a total of 84 Local Plan policiesthat will be saved until they are replaced byLDF policies or are superseded by nationaland/or regional policy. None of the currentSaved Local Plan policies will be supercededby this Core Strategy.

Previous consultation

1.6 The Government has made communityinvolvement central to the new planningsystem as part of its aim to achieveinclusive, accessible, safe and sustainablecommunities. The Core Strategy musttherefore take into account the views oflocal people, stakeholders and otherinterested parties. The Statement ofCommunity Involvement, which wasadopted in December 2006, sets out howthe council will consult the community inthe preparation of Local DevelopmentDocuments (LDDs) such as the Core Strategyand on major planning applications.

1.7 For the Core Strategy, initial consultationwas undertaken in the June 2005 SloughCitizen. From this, the Core Strategy-Issuesand Options were produced. This soughtcomments from the community andstakeholders in October 2005 on the spatialvision, spatial objectives and optionsrelating to the spatial strategy and keypolicy issues/themes. The Preferred Optionsdocument followed in mid 2006 and thistook account of the comments received andalso outlined the key policies for the CoreStrategy. A second consultation period wasundertaken at this time.

Chapter 1: Introduction


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1.8 During the consultation periods outlinedabove, the council sought comments fromthe general public by placing articles in theSlough Citizen and making the documentsavailable at Slough’s libraries and servicecentres. During the preferred optionsconsultation, a display was also included inthe Queensmere shopping centre andmembers of the public were encouraged todiscuss the strategy with council officers.

1.9 The documents were also directly sent to allthe stakeholders and interested parties thatwere deemed to have an interest in Sloughduring the consultation periods. Theseincluded the business community, keyservice providers and agencies, appropriatestatutory and specialist organisations (e.g.environment agency, highways agency).

1.10 All the comments received during theconsultation periods have been taken intoaccount in preparing this document. Thesummary of comments received on theSubmission document, along with thecouncil response can be found in thedocument on Details and Consideration ofConsultations Received (Doc 88, 89, a and b). Alist of the people consulted can be found inthe Statement of Compliance that wassubmitted alongside this Core Strategy tothe Secretary of State.

The Submission Core Strategy

1.11 The Core Strategy was submitted to theSecretary of State for examination inNovember 2007. The formal statutoryconsultation period ran from Friday 9thNovember 2007 until Friday 21st December2007. All representations were consideredby an independent Inspector, who held anExamination (public enquiry) into thesoundness of the document in May 2008.Following receipt of the Inspector’s report,the council made the required changesbefore adopting the document, on 16thDecember 2008.

Sustainability Appraisal

1.12 In considering the policies and proposals inthis document, you may wish to refer to theSustainability Appraisal (SA) Report for theCore Strategy. For more information on theSustainability Appraisal, please refer toChapter 8.

Monitoring and targets

1.13 The policies of the Core Strategy need to bemonitored to assess their effectiveness indelivering the vision and strategicobjectives, and how they are addressing thekey issues identified. The Annual MonitoringReport (AMR) is the mechanism for carryingout this assessment, as well as identifyingany changes required if policies are notworking or targets are not being met. Areview of the Core Strategy will be carriedout if it becomes apparent that policyprovisions need to be altered so as tosecure delivery of the development strategyfor Slough.

1.14 A set of indicators and targets have beendeveloped for monitoring the LDF; andthese are set out after the relevant policy.These are based on the framework set outin the guidance produced by the ODPM(now CALG) “Annual Monitoring reports: AGood Practice Guide”. The indicatorsinclude:

Core Output Indicators: Local authoritiesare required to monitor a set of Core OutputIndicators and where possible theseindicators have been replicated as the datais readily available and consistent.

Local Output Indicators: These addressoutputs of policies that are not covered bythe Core Indicators and allow scope toaddress issues of local importance.

Contextual Indicators: These describe thewider social, environmental and economicbackground against which the CoreStrategy operates.


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Significant Effects Indicators: Theseindicators are linked to the sustainabilityappraisal objectives and are presented aspart of the sustainability appraisal. Thesewill test the actual significant effects ofimplementing the Core Strategy policiesand identify unexpected significantenvironmental effects that may result overthe plan period.

The above guidance, together with thetargets in the Sustainability Appraisal, hasinformed the targets for the Core Strategy.Further details on this is included in Chapter9.

1.15 It should be noted that indicators maychange over time where data sources areunavailable or incomplete.

1.16 The implementation of the Core Strategypolicies is dependent not only on theactions of the council, but in many casesother agencies, or legislation outside ofplanning. Where this is the case it has beenoutlined in the Implementation Section,which follows each of the policies.

Please Note:

• The terminology that accompanies the LocalDevelopment Framework can be confusingand therefore a Glossary has been included(see Appendix 3).

• All of the documents noted in the introductioncan be viewed on the council’s website orobtained from Planning Policy and Projects.Contact details are available in Chapter 10.


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Introduction

2.1 The preparation of the Core Strategy has tofollow a clear process. This begins with ananalysis of the characteristics of theBorough in order to produce a spatialportrait of Slough which describes itslocation and analyses the key facts andfigures that help to define it as a place. Thekey policies which specifically apply toSlough are also identified along with ananalysis of the community’s views aboutthe way it should be developed in thefuture. This all leads to the identification ofthe key issues that need to be addressed inthe Core Strategy.

Location

2.2 Slough is situated to the west of London inthe Thames Valley. It is a very small Boroughof just 32.5 square kilometres which isdensely built up. It is surrounded by GreenBelt land to the west and north (in SouthBucks), the south (Windsor andMaidenhead) and the east (London Boroughof Hillingdon). The only substantial area ofGreen Belt in Slough is located south of theM4 and east of Langley in the Colnbrookand Poyle area.

2.3 The development of Slough has beengreatly influenced by its strategic transportlinks. There are three stations on the GreatWestern Railway line in the Borough, whichprovide access to Paddington Station to theeast and Reading and beyond to the west.There is also a branch line from Slough toWindsor. The A4 runs through the length ofSlough with the M4 motorway runningparallel along the south of the Borough.The M25 runs north-south along theeastern boundary. Heathrow airport alsolies just to the east of the Boroughboundary with the 5th terminal only a mileaway from the Poyle industrial Estate.

Key facts

2.4 The 2001 Census shows that Slough’spopulation was just over 119,000, whichwas an increase of 14% in the previousdecadei. The official figure for 2005 is117,500ii, which is a decrease of around1.2%. There is evidence (p.5, Doc.6) to showthat this may be an underestimate becauseof problems in calculating internationalmigration. As a result Slough’s population isexpected to continue to grow.

2.5 There is, however, no scope to expandthe urban area of Slough because it isconstrained by the M4 motorway to thesouth, its political boundary to the northand west, and major technical constraintsto development in the Colnbrook and Poylearea to the east. These include the existenceof areas liable to flood, areas that havebeen subject to land filling, Air QualityManagement Areas, areas subject to highnoise levels and a Public Safety Zone forHeathrow airport. As a result, alldevelopment pressures will have to beaccommodated within the existing urbanarea.

Chapter 2: Context

iONS Census, 2001,Population, Section A , p.3, Doc.1iiNomis Official Labour Market Statistics, Section B, p.11, Doc.1


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2.6 There are around 47,000iii dwellings inSlough, the majority of which are traditional20th century 2 or 3 bedroom houses. Only10% of the stock are detached houses andonly 10% have seven or more rooms,compared to 30% in the rest of Berkshire.(Fig 10, p.13, Doc.3) Despite the comparativelysmall size of the properties, the averagehousehold size in Slough is 2.36 people,which is the highest in the south eastiv. Thisalso results in Slough having the highestlevel of overcrowding in the regionv.Despite this, the vast majority of newdwellings being built in Slough are one andtwo bedroom flats. This is putting increasedpressure upon the existing housing stock tobe extended or adapted to meet thedemand for larger family housing in theBorough.

2.7 Average house prices in Slough are slightlyabove the average for England and Wales,but significantly below that for the SouthEast. Housing is still not affordable formany Slough residents because theyhave low household incomes (p.17, Doc.3).This contributes to the fact that in March2007 there were 3,909 households on thecouncil’s housing waiting listvi. There is alsoa particular problem in finding suitableaccommodation for large extended familiesin that there are 24 applicants for everyavailable 4 bedroom and above house. Ittherefore takes an average of 5 years on thewaiting list for a family to get housed.

2.8 One of the reasons that Slough has a needfor larger accommodation is that it is oneof the most culturally diverse areas in thecountry, with 36% of the populationderiving from black and minority ethniccommunitiesvii. The largest single ethnicgroups are Indian (14%) and Pakistani(12%). This is also reflected in the religiousmake up of the Borough in that it has thehighest percentage of Sikh residents (9.1%),

compared to any other local authority inEngland and Wales, and has the highestpercentage of Muslims (13.4%) and Hindus(4.5%) in the south eastviii.

2.9 Nearly half of the Borough’s school childrenare from black and ethnic minoritybackgrounds and 35% of school childrenspeak English as a second language. Thisalso reflects the recent high levels ofimmigration from Eastern Europe. Thismeans that there is a need to ensure thatthe way in which Slough is planned in thefuture reflects the needs of its culturallydiverse population.

2.10 One of the factors that has attracted peopleto Slough over the years is that it is a majoremployment centre with around 4,500businesses providing around 82,000ix

jobs and generating a £7.5 billionturnover (p.51, Doc.6). One of the strengths ofSlough’s economy is there is a wide rangeof employment areas and it is not overdependent upon individual firms orparticular sectors.

2.11 Not all of Slough’s residents are benefitingfrom the prosperity of the local economy.Over a quarter of the 76,500 people ofworking age are economically inactivex.This is due to a combination of factors suchas 4,000 people being on incapacitybenefit, over 2,000 lone parents and adisproportionate number of women notseeking workxi.

2.12 Around 5% of the workforce is unemployed,which is the highest in Berkshirexii. Thosethat are in work tend to be in lower paidjobs. The result is that the averagehousehold income in Slough is £450 aweek, which is below both the nationaland South East average. It is alsosignificantly lower than the average payfor jobs in Slough, which is £520 aweekxiii.

iii ONS Census, 2001, Section A , p.5 , Doc. 1iv ONS Census, 2001, Section A , p.4 , Doc. 1v ONS Census, 2001, Section A , p.4 , Doc. 1vi Housing Waiting List data, ,Section I, P.70-71, Doc.1vii ONS Census, 2001, Section A , p.6, Doc. 1viii ONS Census, 2001, Section A, p..9, Doc. 1

ix Nomis Official Labour Market Statistics, Section A , p.15, Doc.1x Nomis Official Labour Market Statistics , Section B, p.12, Doc.1xi Nomis Official Labour Market Statistics, , Section B, p.14, Doc.1xii Nomis Official Labour Market Statistics , Section B, p.12, Doc.1xiii Nomis Official Labour Market Statistics , Section B, p.13, Doc.


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2.13 One of the reasons for this is the low skillslevel of Slough residents. The number ofpeople with formal qualifications at NVQlevel 1 is the lowest in the South Eastxiv.Around 27% of Slough residents have poorliteracy and numeracy, which is higher thanthe national average of 24% and theBerkshire average of 20% (p.5, Doc.6).

2.14 This shows that there is an urgent need toimprove the skills of Slough residents sothat they will be able to obtain jobs in thenew knowledge based industries. It will,however, take time and so there is also aneed to ensure that a range of employmentopportunities are retained, at least in theshort term.

2.15 One of the results of the mismatch betweenthe types of jobs being created in Sloughand the skills of its residents is that there isa large amount of commuting into andout from the town. Approximately 40,000people travel into Slough to work and23,000 residents travel out (p.92, Doc.5).Around 3,000xv of the latter work atHeathrow airport.

2.16 Any assessment of the quality of theenvironment in Slough is bound to besubjective and distorted by the fact that theBorough boundary is drawn tightly aroundthe urban area and so does not takeaccount of the surrounding countryside.This at least partly explains why Sloughscores poorly in comparative studies fornatural environmental quality, with arecent study ranking the Borough at 350out of 354xvi. This also reflects the fact thatSlough suffers from problems ofcongestion, noise, and poor air qualitywhich are all made worse by externalfactors such as the proximity of Heathrowairport and the motorways.

2.17 There are around 270 hectares of publicopen space in the Borough as well as anumber of smaller public amenity areaswhich together provide much needed and

valued space for formal and informalrecreation. There are also 11 WildlifeHeritage Sites in the Borough (two of whichare also Local Nature Reserves) covering 74hectares. This still represents a shortage ofopen space in Slough which cannotrealistically be increased (Doc.25).

2.18 Part of the Borough is identified as Zone 3(or high risk) on the Environment Agency’sflood risk constraints map. In recent years(2000/2001 and 2003) there has beensignificant flooding in the Colnbrook andPoyle area. The Environment Agency hasrecently completed a flood alleviationscheme in Colnbrook to reduce the threat offlooding.

2.19 In terms of the built environment, Slough isnot a particularly historic town. There arefive conservation areas, just under 100listed buildings and 60 locally listedbuildings. There are also two parks on theHistoric Parks and Gardens Register(Herschel Park and Ditton Park) and twoScheduled Ancient Monuments (CippenhamMoat and Montem Mound).

2.20 Environmental problems, together withpoor diet and lifestyle all contribute to thepoor health of Slough residents. Theincidence of coronary heart disease issignificantly higher than in the rest ofBerkshire and life expectancy for a childborn in Slough is three years less than inneighbouring towns such as Wokingham,Windsor and Maidenhead (p.5, Doc.6).

2.21 Despite all of these problems Slough’soverall level of prosperity is graduallyimproving. In 2004 it had risen to be 129thin the Index of Deprivation, compared tobeing ranked 107th in 2000xvii. However theBritwell, Chalvey and Baylis & Stokewards remain amongst the mostdeprived in the South East whenmeasured against a number of inter-related factors such as education, crime,housing and living environment (p.8, Doc.6)

xiv Nomis Official Labour Market Statistics , Section B, p.21, Docxv Heathrow Airport Survey and Official Labour Market Statistics , Section C , p.24, Doc.1xvi The State of Berkshire: Data Annex, Section G, p.47, Doc.1xvii Indices of Deprivation 2000 and 2004, , Section E , p.38,p.39.,Doc.1


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2.22 Slough has comparatively high crime rates(p.8, Doc.6) with burglary and vehicle relatedcrimexviii particular problems, with ratestending to be highest in the most deprivedwards. Surveys (Doc.21) continue to showthat residents have a fear of crime andthey continue to be concerned about antisocial behaviour, graffiti and litter.

2.23 Slough town centre is recognised as aRegional shopping centre. Despite itsstatus, studies (Doc.36, Doc.37) have shownthat it is losing trade to other competingcentres and is likely to slip down therankings unless there are significantimprovements to its attractiveness. There isalso around a million square feet of emptyoffices in the Borough (Doc. 9), many of whichwill have to be redeveloped or refurbishedif they are to attract new occupiers. Both ofthese factors indicate that key areas ofSlough will need to be regenerated if it is tocontinue to attract inward investment andexpenditure.

Future trends and developments

2.24 In addition to taking account of the currentsituation, the Core Strategy has to considerwhat is likely to happen in the future andwhat the major drivers of change will be.

2.25 As part of the preparation of the plan, thecouncil compiled an extensive evidencebase which included a number of forecasts.It has to be recognised that it is not possibleto get completely reliable forecasts,particularly over a twenty year period. Thebest example of this is the fact that we donot have a reliable population forecastbecause of the problems with themethodology used by the Office of NationalStatistics (ONS). In other areas, such as theemployment forecast, differentmethodologies produce different results;and with the retail forecasts the consultantshave made it clear that they are notmeaningful beyond 2016. Nevertheless it ispossible to identify the following trends:

• The official figures produced by the ONSsuggest that Slough’s population willdecrease from 116,700 in 2006 to114,000 in 2026xix. Population estimatesproduced by the GLA show Sloughstarting at a higher base of 124,500 in2006 and remaining fairly constant upto 2026 when it would be 124,690xx. Thecouncil has considerable evidence tosuggest that the way in which theexisting estimates are calculated areseriously flawed and so it should beassumed that the size of the populationis likely to increase. There is generalagreement that this will be stronglyinfluenced by future migration patternsand that the make up of Slough’spopulation is likely to become evenmore diverse.

• There could be an increase in jobs inSlough by around 12,000 by 2016 with asimilar rate of employment growth afterthis. The imbalance of jobs and laboursupply is expected to widen in the sub-region with a higher rate of job growththan labour supply. (Doc.44)

• Future economic growth is likely toproduce further social and economicinequality with those on higher incomesdemanding more living space. (p.1, Doc.3)

• The need for around 600 affordablehousing units a year greatly exceeds thelikely supply which means that it will notbe possible to meet all local housingneeds. (p.16,Doc.3)

• If unconstrained, traffic in Slough couldincrease by 20% between 2005 and2025 (p.3.6, para 3.3.8, Doc.14) and the M4 islikely to become one of the most highlystressed parts of the trunk road networkin the South East. (Doc.44, Doc.3)

• The town centre is likely to slip down therankings of shopping centres unlessthere are significant improvements to itsattractiveness.

xviii Home Office Crime Statistics, Section D , p.26-36 , Doc.1xix ONS,2004, Section F , p.43-45 , Doc.1xx GLA Projections (Berkshire District Summary 2006-2026) Section F, p.41-43, Doc. 1


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2.26 The two most significant externaldevelopments that could bring aboutchange in Slough are the expansion ofHeathrow Airport and the development ofthe Crossrail scheme.

2.27 The opening of the 5th terminal atHeathrow Airport in 2008 will have a majorimpact upon Slough. Not only will itsignificantly increase the size and capacityof the airport, it will bring it much closer tothe Borough boundary. This will haveparticular implications for the Poyle TradingEstate which is likely to see even moreairport related development. The openingof T5 will affect traffic patterns in the areabut will also provide the opportunity forimproved transport links such as moredirect bus links in the short term and a newdirect rail link in the longer term.

2.28 BAA also has proposals to build a thirdrunway at Heathrow which would also bevery close to the Borough boundary. Thiswould result in a worsening in noise and airquality in the eastern part of Slough as wella general increase in congestion. Thecouncil has taken account of this as apossible constraint in preparing the CoreStrategy.

2.29 The council has also recently become awareof proposals for the Slough IntermodalFreight Exchange (SIFE) on land north of theColnbrook bypass. A previous proposal forthe London International Freight Exchange(LIFE) was refused by the council and thisrefusal was upheld by the Secretary of Statefollowing a public inquiry.

2.30 Planning permission has been granted for anumber of rail linked developments on theWest Drayton to Staines line, east ofLakeside Road. Any further rail freightfacilities at Colnbrook would have todemonstrate that there was a national orregional need for such a development andvery special circumstances sufficient toovercome Green Belt and other strategicplanning objections. It would also have todemonstrate that there would not be anyunacceptable environmental impacts andthat the facility could be accommodatedupon both the existing road and railway

network. This would include safeguardingcapacity for both Crossrail and theproposed Western Connection passengerrail link to Heathrow.

2.31 If permitted, a high level of rail use of thewarehousing would have to be guaranteedin order to ensure that the proposedbenefits of the Freight Exchange areactually delivered.

2.32 The other significant piece of infrastructurethat could be built in Slough is the proposednew Crossrail link from Maidenhead undercentral London to Essex and Kent in theeast. This would involve the electrificationof the Great Western railway line to enable itto provide a frequent, high capacity serviceinto London and beyond without the needto change. Crossrail would greatly improvethe accessibility of Langley and Burnhamstations as well as reinforcing the role of thetown centre as a transport hub. TheGovernment has announced that thefunding for the scheme is in place whichmeans that construction could begin in2010 with services commencing in 2017.


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3.1 The Core Strategy must comply withnational and regional planning guidanceand be integrated with other councilpolicies and strategies such as theCommunity Strategy (Doc.15). The purposeof this section is therefore to identify thekey national, regional and local policieswhich are specific to Slough.

National Planning Policies

3.2. The Core Strategy has to take Governmentpolicy as its starting point. The nationalpolicy framework is largely set out inPlanning Policy Statements (PPS) and theirpredecessor Planning Policy Guidance notes(PPG). It is not appropriate to attempt tosummarise or re-state this here but the keyelements are set out in PPS1 (DeliveringSustainable Development). This emphasisesthe need to plan for social cohesion andinclusion; the protection and enhancementof the environment; the prudent use ofnatural resources and sustainable economicdevelopment.

3.3 PPS3 (Housing) also sets out theGovernment’s objective of seeking toensure that everyone has the opportunityof living in a decent home, which they canafford, in a community where they want tolive.

Regional Spatial Policy

3.4 A draft of the South East Plan (Doc 10) wasprepared by SEERA and submitted to theSecretary of State in March 2006. TheReport of the Panel (Doc.44) which held theexamination in public has now beenpublished setting out its recommendedchanges to the plan. These will now beconsidered by the Government who willdecide what further changes are requiredprior to approving it in 2008.

3.5 The most significant element of the DraftSouth East Regional Plan (Doc.10), for theCore Strategy, is the proposed housingallocation. The Panel has recommendedthat 285 dwellings per year should bebuilt in Slough over the plan period up to2026 (chap.7,Doc.44). This is an increase of 50dwellings per year above the draft versionand it has to be recognised that this figuremay be increased in the final version of theplan.

3.6 Slough is identified as a “Regional Hub”and the town centre as a “PrimaryRegional Centre” (p.192, Doc.10). The originaldesignation as a hub came from theRegional Transport Strategy (Doc.12), but thisconcept has been developed in the DraftSouth East Plan (Doc.10), so that they becomethe focus for employment, community,retail, leisure and cultural services as wellas the development of high qualitytransport interchange facilities.

Regional Economic Strategy

3.7 The Regional Economic Strategy 2006-16(Doc.13), which was prepared by SEEDA setsout policies for achieving the three mainobjectives of maintaining the south east’sglobal competitiveness, encouraging“smart growth” and providing forsustainable prosperity. Although Slough isrecognised as an important centre in theThames Valley corridor, it is not includedwithin the eight “diamonds” forinvestment and growth.

Slough Community Strategy

3.8 Slough Focus, which is Slough’s LocalStrategic Partnership, has developedSlough’s first Community Strategy (Doc.15).This sets out a long-term vision for the‘people’, the ‘place’ and for the ‘prosperity’of the town, and the actions that areneeded to make this a reality.

Chapter 3: Impact of other policies and strategies



3.9 The vision for the Community Strategyseeks that:

• Slough will have healthy and fulfilledpeople and communities;

• Slough will be a safe, attractive andsustainable place to live, work, andlearn; and

• Slough will have prosperous individualsand communities.

3.10 This vision is supported by 9 priorities

• Assisting Children and Young People tofulfil their potential;

• Healthy and Care for People;• Building Stronger Communities;• Making Slough Safer;• Improving Slough’s Image;• Quality Urban Living;• Promoting Learning in Slough;• Thriving Economy; and• Prosperity for All.

3.11 Although the Community Strategy seeks toimprove the quality of life for everybody inSlough, it particularly targets thoseindividuals who face disadvantage anddiscrimination in order to eliminate socialexclusion and make Slough a cohesiveintegrated community.

Slough Local Area Agreement

3.12 The Local Area Agreement (LAA) (Doc.6)started in April 2007 and builds on thepriorities in the Community Strategy. TheLAA has a range of targets relating tooutcomes across 4 blocks.

• Children and Young People;• Healthier Communities and Older

People;• Safer and Stronger Communities; and• Economic Development and Enterprise.

3.13 Like the Community Strategy, the LAA seeksto improve the quality of life for everybodyin Slough but focuses on those who facedisadvantage and discrimination. In theLAA this is expressed through targets thataim to:

• Ensure that service providers are moreresponsive to neighbourhood needs andimprove service delivery accordingly;

• Reduce inequalities in the quality of lifefor people in the most disadvantagedneighbourhoods; and

• Reduce inequalities for disadvantagedgroups.

3.14 Alongside these targets we are also seekingto achieve outcomes that that will bringprosperity to the whole town; and theEconomic Development and Enterpriseblock specifically focuses on improving theimage of the town centre and increasingthe skills of our workforce.

3.15 The Community Strategy (Doc.15) is currentlybeing refreshed and will become aSustainable Community Strategy (SCS) thatwill seek to balance social, environmentaland economic factors. The new Local AreaAgreement that is also being developed willbecome a more focused delivery plan forthis SCS.

Slough Corporate Plan

3.16 The Corporate Plan’s (Doc.16) vision for thecouncil is ‘Taking pride in Slough andmaking a difference to communities andour environment’.



3.17 In order to work towards improving theservices that the council provides and toimprove the quality of life for all residents,five priorities have been identified toachieve the vision:

• creating safe, environmentally friendlyand sustainable neighbourhoods;

• improving lives for those in need andcreating thriving communities;

• improved life chances for children andyoung people;

• ensuring excellence in customerservices; and

• maintaining excellent governance withthe council to ensure it is efficient,effective, and economic in everything itdoes.

Slough Local Transport Plan

3.18 The council has produced its second, fiveyear Local Transport Plan 2006 - 2011 (Doc.14)

The vision for Slough’s transport systemaims to tackle problems such as congestion,air quality and make the transport structuremore sustainable in the future. The threekey themes for the vision are:

• a more balanced local transport system;• an effective public transport hub serving

both local and regional journeys andinterchange; and

• better public transport connectivity toand from Heathrow Airport and westLondon.

Slough Economic Strategy

3.19 The Slough Economic Development Strategy2006 - 2009 (Doc.17) is based upon thecouncil’s Economic Assessment (Doc.5) ofFebruary 2006. The Strategy’s vision is tocreate “a sustainable economy which fulfilsthe aspirations and potential of localpeople, business and other stakeholderswhilst protecting and enhancing thephysical environment.”

3.20 In addition to promoting business andentrepreneurship, the main thrust of theEconomic Development Strategy is todevelop the skills of the local population so

that they are able to share in the wealthcreated in the town. It also identifiesimprovements to Slough’s accessibility asbeing key to maintaining its competitiveadvantage along with improvements to itsimage.

Slough Housing Strategy 2005 - 2010

3.21 The Housing Strategy (Doc 26) sets out fivepriorities for dealing with the challengesfacing Slough under the key theme of‘Quality and Choice’.

• Maximise the supply of affordablehousing and make best use of existingbuildings;

• Strengthen communities to make sureall of our neighbourhoods are safe,viable and attractive areas to live in;

• Prevent homelessness and tacklehousing need;

• Promote independent living and provideappropriate support for those who needit; and

• Improve housing conditions in the publicand private sectors and make sure newhomes are designed and built to a highstandard.

Berkshire Strategic Housing MarketAssessment

3.22 The Strategic Housing Market Assessment(HMA) (Doc.3) has been undertaken to helpthe local authorities and their partnerswithin Berkshire to understand thedynamics and drivers of their housingmarket. The key challenges identified are asfollows:

• Addressing housing need withinBerkshire given that the scale of housingneed outstrips what can realistically bemet;

• Delivering mixed communities within apolarised housing market withinBerkshire; and

• Delivering new affordable housing aspart of mixed income communities.



Slough Crime Disorder and DrugStrategy (Doc.19)

3.23 The Safer Slough Partnership (Slough’sCrime and Disorder Reduction Partnership)has drawn together key partners to worktoward the achievement of the followingtwo outcomes for Slough.

• To reduce crime, to reassure the publicreducing the fear of crime and anti-social behaviour; to reduce the harmcaused by drugs; and

• To increase the capacity of localcommunities so that people areempowered to participate in localdecision-making and are able toinfluence service delivery.

High Level Environment Strategy

3.24 The purpose of the High Level EnvironmentStrategy is to build environmentalprotection and sustainability into thedecisions influenced or made by the counciland to co-ordinate policies and services tocreate neighbourhoods that are attractive,safe and environmentally friendly forpresent and future generations. There areseveral policies and strategies listed in thishigh level framework, including air quality,municipal waste, carbon management planand contaminated land.

Appropriate Assessment (Doc.47)

3.25 Whilst there are no “European Sites” ofinternational nature conservation in theBorough, the preparation of the plan has totake account of any potential impacts that itmay have upon the nearby Special Areas ofConservation (SAC), Special Protection Areas(SPA) and wetlands of internationalimportance (RAMSAR sites). This means thatthe Core Strategy has to be the subject of ascreening to see whether an AppropriateAssessment is required.

Policies of adjoining authorities

3.26 Slough borders onto SouthBucks/Buckinghamshire, Hillingdon,Spelthorne and Windsor & MaidenheadCouncils. All of these authorities are atdifferent stages in producing their ownLocal Development Framework documentsand other strategies. Slough has not hadany reason to object to any of the emergingplans and no specific major cross borderpolicy issues have been identified.

3.27 A joint Minerals and Waste DevelopmentFramework is being produced with theother five Berkshire authorities. A CoreStrategy Preferred Options report (Doc.20)

and Development Control Policies andPreferred Areas Issues and Options Report(Doc.4) were published in September 2007.Proposals for major minerals extraction orwaste disposal facilities may have an impactupon the Colnbrook and Poyle area inparticular.



4.1 In deciding what the key issues are forSlough it is important that the views of thepublic are taken into account. This involvestaking a much wider analysis of publicopinion than the fairly limited response thatthere has been to the formal publicconsultation on the Core Strategy.

4.2 The Community Strategy (Doc.15) lists thefollowing things that the people of Sloughhad said were important to them:

• Fear of crime;

• Litter;

• The image of Slough;

• Affordable housing;

• Improved housing;

• Education;

• More facilities for young people;

• Green spaces;

• Anti-social behaviour; and

• Community integration.

4.3 The 2006 Annual Attitude Surveyi of Sloughresidents shows that 79% were either verysatisfied or fairly satisfied with theirneighbourhood as a place to live, but 34%thought that it had got worse over the last 3years. People were less impressed withSlough as a whole and even less happy withSlough High Street, in that only 50% werevery or fairly satisfied with it as a place tovisit.

4.4 The response to the public consultation atthe Issues and Options (Doc.38, Doc.39), andPreferred Options stages (Doc.40) of the planshowed that most people agreed that thetown centre was the best and mostsustainable option for future development.There was also strong support for theprotection of the Green Belt. At the sametime the lack of family housing is generallya growing concern to the community and itwas evident that the poor image of Sloughwas an issue that needed to be addressedthrough the Core Strategy.

Chapter 4: Public consultations

i Annual Attitude Survey - 2006, Section H, p.49-69, Doc. 1



5.1 Taking into account the key facts, the keypolicies and strategies and the generalpublic feedback, together with the results ofthe Sustainability Appraisal (Doc.22), it ispossible to identify the key issues that aredistinctive to Slough and which the CoreStrategy needs to address. These can besummarised as:

• A shortage of land;

• Overcrowding and congestion;

• Shortage of affordable housing andfamily housing;

• Skills mismatch;

• Pockets of deprivation;

• The need to plan for diversity;

• Viability and vitality of the town centreand other key areas; and

• The need to improve image andenvironment of Slough.

5.2 Slough is unusual in that it has a tightlydrawn boundary around the town. This,combined with major physical constraintssuch as the M4 motorway, limit its ability toexpand. The previous Local Plan (Doc.24)

identified land for a number of urbanextensions which are in the course ofdevelopment. There is, however, no realopportunity to repeat this process becauseof the lack of suitable sites, which meansthat a new strategy for growth will beneeded.

5.3 The lack of land also means that theremaining undeveloped areas such asColnbrook and Poyle are suffering fromoverspill activity that cannot beaccommodated in the town. As a resultvulnerable areas of the Borough need to beprotected from inappropriate development.

5.4 Despite the high levels of house buildingthat are continuing to take place, the lack ofland means that Slough will not be able tomeet all of its local housing needs. It istherefore important that the best use ismade of the existing housing stock and

ways are found to deliver the optimumnumber affordable houses within newdevelopments.

5.5 The continuing shortage of land is leadingto increasing congestion and anintensification of use within the urban area.The existing residential areas are comingunder increasing pressure as a result ofinfilling, extensions and the construction ofoutbuildings known as “Slough Sheds”.Much of this is fuelled by the demand forlarger family housing. As a result, it will beimportant to balance the need for largerhomes with the need to protect amenitiesand character of existing residential areas.

5.6 Slough town centre is under performing asa retail and commercial centre and thereare concerns about the future prosperity ofsome of the older industrial areas in theBorough as a result of structural change inthe local economy. There is, therefore, aneed to encourage the regeneration of keyareas of the town in a way which willincrease prosperity without adding to theproblems of congestion highlighted above.

5.7 The changes in the local economy have alsoled to mismatch between the skills of someSlough residents and the type of new jobsthat are being created. At the same time,low economic activity levels and lowhousehold incomes contribute to areas,such as the Chalvey, Britwell and Baylis &Stoke wards, suffering from multiple formsof deprivation. As a result, the emergingstrategy will have to allow all residents tobenefit from the economic prosperity of thetown.

5.8 Slough is one of the most diverse areas inthe country with a high proportion of thepopulation being from the ethnic minoritiesor from Eastern Europe. It is importanttherefore that the plan respect the needsand aspirations of all of its residents.

5.9 Finally one of the overriding issues that hasto be addressed is Slough’s undeservedpoor image which prevents the town and itspeople from fulfilling their full potential.

Chapter 5: Key issues for Slough



6.1 The council has developed a long-termSpatial Vision for where it would like to beby 2026 based upon the “people, place andprosperity” theme in the CommunityStrategy (Doc.15). This vision seeks to addressthe key needs of Slough in a way whichtakes account of local circumstances andthe character of the Borough.

6.2 This identifies the town centre as being thekey location for major change but alsorecognises that there will be theopportunity to regenerate other selectedareas and improve the overall quality of theenvironment.

6.3 In order to develop the policies that will beneeded to deliver this vision, the followingStrategic Objectives have been produced.These objectives build on the key issuesdiscussed earlier, as well as taking accountof the requirements of national andregional policy. As a result the objectivesform a type of check list to ensure that allenvironmental, social and economicimpacts have been taken intoconsideration.

STRATEGIC OBJECTIVES

A To focus development in the most accessiblelocations such as the town centre, districtand neighbourhood centres and publictransport hubs and make the best use ofexisting buildings, previously developed landand existing and proposed infrastructure.

B To meet the housing allocation for Sloughidentified in the South East Regional Plan,while also preventing the loss of existinghousing accommodation to other uses.

C To provide housing in appropriate locationswhich meets the needs of the wholecommunity; is of an appropriate mix, type,scale and density; is designed and built tohigh quality standards and is affordable.

D To ensure that the existing business areascontinue to provide sufficient employment-generating uses in order to maintain asustainable, buoyant and diverse economyand ensure that Slough residents continue tohave access to a wide range of jobopportunities.

E To encourage investment and regenerationof employment areas and existing town,district and neighbourhood shopping centresto increase their viability, vitality, variety anddistinctiveness.

F To maintain and provide for communityservices and facilities in appropriatelocations that are easily accessible.

SPATIAL VISION

Consolidating current efforts by the council andits partners to improve the town’s environment;by 2026, Slough will have a positive image whichwill help to create prosperous, confident andcohesive communities. This will be achieved bythe comprehensive redevelopment of parts ofthe town centre so that it can fulfil its role as aregional hub and maintain its position as animportant regional shopping, employment andtransport centre.

There will also be the selective regeneration ofother key areas, in a sustainable way, in order tomeet the diverse needs and improve theprosperity and quality of life of Slough residents.

The existing business areas in Slough will havean important role in maintaining a thriving localeconomy and providing a range of jobs for anincreasingly skilled local workforce.

All Slough residents will have the opportunity tolive in decent homes that they can afford. Thequality of the environment of the existingsuburban residential areas and open spaces willbe improved, in order to make them safe andattractive places where people will want to liveand visit.

Chapter 6: Spatial Vision and Strategic Objectives for Slough



G To preserve and enhance Slough’s openspaces and to protect the Green Belt frominappropriate development and seek,wherever practically possible, to increase thesize and quality of the Green Belt land in theBorough.

H To protect, enhance and wherever practicallypossible increase the size of the Borough’sbiodiversity, natural habitats and waterenvironment and those elements of the builtenvironment with specific townscape,landscape and historic value.

I To reduce the need to travel and create atransport system that encouragessustainable modes of travel such as walking,cycling and public transport.

J To reduce areas subject to risk of floodingand pollution and control the location ofdevelopment in order to protect people andtheir property from the effects of pollutionand flooding.

K To promote a safe and healthy communitythat is inclusive of the needs of the Borough’sdiverse population.



Introduction

7.1 In order to deliver the Spatial Vision andSpatial Objectives, the Core Strategy setsout a series of key “place shaping” policies,which together provide the framework toguide future development in Slough.

7.2 The overall Spatial Strategy is contained inCore Policy 1. This sets out the principles forwhere development should be located inthe Borough. All of the subsequent policieshave a role in delivering this strategy andshaping the future of Slough. As a resulteach of these policies has a shortexplanation as to how it will beimplemented and what the implications willbe for the different areas in the Borough.

7.3 The Core Strategy policies will form thestrategic framework for the preparation ofall subsequent Development PlanDocuments (DPDs) and SupplementaryPlanning Documents (SPDs). These willprovide further details as to how the CorePolicies will be implemented.

7.4 The council is required to monitor theextent to which the objectives of the CoreStrategy are being achieved, both in termsof their performance and their compliancewith Sustainability Objectives. Theindicators which will be employed tomonitor the performance of the strategy arelisted after each policy. A number of theseindicators are drawn from the Core OutputIndicators (COI) that are monitored as partof the Annual Monitoring Report (AMR).Where this is the case the COI number hasbeen added to the indicator in brackets.

Spatial Strategy

7.5 The lack of suitable land for the outwardexpansion of the town, along with otherconstraints means that there are only alimited number of options for the futuredevelopment of the Borough.

7.6 The preferred Spatial Strategy that emergedfrom the consultation on the Issues andOptions report can be summarised as oneof “concentrating development butspreading the benefits to help build localcommunities”.

7.7 The key principle of this strategy is that allintensive trip generating developmentshould be built in the most accessiblelocation. In effect, this means directingdevelopment to Slough town centre sincethis is the most accessible for all of forms oftransport. The co-location of employment,shopping, leisure, transport and otherfacilities in one place also means thatpeople can carry out more than one activityin a single journey and there will be a boostto the local retail economy. The strategy isalso the one that is the most likely to cutcarbon emissions, not just by focusingdevelopment in accessible locations, butalso because of the potential for gettingdecentralised energy systems within majorcomprehensive mixed use developments.

7.8 The strategy also recognises that parts ofSlough town centre are in need ofenvironmental enhancement and that thecentre has the most capacity for absorbingmajor change. The prominence of the towncentre also means that any improvementsto its image, environment or facilities arelikely to have maximum benefit for theBorough as a whole.

7.9 The Spatial Strategy is also in line with thenational policy to put town centres first andseeks to implement the “Region Hub”concept in the draft South East Plan (Doc.10).

7.10 The spatial strategy will therefore buildupon major town centre regenerationschemes such as the Heart of Slough projectand promote a sustainable,comprehensively planned, high-quality,high-density, mixed-use environment andensure that the necessary infrastructureand community facilities/services arelocated in highly accessible locations.

Chapter 7: Spatial Strategy and core strategic spatial policies

7.11 The findings of the Sustainability AppraisalReport (Doc.22) confirm that this SpatialStrategy is the most sustainable spatialoption for Slough. It will not only directdevelopment into the most accessiblelocations in the Borough, but also protectother more environmentally sensitive areasfrom over-development. It is therefore thestrategy which is most likely to protect theexisting biodiversity of the Borough. Therewill however be some negative effectsgenerated by the Spatial Strategy. Ifdevelopment is not appropriately plannedfor the Spatial Strategy this may increase in-commuting and congestion and impactadversely upon certain local environmentalconditions in the town centre, including airquality. The Spatial Strategy will result inmore tall buildings, a predominance of flatsand the need for parking restraint in thetown centre.

7.12 The Spatial Strategy recognises that not alldevelopment could or should take place inthe town centre and that some other areaswithin the Borough need to change. Animportant part of the “spreading thebenefits” part of the strategy is thatselected areas outside of the town centreshould also be regenerated. Parts ofBritwell and the Slough Trading Estate areexamples of such areas which wouldbenefit from being redeveloped in acomprehensive, properly planned and co-ordinated manner. The scale ofdevelopment in these areas will dependupon the existing and proposedaccessibility of sites and the extent of anyenvironmental constraints.

7.13 Some relaxation of the policies andstandards in the Core Strategy may bepermitted in order to maximise thepotential social, environmental andeconomic benefits that plannedregeneration may bring.

7.14 The strategy will also allow for theredevelopment of individual sites in themore accessible “urban” areas of the town.This will generally be confined to ExistingBusiness Areas, District and Neighbourhoodshopping centres, some main road

frontages and other mixed use medium orhigh density areas that are well served bypublic transport.

7.15 One of the other main benefits ofconcentrating development in the towncentre is that there will be less pressure fordevelopment in the rest of the Borough.This means that local centres and facilitiescan be enhanced and managed in a waywhich meets local needs and encouragescommunity cohesion. The existingresidential neighbourhoods, or “suburban”areas, will also benefit from not beingrequired to make a significant contributionto meeting the housing allocation. They cantherefore also continue to adapt to meetthe diverse needs of the local communitiesthrough appropriate extensions and limitedinfilling with family housing. The strategyalso allows for full protection to be given tothe most environmentally sensitive areas ofthe Borough such as Wildlife Heritage Sites,parks and open spaces, Conservation Areasand Areas of Exceptional ResidentialCharacter.

7.16 The Spatial Strategy also means that there isno need to build on any land outside of theurban area which has been ruled out for anumber of reasons. Firstly at a strategiclevel, development in the Colnbrook andPoyle area would not be very sustainablebecause it would not form a natural urbanextension of Slough. Secondly developmentthere would fill in the very narrow gapbetween Slough and Greater London.Thirdly much of the land is subject to anumber of physical or technical constraints.These include the land being subject toflooding, being landfilled, havingunsuitable access, being in the Public SafetyZone and being subject to excessive noiseor poor air quality.

7.17 The development of the open land aroundSlough would also be contrary toGovernment policy of making the best useof previously developed land and would becontrary to Green Belt policy. The adoptionof the Spatial Strategy of concentratingdevelopment means that Slough’s housingallocation can be met within the urban area





and so there is no need to considerreviewing the Green Belt boundary. This isconfirmed in the Report of the Panel for theSouth East Plan (Doc.44) which does notrecommend making any changes to theGreen Belt around Slough.

Implementation

7.18 This policy will be implemented, inconjunction with all of the other policies inthe plan, through the development controlprocess. It will also be implemented thougha combination of public and privateinitiatives. The council will prepare aDevelopment Control Policies and SiteAllocations DPD plus informal documentssuch as Supplementary Planning Guidance,which could include Design Briefs.Developers will be encouraged to prepareMaster Plans for the comprehensiveredevelopment of areas such as the Heartof Slough, Queensmere/Observatoryshopping centres and Slough TradingEstate. The extent of the town centre will bedefined through the Site Allocations DPD. Itis likely that will be based upon theCommercial Core Area in the current LocalPlan (Doc.24) with possible extensions to takein locations such as part of the Stoke Roadarea immediately north of the centralstation.

7.19 The council has already begun toimplement the strategy of concentratingdevelopment in the town centre byallowing a number of high density mixeduse, commercial and residentialdevelopments. These will begin totransform the appearance of areas such asthat north of the railway station, the A4corridor and the Windsor Road, intoattractive squares and boulevards.

Target:

• 95% of all housing development to be onpreviously developed land by 2016.

Indicators:

• Percentage of residential and employmentgenerating development completed onpreviously developed land (COI 1c and 2b);

• Percentage of B1 (a) development completedin the town centre (COI 1b); and

• Percentage of major retail and leisuredevelopment completed within the towncentre and district centres (COI 4b).

CORE POLICY 1 (SPATIAL STRATEGY)

All development will have to comply with theSpatial Strategy set out in this document.

All development will take place within the builtup area, predominantly on previously developedland, unless there are very special circumstancesthat would justify the use of Green Belt land. Astrategic gap will be maintained betweenSlough and Greater London.

Proposals for high density housing, intensiveemployment generating uses, such as B1(a)offices, and intensive trip generating uses, suchas major retail or leisure uses, will be located inthe appropriate parts of Slough town centre.Such development will have to becomprehensively planned in order to delivermaximum social, environmental and economicbenefits to the wider community.

Proposals for the comprehensive regenerationof selected key locations within the Borough willalso be encouraged at an appropriate scale.Some relaxation of the policies or standards inthe Local Development Framework may beallowed where this can be justified by theoverall environmental, social and economicbenefits that will be provided to the widercommunity.

Elsewhere the scale and density of developmentwill be related to the site’s current or proposedaccessibility, character and surroundings.Significant intensification of use will not beallowed in locations that lack the necessarysupporting infrastructure, facilities or services orwhere access by sustainable means of travel bypublic transport, cycling and walking arelimited.



7.20 The regeneration of Slough town centre willalso be implemented through majorenvironmental enhancement schemes suchas the Heart of Slough, Art@the Centre andthe central station forecourt improvements.It will also be implemented through localand national transport and infrastructureproposals projects, such as those set out inthe Local Transport Plan (Doc.14) and forCrossrail.

7.21 The council has also been proactive inpromoting the Heart of Slough regenerationscheme in conjunction with EnglishPartnerships and other developmentpartners. This involves the comprehensiveredevelopment of 12.7 ha of land; includingthe Brunel bus station, the library, ThamesValley University and the area around StEtheberts Church. In addition to makingmajor changes to the urban townscape andthe quality of the public realm it will providea new bus station, new library building,new university facilities as well assignificant amounts of new residential andcommercial floorspace.

7.22 The overall effect of the strategy ofconcentrating development in the towncentre through regeneration schemes suchas the Heart of Slough will be to transform itinto a more pedestrian friendly andattractive centre, with improved facilitieswhich will improve the vitality and viabilityof the centre and enhance the overall imageof the town.

7.23 As part of the “spreading the benefits” partof the Spatial Strategy, there will also beother selected regeneration projects, whichwill include Britwell, Slough Trading Estateand parts of Chalvey. These will be expectedto be comprehensively planned to meet thediverse needs of the local community. Otherselected key locations and regenerationprojects are discussed in more detail in theimplementation sections of subsequentpolicies. Proposals for other areas forcomprehensive regeneration will beconsidered in the subsequent SiteAllocations DPD.

7.24 Whilst the Spatial Strategy provides a clearindication as to what should go where, itdoes allow for some relaxation of policy, inexceptional circumstances, where it can bedemonstrated that there will be social,economic and social benefits to the widercommunity. This will provide flexibilitywithin the strategy and allow the council tomanage any unforeseen circumstances thatmay occur in specific locations in theBorough. A further explanation as to howthe Spatial Strategy will affect areas of theBorough is provided in the relevant sectionsbelow.

Green belt and open spaces

7.25 Whilst most of the Borough is built up, thereis a significant area of open land aroundColnbrook & Poyle and smaller areas to thenorth and south of Slough which aredesignated as Metropolitan Green Belt. Ithas been established in the Spatial Strategythat there is no need to review the GreenBelt boundaries in Slough and so all of thisland will continue to be subject to GreenBelt policy. Planning Policy Guidance 2 -Green Belts (PPG2) sets out a generalpresumption against all uses that wouldaffect the openness of the land; apart fromagriculture, forestry, some sport andrecreational purposes or mineral workings.



The South East Plan (Doc.10) (Waste andMinerals) however, states that wastefacilities may also be permitted in the GreenBelt, under very special circumstanceswhere there are no suitable alternative sitesand where local conditions permit it.

7.26 The remaining open land in Colnbrook &Poyle, east of Langley/Brands Hill, isparticularly important because it forms partof the Colne Valley Park and acts as thestrategic gap between the eastern edge ofSlough and Greater London. Additionalrestraint will therefore be applied to thisfragmented and vulnerable part of theGreen Belt which will mean that onlyessential development that cannot takeplace elsewhere will be permitted in thislocation.

7.27 Wexham Park Hospital and Slough SewageWorks will continue to be treated as MajorDeveloped Sites within the Green Belt,where some infilling can take place thereprovided it has no greater impact upon theGreen Belt.

7.28 In the past, land has been taken out of theGreen Belt to allow for residentialdevelopment at Wexham, Upton andCippenham. Once the exact extent of thedevelopment in each area has beenestablished, the opportunity will be takento put back into the Green Belt any openland which has no further developmentpotential.

7.29 Slough is surrounded by Green Belt inadjoining councils, which acts as a greenlung and provides informal recreationopportunities for local residents. As a resultit is important that accessibility to thesurrounding countryside is improved.

7.30 Parks and open spaces have an importantrole in shaping the form of the individualurban areas within the town and thesemake a huge contribution to the quality oflife. They also help to promote healthy livingby providing opportunities for sport andother activities. The Open Space Study (Doc.25)

showed that existing open spaces werewell used and valued by local residents, butthere was a need to improve the quality ofmany of them. There is an acknowledged

shortage of parks, playing fields and greenspaces in Slough, which will be very difficultto make up, particularly since sportingfacilities outside of the Borough are alsounder threat. As a result, all existing openspaces should be retained.

Target:

• No loss of open space;

• Maintain the existing Green Belt.

Indicators:

• Number of inappropriate developments oruses granted permission in the Green Belt;

• Net change in the size of the Green Belt; and

• Net change in hectares of public open spacelost to built development.

CORE POLICY 2 (GREEN BELT AND OPENSPACES)

The existing areas of Metropolitan Green Beltwill be maintained and Wexham Park Hospitaland Slough Sewage Works will continue to bedesignated as Major Existing Developed Siteswithin the Green Belt.

Opportunities will be taken to enhance thequality and the size of the Green Belt bydesignating additional areas, which have nodevelopment potential, as Green Belt.

Development will only be permitted in theStrategic Gap between Slough and GreaterLondon and the open areas of the Colne ValleyPark if it is essential to be in that location.

Existing private and public open spaces will bepreserved and enhanced. Where, exceptionally,it is agreed that an open space may be lost anew one, or suitable compensatory provision,will be required to be provided elsewhere.



Implementation

7.31 This policy will be implemented through thedevelopment control and enforcementprocess. Proposals to include new areaswithin the Green Belt will be dealt with inthe Development Control Policies and SiteAllocations DPD. Access to the countrysideand informal recreation facilities will beenhanced through the Cycling Strategy,Walking Strategy and Rights of WayImprovement Plan. Improvements to thequality of land in the Green Belt will besought in partnership with the Colne ValleyStanding Conference, public bodies such asthe Environment Agency and BritishWaterways and private land owners.

7.32 The implementation of this policy inconjunction with the Spatial Strategy willmean that there should be very littledevelopment in the Colnbrook and Poylearea apart from possible regeneration ofthe Poyle Trading Estate. The only exceptionwill be any development that is allowed asa result of the Minerals and Waste LocalDevelopment Framework, which is beingprepared separately as a joint document bythe six Berkshire unitary authorities.

7.33 There will also be a presumption againstinappropriate development on other areasof Green Belt land around Slough. Theidentification of Wexham Park Hospital andSlough sewage works as major developedsites which means that some infilling orredevelopment may take place. The councilis aware of the fact that the Hospital Trust isreviewing the future of Wexham ParkHospital but no decision has yet been made.Any proposals for major redevelopment orreplacement of the hospital will bemanaged through the preparation of anAction Area Plan for the site in conjunctionwith the Trust.

7.34 Any major development within the GreenBelt that could have an impact upon one ofthe nearby sites of “European” importancefor nature conservation will be required tocarry out an Appropriate Assessment inaccordance with the Habitat Regulations.

7.35 Any open land on the edge of Slough whichdoes not have any development potentialwill be put back into the Green Belt. Thiscould include open space within proposednew developments at Cippenham, Wexhamand Upton and land such as the verge onthe south side of Farnham Lane, Britwellwhich is known as the Green Walk.

7.36 The Report of the Panel for the South EastPlan (Doc.44) recommends that South BucksCouncil should liaise with Slough toconsider allocating the additional 80dwellings allocated to South Bucks on thenorthern boundary of Slough. The councilwill work with South Bucks District on thisissue, but it is not considered that this willhave a significant impact upon the GreenBelt in Slough.

7.37 Improvements to parks and public openspaces will be sought through theimplementation of the Parks Strategy. Thecouncil will also continue to take advicefrom Sport England about proposals for theloss of playing fields in order to ensure thatwhere this does occur propercompensatory facilities are provided. Thereis likely to be some rationalisation of theexisting play areas in accordance with thecouncil’s emerging Play Strategy which has



adopted a “quality not quantity” approachto where play equipment should be located.As a result it is proposed to improve playopportunities by investing money intomaintaining and equipping fewer playareas to a much higher standard.

7.38 Many areas in the urban fringe of Sloughhave become degraded. As a result, stepswill be taken to prevent the dereliction ofsuch land and to improve its appearance.The council will also seek to improve accessto the countryside by continuing to developthe Linear Park along the south of theBorough which includes the Jubilee river. Itwill also seek to further enhance andpromote the Grand Union canal and thepublic rights of way network. The council isaware of long term plans to extend thecanal to link it with the river Thames. Thiscould provide a number of recreational,environmental and regeneration benefits.As a result the council would support this inprinciple provided it is technically feasible,economically viable and environmentallysustainable.

7.39 New development will be expected tocontribute to the provision of, orimprovements to, the quality andaccessibility of open spaces, playing fields,play areas, allotments and green spaces inaccordance with the provisions of PlanningPolicy Guidance Note 17 - Planning for OpenSpace, Sport and Recreation (PPG17) andCore Strategy Policy 5 - Infrastructure.

7.40 Where, exceptionally, it is agreed that anexisting open space may be lost, a newopen space, or significant improvements toan existing area, will be required to beprovided. This will have to be of in anappropriate accessible location and be of asuitable size, quality and nature tocompensate for the loss of the existingfacility.

Housing distribution

7.41 The Core Strategy has to demonstrate howthe housing allocation in the emergingRegional Plan can be accommodated withinSlough.

7.42 The Draft South East Plan (Doc.10) prepared bySEERA proposed that a minimum of 235new dwellings should be built in Slougheach year up to 2026. The Panel that heldthe examination in public recommended,however, that this should be increased to285 a year (Doc.44). In doing so the Panelacknowledged that there is a limited rangeof options open to Slough but consideredthat it should have this higher rate in viewof the fact that it is a regional hub. There isalso a requirement to make up the shortfallof around 550 dwellings from the previousplan period. As a result, it is proposed that aminimum of 6,250 dwellings should be builtin the plan period.

7.43 The housing has been distributed inaccordance with the principles of the SpatialStrategy of “concentrating developmentand spreading the benefit”. This means thata minimum of 3,000 dwellings will be builtin the town centre and a reduced numberof 30 a year will be built on small sites ofless than 10 units in the existing residentialneighbourhoods (see Appendix 2). Theremainder of the housing will be made upfrom the urban extensions that havealready been permitted at Wexham, Uptonand Cippenham, plus other medium ormajor sites within the urban area. All of themajor sites are identified in the housingtrajectory (Appendix 1) and so it is possibleto see from this exactly how the housingallocation will be distributed throughoutthe Borough. It is recognised that there maybe some further capacity in the town centrein the longer term. This means that if thereis a further increase in Slough’s housingallocation as a result of changes to theregional plan, the bulk of this will beexpected to be met in the town centre.There will be no development outside of theexisting urban area.

7.44 The housing trajectory in Appendix 1 showsthat it is possible to identify both a five yearsupply of deliverable land for housing and a15 year supply in accordance with therequirements of PPS3. Despite the ongoingsupply, there is still a shortage of land forhousing in Slough to meet local needs andso it is important that there should be no



loss of any residential accommodation as aresult of redevelopment or change of use.

Implementation

7.45 This policy, in conjunction with the others inthe plan, will be implemented through thedetermination of planning applications forresidential development. It will bemonitored through the production of theHousing Trajectory in the AnnualMonitoring Report and by carrying outhousing land availability exercises. AStrategic Housing Land AvailabilityAssessment will also be carried out in duecourse, once the housing allocation in theRegional Plan has been finalised.

7.46 Whilst all of the major sites in the HousingTrajectory have been identified, not all ofthese have planning permission. Thisincludes the Heart of Slough and theBritwell Initiative which are being promotedby the council together with other schemesfor Upton Hospital, the Queensmere/Observatory shopping centre and the TownHall site. It is also recognised that there arepotential constraints to other permittedsites such as the Castleview site where theaccess has not been resolved.

Target:

• Meet the housing allocation in the South EastPlan;

• Build at least 50% of dwellings in the towncentre; and

• No net loss of housing within developments.

Indicators:

• Net additional dwellings completed (COI 2aii);

• Annual net additional dwelling requirement(COI 2a iv);

• Annual average number of net dwellingsneeded to meet overall housingrequirements having regard to previousyear’s performance (COI 2a v);

• Number of planning permissions wherethere is a net loss of dwellings; and

• Percentage of dwellings built in the towncentre.

CORE POLICY 3 (HOUSING DISTRIBUTION)

A minimum of 6,250 new dwellings will beprovided in Slough between 2006 and 2026.

This will be distributed as follows:

Town Centre a minimum of 3,000 dwellings

Urban Extensions around 750 dwellings

Major sites in other Urban Areas around 1,350 dwellings

Small sites within the Urban Area around 600 dwellings

Any additional housing required as a result of anincrease in Slough’s allocation in the South EastPlan (Doc.10) will be built in the town centre or inother appropriate urban areas in accordancewith the Spatial Strategy.

New development should not result in the netloss of any existing housing.



7.47 It is, however, likely that other windfall siteswill come forward in the medium andlonger term that are not shown within theHousing Trajectory (Appendix 1). Thecouncil will therefore continue to monitorthe situation and manage any potentialshortfall by identifying sites in subsequentDPDs.

7.48 As a result, it is considered that the CoreStrategy is capable of delivering a flexiblesupply of land for housing and issufficiently robust to be able toaccommodate a further increase in thehousing allocation in the final version of theSouth East Plan (Doc.10); without the need tochange the Spatial Strategy.

7.49 The Sustainability Appraisal Report (Doc.22)

identifies the potential adverseenvironmental effects of the scale of theproposed residential development in thetown centre. These include the problems ofcongestion and air quality. It also identifiesthe issues that are associated with buildinglarge numbers of flats. In addition there is aquestion as to whether the market has theability to continue to deliver and sell largenumbers of flats particularly if there is anup turn in the demand for office space. As aresult if there is a significant increase inSlough’s housing allocation, which cannotbe met from identified sources, the CoreStrategy will have to be reviewed.

7.50 There are a very small number ofundesignated greenfield sites within theurban area which could come forward forhousing development. Whilst the strategy isto promote previous developed land inpreference to greenfield development,these may be permitted in exceptionalcircumstances on a phased basis, if it can bedemonstrated that they do not fulfil apublic/private open space function, theyare not subject to insurmountableconstraints and it can be demonstrated thatthey are needed to provide affordablefamily housing. There will be no need forany Green Belt releases. The current targetfor the provision of brownfielddevelopment is 60%. This will graduallyincrease over the plan period to around100%.

7.51 Any major housing development that couldhave an impact upon one of the nearbysites of “European” importance for natureconservation will be required to carry outan Appropriate Assessment in accordancewith the Habitat Regulations.

7.52 There will still be some small scaledevelopment in the existing residentialareas as a result of schemes, like the garageand vacant land strategy (adopted 2005),which seek to develop unwanted garagecourts. There will, however, be no need forthe inappropriate type of backlanddevelopment or infilling with blocks of flatsthat has taken place in the suburban areasin the past. As a result, the HousingTrajectory assumes that the number ofcompletions on small sites will fall fromaround 80 to 30 a year (Doc.23).

Type of housing

7.53 In addition to ensuring that an appropriateamount of housing is provided in suitablelocations, the Core Strategy has to ensurethat there is a wide choice and mix ofhousing to meet local needs.

7.54 One of the consequences of implementingthe Spatial Strategy of “concentratingdevelopment” is that there will be apredominance of high density flats built inthe town centre. The Annual MonitoringReport (AMR) (Doc.23) 2006 shows that 85%of completions in the year were for flats andthese make up the majority of residentialschemes in the pipeline.

7.55 Demographic trends show that the numberof one person households in Slough is likelyto go up from 30% to 36% of the totalnumber of households in the Borough by2026 (p.11, Doc.3). As a result, the increase inthe number of flats will help to meet theneed for smaller accommodation. It will not,however, do anything to address thecurrent shortage of family housing inSlough, which is the main cause ofovercrowding, nor will it address the acuteneed in the social renting sector where theaverage waiting time for a four-bedroomhouse is 5 years.



This is why the Berkshire Strategic HousingMarket Assessment (HMA) (Doc.3)

recommends that a higher proportion oflarger new homes should be built in Sloughthan has been delivered in recent years.

7.56 Whilst the council will continue to seek amix of accommodation within the towncentre, it is recognised that this will belimited within high density sites and thatthe main supply of new family housing willhave to come from elsewhere. As a result, itis proposed that all development whichtakes place within the “suburban”residential neighbourhoods will consistentirely of family housing. It is alsoproposed that any development within thehigher density, more mixed use “urban”areas, such as District or Neighbourhoodcentres or some main road frontages, willpredominantly consist of family housing.Even in high density areas there should bescope for town houses, but the exact mix ofdwellings will depend upon the size,location and characteristics of the site. Inorder to make the most effective use of theexisting housing stock and to continue toprovide a mix and choice ofaccommodation, it is proposed that thereshould be no loss of family houses as aresult of conversions into flats.

7.57 At the same time, in order to implement theSpatial Strategy of concentratingdevelopment in the most accessiblelocations, it is proposed to apply a range ofdensities for different areas within theBorough depending upon whether they areclassed as “town centre”, “urban” or“suburban”. This will also help to deliverhigh quality, well designed housing andenhance the distinctive urban or suburbancharacter of areas. In order to make efficientuse of land that comes forward fordevelopment the council will continue toapply the minimum density standard setout in the Local Plan (Doc.24) of 37 dwellingsper hectare. Densities less than this may bepermitted on small sites or where there aresite constraints or the surroundingcharacter is low-density.

7.58 Many residential properties areovercrowded and so are being extended orhaving outbuildings, known as “SloughSheds”, erected in order to increase the sizeof the accommodation. There is alsoeconomic pressure for the intensification ofuse of these areas through flat conversions,changes to Houses in Multiple Occupation,infilling and backland development. All ofthis is causing a disproportionate amountof local congestion and loss of amenity aswell as eroding the character of the existingresidential areas. As part of the SpatialStrategy it is therefore proposed to limit theamount of new housing development thattakes place outside of the town centre,which will mean that in the suburban areasthere will only be a limited amount ofinfilling.

7.59 There is also an ongoing shortage ofaffordable housing in Slough. The HMA(Doc.3) suggests that between 530 and 690affordable housing units are required eachyear in Slough, which greatly exceeds thetotal number of dwellings that are likely tobe built. As a result it is clear that even ifthere were to be a major increase inSlough’s housing allocation it still would notbe possible to meet all local needs.



7.60 PPS3 - (Housing) states that, based uponthe findings of the HMA (Doc.3) and otherlocal evidence, Local Planning Authoritiesshould set out in Local DevelopmentDocuments the likely overall proportion ofhouseholds requiring affordable housingand the size and type of affordable housingthat is required.

7.61 The target for affordable housing in theHousing Strategy 2005-2010 (Doc.26) is 200new build units per year. Under the LocalPlan (Doc.24) we are currently seeking 30%social and 10% of other affordable housingon sites with 25 or more units. The HMA(Doc.3) recommends that the affordablehousing target in the draft South East Plan(Doc.10) of 35% of total housing completionsis realistic but makes it clear that a higherproportion would have to be sought onlarger sites to make up for the fact thatsmaller ones may fall under the threshold.The HMA also recommends that the corerequirement is for social rented to meetpriority housing need, particularly in Sloughand Reading where the proportion ofpeople who could afford other forms ofaffordable housing such as shared equity islower than across the rest of Berkshire.

7.62 As a result it is proposed that the amount ofaffordable housing that will be sought willbe between 30% and 40%. This may varydepending upon the size and nature of thesite and its viability.

7.63 The HMA (Doc.23) recommends that thethreshold for the size of site upon whichaffordable housing will be sought should bereviewed. Taking account of the shortage ofaffordable housing in Slough, the reducedhousing allocation and the increasedreliance upon medium sized sites it isproposed to reduce the threshold of 25dwellings to 15 dwellings in line with PPS3.

7.64 Planning Circular 01/2006 - Guidance onChanges to the Development ControlSystem, states that the Regional SpatialStrategy (RSS) should identify the numberof gypsy and traveller pitches required ineach Local Authority area. This number willbe determined by the South East EnglandRegional Assembly (SEERA) as part of itsreview of the South East Plan (Doc.10). Takinginto account the results of the gypsy needssurvey undertaken in conjunction with theAssociation of Thames Valley Authorities(ACTVAR), an agreed Berkshire widedistribution for gypsy and traveller sites hasbeen submitted to SEERA. (Doc 28). Thecurrent position is that 6 new gypsy pitcheswill be needed in Slough by 2016. The finalfigure will be decided following a partialreview of the South East Plan on the issuecurrently being undertaken by SEERA. Giventhe dense and compact nature of Sloughand the shortage of land for other purposesit is not considered appropriate or practicalseek to provide a site within the urban area.As a result, if there is a proven need for agypsy or traveller site it will have to beprovided in the Green Belt.



Implementation

7.65 This policy will be implemented, inconjunction with the other policies in theplan, through the determination ofplanning applications for residentialdevelopment and the preparation ofSupplementary Planning Documents andDevelopment Control Guidelines. It will takeaccount of the Housing Strategy (Doc.26), theBerkshire Strategic Housing MarketAssessment (Doc.3) and the Housing NeedsSurvey (Doc.29). It will be monitored in theAnnual Monitoring Report.

7.66 Further detail as to how this policy will beimplemented, including the identificationof the relevant “town centre”, “urban” and“suburban” areas, will be set out in theDevelopment Control Policies and SiteAllocations DPD. A specific SupplementaryPlanning Document will be prepared foraffordable housing.

7.67 The density part of the policy will beimplemented using the following indicativedensity ranges which have been adaptedfrom those set out in draft Planning PPS 3,in order to reflect the specific localcircumstances in Slough. It will also ensurethat Slough will significantly exceed theoverall regional target of 40 dwellings perhectare set out in the draft South East Plan(Doc.10)

Target:• 100 affordable houses built a year;• All residential developments over 5 units

built at a minimum of 37 dwellings perhectare; and

• No net loss of family housing withindevelopments.

Indicators:• Total number of affordable houses

completed (COI 2d);• Number of dwellings completed at less than

37 dwellings per hectare; and• Number of family houses built each year and

what percentage of the total number ofdwellings built each year this represents.

CORE POLICY 4 (TYPE OF HOUSING)

High-density housing should be located inSlough town centre.

In the urban areas outside the town centre, newresidential development will predominantlyconsist of family housing and be at a densityrelated to the character of the surrounding area,the accessibility of the location, and theavailability of existing and proposed localservices, facilities and infrastructure.

Within existing suburban residential areas therewill only be limited infilling which will consist offamily houses that are designed to enhance thedistinctive suburban character and identity ofthe area.

All new residential development will beconstructed at a minimum net density of 37dwellings per hectare. Densities less than thismay be permitted on small sites, where thecharacter is low density or where there are othersite constraints.

There will be no net loss of familyaccommodation as a result of flat conversions,changes of use or redevelopment.

All sites of 15 or more dwellings (gross) will berequired to provide between 30% and 40% ofthe dwellings as social rented along with otherforms of affordable housing.

Proposals for gypsy or traveller sites will notgenerally be permitted in the urban area. Ifthere is a proven need for a gypsy or travellersite or sites in Slough, this could be consideredto constitute exceptional circumstances thatwould justify the relaxation of Green Belt policy.



7.68 In some parts of the town centre, such asthe Commercial Core Area defined in theLocal Plan Proposals Map (Doc.24) and thearea north of the railway station, densitiesin the range of 500 dwellings per hectarehave been permitted. The actual densitythat will be permitted on an individual sitewill be dependent upon the overall strategyfor that location and upon achieving a highstandard of design which creates attractiveliving conditions.

7.69 The main impact of the implementation ofthe policy will be in the town centre wherethere are likely to be large numbers of highdensity flats built during the plan period.These will be expected to be built to veryhigh design standards that will enhance thequality of the environment and improve theimage of the centre.

7.70 Key selected areas outside of the towncentre will also be subject tocomprehensive redevelopment as discussedin relation to the Spatial Strategy (CP1).Individual sites will continue to beredeveloped for housing in the moreaccessible “urban” areas of the town such asthe edge of centres, some main roadfrontages and other mixed use medium orhigh density areas that are well served bypublic transport.

7.71 The existing residential neighbourhoods inSlough will remain as suburban areas withtheir own individual characteristics. Therewill be no need for backland developmentor large scale infilling. The implementationof this policy will therefore significantlyreduce the amount of development that willtake place in the neighbourhoods andprovide the opportunity to enhance theirdistinctive suburban character and createsustainable communities where people willwant to live.

7.72 The council will review its existingDevelopment Control Guidelines in theDevelopment Control Policies and SiteAllocations DPD. The fundamental issue thatthis will have to resolve is how the use andappearance of the existing housing stockwill be managed in the future. The policieswill therefore have to balance the needs ofextended families and the differinglifestyles of the diverse communities inSlough with the need to protect theamenities and appearance of the area.

7.73 The Policy also sets out a range for theamount of affordable housing that will besought from major sites at between 30%and 40%. This is not intended to preventschemes coming forward with a higherpercentage if the developers want to. Theaim would be to meet the regional averageof 35% of all dwellings being affordable.Because of Slough’s specific needs thepriority will always be for social housingprovided by Registered Social Landlords topeople on the council’s waiting list. Theexact type and amount of affordablehousing that will be sought on anyparticular development will depend upon anumber of site specific factors and will becomplicated by the need to obtain largefamily accommodation, which may affectthe overall percentage of units. As a resultthe detail as to how this will beimplemented in practice will be set out inthe Development Control and SiteAllocations DPD and a SupplementaryPlanning Document.

i Nomis Official Labour Market Statistics ,Section B , p.15 , Doc.1

Table 1: Indicative density ranges for Slough

Location

Town Centre Urban Suburban

Density Range(Dwellings per hectare) Above 70 40 - 75 37 - 55



7.74 The identification of a possible gypsy ortraveller site will take place though theDevelopment Control Policies and SiteAllocations DPD. If a new site is needed inthe Borough in accordance with this policyit is likely that this will be within theColnbrook or Poyle area. The siting anddesign of the site would have to minimisethe impact upon the openness of the GreenBelt. Any proposals for a gypsy or travellersite in the Green Belt would be contrary toPPG2 and Circular 1/06 (ODPM) and wouldhave to be treated as a departure from theplan.

Employment

7.75 Slough is an important employment centrein the M4 corridor in close proximity toLondon and Heathrow. At present, there arean estimated 82,000i jobs in Slough. It isestimated 40,000 people commute intoSlough each day for work, whilst 26,000local residents commute outside theBorough for work (p.91, Doc.5)

7.76 One of the main aims of the Core Strategy isto ensure that Slough continues to fulfil itsregional role in maintaining a competitive,sustainable and buoyant economy, whilst atthe same time providing a diverse range ofjobs for local people.

7.77 The council’s Economic Assessment (Doc.5)

shows that an additional 12,000 jobs couldbe created in the Borough between nowand 2016. This will, however, depend upona number of factors, such as the demandfor new offices and the supply of labour.Longer term projections are less reliable butit is assumed that employment willcontinue to grow at a similar ratethroughout the plan period. This, togetherwith on-going improvements incompetitiveness, should allow Slough tocontribute towards the 3% gross valueadded (GVA) growth target in the RegionalEconomic Strategy (Doc.13)

7.78 It is not considered that any new land needsto be allocated in order to facilitate anyemployment growth since this can beaccommodated by the redevelopment andintensification of use of existing sites.

7.79 Further employment growth in Slough willnot redress the existing imbalance betweenthe number of jobs and the labour supply inthe area. This is, however, the inevitableresult of national and regional policy. ThePanel’s report for the South East Plan (Doc.44)

accepted that it was not necessary toredress this imbalance within the subregion. Nevertheless the Core Strategyseeks to at least partly address the problemby increasing the number of jobs that aretaken by local people.

7.80 The loss of traditional manufacturing andthe emergence of knowledge-basedindustries have meant that there is a skillsgap amongst some of the resident workforce. In order to reduce this gap, theEconomic Development Strategy (Doc.17)

identifies the need for better education andtraining in order to equip the resident workforce with the skills necessary to gainaccess to the new knowledge-based jobsthat will be created in Slough.

7.81 Whilst progress is being made it is likelythat there will be a continuing need for arange of employment opportunities in theBorough to meet local needs. As a result it isproposed to adopt the principle of retainingthe Existing Business Areas (See Appendix4) in order to maintain a diverse economicbase which will offer local residents avariety of job opportunities.

7.82 In order to ensure that the retention of theExisting Business Areas does not result inan unacceptable level of in commuting bycar it is proposed to continue to impose aparking cap whereby there will be noincrease in the number of car parkingspaces as a result of redevelopment. Thiswill be accompanied by initiatives toencourage a modal shift away from the useof the private car. This policy is not intendedto prevent the on going regeneration of theBorough’s Existing Business Areas which isneeded in order to improve theenvironment and to meet the needs ofmodern businesses.



7.83 One of the main roles of the Core Strategy isto ensure that jobs are located in the mostappropriate locations. In order toimplement the Spatial Strategy of“concentrating development and spreadingthe benefits” one of the over ridingprinciples of the policy is that all intensiveemployment development should belocated in the most accessible andsustainable locations. This means that newoffices should be located in the town centrewhich is the most accessible place in theBorough and has the greatest potential forlinked trips.

7.84 Office development in the town centre willalso be subject to parking restraint which,together with improvements to publictransport, should reduce the amount ofcommuting by the private car. This will helpto tackle the problems of congestion andpoor air quality in the town centre.

7.85 Slough Trading Estate is the largest ExistingBusiness Area and provides around aquarter of all of the jobs in the Borough. Asa result its continued success as anemployment centre is of great importanceto the local economy and the prosperity ofthe town as a whole. There has been arolling program of refurbishment andredevelopment in the Trading Estate inrecent years in order to ensure that it is ableto accommodate modern business needsand continues to attract inward investment.This has been aided by the designation ofthe Trading Estate as a Simplified PlanningZone with its integrated transport strategy.

7.86 It is recognised that the Trading Estate willneed to continue to evolve to serve theneeds of knowledge-based industries.SEGRO are in the process of producing aMaster Plan for the area which is intendedto achieve this. The success of the TradingEstate is important to the Borough’ssustainable development as it has thepotential to retain and attract businesses,create jobs and offer opportunities forimproving skills and training to localpeople. As a result it is proposed thatSlough Trading Estate should be treated asa special case within the Core Strategy. This

means that B1(a) offices may be allowed inthe proposed new hub within the TradingEstate, as an exception to the SpatialStrategy, in order to facilitate thecomprehensive regeneration of the Estate.

7.87 Whilst there is a general presumptionagainst the loss of employment generatinguses within the Existing Business Areas,there are some offices outside of theseareas which are in less sustainable locationsor which no longer meet modern standardswhich may therefore be redeveloped orconverted to residential use.

7.88 Any employment-generating uses withinthe Borough which exacerbate theproblems identified above will be expectedto contribute towards appropriate training,childcare and/or transport measures asrequired.

7.89 It is recognised that retailing, leisure,education, health and other serviceindustries are an important source of jobs.As a result they are all classed as“employment” uses for the purposes of thispolicy. Any proposals for any of these typeof developments will also have to complywith the other specific policies within thisdocument.



Implementation

7.90 This policy will be implemented through thedetermination of planning applications forcommercial development and thepreparation of the Development Controland Site Allocations DPD. Master Plans willbe expected to be prepared by developersfor the comprehensive redevelopment ofspecific areas. The Simplified Planning Zone(SPZ) for Slough Trading Estate willeventually be replaced by a LocalDevelopment Order.

7.91 The policy will be monitored through thepreparation of the Annual MonitoringReport ) and the Annual CommitmentsDocuments. It will also be informed byupdated Economic Development Strategies,Economic Assessments, employmentforecasts and office market reviews.

7.92 The main effects of the policy will be toencourage major employmentdevelopment to take place in the towncentre, facilitate the regeneration of SloughTrading Estate and allow for the gradualrenewal of the other Existing Business Areasover the plan period. In order to deliver asignificant improvement to the overallenvironmental quality and image of Slough,all of these schemes will be required tocomply with the best practice in the designof sustainable buildings and take theopportunity to showcase innovativearchitecture where this is appropriate to thelocal context.

Target:

• No offices built outside of town centre orSlough Trading Estate Hub; and

• No increase in car parking within newemployment development.

Indicators:

• Amount of land in Existing Business Areaslost due to residential development (COI 1f);and

• Percentage of completed non-residentialdevelopment complying with car parkingstandards as set out in the LocalDevelopment Framework (COI 3b)

CORE POLICY 5 (EMPLOYMENT)

The location, scale and intensity of newemployment development must reinforce theSpatial Strategy and transport strategy. Thisincludes the application of a parking cap uponnew developments unless additional parking isrequired for local road safety or operationalreasons.

Intensive employment-generating uses such asB1(a) offices will be located in the town centre inaccordance with the spatial strategy.

B1(a) offices may also be located on the SloughTrading Estate, as an exception, in order tofacilitate the comprehensive regeneration of theestate. This will be subject to the production of aMaster Plan and the provision of a package ofpublic transport improvements. This will bepartly delivered through a subsequent LocalDevelopment Order which will replace theSimplified Planning Zone.

Intensive employment generating uses whichincrease the level of in-commuting, increase skillshortages or reduce employment opportunitiesfor local people will be expected to contributetoward appropriate mitigation measures,including new training, childcare and transportfacilities.

Major warehousing and distributiondevelopments will be located in the eastern partof the Borough and in Existing Business Areasthat have good access to the strategic road andrail network.

There will be no loss of the defined ExistingBusiness Areas to non-employment generatinguses, especially where this would reduce therange of jobs available. Outside ExistingBusiness Areas, the change of use orredevelopment of existing offices to residentialwill be encouraged where this is consideredappropriate.



7.93 The employment forecasts reveal thatsignificant growth is likely to occur in theprofessional services and banking sectors.There is sufficient capacity within theexisting office stock along with proposednew developments in the town centre toaccommodate around 10,000 jobs, which ismost of the predicted growth up to 2016.Employment forecasts for the second half ofthe plan period are less reliable, particularlywith the cyclical nature of the office marketand uncertainty about future labour supply.It is, however likely that they will continueat a similar rate and it is considered thatsufficient new sites will come forward tomeet demand.

7.94 The major new office developments inSlough town centre will be focused aroundthe Heart of Slough and the Windsor Roadarea. These will provide high qualitymodern headquarter type buildings whichwill help to boost the image of the centre,the level of inward investment and thevitality of the centre.

7.95 Slough Trading Estate has specifically beenidentified as an area for regenerationwithin the policy. This will be implementedthrough a Master Plan which is beingprepared by SEGRO. This will identify thelocation of the proposed new offices withina new hub. Around 3,600 new jobs could becreated on the Trading Estate over the planperiod. The amount of new B1(a) offices,and the scale of other development will,however, be dependent upon a number ofrequirements being met. These will includecapping the number of parking spaces atcurrent levels and introducing a package ofpublic transport improvements and otherinitiatives in order to ensure that there is noincrease in the level of car commuting intothe estate. This should also involveincreasing the number of Slough residentsworking in the estate. Once the Master Planhas been approved it is proposed that keyelements, such as the new hub, will beconsidered through a planning applicationand the rest of it will be implementedthrough a subsequent Local DevelopmentOrder which will replace the existing SPZ.

7.96 In addition to Slough Trading Estate thereare a number of other Existing BusinessAreas, which are likely to change over theplan period, within the scope of this policy.

7.97 Poyle Industrial Estate is the second largestestate in the Borough, but is in multipleownership. As a result, its development hasnot been properly planned and it suffersfrom congestion and a poor environment.The development of the 5th terminal atHeathrow has moved the centre of gravityof the airport and means that PoyleIndustrial Estate is likely to come undereven more pressure for airport relateddevelopments, and will have an importantrole to play in responding. This will be dealtwith in the short term by the Site Allocationsand Development Control DPD, but in thelonger term it may require an Area ActionPlan.

7.98 Parts of the Existing Business Areas alongthe A4, at the western end of the Borough,were identified in the Employment LandStudy (Doc.27) as having the potential toaccommodate some alternative uses ormixed use development. The large cardealership is currently operating on atemporary planning permission and so it isproposed that these and other main roadfrontage sites be considered for a range ofuses, including residential development inthe Site Allocations DPD.

7.99 Stoke Road Area, north of town centre wasidentified in the Local Plan for Slough (Doc.24)

as an area for comprehensiveredevelopment, with a mixture ofcommercial and residential development.Major high density residential developmentand a hotel have been permitted in the areanorth of the station. Other areas ofopportunity here and in Petersfield Avenuewill be identified in the Site AllocationsDocument.

7.100 The Employment Land Study (Doc.27) alsoidentified the Langley Business Centre ashaving some potential to accommodatealternative uses or mixed use development.This could be considered in the longer termeither as a possible expansion of the DistrictShopping centres or in the context of the



greatly improved accessibility it would haveas a result of Crossrail.

7.101 The council is aware of major industrialfirms in Slough that may wish to reorganiseor consolidate their operations. Inconsidering any proposals which aredesigned to retain an existing employer inthe Borough, the disposal of any surplusland for other uses will be treated in aflexible manner, provided there is no overallloss in the number and range of jobs.

7.102 Any major development that could have animpact upon one of the nearby sites of“European” importance for natureconservation will be required to carry outan Appropriate Assessment in accordancewith the Habitat Regulations.

7.103 It is not anticipated that there will be asignificant increase in the number of newjobs outside of the town centre and SloughTrading Estate. This is because the predictedgains in distribution jobs will be offset by aloss in manufacturing jobs.

7.104 It is envisaged that the current skills gapwill be reduced over time as a result of thecontinuing success of students attendingschools and colleges in Slough and throughinitiatives such as the Skills DevelopmentCentre which is being set up by ThamesValley University Skills on Slough TradingEstate.

Retail, leisure and community facilities

7.105 The network of shopping facilities in theBorough consists of Slough town centre,two district centres at Farnham Road andLangley, and a series of neighbourhoodcentres and local parades (see Appendix 4).Slough’s town centre is recognised as aPrimary Regional Shopping Centre thatdraws shoppers from beyond the Borough’sboundaries. The other centres have a morelocalised role. The implementation of theSpatial Strategy is intended to reinforce theexisting hierarchy of centres by preventingout of centre development.

7.106 Despite Slough town centre’s appeal, it isfacing increasing competition fromsurrounding centres. The current BerkshireStructure Plan (Doc.11) states that the mainpurpose of future development in Sloughtown centre is to consolidate and improveservices, in order to retain the town’sexisting catchment rather than expandupon it significantly. There is, however,evidence to show that in order to preventfurther loss of trade to surrounding centres,a significant improvement in the quality,scale and range of new retail, leisure andcommunity facilities is required in theshopping centre.

7.107 As a result, it is proposed that in accordancewith Planning Policy Statement 6 (TownCentres) all new major retail, leisure andcommunity facilities will be located inSlough town centre. Not only is this themost accessible and sustainable location formajor development to take place, it will alsomaximise the opportunities for improvingthe environment and the overall image ofthe town.

7.108 Within this context, development may alsotake place within selected district/neighbourhood centres and the new hubwithin the Slough Trading Estate, but it willneed to be appropriately located, scaledand designed to serve the needs of localresidents, reducing the need to travel.

7.109 Any new out-of-centre and edge-of-centreretail development will be subject to thesequential test. Developers will be requiredto demonstrate that there is a need for thedevelopment, that it is of an appropriatescale, that there are no sequentiallypreferable sites, the development wouldnot have a detrimental impact on thevitality and viability of existing centres andit is accessible by a choice of means oftransport. This will ensure that the newdevelopment is appropriately andsustainably located. In demonstrating thata development satisfies the sequential test,it will not be sufficient for developers toclaim that the goods/services sold/offeredcannot be sold/offered in a designatedcentre.



7.110 Any major new leisure uses will also besubject to the sequential test. Small scalefacilities which serve local needs may beallowed in appropriate locationsthroughout the Borough.

7.111 The provision of new community facilitiesto meet local needs will be also beencouraged. All existing communityfacilities/services should be retained unlessit can be demonstrated that they are nolonger required to serve local needs. Wherecommunity facilities/services are lost orreduced to accommodate newdevelopment, developers will be requiredto contribute towards new or enhancedfacilities/services elsewhere.

Implementation

7.112 This policy will be implemented, inconjunction with the other policies in theplan, through the determination ofplanning applications for retail, leisure andcommunity development and thepreparation of the Development Controland Site Allocations DPD. Master Plans willbe expected to be prepared by developersfor the comprehensive redevelopment ofshopping centres. (See Appendix 4 for thehierarchy of centres)

7.113 Applications for major retail uses will beexpected to include the appropriate needsassessment, retail impact assessment andsequential test. Applications for majorleisure uses or hotels outside of the towncentre will be expected to demonstrate whythey should not be in a more accessible,central location. The proposed new hubwithin Slough Trading Estate could containretail, hotel and leisure uses provided theyare of a scale which would predominantlyserve the needs of businesses on the estate.

Target:

• Increase Slough town centre’s retail ranking;and

• Satisfaction of the high street as a place tovisit should increase from 50% to 70% by2021.

Indicators:

• Percentage of retail vacancies in town anddistrict centres;

• Change in Slough town centres retailranking;

• Satisfaction with the high street as a place tovisit;

• Percentage of major retail and leisuredevelopments completed within the towncentre and district centres (COI 4b); and

• Number of existing community facilities lost.

CORE POLICY 6 (RETAIL, LEISURE ANDCOMMUNITY FACILITIES)

All new major retail, leisure and communitydevelopments will be located in the shoppingarea of the Slough town centre in order toimprove the town’s image and to assist inenhancing its attractiveness as a Primary-Regional Shopping Centre.

Out-of-centre and edge-of-centre retaildevelopments will be subject to the sequentialtest. Developers will be required to demonstratethat:

• There is a need for the development;

• It is of an appropriate scale;

• There are no sequentially preferable sites indesignated centres;

• The development would not have adetrimental impact on the vitality andviability of existing centres; and

• The site is accessible by a variety of a meansof transport.

All community facilities/services should beretained. Where, exceptionally, it is agreed thatcommunity facilities/services may be lost orreduced in size to accommodate newdevelopment, developers will be required tocontribute towards new or enhancedcommunity facilities/services locally.



7.114 The policy will be monitored through theAnnual Monitoring Report and throughregular retail health checks and vacancysurveys. The boundaries of the shoppingcentres will be reviewed in theDevelopment Control and Site AllocationsDPD.

7.115 The proposed improvements to Sloughtown centre will be achieved through acombination of public and privatedevelopment initiatives. The mainQueensmere and Observatory shoppingcentres will be redeveloped andrefurbished in accordance with the MasterPlan that is currently being prepared by thenew owners. This will improve the layout,environment and appearance of the centresand create the opportunity to attract newlarge anchor tenants. In order to attractmore investment into the town andincrease its attractiveness, work is due tocommence on the “Art@the Centre”environmental improvement project whichwill transform the pedestrian area of SloughHigh Street. This will complement the Heartof Slough regeneration scheme which willalso have a significant impact upon theenvironment, image and appearance of thecentre. The Heart of Slough will also providemajor new community facilities in theproposed new library building. In order todeliver a significant improvement to theoverall environmental quality and image ofSlough, all of these schemes will berequired to comply with the best practice inthe design of sustainable buildings and takethe opportunity to showcase innovativearchitecture where this is appropriate to thelocal context.

7.116 The main effect of the implementation ofthis policy will be to reinforce the dominantrole of Slough town centre as the key retailand leisure centre for the town, althoughthe other centres will continue to servetheir more local catchments.

7.117 The Farnham Road centre is already veryelongated and there is not much scope toexpand it. It is proposed that theSainsbury’s supermarket should beenlarged in order to enhance its role as the

main anchor store for the centre. Thecouncil will also support the expansion ofthe Lidl supermarket. In order to overcomethe existing shortage of parking spaces andencourage linked trips, any new parkingthat is provided as part of new retaildevelopment will have to be made availablefor shoppers using the centre as a whole.

7.118 There is even less scope for expanding theHarrow Market shopping centre in Langley.Its role and appearance will be enhancedby the proposed comprehensiveredevelopment of the adjoining EastBerkshire College site. The longer termpossibility of expanding into the LangleyBusiness Park to the north will beconsidered in the Development ControlPolicies and Site Allocations DPD.

7.119 The Wentworth Avenue shopping centrewill be regenerated as part of the BritwellInitiative. Elsewhere all of the existingneighbourhood and local shopping paradeswill be encouraged to improve theenvironment and facilities that they provideso that they can adapt to meet the diverseneeds of the local population.

7.120 There should be no further expansion orintensification of the out of town centreretail parks or individual retail warehouses,which should continue to provide for bulkygoods only.

Transport

7.121 Slough is a compact urban area locatedupon the strategic east-west road and railnetwork. As a major employment and retailcentre Slough experiences significant in andout-commuting which leads to congestion,particularly in peak hours. If unconstrained,the level of traffic in Slough could increaseby 20% over the plan period. This is,however, unlikely to happen because of thelimited capacity of the road network whichhas meant that the amount of traffic inSlough has actually fallen slightly in theperiod from 2000 to 2005.



7.122 The future management of the M25, M4motorways and Great Western rail will bedetermined by the Highways Agency andNetwork Rail respectively. It is, however,likely that increased priority will be given tolong distance journeys at the expense ofmore local ones. The way in whichcompeting needs for transport aremanaged in and around Slough will,however, be critical for the implementationof the Core Strategy and in shaping thefuture of the Borough.

7.123 The main objectives of the policy are toenhance the transport system in Slough byreducing the need to travel andencouraging more sustainable modes oftransport. This will be achieved through theapplication of the Spatial Strategy, whichseeks to ensure that the scale ofdevelopment is related to the accessibilityof the site, and through the implementationof the Local Transport Plan (Doc.14).

7.124 The Slough Local Transport Plan (Doc.14), inaccordance with Planning Policy Statement13 - Transport (PPG13), seeks to reducecongestion, improve accessibility, createsafer roads, improve air quality andmitigate the impact of the transport systemon the environment and ensure that itcontributes towards broader social andeconomic objectives. To effectively tacklecongestion the plan seeks to widen travelchoices by making public transport, cyclingand walking more attractive than theprivate car. Unlike most areas of thecountry, the patronage of local bus serviceshas increased in recent years which showshow important this can be for reducingcongestion, improving accessibility andreducing the impacts of the transportsystem on the environment.

7.125 The Local Transport Plan (Doc.14) also seeks toreduce the demand for the limited roadspace available in the town centre. This willreduce congestion and help to make traveltimes more reliable.

7.126 Slough has been identified as a “RegionalHub” in the South East Plan (Doc.10). Newdevelopment will be expected to contributetowards the development of this hub and

key transport spokes. A new bus station isproposed as part of the Heart of Sloughscheme and improved bus routes will bedeveloped, particularly along the A4corridor to Heathrow.

7.127 The proposed Crossrail link will provide adirect connection from Slough, Burnhamand Langley stations to central and eastLondon. The council will also continue topromote the creation of a direct rail linkfrom Slough to Heathrow using part of theWest Drayton to Staines line will bepromoted in the longer term in order toreduce congestion and promote theeconomic development of Slough.

7.128 The council will also support theestablishment of a transport hub withinSlough Trading Estate as part of the MasterPlan for the comprehensive regeneration ofthe Estate. It will also supportimprovements to Burnham station in orderto increase its use for people commuting tothe Trading Estate.

7.129 Slough has successfully reduced thenumber of traffic collisions involving deathor injury in the Borough and is on target tomeet the 2010 road casualty target (Doc.14).A range of measures will be needed inorder to continue this improvement in roadsafety.

7.130 The Local Transport Plan (Doc.14) hasidentified a link between the amount oftraffic on Slough’s roads and an increasinglevel of pollutants in the town centre, suchas carbon dioxide, a contributor to climatechange. The plan identifies two Air QualityManagement Areas (AQMAs) in Slough anda third may be declared in the town centrethat could limit the scope for developmentthere.

7.131 A critical tool for implementing theobjectives of the Local Transport Plan (Doc.14)

is the control of parking within newdevelopment. One of the benefits ofconcentrating development in the towncentre through the Spatial Strategy is that itmakes it much easier to apply parkingrestraint in this area, due to the availabilityof alternative means of transport. There willalso be a parking cap on all new



commercial development outside of thetown centre, where no increase in thenumber of spaces will be allowed. The onlyexception would be for industrial orwarehousing developments, where the lackof sufficient parking could causeoperational or road safety problems.

7.132 Minimum parking standards may, however,continue to be applied to any small scaleresidential development that is allowedwithin the existing residential areas underthe Spatial Strategy. This would takeaccount of the expected levels of carownership and recognise the importance ofpromoting good design in order to protectthe character and amenities of thesuburban areas.

Target:

• No increase in car parking withinemployment generating development;

• The number of vehicles entering Slough towncentre during the morning peak (7:00am-10:00am) to be a maximum of 30,000;

• The Road Safety target to be a maximum of25 people killed or seriously injured in roadtraffic collisions by 2021; and

• Annual mean NO2 air quality levels to be 35ug/m3 by 2021.

Indicators:

• Percentage of new residential developmentwithin 30-minute public transport time or 15-minute cycling or walking time of primaryschools, Town and District Centres andExisting Business areas (Adaptation of COI3a);

• The number of vehicles entering Slough towncentre during the morning peak (LTP6);

• Road accident causalities; People killed orseriously injured in road traffic collisions (BV99a);

• Annual Mean NO2 levels (LTP6);• Percentage of completed non-residential

development complying with car parkingstandards set out in the Local DevelopmentFramework (COI 3b); and

• Changes in the area-wide road traffic flows.

• The creation of a transport hub within SloughTrading Estate.

There will be no overall increase in the numberof parking spaces permitted within commercialredevelopment schemes unless this is requiredfor local road safety or operational reasons.Maximum restraint will be applied to parkingfor residential schemes in the town centre. Inthe rest of the Borough, the level of parkingwithin residential development will beappropriate to both its location and the scale ofthe development and taking account of localparking conditions, the impact upon the streetscene and the need to overcome road safetyproblems and protect the amenities of adjoiningresidents.

CORE POLICY 7 (TRANSPORT)

All new development should reinforce theprinciples of the transport strategy as set out inthe council’s Local Transport Plan and SpatialStrategy, which seek to ensure that newdevelopment is sustainable and is located in themost accessible locations, thereby reducing theneed to travel.

Development proposals will, either individuallyor collectively, have to make appropriateprovisions for:

• Reducing the need to travel;

• Widening travel choices and making travelby sustainable means of transport moreattractive than the private car;

• Improving road safety; and

• Improving air quality and reducing theimpact of travel upon the environment, inparticular climate change.

Development proposals will also have makecontributions to, or provision for:

• The development of Slough town centre as aRegional Transport Hub;

• The improvement of key transport corridorssuch as the links to Heathrow Airport;

• Improvements to Slough, Burnham andLangley railway stations; and



Implementation

7.133 This policy will be implemented, inconjunction with the other policies in theplan, through the determination ofplanning applications and the preparationof the Development Control and SiteAllocations DPD, Master Plans andSupplementary Planning Documents. Allmajor trip generating developments will berequired to submit a Transport Assessmentwhich will identify proposed mitigationmeasures. Developers will then beexpected to contribute towards improvedtraffic management schemes andimprovements to public transport, walkingand cycling routes

7.134 The policy will also be implementedthrough the various strategies in the LocalTransport Plan (Doc.14), which include thosefor traffic management, buses, rail, cycling,walking, parking, travel plans, freight, roadsafety and air quality action plans. Many ofthese strategies have been drawn up inpartnership with key transport providers inSlough such as First Great Western and FirstBus who will help to deliver public transportimprovements.

7.135 The council has commissioned trafficmodelling of the proposed distribution ofhousing and jobs within the Spatial Strategy(Doc.2). This has taken into account proposeddevelopments such as the Heart of Sloughand the Slough Trading Estate hub as wellas predicted changes as a result of theopening of Terminal 5 at Heathrow. Theresults of this show that there could be aredistribution of traffic around the towncentre as a result of the Heart of Sloughwith an increase in traffic flows along theDatchet Road and Yew Tree Road. Therewould be no significant changes in theTrading Estate area and only a very slightincrease in traffic flows on the M4motorway. This will be monitored throughthe automatic traffic counts and throughany specific surveys that are carried out.

7.136 All major development proposals will haveto produce their own detailed trafficmodelling to ensure that there is nosignificant impact upon the local and trunkroad network and to demonstrate howaccessibility can be maintained by meansother than the private car. This shouldidentify any mitigation measures necessaryas a result of the proposals and how theywill be implemented.

7.137 The council will review its current parkingstandards and publish them in the form ofa Supplementary Planning Document. Thiswill provide the opportunity to review theextent to which additional parking may beallowed in residential areas to overcomeroad safety and amenity problems. It willalso implement its Town Centre ParkingStrategy, which has set a limit of 5000public parking spaces and will continue toexpand the number of controlled parkingareas within the Borough.

7.138 Under the Spatial Strategy the major newresidential, employment and retaildevelopment will take place in the towncentre which will consequently see thegreatest increase in demand for travel. TheHeart of Slough scheme includes aproposed new bus station and all otherdevelopments will be expected tocontribute to further transportimprovements within the town centre area.The implementation of Crossrail, theproposed new direct rail link to Heathrowand improved rail services to Windsorwould all help to develop Slough as aRegional Transport Hub.

7.139 The implementation of Crossrail during thesecond half of the plan period would alsosignificantly improve the accessibility ofLangley and Burnham stations which couldalso then be further developed as localtransport hubs.

7.140 Any proposals for the regeneration ofSlough Trading Estate will have to includean integrated transport package which willreduce reliance upon the private car andimprove public transport. This could includethe creation of a new local transport hub.



7.141 The Local Transport Plan (Doc.14) contains adraft Air Quality Action Plan which sets outmeasures to tackle air quality problems.Further detailed work will have to be carriedout to show how air quality problems in thetown centre can be mitigated in order toallow the planned additional developmentto take place.

Sustainability and the environment

7.142 The improvement of the environment andimage of Slough to make it a place thatpeople will want to live, work and visit is offundamental importance for the delivery ofthe Spatial Vision. In bringing about thischange it is important that development ismanaged in as sustainable a way aspossible.

7.143 The principles of sustainability, as set out inPPS 1 - Delivering Sustainable Development,are quite wide ranging in that they include:

• Social progress which recognises theneeds of everyone;

• Effective protection of the environment;

• The prudent use of natural resources;and

• The maintenance of high and stablelevels of economic growth andemployment.

7.144 Climate change is also a fundamental issuefor the future planning of Slough. The CoreStrategy has therefore taken account ofemerging Government policy on climatechange and the aim of achieving zerocarbon development. Developmentundertaken at a local level should not makeworse the wider impacts of climate changeresulting from carbon emissions.Therefore, new development should beconstructed in such a manner so as tominimise its impact on the environmentboth in the short and longer term. This willinvolve using sustainable design andconstruction techniques, minimisingconsumption and waste and incorporatingrenewable energy technology withindevelopment.

7.145 The need for sustainable development andto address climate change are cross-cuttingissues that are addressed in many of thepolicies in this document including theSpatial Strategy of concentratingdevelopment in the most accessiblelocations.

7.146 The promotion of the good design ofbuildings and public spaces is important forthe implementation of the Spatial Strategyand Spatial Vision for Slough.

7.147 The Spatial Strategy of concentratingdevelopment in the town centre and theselective comprehensive regeneration ofother selected key locations within theBorough is reliant upon there being gooddesign which optimises the use of availableland for development and the creation ofpublic spaces. It will require the highestquality architectural designs which willcreate visually attractive, safe andwelcoming environments which positivelycontribute to improving the sense of placeand enhances the image of the area. Alldevelopments should also be accessible,sustainable and adaptable.

7.148 One of the main “benefits” of the SpatialStrategy is that there will be less need fordevelopment in the rest of the Borough. Akey part of the Spatial Vision is that thequality of the environment within theexisting suburban residential areas will be



improved in order to make them safe andattractive places where people will want tolive. As a result the main considerations inthese areas will be to ensure that newbuildings or extensions should respect theamenities of adjoining occupiers and bedesigned in a way that reflects the streetscene and the local distinctiveness of theparticular urban or suburban area.

7.149 Given the overall shortage of open space inSlough, all development should provide anappropriate amount of amenity spacecommensurate with the density of thedevelopment, the type of use and itslocation.

7.150 Whilst most new development has someaffect on the environment, it is particularlyimportant in a densely populated area likeSlough that the impact is kept to a minimallevel and appropriate mitigation measuresare provided.

7.151 The ability to carry out mitigation measuresmay not necessarily justify permitting adevelopment particularly where therewould be a loss of amenity or create otheradverse impacts. In addition the cumulativeimpact of development upon theenvironment will have to be taken intoaccount.

7.152 A combination of Slough’s industrialheritage and its location close to Heathrow,the motorway network and railway linesmeans that there is a need to ensure thatthe occupiers of new developments areprotected from all forms of possiblepollution. The Spatial Strategy encouragesthe re-use of previously developed land, butthis can only happen once anycontamination from previous activities hasbeen treated to a standard suitable for itsnew intended use.

7.153 There are currently two areas close to themotorways which have been designated asAir Quality Management Areas. They areunsuitable for residential development andother sensitive uses, unless it is practical toincorporate mitigation measures to reducethe effects to acceptable levels. Other areasof the Borough are affected by pollution

from noise, dust, and chemicals, which maylimit new development.

7.154 Parts of the Borough, such as the Colnbrookand Poyle area, are at risk from flooding.The Spatial Strategy takes account of this byconcentrating development in the towncentre, which is an area that is not liable toflood. It is not envisaged that there shouldbe any need to build upon any land withinthe functional flood plain as a result of theCore Strategy.

7.155 New development should also incorporatemeasures to manage surface water arisingfrom the site. Sustainable drainage systemsshould be used to attenuate surface waterrun off and to minimise the risk of futuresewer flooding where this is practical interms of ground water levels, geology andland quality.

CORE POLICY 8 (SUSTAINABILITY AND THEENVIRONMENT)

All development in the Borough shall besustainable, of a high quality design, improvethe quality of the environment and address theimpact of climate change.

1. Sustainable Design and ConstructionPrinciples:

All development should, where feasible, includemeasures to:

a) Minimise the consumption andunnecessary use of energy, particularlyfrom non renewable sources;

b) Recycle waste;

c) Generate energy from renewableresources;

d) Reduce water consumption; and

e) Incorporate sustainable design andconstruction techniques, including theuse of recycled and energy efficientbuilding materials.



Implementation

7.156 This policy will be implemented, inconjunction with the other policies in theplan, through the determination ofplanning applications and the preparationof the Development Control and SiteAllocations DPD and SupplementaryPlanning Documents. It will also beimplemented though the various strategiesthat are being prepared as part of thecouncil’s High Level Environmental Strategy.All of these will expand upon the advice setout in PPS10 (Planning for SustainableWaste), PPS22 (Renewable Energy), PPS23(Planning and Pollution Control) and thedraft supplement to PPS1 (Planning andClimate Change).

7.157 The provision of new waste disposal orrecycling facilities needed to implement thisaspect of the policy will be dealt withthrough the Minerals and Waste CoreStrategy (Doc.20) that is being producedjointly by the six Berkshire UnitaryAuthorities. All major developments will beexpected to demonstrate that they haveexplored the feasibility of a range ofrenewable energy and low carbontechnologies including combined heat andpower and shared renewable energy planteither within the site or adjacent to it.

7.158 All relevant planning applications must beaccompanied by a Design and AccessStatement, which will have to demonstratehow the proposed development meets thenecessary design requirements. This shoulddemonstrate how the siting, design andlayout of the buildings have taken intoaccount the need to maximise energy

Indicators:

• Number of completed developmentincorporating renewable energy capacity;

• Number of developments built to Eco-Homes/Code for Sustainable homes/BREEAMstandards; and

• Number of planning applications grantedcontrary to the advice of the EnvironmentAgency (COI 7).

2. High Quality Design:

All development will:

a) Be of a high quality design that ispractical, attractive, safe, accessible andadaptable;

b) Respect its location and surroundings;

c) Provide appropriate public space,amenity space and landscaping as anintegral part of the design; and

d) Be in accordance with the SpatialStrategy in terms of its height, scale,massing and architectural style.

The design of all development within theexisting residential areas should respect theamenities of adjoining occupiers and reflect thestreet scene and the local distinctiveness of thearea.

3. Pollution

Development shall not:

a) Give rise to unacceptable levels ofpollution including air pollution, dust,odour, artificial lighting or noise;

b) Cause contamination or a deteriorationin land, soil or water quality; and

c) Be located on polluted land, areasaffected by air pollution or in noisyenvironments unless the developmentincorporates appropriate mitigationmeasures to limit the adverse effects onoccupiers and other appropriatereceptors.

4. Flooding

a) Development will only be permittedwhere it is safe and it can bedemonstrated that there is minimal riskof flooding to the property and it will notimpede the flow of floodwaters, increasethe risk of flooding elsewhere or reducethe capacity of a floodplain; and

b) Development must manage surfacewater arising from the site in asustainable manner which will alsoreduce the risk of flooding and improvewater quality.



efficiency. Where appropriate, developerswill be required to submit energyassessments with planning applications.Detailed policies for recycling and wastemanagement within developments will beset out in the subsequent DevelopmentControl Policies and Site Allocations DPD.

7.159 In order to ensure that development issustainable, all new residentialdevelopment will have to comply with theappropriate Eco-Homes (or Code forSustainable Homes), all commercialdevelopment will have to comply with theBuilding Research EstablishmentEnvironmental Assessment Method(BREEAM) and civil engineering projectswill have to comply with the CEEQUALstandard. In each case proposals for nonresidential development should achieve arating of “very good” or “excellent” andresidential developments should achieveCode for Sustainable Homes Level 3 or 4Rating.

7.160 Relevant planning applications will have tobe accompanied by noise, light pollution orodour studies, which demonstrate that theproposed development will not have anunacceptable impact upon adjoining uses.Developers will also have to carry out airquality modelling to show that the site isnot affected by poor air quality and that theproposed activity will not make the airquality any worse.

7.161 Where necessary, developers will berequired to carry out detailed contaminatedland surveys which will have todemonstrate how any existingcontamination can be mitigated. It is notconsidered that this will prevent theredevelopment of existing brownfield sitesin accordance with the Spatial Strategy andshould result in existing contamination andpollution being dealt with as developmenttakes place over time.

7.162 The Spatial Strategy will result in asignificant amount of intensivedevelopment taking place in and aroundthe town centre. This will mean thatparticular emphasis will be placed upon thedesign of individual buildings and the

spaces around them. All development willbe expected to comply with the principlesof “Urban Design in the Planning System” byCABE. There will also be a requirement forflats to provide amenity space on sitewherever possible. Innovative solutionssuch as green and brown vegetated roofswill be promoted to address this issue andprovide sustainable drainage systems,particularly in higher density development.The council will continue to develop anurban design and tall buildings strategy forthe town centre based upon the principlesthat are emerging from the Heart of Sloughcomprehensive redevelopment scheme.This will include the creation of morepedestrian friendly streets, boulevards andsquares.

7.163 The Spatial Strategy will result in only alimited amount of small in-fillingdevelopment taking place in the existingresidential areas. The design of thesepredominantly family housing schemesshould reflect the street scene and enhancethe local distinctiveness of these areas.

7.164 The Strategic Flood Risk Assessment (Doc.31)

that has been prepared in support of theCore Strategy has refined the informationthat is available on the EnvironmentAgency’s flood maps and identifiedadditional areas that may be at risk. As aresult the council will require detailed FloodRisk Assessments to be submitted withproposals within these areas as well as inthe existing flood map zones. Newdevelopment should not be located in highrisk areas such as Wexham, Colnbrook andPoyle without demonstrating that theproposal would comply with the sequentialtest set out in PPS 25 (Development andFlood Risk).

7.165 The Spatial Strategy of concentratingdevelopment in the town centre will notincrease the risk from fluvial flooding but itwill exacerbate the existing problems ofsurface water drainage in the area that iscurrently piped away. As a result on sitesurface water attenuation will have to beprovided within development sites in orderto prevent peak surcharges.



Natural, built and historic environment

7.166 There are a limited number of ConservationAreas, Listed buildings, Historic Parks andGardens and scheduled AncientMonuments spread throughout theBorough, which reflect Slough’s history. It isimportant that these are protected inaccordance with Planning Policy Guidance15 - Planning and the Historic Environment(PPG15) which states that historic assetsshould be preserved and enhanced notmerely for their own sake but for the sake ofa place’s cultural heritage and identity.

7.167 There are also some archaeological remainswhich offer evidence of ancient cultures andthese should also be protected inaccordance with Planning Policy Guidance16 - Archaeology and Planning (PPG16).

7.168 The Spatial Strategy has taken account ofthe distribution of these features in theBorough by concentrating development inthe town centre, and other selected keyareas, which do not have much historical orenvironmental interest and so canaccommodate the scale of redevelopmentproposed without causing any significantharm to the natural, built and historicenvironment.

7.169 The conclusions of the AppropriateAssessment (Doc.47) also show that thepolicies and proposals within the CoreStrategy will not in themselves have asignificant impact on Special ProtectionAreas (SPAs) or Special Areas ofConservation (SACs). Any majordevelopment that could have an impactupon one of these nearby sites of Europeanimportance for nature conservation will berequired to carry out an AppropriateAssessment in accordance with the HabitatRegulations.

7.170 Slough is not a particularly historic townand so much of its cultural heritage andidentity comes from its major periods ofexpansion during the 20th century. Thismeans that, although they are not ofnational significance and therefore noteligible for statutory protection, localdesignations are particularly important inthe Slough context. These include LocallyListed Buildings, the Residential Areas ofExceptional Character and the Old TownArea of Special Character, all of which needto be preserved and enhanced whereverpossible in order to help to improveSlough’s image and deliver the SpatialVision.

7.171 There are relatively few watercourses inSlough but they have the potential tocontribute to the ecology, landscape andoverall amenity of an area. It is alsoparticularly important to protect the areasalongside the streams not just for theirbiodiversity value but also because they cancreate wildlife corridors. As a result newdevelopment which affects watercourseswill be expected to enhance the waterenvironment and its margins. This couldinclude opening up culverts and increasingaccess to watercourse where appropriate.

7.172 Slough does not have any natureconservation sites of international ornational significance. It does, however havetwo statutory Local Nature Reserves and anumber of Wildlife Heritage Sites, whichhave been identified as being of localimportance using the criteria established bythe Berkshire Nature Conservation forum.In addition to being important for wildlifeand biodiversity, these, and other greenareas have significant visual amenity andprovide educational and leisureopportunities for local residents.



7.173 This policy, in conjunction with all of theother policies in the plan, will beimplemented through the determination ofplanning applications and the preparationof the Development Control and SiteAllocations DPD and SupplementaryPlanning Documents. It will also beimplemented through measures such asthe Berkshire Nature Conservation Strategyand the Strategy for the Colne Valley Park, inconjunction with the adjoining Boroughs.

7.174 The Sustainability appraisal (Doc.22) sets out aframework for monitoring and identifyingunexpected significant environmentaleffects that may result over the plan period.The need for development to reflect thecharacter and distinctiveness of existingbuildings and townscapes should notprevent the application of sustainabledesign and technologies required underCore Policy 8.

7.175 Where appropriate, developers will berequired to carry out or fund improvementsto and the future maintenance of areas ofenvironment importance.

7.176 The council will continue its programme ofproducing Character Assessments for theConservation Areas. Any additions to theLocally Listed Buildings or the Areas ofExceptional Residential Character will beconsidered in the Development Control andSite Allocations DPD.

7.177 Wildlife Heritage Sites will continue to besurveyed in order to monitor their conditionand ensure that they are properlymanaged.

7.178 The council will continue to carry outenvironmental improvements inpartnership with organisations such as theGroundwork Trust and will also encouragethe community to become involved in localenvironmental and wildlife projects.

7.179 The management of water courses andtheir margins will be carried out inconjunction with the Environment Agency.Buffer zones will also be required alongsidewater courses which allow for theirmaintenance.

Infrastructure

7.180 The Spatial Strategy is dependent upon thenecessary infrastructure being provided inthe right place at the right time. All newdevelopment will, to varying degrees,create additional demands upon existinginfrastructure, community services andpublic services. Developers will thereforeneed to demonstrate that existing, plannedand/or committed infrastructure issufficient to accommodate newdevelopment. Where existing infrastructureis insufficient to accommodate newdevelopment, developers will need to,either individually or collectively, ensurethat all of the necessary infrastructure canbe put in place.

7.181 The timing of infrastructure improvementswill also be crucial. Where necessary,agreement will need to be reachedbetween the council and developers on theprogrammed implementation of all on-siteand off-site infrastructure improvements.These improvements should be put in placeprior to the occupation of a newdevelopment and should serve both

Indicators:

• Number of listed buildings demolished orincluded in the Buildings at Risk Register andthe number added to the statutory list; and

• Changes in area of Wildlife Heritage Sites orBiodiversity Action Plans (BAP) (prioritysites).

CORE POLICY 9 (NATURAL AND BUILTENVIRONMENT)

Development will not be permitted unless it:

• Enhances and protects the historicenvironment;

• Respects the character and distinctivenessof existing buildings, townscapes andlandscapes and their local designations;

• Protects and enhances the waterenvironment and its margins;

• Enhances and preserves natural habitatsand the biodiversity of the Borough,including corridors between biodiversityrich features.



individual and communal needs. In someinstances, such as transport improvements,developers will be required to contributetowards a cumulative pot which will fundnecessary improvements.

7.182 The provision of essential infrastructure willbe secured through planning obligations orby conditions attached to planningpermissions.

Implementation

7.183 This policy will be implemented, inconjunction with the other policies in theplan, through the determination ofplanning applications and the preparationof the Development Control and SiteAllocations DPD and a “Developers Guide”SPD. Where appropriate, planningapplications will have to be accompaniedby a relevant technical report which iscapable of identifying the need foradditional infrastructure or financialcontributions as a result of the proposeddevelopment. This will also have to takeaccount of the relevant strategies andprogrammes for the provision ofinfrastructure by the agencies andorganisations concerned.

7.184 Work carried out by the EnvironmentAgency (Doc.33) shows that the projectedhousing growth in Slough can beaccommodated with only low cost works toSlough Sewage works, subject to stricterdischarge consents being applied. As aresult it is likely that the requirements forinfrastructure contributions will be limited.

7.185 Work on the Strategic Flood Risk assessment(Doc.31) has shown that improvements tolocalised drainage systems may berequired. Where Sustainable DrainageSystems (SUDS) are provided in accordancewith Core Policy 8, developers will beexpected to pay for the ongoingmaintenance of this infrastructure.

7.186 The Local Transport Plan (Doc.14) currently hasan annual programme of £5m on transportimprovements, in addition to majorinfrastructure projects such as the Heart ofSlough. Financial contributions will besought from all major trip generatingdevelopments for off site transportimprovements.

7.187 The Slough Schools Places Plan 2007-2012(Doc.34) shows that there is currently a 9%surplus of primary school places in Slough,but this is likely to fall to around 5% by2011/12. These surplus places are not,however, spread evenly across the townand are not well located to accommodate

Indicators:

• Number of developments with legalagreements for infrastructure contributions.

CORE POLICY 10 (INFRASTRUCTURE)

Development will only be allowed where there issufficient existing, planned or committedinfrastructure. All new infrastructure must besustainable.

Where existing infrastructure is insufficient toserve the needs of new development, thedeveloper will be required to supply allreasonable and necessary on-site and off-siteinfrastructure improvements. Theseimprovements must be completed prior to theoccupation of a new development and shouldserve both individual and communal needs.

Infrastructure includes:

• Utilities (water, sewerage and drainage);

• Transportation;

• Education and skills;

• Health;

• Leisure, community and culturalservices; and

• Other relevant services.

The provision of reasonable and necessaryinfrastructure will be secured through planningobligations or by conditions attached toplanning permissions.



the proposed growth in the town centre.This situation will also change over the planperiod. As a result all housingdevelopments may have to make financialcontributions towards primary educationalprovision in the local area.

7.188 There is currently a shortage of 217secondary school places in Slough. Whilstthis is predicted to fluctuate, there is stilllikely to be a shortage of 135 in 2011/12(Doc.34). Major housing developments willtherefore be expected to make acontribution towards secondary educationprovision.

7.189 The council may also seek the provision oftraining and skills facilities in order toincrease the supply of labour and reducethe existing skills gap in Slough.

7.190 The council is aware of the proposals by theHeatherwood and Wexham Park HospitalTrust and the Berkshire East Primary CareTrust (PCT) to reorganise healthcareprovision which focuses upon making thebest use of existing NHS sites in theBorough such as the Wexham Park andUpton Hospitals. The council will work inpartnership with the Hospitals Trust and thePCT to ensure that the improvement ofexisting facilities and the location of anynew facilities, such as health centres and GPsurgeries, respond to the needs of thecommunity. This could include therelocation or redevelopment of WexhamPark Hospital and the redevelopment ofpart of Upton Hospital. The council willcontinue to seek the provision of newsurgeries, where the opportunities arise inappropriate areas and will seek financialcontributions where there is an additionalneed as a result of development.

7.191 Financial contributions towards other formsof infrastructure or services may also besought in order to implement other policiesin the Core Strategy. Details of how thepolicy will be operated will be set out in theDevelopment Control Policies DPD and the“Developers Guide” SPD.

Social cohesiveness

7.192 One of the objectives of the CommunityStrategy (Doc.15) is to improve the quality oflife for those individuals who facedisadvantage and discrimination in order toeliminate social exclusion and make Slougha cohesive integrated community.

7.193 Slough has seen major social changes overthe years that has resulted in it having oneof the most culturally diverse populations inthe country. The recent influx of peoplefrom Eastern Europe means that the makeup of the town is changing again and islikely to continue to alter over the planperiod.

7.194 It takes time for the physical fabric andrange of facilities in the town to adapt tothe changing needs of its residents but it isimportant that this is managed as quicklyas possible so that the aims of theCommunity Strategy (Doc.15) to increaseparticipation in cultural activity andincrease the capacity of local communitiescan be achieved. As a result it is importantthat the application of planning policy inSlough recognises the diverse needs andvalues of residents. Specific considerationwill therefore be given to proposals whichmeet the recognised needs of ethnic andreligious groups, those with special needsand other relevant minority groups.



7.195 There are also areas and groups of peoplewho suffer from multiple deprivation. TheLocal Area Agreement (Doc.6), which hasbeen drawn up to implement theCommunity Strategy (Doc.15), focuses uponinequality and the need to improve thehealth, training and economic performanceof under performing groups such as someof the ethnic minorities. It also identifies themost deprived wards, which are Baylis andStoke, Britwell and Chalvey, as the priorityareas for action. This is reflected in the“spreading the benefits” part of the SpatialStrategy which recognises that selectedareas such as parts of Britwell wouldbenefit from being regenerated andredeveloped in a comprehensive, properlyplanned and co-ordinated manner. Thesewill be undertaken in partnership withorganisations such as the Local StrategicPartnership.

7.196 It is also important that all sections of thecommunity have access to facilities. TheLocal Transport Plan (Doc.14) seeks to improveaccessibility to employment and servicessuch as education, health, leisure andshopping for all, and particularly those inthe most socially excluded sectors.

7.197 The design and layout of newdevelopments, especially those open to thegeneral public, must enable easy accessand should not exclude persons withlimited mobility or physical disabilities. Thedesign and layout of new developmentsshould also consider the needs ofpedestrians, cyclists and public transportusers.

Implementation

7.198 This policy will be implemented inconjunction with the other policies in theplan, through the determination ofplanning applications and the preparationof the Development Control Policies and SiteAllocations DPD. It will also be implementedthrough the Building Regulations’requirement for access to developments.

7.199 All non-householder applications will berequired to submit a Design and Accessstatement which will demonstrate how theproposal complies with accessibilityrequirements.

7.200 The council will continue to work withorganisations such as the Slough RaceEquality Council and other representativegroups to ensure that the recognised needsof minorities are met through the planningsystem. It will also work with organisationssuch as the Slough Disability Forum toensure that the needs of people withimpaired mobility are fully met.

Community safety

7.201 One of the aims of the Community Strategy(Doc.15) is to produce safer and strongercommunities in Slough. The 2006 AnnualAttitude Survey (Doc.21) showed that 62% ofresidents thought that the level of crimewas the most important factor in makingsomewhere a good place to live and 40%thought that the level of crime in their localarea needed to be reduced. There were alsosignificant concerns about teenagershanging around, along with vandalism.

7.202 One way in which the Core Strategy seeks toaddress these concerns is to support localcommunities by protecting the existingsuburban residential areas from harmfuldevelopment and improving theirenvironment, in order to make them safe

Indicators:

• Percentage of developments that complywith Regulations M1, M2, M3 and M4 of theBuilding Regulations 2000.

CORE POLICY 11 (SOCIAL COHESIVENESS)

The development of new facilities which servethe recognised diverse needs of localcommunities will be encouraged. Alldevelopment should be easily accessible to alland everyone should have the sameopportunities.



and attractive places where people willwant to live.

7.203 The Spatial Strategy of concentratingdevelopment, and the selectiveregeneration of key areas, will also lead tomore high density development in theselocations which, if not properly designed,can be alienating for some people. This will,however, also provide the opportunity forthe comprehensive redesign of areas toimprove their environment and get rid offeatures which contribute to the fear ofcrime.

7.204 It is proposed that the layout of all newdevelopment should discourage, orminimise the opportunity for crime or anti-social behaviour. This can be achievedthrough ensuring that areas useappropriate materials; are well used andsubject to natural surveillance; are well litand include CCTV cameras whereappropriate. The inclusion of crimeprevention measures should not, however,have a detrimental impact upon theamenity of an area.

7.205 There are some legitimate leisure andrecreational activities which have thepotential to cause a nuisance or anti-socialbehaviour. These can range from peoplegoing to and leaving clubs and pubsthrough to people using informal kickaround areas. The mix of uses and lack ofspace in Slough makes it hard toaccommodate all of these activities withoutimpacting upon others. It is, however,important that they are controlled andmanaged in such a way which promotescommunity safety.

Implementation

7.206 This policy will be implemented, inconjunction with the other policies in theplan, through the determination ofplanning applications, the preparation ofthe Development Control/Site AllocationsDPD and Supplementary PlanningGuidance. The council will also met itsrequirements under s17 of the Crime andDisorder Act, which requires a LocalAuthority to do what it reasonably can toprevent crime and disorder in it’s area.

7.207 All relevant applications will be required tosubmit a Design and Access statementwhich will demonstrate how the proposalhas been designed to reduce theopportunity for crime. The PoliceArchitectural Liaison Officer will beconsulted on all major applications.

7.208 Developments that are likely to increase theincidence of crime and disorder will beexpected to contribute to measures such asthe enhancement of the CCTV system.

7.209 The council will continue to work with theSafer Slough Partnership and the police tomeet the targets for the reduction in crimeand anti-social behaviour.

Indicators:

• Number of developments approved contraryto the advice of the Police ArchitecturalLiaison Officer; and

• Reduction in British Crime SurveyComparator Crimes.

CORE POLICY 12 (COMMUNITY SAFETY)

All new development should be laid out anddesigned to create safe and attractiveenvironments in accordance with therecognised best practice for designing out crime.Activities which have the potential to createanti-social behaviour will be managed in orderto reduce the risk of such behaviour and theimpact upon the wider community.



7.210 Major regeneration projects such as theHeart of Slough will provide the opportunityto get rid of features such as the network ofsubways around the William Streetroundabout that are unwelcoming andattract anti-social behaviour. Theprogramme for redeveloping garage courtsand other under used or poorly designedareas will also remove the opportunities forvandalism and anti social behaviour.

7.211 The council will also continue to use itsplanning and licensing powers to controlthe location and operation of late nightleisure uses in conjunction with the Policeand voluntary schemes such as “PubWatch”. It will also use its powers to controland manage any other activities that havethe potential to lead to anti-socialbehaviour.



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Appropriate Assessment

8.1 Under Regulation 38 of the Conservation(Natural Habitats & c.) Regulations 1994(The Habitats Regulations) an AppropriateAssessment (Doc.47) has been carried out forthe Core Strategy in order to see whether itspolicies and proposals could have thepotential to result in adverse impacts upona ‘European Site’. These are sites that havebeen designated for their internationalnature conservation interests and include:

• Special Areas of Conservation (SAC)designated under European CouncilDirective 92/43/EEC(a) on theConservation of Natural Habitats and ofWild Fauna and Flora (the HabitatsDirective);

• Special Protection Areas (SPA)designated under the European CouncilDirective 79/409/EEC on theConservation of Wild Birds (the BirdsDirective); and,

• The UK Government (in theaccompanying circular to Planning PolicyStatement 9) as a matter of policy haschosen to apply the AppropriateAssessment procedures in respect ofWetlands of International Importance(Ramsar sites), even though these arenot European sites as a matter of law.

8.2 Whilst there are no European Sites withinthe Borough, there are a number within thewider vicinity. Those of relevance to theCore Strategy are the South West LondonWaterbodies SPA and Ramsar site, BurnhamBeeches SAC and Windsor Forest and GreatPark SAC.

8.3 Under Regulation 48 of the HabitatsRegulations the first stage in theAppropriate Assessment process is to carryout a Screening to establish whether theplan is likely, either alone or in combinationwith other plans and projects, to have asignificant effect upon a European site.

Projects or plans which are assessed aslikely to have a significant effect on aEuropean Site at the screening stage willusually require a full AppropriateAssessment to be carried out.

8.4 The results of the Screening show that a fullAssessment is not required for the CoreStrategy. However, in accordance with theprecautionary principle enshrined withinthe Habitats Regulations, it isrecommended that an AppropriateAssessment under the Habitats Regulationswill need to be made for relevant proposalsat the development control stage. This willrequire the preparation of a thoroughecological assessment of the likely impact ofcertain types of development upon therelevant European Site or sites as proposalscome forward over time.

8.5 Any development that cannot demonstratethat it would not have an adverse effectupon the integrity of a site of European orinternational importance to natureconservation will be refused planningpermission at the development controlstage.

Sustainability Appraisal and StrategicEnvironmental Assessment

8.6 Under the regulationsi implementing theprovisions of the Planning and CompulsoryPurchase Act 2004 (PCPA), a SustainabilityAppraisal (SA) is mandatory for all LocalDevelopment Documents (LDDs). Thepurpose of SA is to promote sustainabledevelopment through better integration ofsustainability considerations in thepreparation and adoption of plans.

8.7 Additionally, a Strategic EnvironmentAssessment (SEA) is also required under theprovisions of EU Directive 2001/42/EC (the’SEA Directive’ii). The PCPA regulationsstipulate that SA of LDDs should meet therequirements of the SEA Directive. Both SA

Chapter 8: Appropriate Assessment and SustainabilityAppraisal

i Town and Country Planning (Local Development) (England) Regulations 2004.ii Directive 2001/42/EC on the assessment of the effects of certain plans and programmes on the environment.



and SEA can be satisfied through a singleappraisal process and this SubmissionDocument is accompanied by an SA Reportwhich incorporates all of the requirementsof the SEA.

8.8 The combined SA/SEA is an iterativeprocess that identifies and reports on thelikely significant effects of the plan againstan agreed set of sustainability criteria thatare developed as part of the overall process.This enables an assessment of the extent towhich the implementation of the plan willachieve the social, environmental andeconomic objectives by which sustainabledevelopment can be defined.

8.9 Given the content of the Core Strategypolicies, the majority of which areconcerned primarily with delivering theholistic regeneration of Slough as a thrivingcommercial location and appealing place inwhich to live, the key findings of the SA ofthe Core Strategy are as set out below. Thissummarises the overall findings, taking intoconsideration both direct and cumulative,synergistic and indirect effects:

• In general terms, the regeneration focusof the policies has resulted in a positiveperformance against social andeconomic SA objectives. In particular,when the elements of the Core Strategyare combined, the plan has beenpredicted to deliver significant beneficialeffects in terms of improving the vitalityand viability of the town as a whole;extending the range of activities andgeneral appeal of Slough to a broadercross-section of people, includingthrough the provision of considerableadditional housing; strengthening theeconomic base and overall performanceof the local economy; and delivering anoverall enhancement to theenvironmental quality and architecturalcharacter of the town;

• Principally, as a product of the pointslisted above, the SA has also identifiedthe potential for the Core Strategy todeliver benefits in terms ofstrengthening community cohesion;improving access to facilities andservices of the types and in the locationswhere there is identified need;supporting an increase in skillsdevelopment, partly through increasedemployment opportunities; and helpingto tackle the issues associated withdeprivation;

• The overall scale of development thatwill be required to support the level ofregeneration sought through the CoreStrategy has resulted in the SAhighlighting a range of potentialadverse effects. These effects tend to belinked to significant increases in builtdevelopment and trip generation. Thusthere is a need to carefully consider theeffects of the Core Strategy in terms ofthe environment - increased greenhousegas emissions; deterioration in airquality; increased noise anddisturbance; pressure to extend thetown limits into greenspace; andnegative effects on the water cycle.

8.10 In conclusion, the SA indicates that overallthe sustainability performance of the CoreStrategy is relatively good, particularly interms of social and economic beneficialeffects. There are a number of potentiallyadverse effects identified, particularly inrespect of the environment, but it isconsidered that there is sufficient scope forthese to be mitigated to an acceptable levelthrough a combination of strengthenedpolicy wording and inclusion of specificmeasures in the supporting LDDs that willbe developed as part of the LDF.

i Annual Attitude Survey - 2006, Section H, p.49-69, Doc. 1



9.1 The details as to how each policy will bemonitored and implemented are set out inparagraphs 1.13 - 1.16. The SustainabilityAppraisal has, however, identified anumber of cumulative, synergistic andindirect adverse effects of the policies in theplan that will need to be monitored. Theserelate to air quality, increased traffic,congestion and overcrowding in the towncentre and climate change.

Air quality

9.2 There is a risk that the Spatial Strategy ofconcentrating development in the towncentre with taller, denser buildings,together with increased transportmovements, will combine to increaseemissions and limit the potential for theconcentration of pollutants to be dispersed.This has the potential to create significantlocalised long term adverse effects.

9.3 The air quality review carried out by thecouncil showed that an area along the A4 inthe town centre was close to exceeding thenitrogen dioxide objective primarily as aresult of road traffic congestion. An AirQuality Management Area (AQMA) was notdeclared but this will have to be kept underreview in the light of the proposals to buildlarge numbers of residential units in thetown centre. Any significant deterioration inair quality could therefore undermine theSpatial Strategy and limit the amount ofresidential development that can take placethere.

9.4 As a result, air quality in the town centrewill have to be monitored and the effects ofany changes to the road system, such asthose proposed in the Heart of Slough, willhave to be fully assessed. Mitigationmeasures may also have to be introducedsuch as reducing congestion andcontrolling the amount of stationary trafficin critical areas. At the same time, buildingsmay have to be designed so that nonresidential uses are located on the mostsensitive areas. The council will also

continue to implement and develop the airquality action plan in the Local TransportPlan.

Increased traffic

9.5 The overall aim of increasing theattractiveness of the town centre as a retail,leisure, employment and residentiallocation could increase the amount of trafficwith all of the associated adverse effectsupon air quality, greenhouse gas emissionsand increased noise and disturbance. Thiscould potentially be a long term problem asthe attractiveness of the centre increases,resulting in an increase in users andresidents.

9.6 This could undermine the Spatial Strategyby eventually reducing the vitality andviability of the shopping centre, making itless attractive for inward investment and aless desirable place to live.

9.7 Recent monitoring of traffic flows in Sloughhas shown that there has been a slightdecrease in traffic levels in Slough, but thiscannot be assumed to continue as theattractiveness of the town increases.Indeed, latent demand is such that, ifunconstrained, traffic in Slough couldincrease by around 20% during the planperiod.

9.8 As a result the council will continue tomonitor traffic flows and introduce anumber of measures to try to achieve areduction in traffic in the Borough. Thesewill have to be reviewed and additionalrestraint applied through subsequentplanning policies and traffic managementschemes if considered necessary.

9.9 The proposed regeneration of the TradingEstate will include a series of publictransport measures that will be financed bySEGRO in order to achieve a modal shiftaway from the car that will allow theadditional jobs to be created withoutincreasing the amount of car-bornecommuting. As a result, the creation of a

Chapter 9: Strategic monitoring and review



new transport hub is critical in ensuringthat the proposed new development doesnot have a significant adverse effect. Thecouncil will therefore continue to assess andmonitor the effectiveness of the Master Planin delivering the predicted transportbenefits and will, if necessary, requireadditional measures to be introduced.

Congestion and overcrowding in the town centre

9.10 The Sustainability Appraisal also identifiesthat there could be a specific problem in thetown centre as a result of the proposedscale of development, which could have asignificant cumulative adverse impact. Thiscould produce adverse environmentaleffects such as increased traffic congestionand the problems that can be associatedwith high density living.

9.11 As a result the council will continue tomonitor the level of environmental stressthat the town centre is under and ensurethat the necessary environmental benefitsand infrastructure improvements areprovided through the proposed majorregeneration schemes. Failure to do socould result in the need to phase the rate atwhich development takes place.

Climate change

9.12 The Sustainability Appraisal identifies thatthe proposed scale of development with theaccompanying increase in activity couldhave the significant cumulative effect ofincreasing overall greenhouse gasemissions in Slough.

9.13 It is considered that the Spatial Strategy ofconcentrating development in the towncentre is the most sustainable and that theproposals for comprehensive developmentprovide the best opportunities forintroducing measures to combat transport-based emissions. Nevertheless it isrecognised that there is a need to introducestringent measures in order to reducecarbon emissions from all sourcesthroughout the Borough.

9.14 Core Policy 8 (Sustainability and theEnvironment) sets out the need fordevelopment to comply with sustainabledesign and construction principles and liststhe areas in which this can be achieved. Fulldetails of how this will be implemented will,however, be set out in the DevelopmentControl Policies and Site Allocations DPD.The council will continue to monitor theeffect of all of the LDF policies and reviewthem if it is necessary, potentiallyintroducing stricter targets if appropriate.

9.15 The council will also take account of thepossible effects of climate change inapplying policies such as those related toflood risk.

Monitoring sustainability effects

9.16 In addition to the specific measuresoutlined above relating to the cumulative,synergistic and indirect effects identifiedthrough the SA process, the SEA Directiverequires that the monitoring ofsustainability effects considers theperformance of the plan against all SAobjectives for which a significant effect(beneficial or adverse) has been predicted.Consequently, for Slough this means thatthe overall monitoring programme for theCore Strategy will need to considerperformance against all of the SA Objectiveswithin the framework.

9.17 A proposed sustainability monitoringframework is set out in the SA Report, whichhighlights indicators and targets associatedwith each of the SA Objectives. These will beintegrated into the development of theoverall Annual Monitoring Report, whichwill combine the assessment of theperformance of the Core Strategy againstboth development targets andsustainability targets on a thematic basis.



Monitoring the level of development

9.18 The policies in the Core Strategy seek tobalance out competing social, economicand environmental needs and theirdemand for scarce resources. Within thiscontext it does not, however, impose anupper limit upon the amount of housing,employment, retail or leisure developmentthat can take place. This will largely bedependent upon factors such as marketforces, the shortage of available land andother constraints to development such asinfrastructure capacity. The plan has alsoidentified a number of external factorswhich could result in a significant change inSlough.

9.19 As a result, in addition to all of the detailedmonitoring that is proposed, the council willcarry out strategic monitoring in order toassess what the overall level ofdevelopment is and whether the balance ofdevelopment is still in accordance with thatenvisaged in the Core Strategy. The resultsof this will determine whether a partial orcomplete review of the plan is required.

9.20 The main mechanism for monitoring theplan and the Sustainability Appraisal will bethe Annual Monitoring Report, whichincludes the housing trajectory. This willindicate the extent to which the varioustargets and assumptions in the plan arebeing met. It will also show theeffectiveness of the policies in the plan andidentify where adjustments may beneeded.



Should you require any further informationregarding the Core Strategy or any aspect of theLocal Development Framework, you can contact thePlanning Policy and Projects team, either:

by letter: Planning Policy and ProjectsTown HallSlough Borough CouncilBath RoadSloughSL1 3UQ

by email: [email protected]

or by phone: 01753 875863 or 477341

Other relevant contact details:

Slough Library Langley LibraryHigh Street Trelawley AvenueSlough LangleySL1 1EA SL3 7UF

Britwell Library Cippenham LibraryWentworth Avenue Elmshott LaneBritwell CippenhamSL2 2AW SL1 5RB

Planning Policy Homepage: www.slough.gov.uk(Environment and Planning > Planning > PlanningPolicy).

Chapter 10: Further information and contact details





Appendix 1: Slough housing trajectory

Figure 1: Slough Housing Trajectory 2006-2026

Key:

Net completions on medium* and large** sites

Net completions on small* sites

Expected Net completions on small sites

Expected net completions on medium and large sites

PLAN- RSS (Regional Spatial Strategy) Requirement - Annualised

MANAGE- Residual annual average

*Small and medium sites (Under 1 hectare)**Large sites (Over 1 hectare)

X



hp ar

G roti

no

M

000 5

000 1

005 1

0002

005 2

000 3

005 3

0004

2006/07

2007/08

2008/09

2009/10

2010/11

2011/12

2012/13

2013/14

2014/15

2015/16

2016/17

2017/18

2018/19

2019/20

2020/21

2021/22

2022/23

2023/24

2024/25

2025/26

Dwellings

wole b ro evoba sgnillew d fo o

N :R

OTIN

OM

noitacol la evitalumuc

Figu

re 2

: Mon

itor g

raph

sho

win

g th

e nu

mbe

r of d

wel

lings

abo

ve o

r bel

ow c

umul

ativ

e al

loca

tion



Site

Net

Com

pTo

tal

06/0

707

/08

08/0

909

/10

10/1

111

/12

12/1

313

/14

14/1

515

/16

16/1

717

/18

18/1

919

/20

20/2

121

/22

22/2

323

/24

24/2

525

/26

New

Squ

are,

Win

dsor

1515

Com

mer

ce H

ouse

2-6

Bat

h Ro

ad44

44

Burli

ngto

n H

ouse

, Bur

lingt

on R

oad

3939

31 B

ower

Way

1919

117,

119

, 137

-139

, 153

-155

(odd

s), F

urni

val A

venu

e30

30

B/w

109

& 1

11 M

eadf

ield

Rd

& r/

o 1-

16 T

ilbur

y W

alk

1414

Osb

orne

hou

se a

nd la

nd a

dj. t

o 25

Osb

orne

Str

eet

1818

2-12

Rut

land

Ave

nue

1818

73-7

9 Ro

kesb

y Ro

ad16

16

Land

of B

ucki

ngha

m G

arde

ns24

24

Land

adj

acen

t to

Orc

hard

End

, Chu

rch

Lane

199

10

Lang

ley

Gram

mar

104

5351

New

Sta

tion

Hou

se, M

ill S

tree

t18

927

162

Smal

l Site

Com

plet

ions

83 (409

)

222

Hig

h St

reet

, Lan

gley

1010

Linc

oln

Way

1414

2-4

Stow

e Ro

ad &

r/o

6-14

Sto

we

Road

2222

295

Lang

ley

Road

1111

580-

588

Lond

on R

oad

1616

26-4

0 H

igh

Stre

et16

616

6

Sout

h Bu

cks

Off

ice,

Win

dsor

Roa

d19

219

2

611-

623

Bath

Roa

d67

67

55-5

9 St

oke

Road

1616

Lang

ley

Libr

ary,

Trel

awne

y Av

enue

2020

270-

272,

Hig

h St

reet

2424

17 H

arve

y Ro

ad16

16

93-9

5 Lo

ndon

Roa

d16

412

Whi

te H

art H

ouse

,Par

k Str

eet (

outli

ne)

1410

4

Cipp

enha

m G

reen

wed

ge30

030

150

120

New

Tith

e Co

urt

3510

25

30-3

4 O

akfie

ld A

venu

e11

11

Smal

l site

com

plet

ions

30 (892

)

Tabl

e 1:

Hou

sing

Tra

ject

ory:

Pas

t an

d Pr

ojec

ted

Com

plet

ions

on

Med

ium

and

Lar

ge S

ites



Site

Net

Com

pTo

tal

06/0

707

/08

08/0

909

/10

10/1

111

/12

12/1

313

/14

14/1

515

/16

16/1

717

/18

18/1

919

/20

20/2

121

/22

22/2

323

/24

24/2

525

/26

144

Low

er C

ippe

nham

Lan

e12

12

Will

iam

Pen

n Pr

imar

y Sc

hool

1414

94-1

02 S

toke

Roa

d &

2 St

. Pau

l’s A

ve55

55

Man

or L

odge

, Mild

enha

ll Rd

.13

13

Bish

ops

Cour

t 238

-244

Hig

h St

reet

3737

Units

2 +

3, T

he P

avili

ons,

Sto

ke G

arde

ns56

56

92, H

ighs

tree

t16

16

10-1

4 H

ighs

tree

t24

24

330

Nort

ham

pton

Ave

nue

5656

26 C

halv

ey R

oad

Wes

t17

17

11,15

,17 Y

ew Tr

ee R

oad

1212

4-10

Haw

trey

clo

se12

12

133-

137

Ellim

an A

venu

e10

10

Roga

ns G

arag

e58

58

Stok

e Ga

rden

s12

12

139-

143

Ellim

an A

venu

e11

11

Wes

tern

Hou

se S

choo

l50

50

BT D

epot

Lan

gley

Roa

d12

360

63

16-2

8 Fa

rnbu

rn A

venu

e23

23

Thea

le a

nd L

and

adj t

o th

e w

est,

Old

Bat

h Ro

ad21

21

79-8

3 Ux

brid

ge R

oad

1414

114a

Lon

don

Road

1414

300-

310

Hig

h St

reet

2424

17 S

t. La

uren

ce W

ay13

13

Will

iam

Har

tley

Yard

, Par

t of W

exha

m N

urse

ry67

67

65,6

7 an

d 69

Bra

dley

Roa

d16

16

Smal

l Site

Com

plet

ions

30 (913

)

Inte

rcity

Hou

se, R

ailw

ay Te

rrac

e13

413

4

Land

Sou

th o

f Wex

ham

Lod

ge70

70

Lea

Scho

ol80

80

Britw

ell R

egen

erat

ion

Sche

me

8080

19-2

5 La

nsdo

wne

Ave

nue

2121

Tham

es V

alle

y Co

mm

unity

Cen

tre

4040

1-7

Hig

hstr

eet

7878

Mid

dleg

reen

Trad

ing

Esta

te20

010

010

0



Site

Net

Com

pTo

tal

06/0

707

/08

08/0

909

/10

10/1

111

/12

12/1

313

/14

14/1

515

/16

16/1

717

/18

18/1

919

/20

20/2

121

/22

22/2

323

/24

24/2

525

/26

Railw

ay Te

rrac

e/M

ill S

tree

t22

918

049

165-

175

Farn

ham

Roa

d28

28

Smal

l site

com

plet

ions

3030

(104

9)

Trad

e Sa

les

200

100

100

Nort

hbor

ough

(Slo

ugh

Esta

tes)

150

150

Pete

rsfie

ld A

venu

e11

911

9

Land

sou

th o

f Cas

tlevi

ew R

oad

300

200

100

Hea

rt o

f Slo

ugh

1425

300

300

300

300

225

Smal

l Site

Com

plet

ions

30

(104

8)

Arbo

urva

le40

40

Smal

l site

com

plet

ions

3030 (570

)

Tow

n H

all

250

5010

010

0

Elec

tric

al S

ubst

atio

n, C

halv

ey75

75

Smal

l site

com

plet

ions

3030 (405

)

Upto

n H

ospi

tal

100

100

Que

ensm

ere

250

5010

010

0

Cana

l Bas

in, S

toke

Roa

d30

30

Post

Off

ice,

Wel

lingt

on S

tree

t50

50

Smal

l site

com

plet

ions

3030

3030

3030

3030

3030

3030

30

(530

)(5

35)

(230

)(3

0)(3

0)(3

0)(3

0)(3

0)(3

0)(3

0)(3

0)(3

0)(3

0)



Year Past and Cumulative PLAN - strategic MONITOR - Residual Remaining MANAGE:Projected Completions Allocation No dwellings Structure Number of Residual

Completions (annualised) above or below Plan Allocation Years Expressedcumulative as annualallocation average

2006/2007 409 409 285 124 5700 20 285

2007/2008 892 1301 285 731 5291 19 278

2008/2009 913 2214 285 1359 4399 18 244

2009/2010 1049 3263 285 2123 3486 17 205

2010/2011 1048 4311 285 2886 2437 16 152

2011/2012 570 4881 285 3171 1389 15 93

2012/2013 405 5286 285 3291 819 14 59

2013/2014 530 5816 285 3536 414 13 32

2014/2015 535 6351 285 3786 -116 12 -7

2015/2016 230 6581 285 3731 -651 11 -59

2016/2017 30 6611 285 3476 -881 10 -88

2017/2018 30 6641 285 3221 -911 9 -101

2018/2019 30 6671 285 2966 -941 8 -118

2019/2020 30 6701 285 2711 -971 7 -139

2020/2021 30 6731 285 2456 -1001 6 -167

2021/2022 30 6761 285 2201 -1031 5 -206

2022/2023 30 6791 285 1946 -1061 4 -265

2023/2024 30 6821 285 1691 -1091 3 -364

2024/2025 30 6851 285 1436 -1121 2 -561

2025/2026 30 6881 285 1181 -1151 1 -1151

Table 2: Annual requirement for Slough (taking account of past/projected completions)



Housing Sites

TOWN CENTRE TOTAL NUMBER OF UNITS

Central

New Square, Windsor Road 15

Intercity House, Railway Terrace 134

Railway Terrace/Mill Street 229

Lion House and Depot, Petersfield Avenue 119

Heart of Slough 1,425

Units 2 and 3, The Pavillions,Stoke Gardens 56

New Station House, Mill Street 189

Chalvey

Commerce House 2-6 Bath Road 44

26-40 High Street 166

South Bucks Office, Windsor Road 192

92 Highstreet,Slough 16

10-14 Highstreet, Slough 24

1- 7 Highstreet 78

Burlington House, Burlington Road 39

Upton

Land off Buckingham Gardens 24

300-310 High Street 24

17 St. Laurence Way 13

270-272, High Street 24

Bishops Court 238-244 High Street 37

Osborne house and land adjacent to 25 Osborne Street 18

Upton Hospital 100

Queensmere 250

Post Office, Wellington Street 50

TOTAL 3,266

URBAN EXTENSIONS

Cippenham Green

Cippenham Green wedge 300

Upton

Land south of Castleview Road 300

Wexham

William Hartley Yard and Part of Wexham Nursery 67

Land adjacent to Orchard End, Church Lane 19

Land south of Wexham Lodge 70

TOTAL 756

Appendix 2: Slough’s housing distribution list



MAJOR SITES NOT IN TOWN CENTRE

Kedermister

Langley Grammar 104

Cippenham Green

Western House School 50

611-623 Bath Road 67

Langley

Middlegreen 200

BT Depot Langley Road 123

Chalvey

Electrical Substation, Chalvey 75

Baylis

330 Northampton Avenue 56

Central

94-102 Stoke Road and 2 St. Paul’s Ave 55

Lea School 80

Britwell

Britwell Regeneration 80

Northborough (Slough Estates) 150

Colnbrook

Rogans Garage & The Cottage 58

Chalvey

Town Hall 250

Cippenham Green/Haymill

Trade Sales 200

TOTAL 1,548

MEDIUM AND LARGE SITES IN THE REST OF THE TOWN

Cippenham Green

2-4 Stowe Road and rear of 6-14 Stowe Road 22

Lincoln Way 14

144 Lower Cippenham Lane 12

30-34 Oakfield Avenue 11

31 Bower Way 19

Farnham

2-12 Rutland Avenue 18

165-175 Farnham Road 28

16-28 Farnburn Avenue 23

117, 119, 137-139, 153-155 (odds), Furnival Avenue 30

Langley

B/w 109 and 111 Meadfield Rd and rear of 1-16 Tilbury Walk 14



222 High Street, Langley 10

17 Harvey Road 16

295 Langley Road 11

Colnbrook and Poyle

White Hart House,Park Street 14

Theale and Land adjoining to the west, Old Bath Road 21

580-588 London Road 16

Britwell

73-79 Rokesby Road 16

Central

55-59 Stoke Road 16

133-137 Elliman Avenue 10

Stoke Gardens 12

139-143 Elliman Avenue 11

4-10 Hawtrey close 12

Canal Basin, Stoke Road 30

79-83 Uxbridge Road 14

Kedermister

93-95 London Road 16

Langley Library, Trelawney Avenue 20

Upton

New Tithe Court 35

11,15,17 Yew Tree Road 12

114a London Road 14

Baylis

65,67 and 69 Bradley Road 16

William Penn Primary School 14

Manor Lodge, Mildenhall Rd. 13

Chalvey

26 Chalvey Road West 17

Thames Valley Community Centre, Chalvey 40

19-25 Lansdowne Avenue 21

Wexham

Arbourvale 40

TOTAL 658

SMALL SITES

Small site completions 2006-07 83

Small site projected completions 2007-26 570

TOTAL NUMBER OF UNITS: 6,881



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Affordable Housing This is housing that is subsidised in some way for peopleunable to rent or buy on the open market. It includessocial rented housing, key worker housing and sharedownership homes.

The affordable housing number is calculated as the grossnumber of dwellings (i.e. number of existing dwellingsretained + all new dwellings).

Annual Monitoring Report (AMR) Sets out progress in terms of producing LocalDevelopment Documents and in implementing policies.The monitoring period is from April to March.

Appropriate Assessment The purpose of an Appropriate Assessment is to assessthe impacts a Local Development Document will have ona range of European designated sites. As of October 2006all councils must decide if they need to carry out anAppropriate Assessment on the Local DevelopmentDocuments they produce. If an assessment needs to becarried out it can either form part of the SustainabilityAppraisal, or can be a document in its own right.

Area Action Plan DPD A planning framework for an area where significantchange and/or conservation is needed.

Built up Area All land not within the Green Belt.

Community Facilities These range from basic health and social services toeducation and other children’s services, arts, leisure(including built sports facilities), culture and religiousfacilities, as well as community offices and meetingplaces.

Core Output Indicators (COI) Authorities are required to monitor a set of LocalDevelopment Framework Core Output Indicators as aconsistent data source as part of the Annual MonitoringReport. The main purpose of Core Output Indicators is tomeasure physical activities that are affected by theimplementation of planning policies.

Core Strategy The long-term Spatial Vision and strategy for the area,including the key strategic policies and proposals todeliver that vision/strategy. A Development PlanDocument.

Development Control Policies Policies which set out the criteria against which planningapplications for development and the use of land andbuildings will be considered.

Development Plan Under the Planning Acts, this is the prime considerationin the determination of planning applications. Under thenew system it consists of all Development PlanDocuments and the Regional Spatial Strategy.

Appendix 3: Glossary of terms and key web addresses



Development Plan Document (DPD) Spatial planning document prepared by the planningauthority that is subject to independent publicexamination. A Development Plan Document can cover arange of issues and will set out the main spatial strategy,policies and proposals of the council.

Employment Uses Includes any uses or development that create a job(s).

Existing Business Areas These are the 21 areas shown on the Proposal map forthe Slough Local Plan (2004). These areas will be furtherdefined as part of the Development Control and SiteAllocations DPD.

Family Housing A fully self-contained dwelling (with a minimum floorarea of 76 square metres) that has direct access to aprivate garden. Comprises a minimum of two bedroomsand may include detached and semi-detached dwellingsand townhouses but not flats or maisonettes.

Green Belt See Metropolitan Green Belt.

Greenfield Land Land on which no urban development has previouslytaken place; usually understood to be on the periphery ofan existing built-up area.

Housing Trajectory This shows net and expected net housing completions onsmall and medium sites and large sites. The trajectory isincluded in Appendix 1 of this document.

Local Development Documents (LDDs) Generic term for documents that can be included in theLocal Development Framework. Comprises DevelopmentPlan Documents, Supplementary Planning Documentsand the Statement of Community Involvement.

Local Development Framework (LDF) A portfolio of Local Development Documents thatprovides the framework for delivering the spatialstrategy of the area.

Local Development Order (LDO) An order made by the Local Planning Authority extendingpermitted development rights for certain forms ofdevelopment with regard to a relevant LocalDevelopment Document.

Local Development Scheme (LDS) Rolling three-year project plan for the preparation ofLocal Development Documents.

Local Plan Part of the Development Plan under the old land useplanning system. Statutory district-wide documentprepared under the old system that sets out land usepolicies and proposals for the area.

Local Transport Plan A statutory document prepared under the Transport Act2000, which is a 5-year strategy for the management,maintenance, development and monitoring of theBorough’s transport system.



Metropolitan Green Belt The statutory designated area of open land surroundingGreater London. The Metropolitan Green Belt is illustratedon the Core Strategy Key Diagram and saved from theLocal Plan (2004) Proposals Map.

Open Space Open areas of land which provide visual, recreational,and nature conservation benefits. Can be either public(e.g. public parks, gardens, woods, play areas) or private(private sports grounds, school playing fields).

Planning Policy Guidance (PPG) These were issued by central government to set outnational land use policies for England on different areasof planning. PPGs are gradually being replaced byPlanning Policy Statements.

Planning Policy Statement (PPS) These explain statutory provisions and provide guidanceto local authorities and others on planning policy and theoperation of the planning system in regards todevelopment and land use. PPSs are a materialconsideration in determining planning applications, andgenerally supersede development plan policies if they areof a later date.

Proposals Map Illustrates policies and proposals in Development PlanDocuments.

Previously Developed Land Land which was once occupied by a permanent structureand/or associated fixed surface infrastructure.

Regional Planning Guidance (RPG) Non-statutory guidance produced under the previousplanning system. Sets out regional planning policy. Beingreplaced by the Regional Spatial Strategy (RSS).

Regional Spatial Strategy (RSS) A statutory document under the new system thatreplaces Regional Planning Guidance, setting outRegional Spatial Strategy. New Local DevelopmentDocuments will have to comply with this. The RSS for theSouth East is being produced by SEERA and is called theSouth East Plan.

Simplified Planning Zone (SPZ) A designated area in which planning permission isgranted in advance for specific forms of development,provided the proposals comply with the conditions andthe land use arrangements incorporated within thescheme.

Site Allocations DPD The allocation of sites for specific or mixed uses ofdevelopment to be contained in Development PlanDocuments. Identified sites will be illustrated on theproposals map.

Social Rented Housing Housing available to rent at below market levels. Lowerrents are possible because the government subsidiseslocal authorities and registered social landlords in orderto meet local affordable housing needs.

South East Plan Emerging strategy governing the future use anddevelopment of land in South East England.



Spatial Planning Spatial planning goes beyond traditional land useplanning to bring together and integrate policies for thedevelopment and use of land with other policies andprogrammes which influence the nature of places andhow they function.

Spatial Strategy The overall strategy which underpins the plan and setsout the broad locations for development. This strategy isdetailed in Core Strategy Policy 1.

Statement of Community Involvement (SCI) Sets out the approach of the authority to involving thecommunity in the preparation, alteration and review ofLocal Development Documents and in the considerationof significant planning applications.

Strategic Gap A gap to maintain a separation between the Slough andthe developed area of Greater London. This is illustratedon the Core Strategy Key Diagram.

Strategic Environmental Assessment (SEA) Environmental assessment of policies, plans andprogrammes required under the European SEA Directive2001/42/EC

Structure Plan Part of the Development Plan under the previousplanning system - abolished under the new system.Statutory document setting out county-wide land usestrategy and policies.

Suburban Areas These are the existing residential neighbourhoods inSlough that are outside of the urban and town centreareas.

Supplementary Planning Documents (SPD) Statutory documents that expand upon policies orproposals in Development Plan Documents. These replaceSupplementary Planning Guidance.

Supplementary Planning Guidance (SPG) Non-statutory guidance prepared under the previousplanning system to expand upon policies and proposalsin the Local Plan and/or Structure Plan. Being replaced bySupplementary Planning Documents.

Sustainability Appraisal (SA) A social, economic and environmental appraisal ofstrategies, policies and proposals - required for theRegional Spatial Strategy, all Development PlanDocuments and Supplementary Planning Documents. Tobe undertaken jointly with Strategic EnvironmentalAssessment.

Town Centre The ‘strategic’ area that is illustrated on the Core StrategyKey Diagram. This area will be further defined as part ofthe Development Control and Site Allocations DPD.

Urban Areas The areas outside of the town centre that are generally ofa medium or high density, are well served by publictransport and include many mixed-use developments.Most of these areas are confined to the Existing businessAreas, the edge of the Town Centre, District andNeighbourhood shopping centres and some main roadfrontages.



Key web addresses

Organisation Web Address

Berkshire Joint Strategic Planning Unit http://www.berks-jspu.gov.uk

Department of Communities and Local Government http://www.communities.gov.uk

Office of Public Sector Information(UK Legislation, official publications etc). http://www.opsi.gov.uk/

Planning Aid http://www.planningaid.rtpi.org.uk/

The Planning Portal http://www.planningportal.gov.uk/

Slough Planning Policy Home Page http://www.slough.gov.uk/services/920.aspx

South East England Regional Assembly http://www.southeast-ra.gov.uk/



Retail:

Details of the network of shopping facilities in the Borough are outlined below:

Primary Regional Shopping Centre: Slough Town Centre

District Centres: Farnham RoadLangley Village

Neighbourhood Centres: Elmshott Lane/Bath RoadChalvey High StreetWentworth AvenueUpton Lea ParadeStoke RoadTrelawney Avenue

Local Shopping Parades: Baylis ParadeThree TunsBurnham LaneBelgrave ParadeWhitby Road/Woodlands AvenueCippenham Bath RoadSlough Trading EstateParlaunt RoadVilliers RoadHarrison WayTweed RoadKnolton WayColeridge Crescent

Employment

The Existing Business Areas are identified in the Slough Employment Land Study (Sept 2005) and are listed asfollows.

West of Trading Estate Heathrow Business Park (Heron Park)Slough trading Estate Axis ParkPerth Trading Estate Lakeside Road EstateSouth of Trading Estate Galleymead RoadSatchwell and former County Council Yard Poyle EstateSpackmans WayStoke GardensMill StreetPetersfield AvenueICI, Transco and Wexham Business VillageLand West of St. Mary’s RoadDeseronto Wharf Industrial EstateLangley Business Park (Waterside Drive)Langley Business CentreAdjacent to Total Oil SiteTotal Oil Site

Appendix 4: Key areas details



Transport

Details of the transport hubs in Slough are as follows:

Rail stations Central Slough Rail StationLangley StationBurnham Station

Bus station Central Slough Bus Station

Open spaces

Details of the open space provision is included in the Slough PPG17 Sport, Recreation and Open Space Study(Oct 1995). This can be obtained from the council’s website or by contacting the council’s Planning Policy andProjects Section.

Air Quality Management Areas (AQMAs)

There are currently two areas designated in Slough as Air Quality Management Areas. Information regardingthese areas, including maps showing their extent, can be obtained from the council’s website (Environmentand Planning > Pollution > Air Quality in Slough).



The following describes the indicative Areas ofMajor Change shown on the Key Diagram.

1. The Town Centre Area of Major Change iswhere most development will take place inaccordance with the Spatial Strategy of“concentrating development”. It is basedupon the Commercial Core Area defined onthe Local Plan Proposals Map which hasbeen expanded to include the Stoke Roadarea to the north of the railway line (para7.18).

2. The Slough Trading Estate Area of MajorChange is the proposed new hub within thewider Trading Estate Master Plan. This isidentified in paragraph 7.23 as one of theselected key areas for comprehensiveregeneration allowed for in Core Policy 1(Spatial Strategy). Further details are set outin Core Policy 5 (Employment) andparagraph 7.95 which identifies the hub asthe proposed location for new offices.Paragraph 7.140 also refers to the creationof a new local transport hub.

3. The Britwell Area of Major Change is alsoidentified in paragraph 7.23 as one of theselected key areas for comprehensiveregeneration that is allowed for in CorePolicy 1 (Spatial Strategy). Para 7.119 alsostates Wentworth Avenue shopping centrewill be regenerated as part of the BritwellInitiative.

4. Wexham Park Hospital is identified as aMajor Existing Developed Site within theGreen Belt in Core Policy 2 (Green Belt andOpen Spaces). It is also identified as an Areaof Major Change because it was likely to becompletely redeveloped as explained inparagraph 7.33.

The Hospital Trust has now decided not togo ahead with the option of completelyredeveloping the site but to reorganise theprovision of services.

The other areas at Wexham have beenidentified as Areas of Major Changebecause they are identified in paragraph7.43 as one of the areas forming the urbanextensions in Core Policy 3 (HousingDistribution). Appendix 2 lists the three sitesat William Hartley Yard, Orchard End andsouth of Wexham Lodge that havepermission for 156 dwellings.

5. The Area of Major Change at Cippenham isalso identified in paragraph 7.43 as one ofthe areas forming the urban extensions inCore Policy 3 (Housing Distribution).Appendix 2 lists Cippenham Green Wedgeas having planning permission for 300dwellings. There is also additionalundesignated Greenfield land within theCippenham Green Wedge Master Plan areathat could come forward for developmentas set out in paragraph 7.50.

6. The Upton Area of Major Change is alsoidentified in paragraph 7.43 as one of theareas forming the urban extensions in CorePolicy 3 (Housing Distribution). Appendix 2lists the Castleview site as having planningpermission for 300 dwellings. It alsocontains a possible school site.

7. The Area of Major Change on the westernend of the A4 Bath Road is identified inparagraph 7.98 as having the potential toaccommodate some alternative uses ormixed use developments. Part of this is theTrade Sale sites which are identified inAppendix 2 as having the potential for 200dwellings. This has been flagged up as anArea of Major Change because residentialdevelopment in the area would usually becontrary to Core Policy 5 (Employment)which states that there will be no loss of thedefined Existing Business Areas.

Appendix 5: Areas of major change



(Doc.1) Slough Borough Council (November2007) Digest of Statistics

(Doc.2) Steer Davies Gleave on behalf of SloughBorough Council (November 2007) FinalSlough Core Strategy Modelling

(Doc.3) DTZ on behalf of Slough Borough Council(May 2007) Berkshire Strategic HousingMarket Assessment

(Doc.4) Joint Strategic Planning Unit forBerkshire Unitary Authorities(September 2007) Detailed Minerals andWaste Development Control Policies andPreferred Areas - Issues and Options(Regulation 25)

(Doc.5) GWE Research on behalf of SloughBorough Council (February 2006) SloughEconomic Assessment

(Doc.6) Slough Borough Council (April 2007) ALocal Area Agreement for Slough

(Doc.9) Lambert Smith Hampton (April 2007)Slough Office Market Quarterly Reports

(Doc.10) SEERA (March 2006) Draft South EastPlan (Regional Spatial Strategy for theSouth East)

(Doc.11) Berkshire Unitary Authorities JointStrategic Planning Unit (September2005) Berkshire Structure Plan 2001-2016

(Doc.12) SEERA (July 2004) Regional TransportStrategy

(Doc.13) SEEDA (October 2006) RegionalEconomic Strategy

(Doc.14) Slough Borough Council (March 2006)Local Transport Plan 2006-11

(Doc.15) Slough Borough Council (December2003) Slough Community Strategy

(Doc.16) Slough Borough Council (June 2006)Slough Corporate Plan

(Doc.17) Slough Borough Council SloughEconomic Development Strategy 2006-09

(Doc.18) Safer Slough Partnership (CommunitySafety Team, Drug Action Team, SloughBorough Council, Slough Primary CareTrust, and Thames Valley Police) (April2005) Slough Crime Disorder and DrugStrategy 2005-2008

(Doc.20) Joint Strategic Planning Unit forBerkshire Unitary Authorities(September 2007) Core Strategy -Preferred Options (Regulation 26)

(Doc.22a) Slough Borough Council (June 2006)Draft Sustainability Appraisal

(Doc.22b) Atkins Limited on behalf of SloughBorough Council (November 2007) FinalSustainability Appraisal

(Doc.23) Slough Borough Council (December2006) Annual Monitoring Report 2005-2006

(Doc.24) Slough Borough Council (March 2004)The Local Plan for Slough

(Doc.25) Strategic Leisure Ltd on behalf of SloughBorough Council (October 2005) PPG17:Sport, Recreation and Open Space Study:An Assessment of Quantity, Quality andAccess

(Doc.26) Slough Borough Council (December2005) Housing Strategy 2005-2010

(Doc.27) Slough Borough Council (September2005) Employment Land Study

(Doc.28) Berkshire Unitary Authorities ProposedGypsy Site Distribution (October 2007)

(Doc.29) Opinions Research Services (Universityof Wales, Swansea) on behalf of SloughBorough Council (April 2003) SloughBorough Council Housing Needs Study2000-2001

(Doc.30) Slough Borough Council (A survey by theJoint Strategic Planning Unit and SloughBorough Council (Annual) Commitmentsfor Housing/Employment

Index of documents referenced



(Doc.31) Slough Borough Council (November2007) Strategic Flood Risk Assessment

(Doc.33) Environment Agency (October 2006)Creating a better place: Planning waterquality and growth in the SE V11

(Doc.34) Slough Borough Council (2007) SloughSchool Places Plan 2007-2012

(Doc.36) Colliers CRE on behalf of Slough BoroughCouncil (February 2007) Slough RetailAssessment

(Doc.37) CACI - Information Systems on behalf ofSlough Borough Council (May 2006)LDF17: Balance of Trade Report

(Doc.38) Slough Local Development Framework(March 2006) Core Strategy-Issues andOptions (Details of initial Consultationreceived (Regulation 25)

(Doc.39) Slough Local Development Framework(March 2006) Core Strategy-Issues andOptions (Summary and Analysis of initialconsultations received (Regulation 25)

(Doc.40a) Slough Local Development Framework(Final Version-November 2007) CoreStrategy-Preferred Options (Details andConsideration of Consultations Received(Regulation 26) (Included as an appendixin the Final Sustainability Appraisal)

(Doc.40b) Slough Local Development Framework(Final Version-November 2007) CoreStrategy-Preferred Options (Details andConsideration of Consultations Received(Regulation 26) on SustainabilityAppraisal

(Doc.42) Government Office for the South East(June 2006) Regional Planning Guidancefor the South East (RPG9) - Waste andMinerals

(Doc.44) South East Regional Assembly (SEERA)(August 2007) Draft South East Plan -Report of the Panel

(Doc.47) Atkins Limited on behalf of SloughBorough Council (November 2007)Appropriate Assessment Screening

Slough Local Development FrameworkCore Strategy 2006 - 2026

Development Plan Document

www.slough.gov.uk

If you would like a copy of this document translated

please ask an English speaking person to request this

by calling 01753 875820. Alternatively please call

Slough Translation and Interpreting Service on 01753 539944.

This document can be made available on

audio tape, braille or in large print, and is

also available on the website where it

can easily be viewed in large print.

Designed and printed by Slough Borough Council | GB/5439/02/12/08

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