One week after plans to build a multi-million-pound film studio in Little Marlow were refused by Buckinghamshire Council, we’ve taken a look at the nine reasons why councillors decided the project shouldn’t go ahead.

Members of the Strategic Sites Committee voted against the Marlow Film Studios plans at the end of a mammoth six-hour-long meeting last Thursday (May 30).

They chose to back the recommendation of planning officers to refuse the application after hearing from speakers on both sides who argued for and against the construction of a new studio space on Greenbelt land next to the A404.

Nine central issues of concern helped tip the scale in favour of passionate local campaigners, however, with the site’s Greenbelt designation and a strain on the local road network forefront among them.

‘Inappropriate’ development on the Greenbelt

The main argument against Marlow Film Studios since its conception has been its proposed development on Greenbelt land – spaces earmarked to “prevent urban sprawl by keeping land permanently open”.

As such, to gain approval, projects must demonstrate ‘very special circumstances’ – which the studio developers tried to do on economic grounds but ultimately failed to convince councillors.

Conflict with Little Marlow Lakes Country Park

The other primary environmental concern of studio naysayers was the project’s conflict with the plans to create Little Marlow Country Park, as laid out in the former Wycombe District Council’s 2019 local plan.

Part of the studio site was designated as potential parkland when the plans were first floated back in the 1960s and reserved for outdoor sport and recreational use.

Despite a proposal to frame 89 acres of the studio development as a ‘contribution’ towards the country park, councillors concluded that the plans would “prejudice” the intended function of the area.

Landscape, character and an Area of Outstanding Natural Beauty

As well as comprising part of the country park and being designated Greenbelt land, the Marlow Film Studios site borders the Chilterns Area of Outstanding Natural Beauty (AONB).

Members of the Strategic Sites Committee said the project ran the risk of “intruding on and obscuring views of” the AONB and could have a “significant adverse impact on the landscape’s character and visual amenity”.

Impact on local highways

Crucially, the proposed site, to the south of Marlow Road by the A404 junction, is close to both the dual carriageway and the Westhorpe Roundabout, a major transport link in the town.

Bucks Council’s highways team recommended the plans be refused because of a “severe impact on the safety and flow of users” on the existing road network, and councillors acknowledged these concerns – exacerbated by an influx of new commuters – at last week’s meeting.

Highways officers also said the development would lead to spill-over parking on residential streets, going against the National Planning Policy Framework and the Wycombe District Local Plan.

‘Failure’ to provide sustainable access

Dido Property Ltd, the company behind Marlow Film Studios, announced a raft of sustainable transport proposals in the spring to counter claims of the project’s detrimental environmental impact.

New cycle and pedestrian routes and two bus services were among the proposals, which councillors concluded “failed” to provide sufficient incentive for motorists to use public transport instead of driving.

Scale of development

The large-scale nature of the 167,800-square-metre complex was judged by planning officers to be “a form of development contrary to the National Policy Planning Framework”, as well as the Wycombe District Local Plan and Buckinghamshire’s Council’s Local Transport Plan.

Residents living nearby

Verity West, who lives at Westhorpe Park, a residential area next to the studio site, made an emotive case for the day-to-day impact the plans could have on her and her neighbours.

She said: “It has felt like an axe has been swinging above our heads for a number of years. At least two of my elderly neighbours have said they hope they won't live long enough to see it happen. It's quite heartbreaking to hear that.”

Councillors concluded that the film studio would have a “detrimental outlook, noise and disturbance impact” on residents at the park as well as creating "increased traffic on access roads”.

Conflict with Wycombe Local Plan

Strategic Sites Committee members decided that the development was in conflict with the Wycombe District Local Plan both in its conflict with the Little Marlow Lakes Country Park and its "frustration of the delivery of much-needed housing". 

Lack of Section 106 Agreement

Another reason for the committee’s choice not to approve the Marlow Film Studios plans was the lack of a Section 106 agreement to ensure planning obligations would be met. Had the councillors not refused the application, an agreement would have been sought to ensure the below obligations:

Travel Plan Provisions

Bus provision

Mode Share Incentive Scheme (MSIS)

Footpath and Cycleway Links

Sustainable Transport Contribution

SANG Provision

Minerals Provision (ROMP)

Local Economic Benefits Provisions

Public Use provisions

Public Art

SUDS

Biodiversity Net Gain Provisions

Management Company