Author: SMG

Save Marlow’s Greenbelt has submitted a formal response to Buckinghamshire Council’s Draft Green Belt Assessment 2026 (linked on the Local Plan website), raising serious concerns about how the Green Belt around Marlow has been assessed.

Our conclusion is simple: the methodology risks turning one of the most important strategic gaps in the area into a patchwork of “grey belt” sites – not through real change on the ground, but through flawed analysis.

The result could be the gradual erosion of the Green Belt through a process we can only describe as “death by a thousand cuts.”

Areas in pink/orange on the map below (a screenshot from Buckinghamshire Council’s Sites Engagement map – if you toggle the right layer, which is off by default) are classified as “potential grey belt”, opening the door to speculative development.

Take for example the countryside between Marlow and Bourne End: it performs a vital role in preventing the two towns from merging. In fact, Buckinghamshire Council itself has previously described this area as “one of the more fragile settlement gaps in the study area” and an “essential gap” maintaining separation between the settlements.

Yet the new 2026 assessment divides this single landscape into eight separate assessment areas. Four of these are now identified as potential grey belt.

Nothing about the land itself has changed since the last assessment in 2016. The landscape, settlement pattern and physical features are all the same. What has changed is the methodology.

In the 2016 Green Belt Assessment this entire segment was essentially assessed as two strategic areas, both of which strongly supported the purpose of preventing towns from merging. The 2026 study instead splits the same land into eight smaller parcels.

This excessive fragmentation hides the strategic role the land plays as a single gap. Instead of evaluating the gap as a whole, each small fragment is assessed in isolation. The same is happening north of Marlow, near Bovingdon Green – and undoubtedly all over the county.

This is not revealing variation in the Green Belt. It is manufacturing it.

Save Marlow’s Greenbelt has asked Buckinghamshire Council to reconsider the assessment before it becomes part of the evidence base for the new Local Plan.

In particular, we have requested that the Council:

• Reassess the Marlow Green Belt segment using a strategic scale appropriate to settlement gaps.
• Restore the ‘Strong’ rating for preventing town coalescence, reflecting the landscape’s true role.
• Properly assess the cumulative impact of releasing multiple parcels/
• Provide clear justification for the significant score changes made since 2016

The Green Belt exists to provide permanent protection against urban sprawl and town coalescence. That protection should not be weakened by flawed methodology.

You can read SMG’s full analysis and response here.

At the inquiry, we argued that there is no unmet need for the studio and that consequently it would provide no meaningful benefit to Marlow, the film industry or the national economy. Therefore, there are no Very Special Circumstances that would outweigh its substantial harm to the green belt, the environment and the community.

The Secretary of State agreed that there is no unmet need but, paradoxically, decided that the economic benefits would be “very substantial” and that Very Special Circumstances therefore do exist. This conclusion was largely based on his view that the studio is “aligned” with the Government’s Industrial Strategy because of its “ambition” to attract more film productions to the UK and that this could create jobs, generate economic growth and strengthen the UK film industry.

We believe this is absurd. In our view, his decision was based only on unsupported speculation and wishful thinking. It doesn’t properly consider the changing dynamics of the film and TV production industry, the errors in employment and GVA projections and the effect of displacement. We provided substantial evidence on these matters at the inquiry and our arguments held up under cross examination. We can only conclude that the world in which politicians and planners operate is very different from the real world.

We took expert legal advice on whether the High Court might be convinced that the decision was irrational or legally flawed in some way but were told that it is extremely unlikely. A high degree of deference is given to The Secretary of State’s planning judgement, his decision was based on lawful reasoning and the wording is watertight.

It is therefore highly unlikely that we would get an application for a Judicial Review accepted and if we did, it would almost certainly fail. Even if we succeeded, the Secretary of State would simply be instructed to correct the errors and he could, and very likely would, still approve the planning application. To put it bluntly, we’ve reached a dead end.

Therefore, the committee and directors of Save Marlow’s Greenbelt have sadly decided that our campaign against the film studio must now end. We would like to sincerely thank you for supporting us and please be assured that we will continue to campaign against inappropriate development in the Green Belt around Marlow.

We are disappointed by the Secretary of State’s decision to grant planning permission for Marlow Film Studios. We believe the development will cause significant and lasting harm to the environment, the local community, and the landscape.

Throughout this process, our detailed analysis of the film industry and the developer’s claims exposed numerous material weaknesses and errors in their case which, in our view, should have resulted in refusal. The inquiry report itself acknowledges the uncertainty surrounding both the need for the studio and its projected economic contribution. We therefore respectfully disagree with the Secretary of State’s conclusion that such speculative benefits outweigh the clear and substantial harm.

This marks the end of a long campaign in which SMG took part in two planning committee meetings and a major public inquiry.  We are extremely grateful to the many individuals and organisations who have supported us over this time. We will continue to defend Marlow’s green belt against inappropriate development.

Thank you for your support over the last 4 years.

SMG is delighted for our friends in Holyport that the Secretary of State has decided to refuse the planning appeal for Holyport Studios. 

There are many similarities between the Holyport proposal and that of Marlow Film Studios. Both are on Green Belt land, and both would cause significant harm to the environment and to the local community. Furthermore, both developers claim that there is a need for more studios and that the associated economic benefits would outweigh these harms. 

SMG provided strong evidence at the Marlow Film Studios inquiry to demonstrate that there is no clear or pressing need for more studios and that the economic benefits would be insignificant. 

We are therefore greatly encouraged by the Secretary of State’s consideration of these matters in the Holyport appeal.  

Paragraph 24 of the report states:

“… she considers that the evidence indicates that there is likely to be sufficient capacity within existing studio space and commitments for the immediate future, even focussed within the W[est] L[ondon] C[luster] and a widened geography around London.” 

And paragraph 26 states:

“Overall, like the Inspector, the Secretary of State is not persuaded that a clear and convincing need case has been demonstrated. She therefore does not assign weight to this matter.” 

Consequently, we are hopeful that the Secretary of State will reach the same conclusion about Marlow Film Studios and refuse it.

Joy Morrissey MP has written to the Secretary of State explaining why she believes Marlow Film Studio should not be approved. We fully agree with all her points and are extremely grateful for her strong support.

You can read the letter in full here.

There have been some news reports about a “signed deal” or “signed contract” between Buckinghamshire Council and Dido Property Limited in relation to the film studio. We want to make sure that everyone understands the real meaning of this.

First of all: it does not mean that the planning application for the film studio is approved (or even likely to be approved) or that Buckinghamshire Council has changed its mind about refusing the application. The decision is still outstanding after the public inquiry, with Angela Rayner MP having the final say.

The signed agreement is a “without prejudice” contract. It does not indicate that the development is going ahead. Councils are always encouraged to set up a Section 106 agreement before a development is started so that the local residents are protected and receive the promised benefits if the plans go ahead.

Cllr Anna Crabtree was involved in the creation of the agreement on behalf of Little Marlow Parish Council and responsible for some protections included in the document.

We are now one week into the public inquiry of Marlow Film Studios. Inspector Katie McDonald has listened to witness statements on design, landscape and amenity. Cllr Anna Crabtree, representing Little Marlow Parish Council on residential amenity, was heavily cross-examined by the appellant. She maintained a compelling, strong case that the quality of life as a resident here would be destroyed forever if the film studio was built.

The Inspector also listened to over 80 interested party statements for and against the proposal. The objection statements were overwhelming and invaluable, and we thank you for your continued involvement and support!

A visit with the Inspector to the 90 acre site and overlooking areas has now been made. We expect she will be fully aware of the beauty of this area, and all it means for residents that live in Little Marlow, Marlow, and surrounding areas.

Week two will see more witness statements by the appellant on landscape, in addition to witness statements from Bucks Council on a need for a film studio. Sam Kershaw, representing SMG, will also be cross-examined by the appellant on the economic viability of having a film studio here in Marlow on Thursday 30^th January from 2pm. Please do attend to support him and SMG if you are able. (He may also need a drink afterwards!)

The inquiry will be held for 17 days in total, although this can be extended should more time be required. Both Sam and Anna will continue to work with our legal teams until the end of the inquiry.

For more information, you can look at the Inspector’s Programme for the inquiry. All members of the public are welcome to attend Buckinghamshire Council’s Office, 2nd Floor, Albert House, Queen Victoria Rd, HP11 1BB. If you are unable to attend in person, the inquiry is being live-streamed here www.buckinghamshire.gov.uk/marlow-film/.

Please stay tuned in for the next update. Thank you for your continued support, your donations and involvement in ensuring the film studio planning application does not succeed.

The Public Inquiry into the proposed Marlow Film Studio starts tomorrow (Tuesday 21st Jan 10am) at Buckinghamshire Council’s Office, 2nd Floor, Albert House, Queen Victoria Rd, HP11 1BB.

PLEASE ATTEND TO SHOW YOUR SUPPORT

If you would like to speak, please come along:

• Tuesday 21st January (tomorrow) from 10am
• Wednesday 22^nd January 6-8pm
• Friday 24^th January 10am

We look forward to seeing you there, we will keep you updated as the inquiry progresses.

We have been working very hard over the past few weeks, submitting our statements of case, evidence and now rebuttals prior to the inquiry starting on the 21st January 2025.

Legal Representation

Thanks to your hard work, fundraising and donating to our fighting fund, we have achieved our funding target for this round. We have appointed legal representation from Francis Taylor Building to represent SMG and LMPC. Anna and Sam have been working tirelessly over the last 2 months building our case against Dido, sacrificing precious family time over the festive period to lead the fight.

The Public Inquiry

The Inquiry is scheduled to start on the 21st January 2025, 10 AM at Albert House, Queen Victoria Rd, High Wycombe, HP11 1BB and is scheduled to last for 17 days. There is however a chance that the duration may well be extended once the inquiry starts. Buckinghamshire Council has set up a dedicated web page, so the public have access to all documentation submitted to the Inquiry. We will publish the detailed agenda nearer the time.

Public Speaking

As this is a Public inquiry anyone has the right to speak, at the allocated time, at the Inspector’s discretion. Unlike the Strategic Sites Committee meeting this is NOT limited to 3 minutes, however Buckinghamshire Council have asked people to register if they wish to speak by emailing PRIOR to 5 PM on Tuesday 14th January 2025. Public speaking is scheduled for Wednesday 22^nd January in the evening – time TBC. Any previous written submissions, will be considered by the Inspector, so please ensure that, if you do speak, you are no restating points already raised. If in doubt, please contact one of the SMG trustees for advice.

Attending the Inquiry

Dido will, no doubt, be bussing in supporters from far afield, so your presence at the inquiry is more than welcome and encouraged, even if it is just for a few hours.  Please note that there will be limited parking, so please park in town and consider car sharing where possible. Please remember that this is a formal inquiry and the general public attending must be respectful and only speak at times allocated. If you are planning on attending, Buckinghamshire Council have asked that you email them to let them know, even if you are not planning to speak. If you cannot attend in person, the inquiry will be live-streamed at www.buckinghamshire.gov.uk/marlow-film/.

The outcome

The outcome of the inquiry will be a report and recommendation by the inspector to Angela Raynor MP, who will ultimately make the final decision. This decision will not be likely to be published for some months. We will be encouraging all SMG supporters to write personally to Ms Raynor, but we are advised that we should hold off until the file is “on her desk”. We will keep you informed and advise when this should be done.

Further Fundraising

We continue to raise funds for our PR campaign. We appreciate that you have all given money and time already, but further donations are needed, especially if the inquiry is extended, so please donate.

Should you have any question or queries, please contact us.

The Statement of Case that Save Marlow’s Greenbelt has submitted has now been published and you can read a copy here.

Our volunteers, together with the legal team and experts, are now putting together evidence to substantiate our position.