A FLEXIBLE APPROACH
There is an opportunity to bring this brownfield site into more efficient use, creating a development of high architectural design quality that supports local jobs and economic growth.
To help achieve this, we are applying to Buckinghamshire Council for a flexible planning permission for industrial and logistics (B2/B8 use classes) and/or a data centre.
At this stage, the proposals are in outline, meaning the application focuses on establishing whether these types of uses are appropriate for the site.
A more detailed planning application would be submitted at a later stage to confirm the final use and the exact design of the development. The end use will be guided by market demand and the needs of local businesses.
ILLUSTRATIVE DESIGNS
As part of our design process, we want the final scheme to comprise:
High architectural quality
Improved landscaping and biodiversity
Energy-efficient and sustainable design
Enhanced boundary screening and landscape belts
A more vibrant and inspirational place for people to work
Use of existing access points and provision of sufficient parking on site
Opportunities for sustainable travel
To demonstrate how the site could be developed, a series of illustrative layouts have been prepared.
These show how different types of employment uses could come forward on the site, while maintaining our ambitions for high-quality design, landscaping and sustainability. These layouts are illustrative only and show how the site could be developed. The final design and mix of uses will be determined at the detailed planning stage.
ILLUSTRATIVE LAYOUT – STORAGE, DISTRIBUTION & LOGISTICS LED APPROACH
The illustrative layout for an employment / industrial led approach comprises:
A range of modern industrial and logistics units (approximately 8 units) for Use Classes B2 (General Industrial) and B8 (Storage and Distribution)
A mix of unit sizes, each with dedicated servicing yards and office space
Retention of existing trees and vegetation around the edges of the site and new designated landscaping areas throughout the site
Vehicular access from Wexham Street
Estimated £1 million to £2 million per year in business rates
Estimated creation of 125 jobs during construction
Estimated creation of 300 jobs on site once operational, plus 120 jobs supported in the wider economy
This multi-unit approach will help create new local employment opportunities and support Buckinghamshire and Slough’s ongoing modernisation of its industrial space - highlighted in Slough Borough Council’s 2024 Annual Monitoring Report. Depending on the final detailed design, this scheme could be a £28 million construction investment creating £30 million GVA impact across the wider economy during construction and a further £40 million GVA impact per annum.
ILLUSTRATIVE LAYOUT – DATA CENTRE LED APPROACH
The illustrative layout for a data centre approach comprises:
A single, high-quality building, with smaller ancillary buildings set within a landscaped environment
Retention of existing trees and vegetation around the edges of the site and the opportunity for a larger landscape buffer surrounding the site, with associated biodiversity benefits
Significantly lower daily traffic movements compared to the existing use or employment / industrial led uses
Vehicular access from Wexham Street
The potential to incorporate a waste heat recovery and reuse scheme for other existing local infrastructure / community uses
Support for essential digital services and infrastructure
Estimated £695 million in construction investment
75 jobs once operational
Support for over 1,000 data-enabled jobs across the UK economy
Data centres are critical national infrastructure, supporting the digital economy, AI, cloud services, and everyday online activity. A data centre proposal would respond to growing demand for digital infrastructure, with the site’s location within the Slough Availability Zone (the second largest Availability Zone in the World) making it a highly suitable location for this use.
As part of a sustainable design approach, the data centre could recover waste heat and provide a low-carbon heat source to nearby buildings, including potential benefits for local residents or the neighbouring Wexham Park Hospital complex.
INVESTMENT, JOBS & GROWTH
The proposals represent a significant opportunity to bring this brownfield site back into productive use, supporting local employment and long-term economic growth.
During construction, the development will generate substantial investment and support jobs across the supply chain, creating opportunities for local contractors, suppliers and the wider regional economy.
An employment-led scheme could deliver modern industrial and logistics space, enabling business growth, supporting job creation and contributing to the ongoing modernisation of Slough’s employment offer, alongside generating valuable business rates. Whilst, a data centre would support critical digital infrastructure, attracting high-value investment and underpinning thousands of jobs across the wider economy. Ultimately, the development will drive long-term investment and employment in the local area.
STORAGE, DISTRIBUTION & LOGISTICS
Construction Investment - £28 million
Full time employment (FTE) jobs supported during construction – 125 (assuming 1 year construction period)
GVA impact across the wider economy during construction - £30 million
FTE Operational Jobs supported on site - up to 300 + 120 FTE jobs supported in the wider economy
GVA impact per annum - up to £40 million
Business rates - estimated £1 million +
DATA CENTRE
Construction Investment - £695 million
FTE Jobs supported during construction – 500+ on site and within the supply chain
FTE Operational Jobs supported – 75 FTE jobs on site + many more data enabled jobs supported in the wider economy
Business rates - £2 million
*all figures are estimates and may be subject to change
HIGHWAYS, SUSTAINABILITY & BIODIVERSITY
HIGHWAYS
The site will be accessed from Wexham Street, using existing access points where possible to minimise disruption. Both industrial uses and data centres typically generate relatively low levels of traffic compared to other forms of developments.
A Travel Plan will also be implemented to encourage sustainable transport choices, including walking, cycling and other alternative modes, helping to reduce reliance on private car use.
SUSTAINABILITY
Sustainability is at the heart of the proposals and will be embedded throughout the design, construction and operation of the development. Our approach is guided by our commitment to delivering high-quality, future-ready buildings that minimise environmental impact.
The scheme will target a BREEAM ‘Very Good’ rating or higher and EPC A, while working towards net zero construction through low-carbon design, efficient building fabric and responsible material selection.
For a data centre scheme, there is also potential to include waste heat recovery, providing a low-carbon energy source for nearby buildings.
BIODIVERSITY
The proposals are landscape-led, with a strong emphasis on enhancing the natural environment. Existing vegetation will be retained wherever possible and complemented by new planting and sustainable drainage features, delivering at least a 10% biodiversity net gain while improving the overall quality and appearance of the site for both businesses and the surrounding area.