Slough Trading Estate Opens Edinburgh Avenue Phase as SPZs Highlight Housing Potential to Meet 1.5 million New Homes Pledge.

The Slough Trading Estate, Europe’s largest privately-owned business park, is set to open a new phase – Edinburgh Avenue – in January 2025. This milestone further solidifies the estate’s role as a thriving hub for commercial and industrial enterprises, but it also raises an intriguing question: can the success of Simplified Planning Zones (SPZs) like the one underpinning Slough Trading Estate help solve the UK’s housing crisis?

With the Government’s ambitious pledge to deliver 1.5 million new homes by 2030, the spotlight is increasingly on innovative planning tools like SPZs to streamline development and unlock under-utilised land for housing. Slough, with its significant housing needs, offers a compelling case study of how SPZs might be adapted to deliver both commercial and residential growth.

Edinburgh Avenue Phase: Strengthening Economic Growth

The Edinburgh Avenue phase, part of the long-running SPZ at Slough Trading Estate, will add further state-of-the-art facilities for businesses ranging from logistics and technology to advanced manufacturing. The estate, owned by SEGRO Plc, has benefited from the SPZ’s streamlined planning framework since its designation in 1995 and has been extended this year, enabling faster approvals and greater certainty for developers.

Pat Hayes, Executive Director of Regeneration, Housing & Environment at Slough Borough Council, commented on the development: “Edinburgh Avenue represents the next chapter in Slough Trading Estate’s success story.

“The SPZ framework has enabled the development of a dynamic and adaptable environment for businesses, creating jobs and driving economic growth. As we move forward, we see potential for SPZ principles to be applied more broadly, including in housing, across Slough.”

While the Trading Estate focuses on commercial growth, the potential to extend SPZ principles to residential development across Slough and other areas is generating interest as a solution to the UK’s housing shortfall.

The Role of SPZs in Tackling the Housing Crisis

SPZs offer a fast-track alternative to traditional planning systems by pre-approving specific types of development within designated areas. This approach removes the need for individual planning applications, reducing delays and uncertainty for developers.

Furthermore, SPZs set clear guidelines on aspects such as density, design, and infrastructure contributions. This can significantly de-risk projects for developers and attract much-needed investment.

Residential Opportunities in Slough

Slough, with its proximity to Heathrow and London, via the Elizabeth Line and overland rail, is well positioned to benefit from housing-focused SPZs. The borough faces significant housing demand and affordability pressures, with the identified need for thousands of new homes due to a growing population.

Hayes notes SPZs are a potential game-changer in the west of London borough: “Slough has long been a leader in innovative planning, and the success of the Trading Estate shows what’s possible with a proactive approach. We’re exploring how SPZs could unlock housing on brownfield sites, particularly around the town centre and key transport hubs. The potential upside for investors and developers is significant.”

Potential Sites for Housing SPZs in Slough

Slough Town Centre

Opportunity: Ageing office blocks and retail units could be replaced with high-density, mixed-use developments.

Impact: Create homes close to transport links and revitalise the urban core.

Bath Road Corridor

Opportunity: Under-utilised brownfield sites along this key arterial road could be transformed into residential neighbourhoods.

Impact: Deliver mid-sized housing schemes with good connectivity.

Areas Around Slough Station

Opportunity: Transit-oriented development near the Crossrail station could provide sustainable, car-free living.

Impact: Help meet demand for affordable homes while reducing environmental impact.

Former Industrial Land in Poyle and Colnbrook

Opportunity: Large, underused industrial spaces could be repurposed for housing.

Challenges: Must address noise and environmental concerns due to proximity to Heathrow.

Challenges and Considerations

While SPZs offer significant advantages, there are challenges to adapting them for housing in areas like Slough:

Infrastructure Requirements: Residential developments require substantial investment in schools, healthcare, and transport.

Community Resistance: High-density housing schemes can face opposition from local residents without proper engagement.

Resource Constraints: Local authorities need adequate resources and expertise to design and implement SPZ schemes effectively.

However, as Hayes points out: “The key is balance. SPZs must work in tandem with infrastructure improvements and community engagement to deliver homes that truly meet local needs, including affordable housing.”

A Blueprint for the Future

The Edinburgh Avenue phase of Slough Trading Estate is a testament to the success of SPZs in driving economic growth. By applying the same principles to housing, Slough and other areas could unlock transformative opportunities to address the UK’s housing crisis.

The Government’s pledge to build 1.5 million homes is ambitious, but SPZs offer a clear path forward. By designating accessible brownfield sites and creating a framework for rapid yet sustainable development, SPZs can help meet both national targets and local needs.

As Hayes emphasised: “SPZs won’t necessarily solve the housing crisis alone, but they can play a pivotal role. The success of Slough Trading Estate shows that with the right planning tools, we can deliver for businesses and communities alike.”

The question now is whether local authorities, developers, and policymakers can seize this opportunity to transform areas like Slough into thriving residential and commercial hubs. With Edinburgh Avenue setting a benchmark for growth, the time for action is now.