London Road Industrial Estate Regeneration Project
Regeneration plans for the area adjacent to Newbury town centre
Regeneration of the Council-owned London Road Industrial Estate (LRIE) in Newbury is part of our strategic commitment to deliver local infrastructure to support and grow the local economy. You can find out more about our strategic commitments in the Council Strategy.
The delivery of a mixed-use site that delivers economic growth, an improved local environment within which to work, travel and live, and provides effective links to the town centre.
Approved by Executive on 9 June 2022
An LRIE Project Refresh report, setting out the next stages for delivering regeneration on the London Road Industrial Estate (LRIE) on the outskirts of Newbury Town Centre, has been approved by Executive at a meeting on 9 June 2022.
The report, which supersedes a development brief approved by Executive in November 2020, outlines a fresh approach for the site which focuses on job creation, attracting investment to Newbury and achieving carbon neutrality. LRIE, which is currently home to around 36 businesses and 300 jobs, is set to welcome additional employers and investment as well as at least 200 new jobs.
The approach was developed following a review of the project which took into account the post-pandemic economy, market demand and the district's ambition to be carbon neutral by 2030. This marks a move away from the previous mixed-use approach and instead will unlock the site's potential as a sustainable, high quality employment site and business destination.
Under the delivery strategy, it is expected that site-wide improvement works will commence and a planning application will be submitted for the former depot site within the next 12 months. Environmental improvements, flood prevention works and negotiations with leaseholders to provide the certainty needed to stimulate private sector investment will get underway.
In the long term, the former depot and playing field will be redeveloped for employment use, with at least £250,000 of private sector investment being brought forward by the estate's existing businesses, seeing an increase in Council income from rent and rates, which will in turn be invested in vital public services to benefit residents.
Cllr Ross Mackinnon, Executive Member for Finance and Economic Development at West Berkshire Council, said:
"I'm delighted to share with residents and the business community our fresh approach to the redevelopment of the London Road Industrial Estate, which is a real step forward.
"Over the past few months, we've gone right back to basics. We've reviewed our objectives for the site, taking into account the results of work commissioned from our consultants, as well as the need to drive post-Covid recovery and progress towards our carbon net zero aspirations. We've also put together a comprehensive delivery strategy that sets out very clearly how we intend to achieve those objectives in the coming months and years.
"At the heart of our plans is a desire to engage with existing leaseholders and tenants to discuss their aspirations for the future and see how we can support their sustainable economic growth to create new jobs and benefit the local economy. We also want to hear from potential new leaseholders keen to invest in and create new jobs on the site, which has excellent connectivity to Newbury town centre.
"The successful redevelopment of this important employment site has the potential to deliver a range of economic and environmental benefits for Newbury and the surrounding area. What's more, by investing in our assets and encouraging others to do so too, we will generate income that we can then invest in vital public services to benefit residents across the district."
LRIE Project Refresh
The regeneration of the London Road Industrial Estate has been a council aspiration since publication of the 2003 Newbury Vision. It has remained a fixed item within all subsequent publications of the Newbury Vision.
Our previous attempt to bring forward regeneration with a development partner failed due to legal action brought against and fought unsuccessfully by the council between 2015 and 2018. You can find out more about this in FAQ's about the project up to 2018 [96kb] and .
In the meantime, a new road junction on the A339, a key part of the regeneration project, was completed in April 2017. You can find out more about this scheme at Strategic Economic Plan (SEP). The £4m-scheme was part-funded by the Thames Valley Berkshire Local Enterprise Partnership.
The project was restarted and consultants, Avison Young, were appointed in 2019 to draw up a development brief for the site with residents' views sought on the draft in autumn 2020. You can view the consultation documents, feedback and decision on our consultation portal The final , which sets out development options for the site based on a mix of commercial and residential uses, was approved by Executive at a meeting on 19 November 2020.
Subsequently, Executive on 17 December 2020 agreed development objectives for the site and appointed specialist consultants to bring it forward. During 2021 and early 2022, despite the Covid pandemic, the consultants delivered a high-level Environmental Report to explore concerns raised during the public consultation and carried out soft market testing with potential development partners.
In the meantime, in December 2021, we opened the playing field (formerly the Faraday Road football ground) to the public as temporary public sports and recreation space pending its redevelopment.
Development Brief - superseded
The London Road Industrial Estate has been the subject of many public questions submitted to our Executive. These are published as Questions and Answers alongside the minutes for each meeting, which are available through our Executive meetings browser.
Outdoor Sports Provision
You can find out more about what we are doing to support outdoor sports provision in West Berkshire for the benefit of the local community in the following links:
- Outdoor sports provision in West Berkshire
- Proposal for a new sports pitch at Manor Park
- Plans for the Newbury Sports Hub
Who to contact
For general media enquiries, please contact our Public Relations Team.
For specific enquiries about the London Road Industrial Estate regeneration project overall, please contact the Manager - Special Projects.
For enquiries about any element of planning related to this project, please contact Planning Policy.