POLICY LL2: Leighton Buzzard Town Centre
The Neighbourhood Plan defines Leighton Buzzard Town Centre “Cluster One”, as shown on the Policies Map, for the purpose of managing proposals for retail, leisure, commercial, residential and other forms of development. All development proposals should demonstrate how they have responded to the objectives for Cluster One in the Wider Town Centre Spatial Framework (Appendix A) In addition:
- All proposals should retain or create, where appropriate to the use, an active street frontage and should seek to enhance the public realm through street planting and other measures intended to enhance the vitality of the Town Centre and to increase footfall.
- Within the Primary Shopping Area, where change of use is required, proposals for new community and social infrastructure uses, including health and wellbeing and cultural uses defined under class F1, F2(b) and appropriate Sui Generis* uses will be supported on both ground and upper floors where it can be demonstrated that the use of the building(s) will contribute to vitality of the town centre by extending the range of facilities offered and/or stimulating activity for the evening economy.
- All proposals for development within the Conservation Area including a change of use, must demonstrate how they preserve or enhance its character or appearance.
- Proposals that prioritise heritage led placemaking, sensitively reusing and adapting historic spaces whilst preserving their heritage features through refurbishment (rather than demolition) will be encouraged.
- Residential development at ground floor level will only be supported outside of the Primary Shopping Area. Such proposals must demonstrate a high level of accessibility, including direct links to active travel routes, public transport and existing or new local green spaces.
- Proposals for new and altered shopfronts should avoid use of uPVC shopfronts, oversized signage, and poorly proportioned modern interventions which detract from the town’s historic character.
- Proposals for partial pedestrianisation or measures to restrict traffic movements at identified times which encourage people to move safely and freely around the Town Centre will be supported.
* Appropriate Sui Generis uses to support the Town Centre and the evening economy are defined as those specifically identified in Article 3(6) of The Town and Country Planning (Use Classes) Order 1987: (a) theatre, (l) nightclub, (p) public house, wine bar, or drinking establishment, (q) drinking establishment with expanded food provision, (r) hot food takeaway, (s) live music performance venue, (t) cinema, (u) concert hall, (v) bingo hall and (x) dance hall.
The Leighton Linslade Neighbourhood Plan Vision is for:
“A 21st century market town that thrives on the strength of its heritage, community, environment and entrepreneurs/creatives”.
The Town Council will support this vision in the Town Centre by:
- Promoting a Town Centre where people want to spend time, that promotes local entrepreneurs and small businesses and is anchored by a popular market.
- Supporting the creation of spaces that empower local groups and entrepreneurs that bring our community together and enable the local services that local people need.
- Improving and incorporating blue and green spaces that will provide easy access for residents to enjoy the local countryside and improve health and wellbeing.
- Ensuring that provision of homes in the future all meet the Healthy Homes standards.
- Enabling local enterprises, entrepreneurs and creatives to deliver jobs, culture, community life and contribute to the vitality and viability of the town
- Supporting the protection and conservation of its heritage and history.
- Within the Primary Shopping Area, welcoming experiential businesses which provide engaging and interactive opportunities for visitors, particularly where they promote the evening economy.
Leighton Buzzard has evolved from a traditional market town to a 21st century modern town centre, with a mix of residential, retail and community uses. The town retains many historic buildings with strong links to its heritage, as well as the market tradition with markets taking place on Tuesdays and Saturdays on the High Street. Recent vacancy data indicates the retail offer remains strong and resilient in the face of challenging conditions. Like many town centres, Leighton Buzzard has faced pressures from out-of-town and online shopping, but has maintained an active town centre, with many small independent businesses. A regular calendar of events in the town centre sees the high street and local park used regularly to attract large numbers of people into the town centre.
With Town Centres adapting and changing, the policy seeks to ensure the land use mix in Leighton Buzzard is both respectful of its heritage as a traditional market town but flexible enough to respond to the functional requirements of the town centre of today, where visitors seek experience alongside traditional shopping opportunities. The Town Centre needs to be highly accessible to serve the growing population as well as providing a more community-based experience, using landmark locations and public realm spaces alongside new development to draw people in, attracted to the social and cultural infrastructure it can provide as well as promoting creative and incubation spaces to nurture new talent and independent businesses.
Leighton Buzzard Town Centre already plays an important and evolving role as a focus for cultural and creative activity within the parish. This is evidenced by the work of organisations such as Culture Co:LB, a place-based partnership established to champion culture as a driver of regeneration, wellbeing and economic vitality in Leighton Buzzard.
They describe Leighton Buzzard as a town with a growing creative ecology, encompassing artists, makers, performers, community groups, heritage organisations and creative businesses. Its work is founded on the principle that culture should be embedded in everyday places and experiences, rather than confined to single venues, and that town centres are uniquely placed to support this role. The partnership promotes collaboration across sectors including arts, heritage, health, education and enterprise, positioning creativity as an integral component of a thriving town centre.
The Neighbourhood Plan seeks to support and strengthen these aspirations by ensuring that planning decisions within the Town Centre enable cultural uses to come forward alongside retail, leisure and residential activity.
By supporting cultural and creative uses within the Town Centre, the policy aligns with the wider vision of Leighton Buzzard as a 21st-century market town that builds on its heritage while nurturing local talent, encouraging participation, supporting local enterprise and reinforcing a strong sense of place. Cultural activity is therefore recognised not as an ancillary use, but as a key contributor to town centre vitality, community cohesion and long-term resilience.
In support of this policy, design should demonstrate compliance with the CBC Design Guidance SPD 2023 which also contains details on Shop Fronts. Applicants are also directed to the CBC 2023 Parking Standards which details the appropriate level of vehicle and cycle parking within new development including town centre locations .
To see the full Leighton-Linslade Neighbourhood Plan Policy Map, or to find instructions about how to use our interactive maps, please visit our Policy Map page.