Design & placemaking

The human version (we wrote this, not the council)This policy requires all development to be designed to promote healthy communities and reduce health inequalities. Schemes should provide open space, sport, recreation and cultural facilities, and safe walking and cycling routes. New health facilities should be located where there is a choice of sustainable transport. Allotments and community orchards are protected and food growing in new developments is encouraged. A Health Impact Assessment, a study of how a scheme affects people's health, is required for residential schemes of 100 or more homes and non-residential schemes of 1,000 square metres or more.

The human version (we wrote this, not the council)This policy requires development to protect, improve and extend green and blue infrastructure, meaning natural assets such as open spaces, trees, rivers and canals. Schemes must secure management and funding for these features for at least 30 years. Proposals should contribute to strategic opportunities identified in the evidence, such as restoring ancient woodlands, a River Avon Linear Park and better access to the canals. Design must respond to local landscape character, connect habitats, use native and climate-resilient planting and help reduce flood risk.

The human version (we wrote this, not the council)This section sets further open space requirements and explains how they apply. Developments must provide 0.86 hectares of community growing space, including allotments, per 1,000 households, and 0.5 hectares of play provision for children and teenagers per 1,000 people. Major schemes must submit an open space and play assessment. Off-site provision or payments are only accepted where on-site provision is genuinely not achievable. Student housing, care villages and retirement communities must contribute, and major commercial schemes may also need to provide open space.

The human version (we wrote this, not the council)This section introduces the appendices to Part I of the plan and opens Appendix 1 on design criteria. It states that buildings, streets and spaces should be of the highest quality, with detailed guidance supplementing the plan's policies. Applications are judged on their own merits, so meeting the guidance does not guarantee approval, and standards may be relaxed in higher-density locations such as the principal town. It also defines habitable rooms as living rooms, dining rooms, shared kitchen-living spaces, studies and bedrooms.

The human version (we wrote this, not the council)This section sets out detailed design criteria for new homes, extensions and alterations. On privacy, it gives an indicative 22 metre separation between facing buildings, rising to at least 24 metres for taller blocks or those with balconies. It sets minimum garden and amenity space levels, for example 60 square metres for a three-bed house and 15 square metres for a one-bed flat. It also covers daylight, dual aspect homes, flats, extensions, including a 45 degree rule and 1.2 metre set-ins from boundaries, dormer windows, roof forms and bin and cycle storage.

The human version (we wrote this, not the council)This policy sets accessibility standards for open space and play areas. Every home in a major development must be within reach of a neighbourhood greenspace and a local or doorstep greenspace, with catchments ranging from 200 metres for a doorstep space to 5,000 metres for a district space of 100 hectares. Play areas have their own catchments, from 100 metres for small local play areas to 1,000 metres for larger equipped ones, and community growing spaces should be within 1 kilometre of new homes. Design should follow recognised guidance, including inclusive play and provision suited to teenage girls.

The human version (we wrote this, not the council)This section explains how development in the Green Belt is assessed. New farm or forestry workers' dwellings must pass functional and financial tests, normally starting with temporary accommodation for the first three years. Extensions that increase a building's original floorspace by more than 40% will normally be treated as disproportionate, and replacement buildings must not be materially larger than those they replace, though small homes of 110 square metres or less get some flexibility. It also covers reuse of buildings, ancillary buildings and extending gardens, all judged against the openness of the Green Belt.

The human version (we wrote this, not the council)This allocation covers The Gateway, a 20.6-hectare brownfield site in Aylesbury currently occupied by Council offices and surface car parking, a twenty-minute walk from the train station. It is allocated for 4,000 sqm of town centre and office floorspace plus an assumed 1,455 homes, with new public spaces and potentially fewer parking spaces. Development should bring culture and leisure-led uses, landmark buildings designed to soften the impact of height, active ground-floor frontages and better pedestrian links towards the town centre. An early masterplan is required.

The human version (we wrote this, not the council)This allocation covers the Exchange Street car park in Aylesbury town centre for a mixed development of 2,000 sqm of town centre uses, 2,000 sqm of offices, around 450 homes, new public realm and 150 parking spaces. The site has been a surface car park since around 2010 and sits next to Hale Leys Shopping Centre and The Exchange leisure quarter. Development must enhance the setting of listed buildings in Market Square and the Aylesbury Conservation Area, keep the mature horse chestnut trees on Exchange Street, and improve pedestrian links across the town centre.

The human version (we wrote this, not the council)This allocation covers Hale Leys Shopping Centre, a 0.6-hectare site in the heart of Aylesbury town centre, for a mixed development of 4,821 sqm of employment space, 4,821 sqm of retail and an assumed 220 homes. Ground floors should stay in retail use with apartments above. Development must provide active frontages towards Market Square and the High Street, enhance the setting of nearby listed buildings and the conservation area, and follow a design brief consistent with Aylesbury Garden Town principles. Keeping retail on the site is seen as vital for a vibrant town centre.

The human version (we wrote this, not the council)This section explains the protection given to homes in town centres. Royal Leamington Spa and Warwick both have large numbers of houses and apartments within their town centre boundaries, which add diversity and vitality but create pressure where different uses sit side by side. Uses such as small offices, dental surgeries and children's nurseries may be acceptable in these residential areas, provided the residential character and appearance of the building and area are not altered. The council will also consider the cumulative effect of such changes.

The human version (we wrote this, not the council)This policy sets space and accessibility rules for new homes. All new homes, including those created by converting or subdividing existing buildings, must meet the Nationally Described Space Standards, which set minimum sizes for homes, bedrooms and storage. All new homes must also meet the M4(2) accessible and adaptable standard in the Building Regulations. On top of that, at least 2.5% of market homes must meet the higher M4(3)(2a) wheelchair adaptable standard.

The human version (we wrote this, not the council)This section explains the reasoning behind the space and accessibility standards. The population aged 65 and over is projected to rise 53% in Stratford-on-Avon district and 43% in Warwick district between 2025 and 2050, with large increases in people with mobility problems. The evidence therefore recommends all new homes meet the M4(2) adaptable standard, plus 2.5% of market homes and 5% of affordable homes built as wheelchair user dwellings, equal to around 44 extra wheelchair homes a year. Exceptions are possible where site constraints such as flood risk or heritage make compliance impossible, but robust evidence is required.

The human version (we wrote this, not the council)This allocation sets out a large residential development of an assumed 3,780 homes on around 94.5 hectares south of Newton Leys, near Bletchley. It includes a new primary school, a local centre with community facilities and healthcare provision. Density would be highest near Milton Keynes and reduce towards the countryside. A watercourse crosses the site, so flood risk must be managed and housing is not allowed in the highest risk zone. The western part already has outline permission for up to 290 homes, granted on appeal in February 2026.

The human version (we wrote this, not the council)This policy sets the tenure and type mix for affordable housing. The councils will seek at least 60% Social Rent and no more than 40% Shared Ownership, with other tenures only in exceptional, well-justified circumstances. One and 2-bed affordable homes should come in a mix of bungalows, flats, maisonettes and houses, while 3 and 4-bed homes should be houses, and 5% of rented affordable homes should be ground level, single-level homes. Affordable homes must be visually indistinguishable from market homes and dispersed across the site in suitable clusters.

The human version (we wrote this, not the council)This section explains the affordable tenure choices. Evidence found a need for 60% Social Rent, 20% Affordable Rent and 20% affordable home ownership, but the councils prioritised Social Rent because Affordable Rent is less affordable and can leave households relying on housing benefit. Shared Ownership was raised to 40% to help viability, and is seen as the most suitable ownership tenure locally as buyers can now purchase as little as 10% equity. Discounted Market Sale was found to need at least a 40% discount to be affordable here, and single-level homes respond to the ageing population.

The human version (we wrote this, not the council)This allocation sets out a mixed development at Princes Risborough Station with an assumed 80 homes, small-scale convenience shops, a new public square with bus interchange, and possibly a hotel. The site must safeguard a route for part of the Princes Risborough Relief Road, linking Summerleys Road and Picts Lane to relieve traffic on Poppy Road. Opening up the culverted Horsenden Stream is encouraged to improve wildlife and manage flooding, and housing must be steered away from the flood risk zones.

The human version (we wrote this, not the council)This policy sets criteria for new Gypsy and Traveller pitches and Travelling Showpeople plots. Sites must avoid significant harm to heritage, ecology and landscape designations, be a reasonable distance from schools, GP surgeries, shops and community facilities, and not be visually intrusive. Private sites are limited to a maximum of 15 pitches. Sites also need safe road access with turning and parking space, plus adequate water, electricity, drainage and waste services. Any permission will include conditions limiting pitch numbers and restricting occupancy to the travelling community.

The human version (we wrote this, not the council)This section explains how the criteria for new traveller sites will be applied. Because few sites will meet every criterion, a best-fit approach will be used. Private sites should have no more than 15 pitches, though larger public sites may be acceptable where good management is shown. The councils will explore a negotiated stopping approach to unauthorised encampments, likely alongside other Warwickshire authorities, and an 8-bay transit site with a Traveller support hub is planned at Harbury Lane. It also notes that Travelling Showpeople traditionally live and store their equipment on the same yard.

The human version (we wrote this, not the council)This policy sets design standards for new Gypsy and Traveller and Travelling Showpeople sites. Sites must have proper water, power, sewerage, drainage and waste services, good landscaping with natural boundary treatments rather than imposing metal fencing, efficient use of land without overcrowding, and layouts that support health, privacy and children's play. Each pitch must measure at least 500 square metres and include hard standing for a touring and a static caravan, two parking spaces, an amenity building, storage space and a garden area.

The human version (we wrote this, not the council)This section sets out the reasoning behind the design standards for traveller sites. Applications must include a layout plan showing the site can accommodate the pitches or plots proposed. Shared family sites may have a communal amenity building to help combat loneliness, while multi-family sites need individual buildings. Travelling Showpeople yards must keep living areas separate from equipment storage and maintenance areas. High design standards are considered essential given the number of pitches needed, so that new homes are safe, well integrated and support residents' health and wellbeing.

The human version (we wrote this, not the council)This policy sets rules for permanent residential moorings for people living on boats. In built-up areas, moorings must not harm navigation or safety, must maintain the character and biodiversity of the waterway, and need good walking, cycling and public transport access, safe vehicle access, well-designed parking and proper utilities including water, electricity, sewage disposal and laundry facilities. In open countryside, permanent moorings are only allowed within recreational mooring basins, where at least 50% of existing leisure moorings must be kept and external lighting limited to what safety requires.

The human version (we wrote this, not the council)This section explains the boat dweller policy. The Housing and Planning Act 2016 requires councils to consider the needs of people living on inland waterways. An assessment identified a need for 35 permanent residential moorings across the two districts to 2050, but a local marina has since secured a certificate confirming no limit on its permanent moorings, providing enough supply to meet that need. The policy therefore acts as a framework for judging any future proposals as boat dwelling continues to evolve.

The human version (we wrote this, not the council)This section sets out the detailed rules for self-build schemes. Plots should come in clusters of around 5 to 9, with Design Codes and Plot Passports setting the design rules for multi-plot sites. Plots must first be offered to people with a local connection through living, working or close family in South Warwickshire, with an exemption for current and recent armed forces members. Plots must be fully serviced and marketed at a fair, independently valued price for at least 12 months; unsold plots may then become open market homes. Guidance also covers phasing and Community Infrastructure Levy exemptions.

The human version (we wrote this, not the council)This allocation supports an assumed 560 homes on 17.44 hectares south of Haddenham, subject to a comprehensive masterplan approved before any planning application. The layout must account for an underground fuel pipeline and the nearby wastewater treatment works, with an odour assessment to protect future residents and the works' continued operation. The site has high archaeological potential, including possible prehistoric and medieval remains, and development should focus on the less sensitive northern area to protect views and the setting of the conservation area.

The human version (we wrote this, not the council)This allocation sets out an assumed 1,500 homes on around thirty hectares off Little Horwood Road, Winslow. It includes a primary school, a local shop, a community hall and healthcare provision, plus financial contributions to secondary and special needs education. Access comes from Little Horwood Road and the B4032, with good walking and cycling links to the town centre and the new Winslow Station. The setting of the Grade II listed Redhall Farmhouse must be protected, and half the site needs archaeological investigation first.

The human version (we wrote this, not the council)This allocation covers the Winslow Centre, the former Winslow Secondary School site of around six hectares, for an assumed 480 homes and a community library. Existing sports facilities must be replaced at the new settlement site north of Winslow before they are lost. Part of the land is safeguarded for East West Rail, so development must not conflict with the railway's delivery. Higher density is expected given the town centre location, with improved walking and cycling links to the station and schools.

The human version (we wrote this, not the council)This allocation sets out an assumed 1,250 homes on around fifty-two hectares near Cheddington station, which has direct trains to Milton Keynes in under 20 minutes and London Euston in about 50 minutes. It includes a primary school, a section of the Horton Bypass, a new railway bridge with a westbound road, and a 30mph limit on the B488. A landscape buffer must protect the neighbouring hamlet of Horton, and suitable natural green space is expected to be provided on site.

The human version (we wrote this, not the council)This allocation supports an assumed 365 homes on 9.15 hectares off Station Road, west of Cheddington village. The scheme must make good use of the station location and contribute to shared infrastructure, including the Horton bypass, a new railway bridge, a bus route to Aylesbury via Wingrave, and walking and cycling routes. The protected tree-lined frontage on Station Road must be kept and improved. Development must not prejudice the larger planned new settlement at Cheddington, and mitigation for the Chilterns Beechwoods protected area is required.

The human version (we wrote this, not the council)This policy sets climate resilient design expectations for new-build major development, meaning 10 or more homes or 1,000 square metres of floorspace. Applicants must show they have tackled overheating risk using the cooling hierarchy, which works through steps in order. The first steps are cutting internal heat from equipment, then limiting summer heat entering the building through orientation, shading, light-coloured materials, windows and insulation. Later steps manage heat inside through thermal mass, high ceilings and passive ventilation.