Flooding & water

The human version (we wrote this, not the council)This section sets out Objective 2, on climate change. It supports the move to a net zero carbon Buckinghamshire by 2050, directing growth to the most sustainable locations and designing development to cope with flooding and climate extremes. Transport causes 51% of the county's emissions. Areas at higher flood risk include parts of South Bucks, the Thames near Wycombe, east of Aylesbury and around Buckingham. Development is steered first to sites with the lowest flood risk.

The human version (we wrote this, not the council)This section explains the presumption in favour of sustainable development. National law and the National Planning Policy Framework require plans to apply this presumption, meaning the Council will look to approve proposals that accord with the development plan and contribute to economic, social and environmental objectives. Adverse impacts should be avoided, mitigated or outweighed by benefits. Whether development is sustainable is judged against the Plan as a whole, including the detailed development management policies in Chapter 7.

The human version (we wrote this, not the council)This section explains the purpose of the infrastructure policy: making sure new development is backed by coordinated, resilient transport, telecoms, utilities and waste facilities. It sets out how the policy will work in practice through the detailed rules in Chapter 7, which cover things like transport requirements, parking, public rights of way, water and telecoms infrastructure, plus wider policies on design, biodiversity, flooding and drainage.

The human version (we wrote this, not the council)This policy aims to make sure transport, telecoms, utilities and waste infrastructure is delivered to support planned growth. Priorities include a transport network that puts walking, cycling and public transport first, gigabit-capable broadband, water and energy networks, and waste facilities that support a circular economy. Developments must show there is enough infrastructure capacity, be phased so infrastructure arrives alongside or before homes, and avoid unacceptable knock-on effects. Land needed for strategic routes and networks will be protected from other development.

The human version (we wrote this, not the council)This section explains the purpose of the natural environment policy: conserving and enhancing Buckinghamshire's biodiversity, landscapes, water and green spaces while strengthening resilience to climate change. It sets out how delivery will run through the detailed Chapter 7 policies on matters such as water quality, biodiversity gain, green infrastructure, trees, protected sites, Green Belt, landscape character, flood risk and drainage.

The human version (we wrote this, not the council)This policy sets out how the Council will protect and improve the natural environment and respond to climate change. It commits to conserving the Chilterns National Landscape, delivering at least 10% biodiversity net gain on qualifying developments, and supporting nature recovery through the local strategy. It also covers protecting water quality, aiming for good status in rivers and groundwater by 2027, directing growth to places that reduce car travel, using sustainable drainage, adopting higher water efficiency standards, and supporting renewable energy.

The human version (we wrote this, not the council)This section explains the purpose of the placemaking policy: securing high-quality, sustainable development that responds to Buckinghamshire's character, heritage and landscape. It describes how delivery will work through the detailed Chapter 7 policies on design, residential amenity and space standards, together with wider rules on heritage, community facilities, transport, biodiversity, landscape and flooding, so new places are attractive, healthy, well connected and resilient.

The human version (we wrote this, not the council)This section explains the purpose of the heritage policy: conserving and enhancing Buckinghamshire's historic environment as an irreplaceable resource that supports local character and identity. It sets out how delivery will run through the detailed Chapter 7 policies on conservation areas, heritage assets and design, alongside wider rules on amenity, transport, biodiversity, landscape and flooding, so historic buildings and places are protected as part of sustainable growth.

The human version (we wrote this, not the council)This allocation covers a 529.7-hectare site north of Aylesbury for around 9,080 homes, with 3,650 delivered in the plan period, plus 15 Gypsy and Traveller pitches and 3,500 sqm of town centre uses. It requires four primary schools, a secondary school, healthcare facilities and the Northeast Aylesbury Link Road connecting the A413 and A418. Development must avoid the highest flood risk areas near the River Thame, keep green gaps to prevent merging with Bierton, and follow a site-wide masterplan and phasing strategy.

The human version (we wrote this, not the council)This allocation covers around 92.8 hectares at South Aylesbury for approximately 1,350 homes and 5 Gypsy and Traveller pitches, made up of five land parcels planned together. It requires a 2FE primary school, a local centre, a community building with a possible police touchdown facility, and 50% green infrastructure. Land is safeguarded for the Aylesbury Southeast Link Road, now under construction, with financial contributions towards it. Detailed flood modelling is required, including measures to help protect Stoke Mandeville Hospital from surface water flooding.

The human version (we wrote this, not the council)This allocation covers a 113-hectare site at south-west Aylesbury for 1,400 homes and 5 Gypsy and Traveller pitches, with a 2FE primary school, on-site health and community facilities, a linear park and sports pitches. It requires a Southwest Link Road connecting the Stoke Mandeville relief road to the A418 Oxford Road, plus strategic flood defences and drainage. Outline permission was granted in May 2026, with construction expected from 2028, delivering fifty homes initially then 140 per year. A buffer is needed against noise from HS2.

The human version (we wrote this, not the council)This allocation covers three parcels totalling around 242.6 hectares north of the A41 at Aylesbury, including Aylesbury Woodlands. It provides approximately 1,700 homes plus sixty extra care units, around 102,800 sqm of employment floorspace including the Aylesbury Woodlands Enterprise Zone, a 4,000 sqm local centre, a two-form entry primary school, a 6,000 sqm hotel and conference facility and a 16-hectare sports village. Primary access must come from the Eastern Link Road, at least 50% of the site must be green infrastructure, and employment land is safeguarded from other uses.

The human version (we wrote this, not the council)This allocation covers around 225.5 hectares south of the A41 at Aylesbury, mainly Hampden Fields, for approximately 3,000 homes plus a sixty-bed care home or extra care facility. It includes about 6.90 hectares of employment land, two primary schools with pre-schools, a local centre, a health facility and 108.34 hectares of green infrastructure. A dualled Southern Link Road between the A413 and A41 is required, along with town-wide flood defences. Outline permission has been granted and work has started, with careful phasing needed across the merged sites.

The human version (we wrote this, not the council)This allocation describes Kingsbrook, a 306.6-hectare urban extension east of Aylesbury delivering 2,460 homes, 10 hectares of employment land, two primary schools, land for a secondary school, a neighbourhood centre and a major wetland park. Outline permission was granted in 2013 and the site is built as three villages. As of March 2025, 1,922 homes were complete with 538 remaining, and the Eastern Link Road and Stocklake Link have been finished. The whole development is expected to be complete by 2028.

The human version (we wrote this, not the council)This allocation covers around seventy-nine hectares north of Martin Dalby Way on the edge of Aylesbury for an assumed 3,150 homes. It requires a local centre, a 3FE primary school, a community hall, healthcare provision and at least 50% multi-functional green infrastructure, plus a new linear park active travel route. Development must protect the Quarrendon Scheduled Monument immediately to the south, including its grazing regime, and be landscape-led given the site's open, elevated position. Flood modelling of Hardwick Brook and Weedon Ditch is required.

The human version (we wrote this, not the council)This allocation supports redeveloping the Easton Street multi-storey car park in High Wycombe for an assumed 160 homes with around 660 square metres of shops or other commercial uses at ground level. The 0.33 hectare site is next to the railway station, so a high-density scheme with fewer parking spaces is expected. The existing parking has been shown to be surplus and does not need replacing. Flood risk is a major constraint, so bedrooms and living spaces should be on the first floor or above.

The human version (we wrote this, not the council)This allocation covers the Council Offices site on Queen Victoria Road, High Wycombe, for a mixed development of 500 square metres of offices, retail and healthcare plus an assumed 150 homes for NHS key workers. The 1.04 hectare site is in NHS ownership beside the River Wye. Because of high flood risk, housing is not allowed in the most flood-prone areas, and developers must produce detailed flood modelling approved by the Environment Agency before applying.

The human version (we wrote this, not the council)This allocation proposes an assumed 270 homes and around 1,125 square metres of town centre retail on the former Office Outlet site in High Wycombe. The 0.45 hectare brownfield site is close to the railway station, so a high-density, landmark scheme with fewer car parking spaces is expected. Housing must avoid the highest flood risk zones, and developers must carry out detailed surface water modelling and follow the Council's flood risk guidance for the site.

The human version (we wrote this, not the council)This allocation sets out a mixed redevelopment of the Chilterns Shopping Centre at Frogmoor, High Wycombe, with an assumed 300 homes above flexible shops and commercial space at ground level. Flooding is the main constraint: 91% of the 1.06 hectare site is in the highest risk flood zone, so off-site flood storage would be needed and no building is allowed in those areas. The site is in a conservation area, and Grade II listed buildings must be kept and enhanced.

The human version (we wrote this, not the council)This allocation supports an assumed 305 homes on 7.57 hectares of land north of Newton Longville, on the southern edge of Milton Keynes. The development must fund a new bus route into Milton Keynes and a 3 metre wide shared path for walking and cycling between the two settlements. Housing must be steered away from the higher flood risk zones, and the scheme must not prejudice the delivery of East West Rail, as part of the land is safeguarded for the railway.

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 allocation proposes an assumed 245 homes on 7.7 hectares of farmland east of Roman Field, on the edge of Stoke Hammond. The village's neighbourhood plan already allocates part of the site for around nineteen homes, which count towards the total. Building must avoid the flood zones in the south of the site, which should stay as green space. The scheme must also respect nearby heritage, including a listed building, the conservation area and probable Neolithic remains, and consider cross-boundary needs with Milton Keynes.

The human version (we wrote this, not the council)This allocation supports an assumed 1,240 homes on around thirty-one hectares west of Shenley Park, Whaddon, continuing the planned expansion to the east. It includes a primary school for 210 pupils with a 30 place nursery. Two ancient woodlands, Thickbare Wood and Coddimoorhill Wood, need protective buffers of 50 metres, and an archaeological dig of a Roman settlement must inform the layout. Detailed traffic modelling, likely including improvements to the A421, and extensive flood risk work are also required.

The human version (we wrote this, not the council)This allocation covers the former Inov8 site on Tingewick Road, Buckingham, a brownfield site vacant for over a decade and owned by the University of Buckingham. It is allocated for up to 2.7 hectares of academic uses including an assumed 300 student accommodation units. If the university's needs are met elsewhere, the site would instead take an assumed 125 homes. No living accommodation is allowed in Flood Zone 3, and development must respect protected trees, the River Great Ouse and Buckingham's historic character.

The human version (we wrote this, not the council)This allocation supports an assumed 30 homes at Albany Place Car Park in central Chesham. The 0.35 hectare site includes the 330-seat Elgiva Theatre, which must be re-provided in a suitable town centre location, and seventy-one parking spaces that must be replaced unless shown to be unnecessary. Flood risk is significant, with off-site flood storage required and no housing allowed in the highest risk zone. Permission also depends on mitigation being in place for the nearby Chilterns Beechwoods protected area.

The human version (we wrote this, not the council)This allocation proposes an assumed 55 homes at Water Meadow Car Park, one of Chesham's main long-stay town centre car parks. Public parking must be kept on site or replaced centrally unless evidence shows fewer spaces are needed, and existing walking routes retained. The site is in the Chesham Conservation Area, so designs must protect its character. Contributions towards Lowndes Park open space and play areas are required, along with flood risk measures and mitigation for the Chilterns Beechwoods protected area.

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 allocation describes Aston Clinton North, a mixed development of an assumed 1,660 homes and 33,000 square metres of industrial and warehouse space on around 52 hectares of farmland. It includes a primary school and a local centre with a community hall, healthcare provision and about 1,000 square metres of shops. Access would connect to the A41 and local roads. Detailed flood modelling of the Wendover Brook is required, and permission depends on mitigation for the Chilterns Beechwoods protected area being in place.

The human version (we wrote this, not the council)This allocation describes Hollands Farm, a 23.7 hectare greenfield site in Bourne End, for an assumed 470 homes and a new one form entry primary school. A new spine road would link Millboard Road and Hedsor Road, with a bus service redirected through the site. The scheme must respect the nearby Hedsor Road and Riverdale Conservation Area, keep Harvest Hill separate, and protect the former orchard. Permission will not be granted until mitigation for the Burnham Beeches protected area is in place.

The human version (we wrote this, not the council)This allocation sets out a 29 hectare mixed employment-led development off Drakes Drive, Long Crendon, next to the existing industrial park. Around 7.7 hectares would be business, industrial and storage space, alongside leisure uses that complement rather than compete with local facilities. Buildings must be directed to the lowest flood risk areas, with none allowed in the highest risk zone. The scheme must improve buses and provide safe walking and cycling links to Long Crendon, Thame, Haddenham and Aylesbury, guided by a site-wide masterplan.