Flooding & water

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.

The human version (we wrote this, not the council)This section sets out the full requirements for trees, hedges and woodlands. Development must keep buffer zones around ancient woodland and veteran trees, design retained trees into streets, open spaces and drainage from the start, and deliver a measurable increase in tree canopy cover. All planting must use native, climate-resilient species and have maintenance plans, including replacing failed planting. The justification notes tree cover is uneven across the area and points to recognised standards such as BS 5837 for tree protection and the UK Forestry Standard.

The human version (we wrote this, not the council)This section sets out the full waterways policy. Development affecting waterways must not harm water quality, heritage, landscape, biodiversity or the usability of towpaths, and should improve access and active travel routes. On navigable waterways, moorings and marinas are supported where they do not damage the waterway or its surroundings, with canal regeneration encouraged, notably around the Grand Union Canal Conservation Area. Culverts are permitted for access only. Major schemes should consider new moorings for boat dwellers and strategic opportunities such as the Tach Brook re-naturalisation and a River Avon Linear Park.

The human version (we wrote this, not the council)This policy protects water quality in rivers, canals, lakes, reservoirs and groundwater. Development will only be supported where it does not harm surface or underground water bodies, and proposals should look for chances to improve water quality. Schemes affecting designated wildlife sites or water catchments must show how quality will be maintained and pressure on the wastewater network reduced. Extra safeguards apply in Drinking Water Safeguard Zones and Source Protection Zones, including restrictions on soakaways and infiltration drainage, and a Water Framework Directive assessment is required where development could harm a waterbody.

The human version (we wrote this, not the council)This policy requires development to conserve and enhance watercourses and their corridors, including their biodiversity, landscape, flood management and recreation value. Culverting or hard engineering of watercourses is not supported, and opportunities to restore rivers to a more natural state should be actively pursued. Development next to a watercourse must keep a natural buffer of at least 10 metres from the top of the bank, with no lighting, rising to at least 15 metres for chalk streams such as the River Chess and River Misbourne. Chalk streams are a globally rare habitat with stronger protection.

The human version (we wrote this, not the council)This section covers proposal BIT.2 at Red House Farm, south-west of Bishop's Tachbrook. The 160-hectare site provides around 121 hectares of strategic employment land, totalling 3,750,000 sq ft of floorspace mainly for logistics and industry. The developer will fund a new M40 junction to replace junctions 13 and 14, plus a dual carriageway link road to Warwick and Leamington. The scheme also includes a Park and Ride, a central mixed-use hub, 39 hectares of green and blue infrastructure, and a travelling showpersons yard of at least 6 plots. Delivery runs from 2027 to 2034/35.

The human version (we wrote this, not the council)This policy protects the county's most important nature sites, including the Chilterns Beechwoods, Burnham Beeches and Aston Rowant Special Areas of Conservation. Proposals must show they will not harm these sites, and a Habitats Regulations Assessment is required. The plan sets a 500 metre exclusion zone for new housing around Burnham Beeches and the Ashridge part of the Chilterns Beechwoods. Within wider Zones of Influence, developments must fund alternative green spaces (SANGs) and visitor management measures to reduce recreational pressure. Several strategic SANG sites and a Gateway site are allocated.

The human version (we wrote this, not the council)This policy covers the 329 hectare Little Marlow Lakes area between Marlow and Bourne End, which sits in the Green Belt beside the River Thames. It allocates Spade Oak Lake as a strategic alternative green space (SANG) to reduce visitor pressure on Burnham Beeches, with parking off Muschallick Road, and supports wider outdoor recreation. Qualifying developments relying on the SANG must contribute financially and provide safe walking and cycling links between Marlow and Bourne End. Development must protect the river setting, lakes, wildlife, conservation areas and manage flood risk.

The human version (we wrote this, not the council)This section describes proposal HEN.1 at Henley-in-Arden, a 125-hectare masterplanned development of at least 2,084 homes, largely on the golf club land, delivered from 2029/30 to 2044/45. It includes 3.3 hectares of employment land, a two-form entry primary school, expansion of the secondary school with a new sixth form, 9 Gypsy and Traveller pitches, and a new country park at Beaudesert Mount. A link road from the A3400 to the A4189, including a new rail bridge, will let through traffic bypass the town centre. The site will be released from the Green Belt.

The human version (we wrote this, not the council)This policy manages noise, air quality and contaminated land. Noise-generating developments must include attenuation measures, and noise-sensitive uses such as homes, schools and hospitals will not be supported where users would suffer from existing noise. Developments that may worsen air quality must submit an air quality impact assessment, particularly within Air Quality Management Areas, and road traffic is identified as the county's main source of air pollution. Development on land that may be contaminated requires an assessment, with remediation normally completed before first occupation.

The human version (we wrote this, not the council)This section covers proposal LEA.1 at Blackdown, north of Leamington Spa. Some 72 hectares will be released from the Green Belt for at least 1,043 homes on about 37 hectares, plus roughly 35 hectares of public open space, delivered between 2031/32 and 2041/42. The scheme includes a two-form entry primary school, a community hub and safeguarded land for expanding North Leamington School. Land may also be needed for a future Park and Ride, and the site must contribute to the Kenilworth to Leamington cycle route.

The human version (we wrote this, not the council)This policy requires developments to show they will have adequate water supply, foul drainage and sewage treatment capacity before homes are occupied, with phasing conditions used to enforce this. New buildings are expected to connect to mains drainage. The evidence shows 34 wastewater treatment works need upgrades to accommodate planned growth. A related policy (IN4) safeguards two strategic water sites: land at Galley Lane near Stoke Hammond for the Grand Union Canal water transfer project, and land west of Iver for a possible new drinking water treatment works.

The human version (we wrote this, not the council)This section describes proposal COV.2 at Coventry Airport, a 117-hectare site released from the Green Belt for advanced manufacturing and engineering, reflecting its place in the West Midlands Investment Zone. It particularly targets battery manufacturing for electric vehicles. At least 60% of floorspace must be industrial or research uses, warehousing cannot exceed 40%, and very large warehouse units over 32,500 sq m are not supported unless tied to manufacturing. Applications must include a marketing strategy showing how investment in these sectors will be attracted.

The human version (we wrote this, not the council)This section covers proposal SOU.1, land east of Southam delivering at least 3,122 homes across 201 hectares between 2028 and 2045. It includes 2.8 hectares of employment land, 13 Gypsy and Traveller pitches, three primary schools, a new secondary school plus a one-form expansion of Southam College, and two local centres. Densities of at least 40 homes per hectare apply. Bus services must improve, including a half-hourly service to Leamington, and development must keep a strong sense of separation between Southam and Napton on the Hill.

The human version (we wrote this, not the council)This policy directs development to areas at the lowest risk of flooding from all sources, taking account of climate change. Inappropriate development in high or medium flood risk areas will not be supported, and the functional floodplain is safeguarded for storing flood water. Site-specific Flood Risk Assessments are required for development in at-risk areas and all sites over 1 hectare, and sites of 50 or more dwellings need a strategic drainage strategy. Building over existing culverts is not allowed, and all developments in Chesham and High Wycombe need a surface water drainage strategy.

The human version (we wrote this, not the council)This policy requires all new development, except most householder schemes, to include Sustainable Drainage Systems (SuDS), which mimic natural drainage by slowing and storing rainwater on site. Run-off must not materially increase, with greenfield sites limited to existing greenfield rates. Schemes must show no flooding in a 1 in 30 year storm and safe containment of a 1 in 100 year storm plus climate change. A drainage hierarchy applies, preferring rainwater reuse and infiltration over sewer connections, and long-term maintenance plans must be secured.

The human version (we wrote this, not the council)This policy sets water efficiency standards for new development, reflecting that the South East is classed as under serious water stress. All new dwellings must achieve a standard of 85 litres per person per day, or any tighter future national requirement. Non-residential development must achieve full credits in the BREEAM water calculator, with at least three credits under the Wat01 measure. Refurbishments and changes of use must be retrofitted to the same standards. The approach aims to protect the chalk aquifer and the Chilterns' chalk streams from over-abstraction.

The human version (we wrote this, not the council)This section describes proposal WAR.1, 51 hectares west of Warwick Racecourse delivering at least 850 homes between 2031/32 and 2040/41. The scheme includes a new country park with play areas, sport and flood management, plus a new off-road walking and cycling route across the A46 to Warwick Parkway station. A spine road will link Hampton Road and Old Budbrooke Road. Built development must avoid the flood-prone eastern part of the site and protect the character of the Warwick Conservation Area, with the racecourse running flat retained or relocated.

The human version (we wrote this, not the council)This section provides the plan's glossary, defining the planning terms and acronyms used throughout the document, from accessibility and affordable housing to water neutrality. It explains concepts such as biodiversity net gain, brownfield land, the Community Infrastructure Levy, Green Belt and Grey Belt, flood zones, Section 106 contributions, sustainable drainage systems and the standard method for calculating housing need. It is a reference tool to help readers understand the technical language in the rest of the plan.