Flooding & water

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 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 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 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 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.