Green Belt & countryside

The human version (we wrote this, not the council)This section introduces Part II of the Local Plan, which sets out where development will take place, how much, and when. Sites are allocated for housing, gypsy and traveller and travelling showpeople accommodation, employment including Warner Bros. Studios, town centres and retail, open space, education and infrastructure. It explains how sites were assessed, including through the Strategic Housing and Employment Land Availability Assessment and an access to services study. It also sets out why the council considers exceptional circumstances exist to release some Green Belt land for development.

The human version (we wrote this, not the council)This section explains what the Buckinghamshire Local Plan is. It sets the long-term strategy for managing growth and development across the county to 2045, covering new homes, jobs, infrastructure and community facilities. It also aims to protect valued places such as the Chilterns National Landscape and the Green Belt. The Plan follows national planning policy and replaces the policies in the former district local plans. It provides the basis for coordinating investment in transport, utilities, schools, healthcare and green spaces.

The human version (we wrote this, not the council)This section introduces the South Warwickshire Local Plan, prepared jointly by Stratford-on-Avon and Warwick District Councils to guide where and how new homes, jobs and infrastructure are built up to 2050. It describes an area of 488 square miles, mostly open countryside, containing towns such as Stratford-upon-Avon, Warwick and Royal Leamington Spa. Nearly a third of the area lies in the West Midlands Green Belt and 8% falls within the Cotswolds National Landscape. The area is a gateway to the West Midlands, with its strongest links to Coventry.

The human version (we wrote this, not the council)This section explains why a new Local Plan is needed. Buckinghamshire became a single unitary council in April 2020, and this is the first plan to cover the whole county under one framework. The old district plans are increasingly out of date, and national policy has changed. National policy identifies a housing need of about 4,344 homes a year up to the end of March 2045. The county must balance this growth with protecting assets such as the Chilterns National Landscape and the Green Belt.

The human version (we wrote this, not the council)This section describes South Warwickshire today. The area covers 488 square miles of mainly open countryside across the two districts, including towns such as Alcester, Kenilworth, Stratford-upon-Avon and Warwick. It has good motorway and rail links between London and Birmingham, and 8% of it lies within the Cotswolds National Landscape. Nearly a third sits in the West Midlands Green Belt, which is designed to prevent urban sprawl. The area's strongest ties are with Coventry, as part of the Coventry and Warwickshire sub-region.

The human version (we wrote this, not the council)This section describes Buckinghamshire's location and geography. The county covers about 604 square miles and sits within the Oxford-Cambridge Growth Corridor, linking London, Oxford, Milton Keynes and Cambridge. It is served by the M40, M25 and M4 motorways, national rail services and London Underground connections, and is close to Heathrow and Luton airports. These connections, together with the Green Belt and the Chilterns National Landscape, shape where development can go.

The human version (we wrote this, not the council)This section covers population and communities. Buckinghamshire has around 553,000 people, up 9.5% since 2011, which is faster than the 6.6% growth for England. Aylesbury and High Wycombe are the main urban centres, supported by market towns such as Amersham, Buckingham, Chesham and Marlow. The population is ageing, with residents aged 65 and over up 23.2% between 2011 and 2021. Life expectancy in the most deprived areas is about 5.4 years lower than in wealthier areas.

The human version (we wrote this, not the council)This section introduces the strategic policies chapter through the spatial strategy, which directs growth to the edges of the district's larger settlements where services and transport are strongest. It explains that brownfield sites can deliver fewer than 700 new homes, so the plan provides for around 4,200 dwellings on land currently in the Green Belt. The council argues that exceptional circumstances justify changing Green Belt boundaries, citing the scale of housing need, limited brownfield land, acute affordable housing need and the extent of Green Belt cover.

The human version (we wrote this, not the council)This section covers the environment and landscape. About 32% of Buckinghamshire is Metropolitan Green Belt and around 27% lies within the Chilterns National Landscape. The county has around 180 conservation areas, close to 6,000 listed buildings, and nationally important chalk streams. It faces pressures from flood risk, rising temperatures, water supply and treatment constraints, and biodiversity loss. Balancing new development with protecting these assets is a major challenge for the Plan.

The human version (we wrote this, not the council)This section sets out Objective 1, on the natural and built environment. It aims to conserve and enhance Buckinghamshire's natural, historic and built environments and protect them from inappropriate development. This includes sustaining rural character, protecting the Chilterns National Landscape and Green Belt, improving water quality in rivers and rare chalk streams, and respecting heritage assets. The county has three Special Areas of Conservation, around 180 conservation areas and close to 6,000 listed buildings.

The human version (we wrote this, not the council)This policy seeks at least 40% affordable housing on all development creating one or more extra homes, split 70% for rent and 30% for affordable home ownership. Major schemes in the Green Belt (10 or more homes, or 0.5 hectares or more) must provide at least 50%. Small sites of one to nine homes may pay a financial contribution instead. Affordable homes must look the same as market homes and be spread across a site. Most types are allocated to people with a local connection, and First Homes carry a permanent discount of at least 30%.

The human version (we wrote this, not the council)This section sets out the site allocations for Garston. One site is allocated: Land North of Bucknalls Lane, a 5.8 hectare site for housing and employment with an indicative capacity of 144 homes. The northern part of the site is to be used for employment. The land was removed from the Green Belt during the plan process. The site table also sets out phasing and the constraints, such as buffers and flood mitigation, that any future application must address.

The human version (we wrote this, not the council)This section introduces the Green Belt chapter. About 76% of Three Rivers is Green Belt, which exists to prevent urban sprawl and stop settlements merging by keeping land permanently open, serving the five purposes set out in national policy. Inappropriate development is generally not allowed except in very special circumstances, and the December 2024 national policy update introduced the concepts of grey belt and Golden Rules. The council's Stage 4 Green Belt Review (December 2025) analyses provisional grey belt land and identifies areas of fundamental importance.

The human version (we wrote this, not the council)This policy protects the district's Metropolitan Green Belt, with the boundary shown on the Policies Map. Inappropriate development will not be permitted unless very special circumstances outweigh the harm, including harm to the Green Belt's openness and purposes. Exceptions are those set out in national policy plus further local exceptions in Appendix 2 of the plan. Measures that improve public access to the Green Belt and enhance landscapes, visual amenity and biodiversity are encouraged, and Appendix 2 also gives guidance on agricultural and forestry workers' dwellings.

The human version (we wrote this, not the council)This section sets out the site allocations for Maple Cross. Three sites are allocated with a combined indicative capacity of around 1,635 homes. Most come from one strategic site, Land to the West and South of Maple Cross, allocated for up to 1,500 homes plus supporting uses including a primary school, community, retail and commercial space; this land was removed from the Green Belt. The other sites are Land to the North of Chalfont Road (130 homes) and garages behind Longcroft Road (5 homes).

The human version (we wrote this, not the council)This policy supports low-carbon development and asks applicants to follow an energy hierarchy: cut energy demand first, supply energy efficiently, then use renewable sources. Schemes of 100 or more homes (50 or more in off-gas areas) and non-residential buildings of 1,000 sqm or more should assess district heating. Opportunity areas for wind, solar and battery storage are mapped, with tests on landscape, wildlife, heritage, amenity and road safety. It notes the Future Homes Standard from March 2027, cutting new homes' carbon emissions by around 75 to 80%.

The human version (we wrote this, not the council)This section explains the purpose of the renewable energy policy: supporting the move to a low-carbon, climate-resilient future through energy efficiency, renewable energy generation and careful use of natural resources. It describes how delivery will be supported by the detailed Chapter 7 policies on matters such as water, flooding, biodiversity, landscape, Green Belt, design and heritage, so that renewable energy schemes are well located and protect Buckinghamshire's environment.

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 policy requires all development to achieve a high standard of design and placemaking, contributing positively to the character of Buckinghamshire's towns, villages and landscapes. Schemes should be shaped by design codes and masterplans, respond to local context and use land efficiently. Strategic developments must follow the Buckinghamshire Design Code and deliver high-quality public spaces. Development affecting the Chilterns National Landscape must be landscape-led, and schemes that fail to achieve good design will not be supported.

The human version (we wrote this, not the council)This section introduces the biodiversity, green and blue infrastructure and landscapes chapter. It explains that England is one of the most nature-depleted countries on Earth and Three Rivers has not escaped that decline. New laws, especially the Environment Act 2021, give councils a duty to conserve and enhance biodiversity, and introduce Biodiversity Net Gain and Local Nature Recovery Strategies. Development must follow the mitigation hierarchy: avoid harm first, then mitigate it, and only compensate as a last resort. The district's wildlife, from wetlands to woodlands, is described as integral to its character and quality of life.

The human version (we wrote this, not the council)This policy supports proposals that conserve and enhance heritage assets and their settings, including historic landscapes, parks and gardens, and encourages the sensitive reuse of buildings at risk. Applicants must submit a Heritage Statement describing the significance of any assets affected, and show that harm has been avoided or minimised. The supporting text highlights Buckinghamshire's heritage, from Waddesdon Manor and the Chilterns to Bletchley Park and Roald Dahl country, and explains the Local Heritage List protecting locally valued buildings and places.

The human version (we wrote this, not the council)This policy protects trees, woodlands and hedgerows and requires good landscaping in new development. At least one tree must be planted on site for each new dwelling, or one per 100 square metres of non-residential floorspace, using native species, with a financial contribution towards off-site planting where on-site planting is not possible. Existing trees and hedgerows should be retained wherever possible, and permission will be refused for development causing loss of protected woodland, ancient woodland, veteran trees or protected hedgerows unless conditions can secure their protection. Approved felling requires suitable replacements.

The human version (we wrote this, not the council)This section sets out the site allocations for Sarratt. One housing site is allocated: Adams Nurseries on Church Lane, with an indicative capacity of 15 homes. The site is classed as grey belt and remains in the Green Belt, and development should be limited to the brownfield part of the site, with amenity space and biodiversity net gain on the greenfield areas. The site table also covers access constraints and other requirements for future proposals.

The human version (we wrote this, not the council)This section introduces the plan's approach to development in the countryside. It recognises that many of South Warwickshire's economic generators sit outside the main urban areas, so the plan supports existing rural businesses and communities to keep growing, in line with the South Warwickshire Economic Strategy. It also supports a number of Major Investment Sites, which are existing large employment sites of regional and national significance that the plan seeks to safeguard and grow.

The human version (we wrote this, not the council)This policy protects the Chilterns Beechwoods Special Area of Conservation, an internationally important wildlife site, from pressure caused by new residents visiting it. Development within the site's zone of influence that would add 100 or more homes must undergo a Habitats Regulations Assessment. Where required, schemes must provide mitigation or avoidance measures, principally Suitable Alternative Natural Greenspace (SANG), attractive green space designed to draw visitors away from the protected area, or a financial contribution towards it. The 100-home threshold was set on the advice of Natural England.

The human version (we wrote this, not the council)This policy protects the district's landscapes, especially the 546 hectares of the Chilterns National Landscape. There is a presumption against major development there, normally 10 or more homes or sites over 0.5 hectares, unless exceptional circumstances apply and it is in the public interest. Permission requires conserving the area's special qualities, following the Chilterns Management Plan and Buildings Design Guide, avoiding harm to important views, and submitting a Landscape Visual Impact Assessment. Elsewhere, proposals must respond to the character and sensitivities of their landscape area as set out in the Hertfordshire Landscape Character Assessments.

The human version (we wrote this, not the council)This section sets out the site allocations for Gypsies and Travellers. The needs assessment found a need for 37 pitches, plus 4 pitches from households with undetermined need. Eight sites, references GT1 to GT8, are allocated with a combined capacity of 83 pitches, all in the Green Belt. Most are existing safeguarded sites; GT3 is expanded and GT5 intensified, while GT6 near Kings Langley and GT7 at Maple Cross are new sites providing 4 and 15 pitches. Housing site H41 at Mill End must also provide at least 7 pitches.

The human version (we wrote this, not the council)This policy supports certain types of housing in the countryside, outside allocated sites and settlement boundaries. It allows rural exception affordable housing led by local communities, small self-build and custom-build schemes, and conversions of redundant brick or stone buildings that are listed or of historic merit. It also supports replacement dwellings, homes tied to agricultural or rural businesses where a functional need is proven, small expansions of existing mobile home and Traveller sites, and new single homes of exceptional quality and design.

The human version (we wrote this, not the council)This section gives the full Rural Housing policy with its detailed conditions and justification. Before a historic building can become a home, evidence of robust marketing for business use is needed, and homes tied to rural businesses require a business plan, occupancy conditions and functional and financial tests. The justification notes that rural services have declined, public transport is poor or absent in many villages, and house prices are out of reach for many rural workers, so the plan aims to balance protecting the countryside with meeting local needs, including affordable housing.

The human version (we wrote this, not the council)This section introduces the West Midlands Green Belt. It explains that the Green Belt exists to keep land open and prevent urban sprawl, meaning unplanned development, so sites allocated in the plan do not count as sprawl. Green Belt is not a landscape designation and can include both greenfield and brownfield land. In line with national policy, grey belt sites, which are lower-performing areas of Green Belt, may be suitable for development.