Green Belt & countryside

The human version (we wrote this, not the council)This policy protects agricultural land and soils. The best and most versatile farmland, Grades 1, 2 and 3a, must be protected from permanent loss wherever possible, with development steered to lower grade land (Grades 3b, 4 and 5) instead. Building on the best land is only acceptable where no suitable lower-grade alternative exists and the benefits clearly outweigh the land's long-term value for food production, climate resilience and ecosystem services. Soils must be managed sustainably, including saving and reusing topsoil during construction.

The human version (we wrote this, not the council)This policy requires affordable housing on developments of 10 or more homes or sites of 0.5 hectares or more. The rate varies by area: a minimum of 40% in the South, East and West (brownfield sites in the West subject to viability evidence), and 25% in the North and Central areas, rising to 50% on land in or released from the Green Belt. The tenure mix should be at least 60% social rent, 20% affordable rent and 20% shared ownership. Affordable homes must be spread through a development, look indistinguishable from market homes, and normally be built on site.

The human version (we wrote this, not the council)This section sets out the heritage assets policy in full. It extends protection to heritage at risk, historic townscapes in places such as Kenilworth, Royal Leamington Spa, Stratford-upon-Avon and Warwick, historic landscapes, and assets contributing to the Cotswolds National Landscape. Applicants affecting a heritage asset or its setting must assess its significance using appropriate expertise. Substantial harm to or total loss of a designated asset will be refused unless substantial public benefits outweigh it, while lesser harm must be justified and weighed against public benefits.

The human version (we wrote this, not the council)This policy protects Registered Parks and Gardens and Registered Village Greens, which are formally recognised historic landscapes. Development affecting them is only supported where it conserves and enhances their historic significance, landscape character, biodiversity value and public amenity. Proposals must be landscape-led, preserve historic design and planting, deliver measurable Biodiversity Net Gain, safeguard openness and tranquillity, restore lost features where appropriate, and maintain public access. A proportionate Landscape and Biodiversity Strategy is required, plus a Heritage Impact Assessment where a designated heritage asset is affected.

The human version (we wrote this, not the council)This section explains the policy on historic parks, gardens and village greens. It describes them as irreplaceable historic landscapes that contribute significantly to local character, identity and biodiversity, often containing mature trees and species-rich habitats. A landscape-led approach ensures development respects historic design intent and setting. The justification notes development can also bring opportunities to reinstate lost landscape features and improve public access, and that the required assessments make sure change is well informed and well managed.

The human version (we wrote this, not the council)This policy sets the requirements for data centre proposals. Applicants must show that enough electrical grid capacity can be secured, that electricity, digital connectivity and water needs can be met, and that noise, air quality and visual impacts are properly mitigated. Back-up generators should not use diesel, and sustainable heating and cooling should be used where feasible. In sensitive locations such as the Green Belt, applicants must show the development cannot go in a less sensitive place, and all proposals must evidence the need for the facility and its local economic benefits.

The human version (we wrote this, not the council)This policy supports rural diversification through the re-use and adaptation of existing rural buildings for employment uses, with new buildings only where re-use is not possible. Buildings must be of permanent and substantial construction, shown to be redundant or disused, and structurally suitable for conversion without major reconstruction. In the Chilterns National Landscape, extra conditions apply: the building must not have been erected within the last 10 years, and the new use must support the local rural community, economy or services.

The human version (we wrote this, not the council)This policy supports new or expanded tourism and visitor facilities within or next to existing settlements. Elsewhere, proposals must support the sustainable growth of existing facilities, involve converting or replacing existing buildings or support rural diversification, and be in an appropriate location that minimises environmental impacts. Seasonal structures such as marquees must be temporary and not harm the landscape. Existing tourism facilities cannot be lost unless replaced, shown to be no longer needed, or shown to be unviable after active marketing for 12 months. Buckinghamshire's tourism sector supports 2,125 businesses employing more than 21,000 people.

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 wildlife species covered by international and national law, priority species listed under the Natural Environment and Rural Communities Act 2006, and species in significant decline. Where such species could be affected, proposals must be supported by proper ecological surveys and assessments by qualified professionals, carried out before permission is granted. Designs must follow the mitigation hierarchy of avoiding, minimising and compensating for impacts, with any residual impacts compensated at a minimum 2:1 basis. The Council also operates a district licensing scheme for great crested newts.

The human version (we wrote this, not the council)This policy requires development to deliver biodiversity net gain, meaning habitats must be left in a measurably better state than before. Unless nationally exempt, schemes must achieve at least 10% net gain if delivered on site or elsewhere within Buckinghamshire, rising to 20% if delivered outside the county. Gains are calculated using the latest statutory metric and should support the Local Nature Recovery Strategy. Buying statutory biodiversity credits is a last resort, and significant habitat creation must come with a long-term management and monitoring plan approved by the Council.

The human version (we wrote this, not the council)This policy requires development to deliver high-quality green infrastructure, the network of green spaces, trees, waterways and other natural features that benefits wildlife, flood management, health and recreation. Residential schemes of more than ten dwellings, or over 1,000 square metres of floorspace, must meet Natural England's Accessible Green Space standards and submit a Green Infrastructure Statement. These standards aim for good quality green space within a 15-minute walk of home. Green infrastructure must be managed for at least 30 years after completion, with arrangements to secure its management in perpetuity.

The human version (we wrote this, not the council)This policy protects trees, woodlands, orchards and hedgerows. There is a presumption to refuse development that would cause the loss or deterioration of ancient or veteran trees, ancient woodland, traditional orchards or important native hedgerows, except in exceptional circumstances with clear overriding public benefit. Minimum natural buffers are required, including fifty metres for ancient woodland, at least twenty-five metres for other woodland and five metres either side of hedgerows. Where trees could be affected, a tree survey to British Standard 5837 is required, and acceptable losses must be replaced with locally appropriate species.

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 sets the rules for Suitable Alternative Natural Greenspace (SANG), which is green space created to draw visitors away from protected nature sites. A SANG must provide at least eight hectares per 1,000 new occupants, a circular walk of at least 2.3km, one parking space per hectare, and be secured and managed for at least 80 years. It must be open before the homes relying on it are occupied. Developments of ten or more homes must contribute to a strategic SANG or provide their own; smaller schemes can rely on any strategic SANG in the zone.

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 explains that most development in the Green Belt is inappropriate and will be refused unless very special circumstances apply. Exceptions include buildings for agriculture and forestry, facilities for outdoor sport and recreation, replacing or extending existing buildings, limited infilling within identified villages, and affordable housing on rural exception sites. Infill plots and buildings must be comparable in size to typical plots and houses in the village. The plan has also reviewed the Green Belt to identify Grey Belt land, but this policy applies to all Green Belt land.

The human version (we wrote this, not the council)This policy sets limits on extending or replacing buildings in the Green Belt. The resulting building must be no more than 50% larger than the original building's gross external floor area, with 'original' meaning the building as it stood on 1 July 1948 or as first built. Outside village built-up areas, domestic outbuildings must not exceed 25% of the original dwelling's floor area, cover no more than 50% of the garden area, or exceed 4 metres in height. Proposals must also respect the open character of the Green Belt.

The human version (we wrote this, not the council)This policy sets out when development is acceptable in countryside that lies outside the Green Belt. Supported categories include agriculture and forestry, outdoor sport, buildings for existing rural businesses, development within settlement built-up areas, rural exception housing, sites for Gypsies and Travellers, homes for rural workers, extensions, conversions of existing buildings and redevelopment of previously developed land. It also supports improvements to the Grand Union Canal network. The policy guides windfall sites (sites not specifically allocated in the plan) towards existing settlements as the most sustainable locations.

The human version (we wrote this, not the council)This policy protects the Chilterns National Landscape, which covers 27% of the council area and has the highest status of landscape protection. Development within it should be limited in scale, and development in its setting must be sensitively located and designed. All proposals must take a landscape-led approach, conserve the area's special qualities and follow the Chilterns Building Design Guide. Major developments will be refused unless exceptional circumstances are shown to be in the public interest, and must be supported by a Landscape and Visual Impact Assessment.

The human version (we wrote this, not the council)This policy requires all development to protect and enhance Buckinghamshire's landscapes. Proposals must draw on the county's Landscape Character Assessments, reflect local development patterns, reinforce local character, avoid harm to key views, and minimise light pollution at night and noise in quiet areas. They should also enhance public rights of way. Where harm to landscape character cannot be avoided, mitigation is required, with compensation only as a last resort, following the mitigation hierarchy in national planning policy.

The human version (we wrote this, not the council)This policy controls artificial light at night to protect wildlife, dark skies and local character. External lighting must be the minimum needed for safety and security, with light spill, glare and impact on the night sky minimised. Dark corridors, such as watercourses and hedgerow networks, must be protected because species like bats depend on them. A mitigation hierarchy applies: avoid lighting in sensitive areas first, then minimise it, then compensate. All lighting should have a clear purpose, be no brighter than necessary, use warmer colours where possible and be switched off when not needed.

The human version (we wrote this, not the council)This policy protects the delivery of two major rail projects. Development must not prejudice High Speed 2 or its environmental mitigation such as woodland and screening, and construction impacts on communities must be managed. It also protects East West Rail, including the proposed Aylesbury Link from Aylesbury station to Claydon Junction, and future upgrades to the Aylesbury to Princes Risborough line. New structures over these lines must allow for future double tracking and overhead electrification. Applicants within 50 metres of the routes are encouraged to consult Network Rail early.

The human version (we wrote this, not the council)This policy safeguards the route of the Buckinghamshire Greenway, a proposed flagship walking, wheeling and cycling route running north to south across the county. Development must not prejudice delivery of a 5 metre wide traffic-free corridor, though a 3 metre path may be accepted where space is constrained. Major sites of 10 or more homes (or employment equivalent) within 800 metres of the route must make proportionate contributions to its construction or provide convenient links to it. Sections at Waddesdon and the Misbourne valley have already been completed.

The human version (we wrote this, not the council)This policy requires all new housing and commercial developments to include underground ducting for telecommunications cabling, and sites for masts where extra mobile capacity is needed, unless developers can justify why this is not feasible. Above-ground equipment must be designed to minimise visual impact, and alternatives such as mast sharing must be considered. In sensitive locations like the Green Belt, National Landscape and conservation areas, the benefits of large masts must outweigh any harm. Equipment must be removed when no longer required.

The human version (we wrote this, not the council)This policy requires development proposals to align with the Buckinghamshire Design Code and national design guidance, and states that poorly designed proposals should be refused. Substantial weight is given to compliance with the code, and also to outstanding or innovative designs that promote sustainability or raise design standards, provided they fit their surroundings. Applicants may need to prepare local design tools for significant projects. The quality of an approved scheme must not be watered down between planning permission and completion.

The human version (we wrote this, not the council)This section lists the parishes designated as rural areas under the Housing (Right to Buy) (Designated Rural Areas and Designated Regions) (England) (No 2) Order 2004, as referenced in Policy HO.3. All the listed parishes, from Admington to Wootton Wawen, are in Stratford-on-Avon District. No parishes in Warwick District have this designation. The designation affects how certain affordable housing rules apply in these places.