Homes & housing

The human version (we wrote this, not the council)This section opens the Development Strategy chapter with the plan's vision for 2050. It pictures South Warwickshire as a flourishing, healthy and vibrant place where new settlements thrive alongside existing communities, with homes and jobs in accessible, well-connected locations and a bigger, greener economy driving towards net zero carbon. The vision is backed by strategic objectives, beginning with delivering infrastructure in the right place at the right time and providing homes that meet the needs of all communities, including affordable and specialist housing.

The human version (we wrote this, not the council)This section presents the plan's vision for 2050 and its ten strategic objectives. The objectives act as a golden thread running through the plan. They cover timely infrastructure, homes for all communities, jobs and a greener economy, effective use of land, net zero carbon, well-designed places, heritage and culture, health and wellbeing, better connections through walking, cycling and public transport, and protecting environmental assets while working towards environmental net gain.

The human version (we wrote this, not the council)This section calculates how much development South Warwickshire needs. For employment, 321.1 hectares of non-strategic land and 225 hectares of strategic land are needed; after existing commitments, 233.7 and 125 hectares remain to be found. The Government's standard method sets housing need at 2,197 homes a year, or 54,925 over the 25-year plan period from 2025 to 2050, with 44,980 still to find after commitments. The plan must also provide 129 Gypsy and Traveller pitches and 20 Travelling Showpeople plots.

The human version (we wrote this, not the council)This section explains the overall Development Strategy, which directs large-scale growth to the most sustainable locations. Seven spatial options were narrowed through consultation to a hybrid strategy based on sustainable travel and the economy, and three priority areas were mapped using proximity to urban land, rail and bus stops, jobs and community needs. Growth broadly follows the A46 corridor and is focused on a small number of strategic sites and new settlements. Because many sustainable locations sit in the Green Belt, the plan carefully releases some Green Belt land.

The human version (we wrote this, not the council)This section sets out the full policy and justification for meeting development needs to 2050. Provision is made for a minimum of 54,925 homes between 2025 and 2050, with a total identified supply of 57,610, a headroom of about 4.9%. It also provides 129 Gypsy and Traveller pitches, 20 Travelling Showpeople plots and 35 boat dweller moorings. Each district will maintain its own five-year housing land supply, based on 1,112 homes a year in Stratford-on-Avon and 1,085 in Warwick, with detailed year-by-year delivery trajectories for every allocated site.

The human version (we wrote this, not the council)This policy allocates housing sites at local growth locations, each with an indicative minimum capacity and site-specific requirements. The extract covers Alcester and Barford: 286 homes south of Allimore Lane, avoiding Flood Zones 2 and 3; 79 homes north of Captains Hill on grey belt land (lower-performing Green Belt land that national policy may allow for development); 34 homes south of Westham Lane; and 122 homes east of Wellesbourne Road, where nearby minerals workings require a sensitive layout.

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 sets out the full densification policy and its reasoning. Major housing schemes in Main Urban Areas within 1km of a railway station must achieve at least 60 dwellings per hectare unless robustly justified otherwise, and schemes near stations elsewhere must show density has been optimised. Reusing redundant buildings, converting upper floors, infill plots and adding storeys are all supported. The policy also backs Advanced Methods of Construction, such as modular building, for their speed and sustainability, provided designs follow an agreed Design Code.

The human version (we wrote this, not the council)This policy requires electric vehicle charging infrastructure that exceeds national minimum standards. Delivery is prioritised in public car parks and in areas of terraced or social housing where home charging is not possible, with access for all tenures. Housing schemes with communal or unallocated parking must provide active charging points for at least 20% of unallocated spaces, with all remaining spaces wired for future connection. Non-residential developments with 10 or more spaces must provide charging appropriate to the use, going beyond Building Regulations requirements.

The human version (we wrote this, not the council)This section sets out the electric vehicle infrastructure policy in full and its evidence. New public car parks near the strategic road network must include rapid or ultra-rapid chargers, well lit and clearly signed. The justification cites the national ban on new petrol and diesel car sales and a projection that electric vehicles will make up 75% of cars and vans locally by 2035, up from 2.64% in 2024. Requiring passive wiring in all communal spaces avoids costly retrofitting, and accessible charging bays must meet the PAS1899 standard.

The human version (we wrote this, not the council)This policy aims to reduce flood risk from new development. South Warwickshire has a history of flooding from many sources, and climate change is expected to make floods more frequent and severe. Recent canal failures elsewhere have also highlighted a residual risk of flooding from canals, which should be considered in Flood Risk Assessments where relevant. Flood risk should be avoided where possible and managed effectively where development is needed, using nature-based solutions and green and blue infrastructure. Assessments should follow the latest strategic evidence and advice from the Lead Local Flood Authority.

The human version (we wrote this, not the council)This section sets out water efficiency rules for new development. South Warwickshire is classed as an area of serious water stress, so new homes must be designed to use no more than 100 litres of water per person per day. Homes with gardens must have a water butt of at least 200 litres. Non-residential buildings over 1,000 square metres must meet the BREEAM Excellent water standard and assess options for reusing rainwater or greywater. Extensions, changes of use and farm irrigation reservoirs are also covered.

The human version (we wrote this, not the council)This section opens the Communities chapter of the plan and begins with housing mix. It explains that building the right number of homes is not enough: new homes must also meet the diverse needs of current and future residents. That means providing the right sizes of homes, the right split between market and affordable housing, and homes large enough to offer good living conditions.

The human version (we wrote this, not the council)This section introduces the Housing Mix part of the plan. It explains that as well as building enough homes, the councils want new homes to meet the diverse needs of the current and projected population. This covers the different sizes of homes required, the balance between market and affordable housing to reflect local affordability, and making sure homes are big enough for good living conditions.

The human version (we wrote this, not the council)This policy sets a preferred mix of home sizes for new development, using percentage ranges for affordable rented, affordable ownership and market homes. For example, 2-bed homes should make up 35-45% of affordable rented housing and 25-30% of market housing, while 1-bed homes are capped at 10% or less for affordable ownership. The stated person capacities, such as four people in a 2-bed home, are mandatory for affordable homes and recommended for market homes. Ranges give flexibility, and applicants are advised to start from the midpoint.

The human version (we wrote this, not the council)This section explains the evidence behind the housing size mix policy. The Strategic Housing Market Assessment 2026 recommended different size mixes for market housing, rented affordable housing and affordable home ownership, and these are reflected in the policy. Rented affordable homes are allocated by need under bedroom entitlement rules, so bedrooms should be doubles or twins wherever possible. Because buyers often choose larger homes than they need, 1-bed affordable ownership homes can be hard to sell, so the policy allows up to 10% rather than setting a fixed figure.

The human version (we wrote this, not the council)This policy sets space and accessibility rules for new homes. All new homes, including those created by converting or subdividing existing buildings, must meet the Nationally Described Space Standards, which set minimum sizes for homes, bedrooms and storage. All new homes must also meet the M4(2) accessible and adaptable standard in the Building Regulations. On top of that, at least 2.5% of market homes must meet the higher M4(3)(2a) wheelchair adaptable standard.

The human version (we wrote this, not the council)This section explains the reasoning behind the space and accessibility standards. The population aged 65 and over is projected to rise 53% in Stratford-on-Avon district and 43% in Warwick district between 2025 and 2050, with large increases in people with mobility problems. The evidence therefore recommends all new homes meet the M4(2) adaptable standard, plus 2.5% of market homes and 5% of affordable homes built as wheelchair user dwellings, equal to around 44 extra wheelchair homes a year. Exceptions are possible where site constraints such as flood risk or heritage make compliance impossible, but robust evidence is required.

The human version (we wrote this, not the council)This policy sets when and how much affordable housing developers must provide. In Designated Rural Areas it applies to schemes of 2 or more homes or sites of 0.5 hectares or more; everywhere else it applies at 10 or more homes or 0.5 hectares. In Zone 1, at least 50% affordable housing is required on Green Belt or Cotswolds National Landscape sites and 40% elsewhere. In Zone 2 the figures are 40% and 30%. Where demolition is involved, the thresholds apply to the net increase in homes.

The human version (we wrote this, not the council)This section sets out the detail and justification for the affordable housing requirements. Evidence identifies a need for 1,237 affordable homes a year across South Warwickshire, about 56% of the total housing need of 2,197 homes a year. On schemes of 10 or more homes, affordable housing should normally be built on site, while smaller schemes in rural areas pay a financial contribution instead. Some development types, such as holiday lets, mobile homes and residential annexes, are exempt. Affordable homes will be secured in perpetuity through Section 106 legal agreements, and requirements are subject to viability.

The human version (we wrote this, not the council)This section introduces the Affordable Housing part of the plan. Affordable housing is defined in national policy as housing for sale or rent for people whose needs are not met by the market. It covers a wide range of tenures and types, all offered at a cost below market rates. The policies in this section support the plan's objectives on meeting housing needs, improving quality of life and connecting people to places.

The human version (we wrote this, not the council)This policy sets the tenure and type mix for affordable housing. The councils will seek at least 60% Social Rent and no more than 40% Shared Ownership, with other tenures only in exceptional, well-justified circumstances. One and 2-bed affordable homes should come in a mix of bungalows, flats, maisonettes and houses, while 3 and 4-bed homes should be houses, and 5% of rented affordable homes should be ground level, single-level homes. Affordable homes must be visually indistinguishable from market homes and dispersed across the site in suitable clusters.

The human version (we wrote this, not the council)This section explains the affordable tenure choices. Evidence found a need for 60% Social Rent, 20% Affordable Rent and 20% affordable home ownership, but the councils prioritised Social Rent because Affordable Rent is less affordable and can leave households relying on housing benefit. Shared Ownership was raised to 40% to help viability, and is seen as the most suitable ownership tenure locally as buyers can now purchase as little as 10% equity. Discounted Market Sale was found to need at least a 40% discount to be affordable here, and single-level homes respond to the ageing population.

The human version (we wrote this, not the council)This policy supports affordable housing on rural exception sites, which are plots in places not normally released for housing, including the Green Belt. Four tests must all be met: the scheme is led by or has clear support from the local community; it meets an identified housing need shown in an up-to-date survey or neighbourhood plan; it is small scale, well designed and within or next to a settlement boundary; and a planning obligation secures the homes for local needs in perpetuity. Community support is usually shown by written backing from the town or parish council.

The human version (we wrote this, not the council)This section gives the detailed rules and reasoning for rural exception sites. Housing need must be evidenced by a proper survey of residents, normally valid for five years, with future occupiers showing a strong local connection through birth, residence, work or family. Some market housing may be allowed to make a scheme viable or meet a surveyed local need, but never more than 50% of the homes. A Section 106 agreement will secure occupancy, tenure and long-term management. The policy exists because high prices and restricted supply make affordable housing especially hard to deliver in rural areas.

The human version (we wrote this, not the council)This section introduces Specialised Housing. It explains that meeting South Warwickshire's housing needs is about more than building enough homes: the homes must also suit residents' needs. While most new housing will serve the general population, some residents have more diverse requirements that are best met through specialised housing options.

The human version (we wrote this, not the council)This policy supports specialised housing schemes located in line with the plan's growth strategy, provided four criteria are all met. The accommodation must meet an identified need and help maintain a balanced housing stock. It must relate well to its settlement, with easy access to services, public transport and healthcare so residents can live independently. The design must be capable of meeting residents' care and support needs, and robust management arrangements must be in place. Proposals that fail any criterion will not be supported.

The human version (we wrote this, not the council)This section sets out the full specialised housing policy and its evidence. It includes affordable housing rules for older persons' schemes: 37% for retirement or sheltered housing and 21% for extra care housing, both subject to viability, with none required from care and nursing homes. It describes the main types of older persons' housing, from age-restricted market homes through to nursing homes. The over-65 population is projected to grow 53% in Stratford-on-Avon and 43% in Warwick by 2050, creating a need for around 3,592 housing-with-support units, 1,361 housing-with-care units and 1,707 care bedspaces.

The human version (we wrote this, not the council)This policy supports Build to Rent housing, which is purpose-built rental housing kept under single ownership. Schemes must provide high quality homes that contribute to mixed and balanced communities, be under unified ownership and management with on-site management, and consist of self-contained homes let separately. A Section 106 legal agreement will secure the management and letting arrangements, covenants and any clawback if homes are sold early. Affordable homes must be provided as Affordable Private Rent at the levels set in Policy HO.3.