Homes & housing

The human version (we wrote this, not the council)This policy requires all development to support residents' physical and mental health and reduce health inequalities. It lists what healthy places should provide, including safe and accessible spaces, quality affordable homes, local services, healthy food options, green space, active travel routes and access to jobs and education. The supporting text notes Buckinghamshire is one of England's least deprived areas, ranking 141 out of 153, but has pockets of deprivation in places such as Aylesbury, High Wycombe and Chesham. Six healthy planning themes underpin the approach.

The human version (we wrote this, not the council)This section introduces the plan's approach to accommodation for Gypsies, Travellers and Travelling Showpeople. National policy requires the housing needs of these groups to be assessed and planned for. The council will meet identified needs on suitable sites in sustainable locations and maintain a five-year supply of pitches and plots, guided by its Gypsy and Traveller Accommodation Assessment of July 2025. Existing sites will be safeguarded while need remains, and needs will be met through a mix of safeguarding, extending existing sites and allocating new ones.

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 policy requires new development to provide waste and recycling facilities in line with the council's 2024 storage and collection guidance, sited so they are easy to access and do not harm the street scene or block sight lines. Development should reduce waste by reusing materials, enabling on-site sorting, using modern construction methods such as prefabricated and modular building, and providing proper storage for kerbside collection and composting. Major schemes must submit a Site Waste Management Plan including a Circular Economy Statement, and developers should consider extracting usable minerals from a site before building.

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 section introduces the design and heritage chapter. The district's housing stock includes many larger detached and semi-detached homes on generous plots, making it popular with families, with relatively few flats. Its character is shaped by the Metro-land developments that followed the Metropolitan line, featuring Tudor revival and Arts and Crafts styles. The plan aims to increase density and deliver more one, two and three bedroom homes while protecting this strong local identity, and to keep living standards high through minimum space standards and controls on subdividing homes.

The human version (we wrote this, not the council)This policy governs the design and layout of residential development, requiring all schemes, including extensions, to meet the Design Criteria in Appendix 1. Development must not harm an area's character through tandem or backland building, poor access, excessive traffic or layouts out of keeping with plot sizes and street patterns. Tall buildings, meaning four or more storeys, over 12 metres, or substantially taller than neighbours, will be refused unless strict criteria are met. Converting a house into flats normally needs three or more bedrooms, and all homes must meet or exceed national internal space standards.

The human version (we wrote this, not the council)This section covers open space allocations. Public open spaces allocated in the 2014 Site Allocations document are carried over into this plan, and three new allocations are added: the open spaces linked to the two Warner Bros. Studios sites and the Suitable Alternative Natural Greenspace serving housing site H34 west of the Kings Langley Estate. Housing developments must contribute to open space and children's play space where the scale of development justifies it. The council will update its open space study after adoption, which may lead to further allocations.

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 policy requires all development to be designed to promote healthy communities and reduce health inequalities. Schemes should provide open space, sport, recreation and cultural facilities, and safe walking and cycling routes. New health facilities should be located where there is a choice of sustainable transport. Allotments and community orchards are protected and food growing in new developments is encouraged. A Health Impact Assessment, a study of how a scheme affects people's health, is required for residential schemes of 100 or more homes and non-residential schemes of 1,000 square metres or more.

The human version (we wrote this, not the council)This section introduces the individual policies for housing allocations of more than 200 homes, including mixed use sites. It explains that sites have been allocated in line with the settlement hierarchy and are grouped by the tier in which each settlement sits in the Settlement Review. The text here is a short fragment that leads into the tier listings that follow.

The human version (we wrote this, not the council)This section introduces the appendices to Part I of the plan and opens Appendix 1 on design criteria. It states that buildings, streets and spaces should be of the highest quality, with detailed guidance supplementing the plan's policies. Applications are judged on their own merits, so meeting the guidance does not guarantee approval, and standards may be relaxed in higher-density locations such as the principal town. It also defines habitable rooms as living rooms, dining rooms, shared kitchen-living spaces, studies and bedrooms.

The human version (we wrote this, not the council)This section sets out detailed design criteria for new homes, extensions and alterations. On privacy, it gives an indicative 22 metre separation between facing buildings, rising to at least 24 metres for taller blocks or those with balconies. It sets minimum garden and amenity space levels, for example 60 square metres for a three-bed house and 15 square metres for a one-bed flat. It also covers daylight, dual aspect homes, flats, extensions, including a 45 degree rule and 1.2 metre set-ins from boundaries, dormer windows, roof forms and bin and cycle storage.

The human version (we wrote this, not the council)This allocation covers around 225.5 hectares south of the A41 at Aylesbury, mainly Hampden Fields, for approximately 3,000 homes plus a sixty-bed care home or extra care facility. It includes about 6.90 hectares of employment land, two primary schools with pre-schools, a local centre, a health facility and 108.34 hectares of green infrastructure. A dualled Southern Link Road between the A413 and A41 is required, along with town-wide flood defences. Outline permission has been granted and work has started, with careful phasing needed across the merged sites.

The human version (we wrote this, not the council)This section explains how development in the Green Belt is assessed. New farm or forestry workers' dwellings must pass functional and financial tests, normally starting with temporary accommodation for the first three years. Extensions that increase a building's original floorspace by more than 40% will normally be treated as disproportionate, and replacement buildings must not be materially larger than those they replace, though small homes of 110 square metres or less get some flexibility. It also covers reuse of buildings, ancillary buildings and extending gardens, all judged against the openness of the Green Belt.

The human version (we wrote this, not the council)This allocation describes Kingsbrook, a 306.6-hectare urban extension east of Aylesbury delivering 2,460 homes, 10 hectares of employment land, two primary schools, land for a secondary school, a neighbourhood centre and a major wetland park. Outline permission was granted in 2013 and the site is built as three villages. As of March 2025, 1,922 homes were complete with 538 remaining, and the Eastern Link Road and Stocklake Link have been finished. The whole development is expected to be complete by 2028.

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 allocation supports an assumed 305 homes on 7.57 hectares of land north of Newton Longville, on the southern edge of Milton Keynes. The development must fund a new bus route into Milton Keynes and a 3 metre wide shared path for walking and cycling between the two settlements. Housing must be steered away from the higher flood risk zones, and the scheme must not prejudice the delivery of East West Rail, as part of the land is safeguarded for the railway.

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 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.