Homes & housing

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.

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 allocation covers the former Inov8 site on Tingewick Road, Buckingham, a brownfield site vacant for over a decade and owned by the University of Buckingham. It is allocated for up to 2.7 hectares of academic uses including an assumed 300 student accommodation units. If the university's needs are met elsewhere, the site would instead take an assumed 125 homes. No living accommodation is allowed in Flood Zone 3, and development must respect protected trees, the River Great Ouse and Buckingham's historic character.

The human version (we wrote this, not the council)This allocation proposes an assumed 240 homes at Star Yard, one of the main car parks serving Chesham town centre. The 0.59 hectare site has the culverted River Chess running beneath it and sits within Flood Zone 2. Public parking must be kept on site or replaced nearby unless evidence shows less is needed, and pedestrian routes to the High Street retained. Because the site is near the Chilterns Beechwoods protected area, permission will not be granted until green space and visitor management mitigation is in place.

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.

The human version (we wrote this, not the council)This section explains the Build to Rent policy. Build to Rent is purpose-built housing that is typically 100% rented out, usually with tenancies of three years or more and professional management. The affordable units must be Affordable Private Rent, discounted by at least 20% against local market rent including service charges, and kept under the same ownership and management as the market homes. The councils will avoid excessive concentrations of Build to Rent in one location, and the evidence supported broad backing for the tenure rather than setting a fixed target.

The human version (we wrote this, not the council)This section introduces self-build and custom-build housing, where individuals or groups take an active role in designing and building their own homes. Local planning authorities are required to keep a register of people and groups who wish to build their own homes, and to make sure enough self-build and custom-build plots are provided to meet that demand.

The human version (we wrote this, not the council)This policy supports self-build and custom-build housing through several routes. On large developments of 500 or more homes, 2% of dwellings must be provided as serviced self-build plots unless the councils' register shows lower demand, with plots offered at a range of costs, sizes and types and an average density of 25 homes per hectare. Standalone schemes are also supported within settlement boundaries, on suitable sites next to larger settlements outside the Green Belt or Cotswolds National Landscape, or adjoining settlements where a local community need is evidenced.

The human version (we wrote this, not the council)This section sets out the detailed rules for self-build schemes. Plots should come in clusters of around 5 to 9, with Design Codes and Plot Passports setting the design rules for multi-plot sites. Plots must first be offered to people with a local connection through living, working or close family in South Warwickshire, with an exemption for current and recent armed forces members. Plots must be fully serviced and marketed at a fair, independently valued price for at least 12 months; unsold plots may then become open market homes. Guidance also covers phasing and Community Infrastructure Levy exemptions.

The human version (we wrote this, not the council)This section introduces homes in multiple occupancy and student accommodation. It explains that these forms of housing provide extra choice in the housing market but can create challenges for local standards of amenity. Management of this type of accommodation is therefore needed to reduce the problems that may arise.

The human version (we wrote this, not the council)This policy sets tests for student accommodation and houses in multiple occupation (HMOs), homes shared by several separate residents. Proposals must offer safe living conditions and not significantly harm neighbours. HMOs must not exceed 10% of homes within a 100 metre radius, must be within a 400 metre walk of a bus stop with at least hourly peak services, and must not leave an ordinary home sandwiched between two HMOs or create a run of three or more. Screened bin storage is required. Exceptions apply on the University of Warwick and Warwickshire College campuses and some mixed-use main roads.

The human version (we wrote this, not the council)This section presents the plan's approach to homes in multiple occupation and student accommodation. It notes these uses add housing choice but can affect local amenity, so management is needed. The policy requires safe living environments and protection of neighbours, caps HMOs at 10% of homes within a 100 metre radius, requires sites within a 400 metre walk of a bus stop with at least hourly peak services, and prevents layouts that sandwich an ordinary home between HMOs or create a frontage of three or more.

The human version (we wrote this, not the council)This allocation supports an assumed 210 homes on 10.75 hectares southwest of Buckingham Road, Padbury. The site is split into two parcels separated by playing fields designated as Local Green Space. A comprehensive masterplan must be approved before any planning application is decided. Developers must show that vehicle access can reach all parts of the site, which is straightforward for the south-east parcel from the A413 but harder for the north-west parcel next to the Padbury Conservation Area and its listed buildings.

The human version (we wrote this, not the council)This section explains the embodied carbon policy. Embodied carbon covers the emissions from constructing, maintaining and demolishing a building, and makes up around 25% to 75% of a building's lifetime emissions. Materials such as cement, steel and bricks carry high embodied carbon, while timber, hemp and recycled materials are much lower. Full assessments are only required on the largest schemes because of their cost, and the targets already allow for the extra insulation and equipment net zero homes need. Reusing existing buildings is encouraged, since demolition wastes the carbon already invested in them.

The human version (we wrote this, not the council)This section explains the plan's approach to smaller housing sites, which are listed in Appendix K and allocated for residential or mixed development. National policy requires at least 10% of housing need to be met on sites of one hectare or less, and these allocations provide 4,410 homes on such sites. The sites allocated each deliver more than five homes and were assessed through the Council's land availability and sustainability work. All must contribute financially to infrastructure such as school and health capacity.