Homes & housing

The human version (we wrote this, not the council)This policy supports self-build and custom housebuilding, where people commission or build their own homes. On sites of 50 or more dwellings, at least 5% of market homes must be provided as serviced plots for self or custom build, unless robust evidence shows a lower share is needed for viability. Plots must be marketed for at least 24 months; if unsold they should be offered to the Council or a Registered Provider before the developer can build them out as market housing. Each plot needs a plot passport setting out its key design rules.

The human version (we wrote this, not the council)This policy sets rules for large houses in multiple occupation (HMOs), typically shared homes for seven or more unrelated people. Proposals must not create an over-concentration of HMOs that harms local character or parking availability, must use suitable buildings with proper refuse storage, cycle and car parking and drying areas, and must be accessible to public transport, shops and local services. Management arrangements to limit antisocial behaviour may be required by planning condition. Smaller HMOs of three to six people are treated like ordinary housing.

The human version (we wrote this, not the council)This policy requires specialist and supported housing on larger sites. Developments of more than 600 homes must provide at least 10% of homes as older persons accommodation, and sites of more than 150 homes must provide at least 4% of the affordable housing for other specialist needs, such as people with learning disabilities or mental health needs. Older persons schemes must be in sustainable locations with on-site care and social facilities. Existing specialist housing cannot be lost unless equivalent or better provision is made nearby or the use is shown to be unviable.

The human version (we wrote this, not the council)This policy manages changes to existing buildings. Converting existing buildings is encouraged as an often more sustainable approach, but the existing housing stock is safeguarded: proposals must not cause a net loss of homes through demolition, conversion or change of use without overriding justification. Extensions and alterations must be of appropriate scale and subservient to the existing building, respecting local character, the cumulative effect of previous extensions, and neighbours' amenity. Outbuildings and annexes must likewise be subservient to the main building and carefully sited.

The human version (we wrote this, not the council)This section explains the policy on altering existing buildings. Replacement dwellings are only appropriate where the existing home is unsuitable for retention, and must be well sited, well designed and not significantly larger than the home replaced. The existing dwelling must have lawful use as a home and not have been demolished or abandoned before the application is decided. The justification notes that managing housing stock reduces the loss of homes, and that conversions can add to housing supply as windfall sites, though intensification can affect neighbours and local infrastructure.

The human version (we wrote this, not the council)This policy supports affordable homes on Rural Exception Sites, which are sites next to villages that would not normally get planning permission for housing. Schemes must meet a clearly evidenced local need, be of a size that suits the settlement, have access to local services, and be owned and managed by a Registered Provider so the homes stay affordable in perpetuity. A small amount of market housing may be allowed only where robust evidence shows a 100% affordable scheme would not be viable, and only at the minimum level needed.

The human version (we wrote this, not the council)This policy guides development on windfall sites, meaning unallocated sites that come forward unexpectedly within settlements. Development will be permitted where its scale, density and character fit the existing settlement, either within the built-up area or by consolidating the settlement pattern without harm. Proposals must not cause settlements to merge, must avoid significant harm to landscape, heritage, biodiversity and open space, and must have the infrastructure capacity to support them. The policy includes criteria for judging whether a site counts as being within a settlement.

The human version (we wrote this, not the council)This policy supports residential annexes, which are ancillary living spaces for family members or dependants of the main household. An annexe must remain subordinate to the main dwelling, share its access and garden, and be designed so it can be brought back into the main home rather than becoming a separate dwelling. It cannot be sold or occupied independently. Applicants must submit a statement justifying the need for the annexe, the connection of its occupants to the household, and its proposed floor area.

The human version (we wrote this, not the council)This section describes proposal BIT.1, land at Park Farm west of Bishop's Tachbrook. The 41-hectare site will deliver at least 655 homes between 2030/31 and 2037/38, plus 2.2 hectares of land for a possible two-form entry primary school, a community hall site and a small local centre. A significant green buffer will protect the setting of the Grade I listed Warwick Castle parkland. A contaminated land assessment is needed for the former quarry and landfill in the northern part of the site.

The human version (we wrote this, not the council)This policy resists the loss of existing accessible green space, including allotments, and the transfer of public green infrastructure into private gardens. Loss will be refused unless an assessment against Natural England's standards proves the space is surplus, the land makes no positive contribution to appearance, recreation or wildlife, it contains no priority habitats or species, and there is no cumulative harm to the local area. Any green space lost must be replaced with equivalent or better provision within the catchment of the space lost.

The human version (we wrote this, not the council)This section sets out proposal BIT.3, 122 hectares north-west of Bishop's Tachbrook delivering at least 1,720 homes on about 46 hectares between 2028/29 and 2040/41. Around 74 hectares becomes public open space, including a 40-hectare extension to Tachbrook Country Park to keep a permanent green gap south of Leamington. The scheme includes a community hub with possible shops and a GP surgery, land for a two-form entry primary school, and funding towards secondary education. Green buffers must keep Bishop's Tachbrook visually separate from Leamington and Warwick.

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 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 safeguards the former Bourne End to High Wycombe railway line, closed in 1970, as a future walking, wheeling and cycling route. Development must not prejudice a 5 metre wide corridor along the old track bed between Bourne End and High Wycombe town centre. Major sites of 10 or more homes (or employment equivalent) within 800 metres must contribute to building the route or provide links to it. The council no longer expects the line to reopen for public transport but considers it a direct, largely flat and traffic-free active travel route.

The human version (we wrote this, not the council)This policy requires all new dwellings and conversions to meet the nationally described technical housing standards for minimum internal space. These standards cover the overall floor area of a home for a given number of occupants, as well as the size of bedrooms, storage space and floor to ceiling height. The standards already apply in the former Wycombe district area, and the plan's evidence will test the viability of applying them across the whole of Buckinghamshire.

The human version (we wrote this, not the council)This policy requires all development to provide a high standard of living for residents of both new and existing homes. Schemes must be designed to maximise privacy, optimise natural light while minimising overheating risk, and avoid or mitigate harmful noise, vibration, air pollution and odour. All dwellings must have a good outlook, preferably onto green landscaping rather than hard surfaces or car parking, and developments must support residents' actual and perceived sense of safety and security.

The human version (we wrote this, not the council)This policy requires a Health Impact Assessment (HIA) for larger developments: residential schemes of 100 or more dwellings, non-residential schemes of 1,000 square metres or more, and uses such as education, health and social care, care homes, leisure, community and fast food outlets. The HIA should be prepared early, before a planning application is submitted, to identify positive health impacts and minimise negative ones, with a focus on reducing health inequalities. Its conclusions must be reflected in the design of the scheme.

The human version (we wrote this, not the council)This section describes proposal STR.1, north of Stratford-upon-Avon. The Clopton Quarter will deliver at least 777 homes, land for a new education facility, 4 Gypsy and Traveller pitches, new community orchards and a new gateway to Welcombe Hills Country Park with a visitor centre. The allocation also redevelops the town's Park and Ride with about 139 higher-density homes at 90 per hectare and a two-storey decked car park keeping roughly 390 spaces per floor. Delivery runs from 2029/30 to 2037/38, with main access from a new A46 roundabout.

The human version (we wrote this, not the council)This policy supports new sport and recreation facilities that are accessible by walking, cycling, wheeling and public transport, provided they avoid unacceptable impacts on amenity, roads, wildlife, heritage and flooding. Housing developments of more than 10 units, or over 1,000 square metres of floorspace, must meet the sports and recreation standards in Appendix P, normally through on-site provision. Existing facilities can only be lost if they are shown to be surplus, replaced with equivalent or better provision, or the change delivers clear open space benefits. Long-term management arrangements must be agreed.

The human version (we wrote this, not the council)This policy directs development to areas at the lowest risk of flooding from all sources, taking account of climate change. Inappropriate development in high or medium flood risk areas will not be supported, and the functional floodplain is safeguarded for storing flood water. Site-specific Flood Risk Assessments are required for development in at-risk areas and all sites over 1 hectare, and sites of 50 or more dwellings need a strategic drainage strategy. Building over existing culverts is not allowed, and all developments in Chesham and High Wycombe need a surface water drainage strategy.

The human version (we wrote this, not the council)This section covers proposal STR.3, land west of Stratford-upon-Avon delivered between 2028/29 and 2036/37. Site A at West Shottery provides at least 687 homes, a community hall, local shops and an extension to the community park, with land safeguarded at its western edge for the proposed Stratford-upon-Avon Bypass. Site B, north of Evesham Road, adds up to 130 homes with about 3 hectares of open space. Around 23 hectares of public open space is provided in total, and development must protect the settings of Shottery Conservation Area and Anne Hathaway's Cottage.

The human version (we wrote this, not the council)This policy sets water efficiency standards for new development, reflecting that the South East is classed as under serious water stress. All new dwellings must achieve a standard of 85 litres per person per day, or any tighter future national requirement. Non-residential development must achieve full credits in the BREEAM water calculator, with at least three credits under the Wat01 measure. Refurbishments and changes of use must be retrofitted to the same standards. The approach aims to protect the chalk aquifer and the Chilterns' chalk streams from over-abstraction.

The human version (we wrote this, not the council)This section opens the appendices and annexes at the end of the plan, beginning with the glossary. The glossary explains planning terms and acronyms used throughout the document, starting with entries such as accessibility, accessible neighbourhoods, active travel, affordable housing, Air Quality Management Areas, the Annual Monitoring Report and Areas of Outstanding Natural Beauty. Its purpose is to help readers understand technical language in the plan.

The human version (we wrote this, not the council)This section provides the plan's glossary, defining the planning terms and acronyms used throughout the document, from accessibility and affordable housing to water neutrality. It explains concepts such as biodiversity net gain, brownfield land, the Community Infrastructure Levy, Green Belt and Grey Belt, flood zones, Section 106 contributions, sustainable drainage systems and the standard method for calculating housing need. It is a reference tool to help readers understand the technical language in the rest of the plan.

The human version (we wrote this, not the council)This section lists every site allocated in the plan, organised by settlement. For each allocation it gives the local planning authority, settlement category, allocation type, related policy, site reference and name, the number of homes, hectares of employment land and any Gypsy and Traveller pitches. The list runs from Alcester through to Wellesbourne and beyond, covering both large strategic sites such as the new communities and small local sites of only a few homes.

The human version (we wrote this, not the council)This section lists the monitoring indicators the councils will use to check whether each plan policy is working. For every policy, from the development strategy through infrastructure, economy, housing, climate and environment chapters, it names the measures to be tracked, such as homes completed, affordable housing delivered, floorspace built, flood risk permissions and biodiversity net gain units. Some policies have no specific indicators. The results feed into ongoing monitoring of the plan.

The human version (we wrote this, not the council)This section introduces the housing policy guidance annex, which helps explain how the plan's housing policies should be applied. It covers how much affordable housing is required under policies HO.3 and HO.6, and warns that splitting a larger site into smaller parcels will not reduce the requirement, because adjacent or subdivided sites are treated as one. Councils may also refuse schemes that use unusually low density to avoid the affordable housing thresholds. It then introduces the Vacant Building Credit for reusing empty buildings.

The human version (we wrote this, not the council)This section provides detailed guidance on delivering affordable housing. It explains the Vacant Building Credit, which reduces affordable housing requirements in proportion to the floorspace of vacant buildings being redeveloped, with a worked example. It covers viability negotiations, tenure and size mix, and requires affordable homes to be visually indistinguishable from market homes and dispersed in clusters of generally no more than 8 to 10 units. It also sets out Section 106 delivery arrangements, local connection rules, phasing triggers, off-site contributions, rural exception sites and the four tests for specialised housing.