Infrastructure & utilities

The human version (we wrote this, not the council)This section explains what the Buckinghamshire Local Plan is. It sets the long-term strategy for managing growth and development across the county to 2045, covering new homes, jobs, infrastructure and community facilities. It also aims to protect valued places such as the Chilterns National Landscape and the Green Belt. The Plan follows national planning policy and replaces the policies in the former district local plans. It provides the basis for coordinating investment in transport, utilities, schools, healthcare and green spaces.

The human version (we wrote this, not the council)This section explains how the Local Plan is used in decision-making. It forms part of the statutory development plan, so planning applications are decided in line with it unless other important factors point the other way. It sits alongside neighbourhood plans, minerals and waste policies and other Council strategies. Applications are judged against all relevant policies together, not one in isolation, and the Buckinghamshire Design Code and Parking Standards also apply. A Policies Map supports the Plan.

The human version (we wrote this, not the council)This section explains why a new Local Plan is needed. Buckinghamshire became a single unitary council in April 2020, and this is the first plan to cover the whole county under one framework. The old district plans are increasingly out of date, and national policy has changed. National policy identifies a housing need of about 4,344 homes a year up to the end of March 2045. The county must balance this growth with protecting assets such as the Chilterns National Landscape and the Green Belt.

The human version (we wrote this, not the council)This section describes the stage the Plan has reached. It is at the Regulation 19 stage of the formal plan-making process. Early engagement ran from 2021 to 2022, followed by consultation on the vision and objectives in 2023 and several Call for Sites exercises. Regulation 18 consultation on the draft plan took place in September and October 2025, with Regulation 19 consultation between July and September 2026. The Plan was submitted for independent examination in December 2026.

The human version (we wrote this, not the council)This section sets out the engagement carried out so far. An Attitudes Survey ran in 2021 to 2022 to gather views on key issues facing the county. Consultation on the draft vision and objectives followed in 2023. Five Call for Sites exercises took place between 2021 and 2025, including for brownfield land and gypsy and traveller pitches. The draft Local Plan was consulted on in 2025, and a sites engagement exercise with landowners, infrastructure providers and local councils ran in spring 2026.

The human version (we wrote this, not the council)This section describes the evidence base behind the Plan. A wide range of technical studies covers housing and employment needs, transport, infrastructure, climate change, sustainability, health and design. Key studies include the Housing and Economic Land Availability Assessment (HELAA) and the New and Expanded Settlement Study (NESS), which test whether promoted sites are suitable, available and achievable. Other evidence covers flood risk, water, renewable energy, retail and gypsy and traveller accommodation. A full list is on the Council's website.

The human version (we wrote this, not the council)This section explains the national and strategic context for the Plan. It has been prepared under the December 2024 National Planning Policy Framework (NPPF), which requires plans to cover at least 15 years and to balance economic, social and environmental aims. Using the Government's standard method, Buckinghamshire's housing need is 4,344 homes a year, or about 91,230 homes over the plan period to 2045. The Council has worked with neighbouring authorities on cross-boundary issues and aligned the Plan with the Local Transport Plan.

The human version (we wrote this, not the council)This section introduces the spatial portrait of Buckinghamshire and its key issues. The county has a mix of towns, villages and countryside, strong transport links and a high-quality natural and historic environment. Its main challenges include meeting housing needs, improving affordability, delivering infrastructure, improving transport, protecting the environment, addressing health inequalities and responding to a growing and ageing population. These issues shape the vision, objectives and spatial strategy of the Plan to 2045.

The human version (we wrote this, not the council)This section describes the county's economy. Buckinghamshire generates about £19.2 billion in economic output and supports around 285,000 jobs across more than 31,000 businesses, around 98% of them small and medium-sized. Key clusters include high-performance engineering at Silverstone, the Westcott space cluster, life sciences and the film and media cluster at Pinewood. Productivity growth has weakened, and around 12.6% of residents commute to work in London. The Plan aims to support investment, innovation and better local jobs.

The human version (we wrote this, not the council)This section describes transport and infrastructure. Buckinghamshire has strong road and rail links, and major projects such as HS2 and East West Rail, including a new station at Winslow, will shape future connectivity. However, parts of the network are at or near capacity, east-west links are limited and rural public transport is patchy. Transport accounts for about 51% of the county's carbon emissions. Healthcare, education, utilities and digital infrastructure also face pressures, so development needs to be matched by timely infrastructure delivery.

The human version (we wrote this, not the council)This section covers housing and affordability. Buckinghamshire has about 220,727 households, with around 71% owning their home. Average house prices were around £479,000 in April 2026, and in 2024 the affordability ratio was 11.6, meaning prices are over eleven times average earnings, among the least affordable in England and Wales. The standard method identifies a need of about 4,344 homes a year, around 91,230 homes to 2045. Meeting this while protecting the county's character is a major challenge.

The human version (we wrote this, not the council)This section covers health and wellbeing. Buckinghamshire performs well on many health measures, but inequalities remain, with life expectancy in the most deprived areas about 5.4 years lower than in the least deprived. The design and accessibility of places, and access to green space, services and sustainable transport, all influence health. The Plan aims to support healthy, inclusive communities through well-designed places, supported by the Buckinghamshire Design Code.

The human version (we wrote this, not the council)This section sets out the Plan's vision for Buckinghamshire in 2045. It describes a county that has kept its rural character, protected the Chilterns National Landscape and made the most of brownfield land (previously developed land). New communities are healthy, well designed and served by the right infrastructure, with housing for different groups including key workers. The economy has grown in creative industries, space and high-performance technology, town centres have been revitalised, and green spaces, biodiversity and sustainable travel have been strengthened.

The human version (we wrote this, not the council)This section sets out Objective 2, on climate change. It supports the move to a net zero carbon Buckinghamshire by 2050, directing growth to the most sustainable locations and designing development to cope with flooding and climate extremes. Transport causes 51% of the county's emissions. Areas at higher flood risk include parts of South Bucks, the Thames near Wycombe, east of Aylesbury and around Buckingham. Development is steered first to sites with the lowest flood risk.

The human version (we wrote this, not the council)This section sets out Objective 6, on infrastructure. It aims to provide the right infrastructure in the right place at the right time, including transport, schools, healthcare, utilities and green spaces. Evidence shows some services, such as healthcare and special educational needs provision, are already stretched. Of 73 wastewater treatment works serving the county, 41 are likely to be close to or over their permits by 2045. A Settlement Review places settlements into five tiers, with Aylesbury and High Wycombe in the top tier.

The human version (we wrote this, not the council)This section sets out Objective 8, on transport and digital connectivity. It aims to improve connections across and beyond the county through new sustainable transport infrastructure, safe walking and cycling routes, better public transport and improved digital coverage. Modelling shows planned growth will significantly increase traffic, especially around Aylesbury and High Wycombe. East West Rail will improve links in the north, while HS2 passes through without stopping. Many rural residents rely on cars, so the location of development is critical.

The human version (we wrote this, not the council)This section explains the presumption in favour of sustainable development. National law and the National Planning Policy Framework require plans to apply this presumption, meaning the Council will look to approve proposals that accord with the development plan and contribute to economic, social and environmental objectives. Adverse impacts should be avoided, mitigated or outweighed by benefits. Whether development is sustainable is judged against the Plan as a whole, including the detailed development management policies in Chapter 7.

The human version (we wrote this, not the council)This policy sets the housing strategy. It provides for 91,287 new homes between 2024 and 2045, with a stepped requirement of 2,150 homes a year to 2029/30 and 5,222 a year from 2030/31. Growth is prioritised on brownfield land, where 107 allocations will provide 7,599 homes, and at 10 new and expanded settlements (NESS sites) including Aylesbury North, Winslow and Cheddington, each planned for up to 3,650 homes. Further greenfield sites are allocated according to a settlement hierarchy, with no allocations in the Green Belt.

The human version (we wrote this, not the council)This section explains the purpose of the strategy for economic growth. It aims to support a resilient, sustainable and competitive economy by ensuring enough land is available in the right locations to meet employment needs. It seeks to grow high-value, high-productivity sectors by identifying and protecting well-connected strategic employment sites, in line with the Buckinghamshire Economic Growth Plan, and to support the regeneration of town centres as economic hubs.

The human version (we wrote this, not the council)This policy sets the strategy for economic growth. The Plan must allocate at least 219 hectares of employment land to 2045, and after committed sites are counted, about 147 hectares of additional land is allocated. Major locations include expansion at Westcott Venture Park and new employment land at the Winslow, Buckingham and Turweston new settlements, plus town centre sites in Aylesbury and High Wycombe. Research and development floorspace is strongly supported, and no new employment development is allowed in the highest flood risk zone (Flood Zone 3b).

The human version (we wrote this, not the council)This policy supports the regeneration of High Wycombe town centre as a major economic, cultural and transport hub. Development should strengthen the town's role as a competitive regional centre, deliver a diverse mix of uses, intensify underused or vacant sites, conserve heritage including the historic High Street, and prioritise walking, cycling and public transport, with better access to the railway station. Key opportunity areas include the Western and Eastern quarters, Cressex Industrial Estate and Cressex Island, and the Riverside and Rye Park corridor.

The human version (we wrote this, not the council)This policy aims to make sure transport, telecoms, utilities and waste infrastructure is delivered to support planned growth. Priorities include a transport network that puts walking, cycling and public transport first, gigabit-capable broadband, water and energy networks, and waste facilities that support a circular economy. Developments must show there is enough infrastructure capacity, be phased so infrastructure arrives alongside or before homes, and avoid unacceptable knock-on effects. Land needed for strategic routes and networks will be protected from other development.

The human version (we wrote this, not the council)This section explains the purpose of the infrastructure policy: making sure new development is backed by coordinated, resilient transport, telecoms, utilities and waste facilities. It sets out how the policy will work in practice through the detailed rules in Chapter 7, which cover things like transport requirements, parking, public rights of way, water and telecoms infrastructure, plus wider policies on design, biodiversity, flooding and drainage.

The human version (we wrote this, not the council)This section explains the purpose of the renewable energy policy: supporting the move to a low-carbon, climate-resilient future through energy efficiency, renewable energy generation and careful use of natural resources. It describes how delivery will be supported by the detailed Chapter 7 policies on matters such as water, flooding, biodiversity, landscape, Green Belt, design and heritage, so that renewable energy schemes are well located and protect Buckinghamshire's environment.

The human version (we wrote this, not the council)This section explains the purpose of the community facilities policy: making sure communities can reach the services, facilities and social infrastructure they need. It describes how the policy will be delivered through the detailed Chapter 7 rules on infrastructure delivery, health impact assessment, community, sport and leisure facilities, food growing and fast food outlets, alongside wider policies on design, transport, biodiversity and flooding, so facilities are accessible and support healthy, inclusive communities.

The human version (we wrote this, not the council)This policy requires communities to have access to health, education, and social, cultural and community facilities, from GP surgeries to schools, libraries and meeting spaces. Major developments must show how they support healthy, inclusive communities and provide new or improved facilities on site or through financial contributions. Existing facilities are protected: they can only be lost if equivalent or better provision is made, or the facility is shown to be no longer needed or viable. Locating services together, especially in town centres, is supported.

The human version (we wrote this, not the council)This section explains the purpose of the natural environment policy: conserving and enhancing Buckinghamshire's biodiversity, landscapes, water and green spaces while strengthening resilience to climate change. It sets out how delivery will run through the detailed Chapter 7 policies on matters such as water quality, biodiversity gain, green infrastructure, trees, protected sites, Green Belt, landscape character, flood risk and drainage.

The human version (we wrote this, not the council)This section explains the purpose of the healthy communities policy: promoting healthy, inclusive and safe places and helping to reduce health inequalities across Buckinghamshire. It describes how delivery will work through the detailed Chapter 7 policies on health impact assessment, community and sports facilities, food growing and fast food outlets, plus wider rules on design, transport, green infrastructure and environmental quality.

The human version (we wrote this, not the council)This allocation covers a 529.7-hectare site north of Aylesbury for around 9,080 homes, with 3,650 delivered in the plan period, plus 15 Gypsy and Traveller pitches and 3,500 sqm of town centre uses. It requires four primary schools, a secondary school, healthcare facilities and the Northeast Aylesbury Link Road connecting the A413 and A418. Development must avoid the highest flood risk areas near the River Thame, keep green gaps to prevent merging with Bierton, and follow a site-wide masterplan and phasing strategy.

The human version (we wrote this, not the council)This allocation sets out a 342.1-hectare site next to Cheddington, near Leighton Buzzard, for a minimum of 5,090 homes, with 3,650 expected in the plan period, plus 12 Gypsy and Traveller pitches and 3,500 sqm of town centre uses. Requirements include three primary schools, a secondary school, the Horton Bypass and a new railway bridge at Station Road. Development must protect the setting of Mentmore Towers and the Grand Union Canal, reuse the former railway line as a green corridor, and follow a site-wide masterplan.