The human version (we wrote this, not the council)This policy protects sites and habitats of high biodiversity and geodiversity importance, from internationally and nationally designated sites down to locally designated sites and priority habitats. The highest protection goes to national and international sites, where harmful development will only be allowed in exceptional circumstances. Harm to local sites must be justified by clear benefits that outweigh the ecological value, with compensation at a 2:1 area ratio on a like-for-better basis. Minimum natural buffers are required: fifty metres for Sites of Special Scientific Interest and ancient woodland, and thirty metres for sites of local importance.
The human version (we wrote this, not the council)This policy protects wildlife species covered by international and national law, priority species listed under the Natural Environment and Rural Communities Act 2006, and species in significant decline. Where such species could be affected, proposals must be supported by proper ecological surveys and assessments by qualified professionals, carried out before permission is granted. Designs must follow the mitigation hierarchy of avoiding, minimising and compensating for impacts, with any residual impacts compensated at a minimum 2:1 basis. The Council also operates a district licensing scheme for great crested newts.
The human version (we wrote this, not the council)This policy requires development to deliver biodiversity net gain, meaning habitats must be left in a measurably better state than before. Unless nationally exempt, schemes must achieve at least 10% net gain if delivered on site or elsewhere within Buckinghamshire, rising to 20% if delivered outside the county. Gains are calculated using the latest statutory metric and should support the Local Nature Recovery Strategy. Buying statutory biodiversity credits is a last resort, and significant habitat creation must come with a long-term management and monitoring plan approved by the Council.
The human version (we wrote this, not the council)This policy requires development to deliver high-quality green infrastructure, the network of green spaces, trees, waterways and other natural features that benefits wildlife, flood management, health and recreation. Residential schemes of more than ten dwellings, or over 1,000 square metres of floorspace, must meet Natural England's Accessible Green Space standards and submit a Green Infrastructure Statement. These standards aim for good quality green space within a 15-minute walk of home. Green infrastructure must be managed for at least 30 years after completion, with arrangements to secure its management in perpetuity.
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 policy protects trees, woodlands, orchards and hedgerows. There is a presumption to refuse development that would cause the loss or deterioration of ancient or veteran trees, ancient woodland, traditional orchards or important native hedgerows, except in exceptional circumstances with clear overriding public benefit. Minimum natural buffers are required, including fifty metres for ancient woodland, at least twenty-five metres for other woodland and five metres either side of hedgerows. Where trees could be affected, a tree survey to British Standard 5837 is required, and acceptable losses must be replaced with locally appropriate species.
The human version (we wrote this, not the council)This policy requires larger developments to build in features that help wildlife, on top of any compensation already required. New homes must include at least two ecological features per dwelling, half of them swift boxes, while non-residential buildings need at least one feature per fifty square metres of floor space. Features can include bat, bird and bee boxes, hedgehog holes in fences and safe road crossings for toads and badgers. Developers must submit an ecological enhancement plan covering locations, installation and ongoing maintenance.
The human version (we wrote this, not the council)This policy sets out what development must do in or near the Colne Valley Regional Park, a park of over 10,000 hectares in the east of the county established in 1967. Development should maintain and enhance the park's landscape, waterways and biodiversity, provide countryside recreation that is accessible to all, and improve walking, wheeling and cycling routes. It should also support the rural economy, encourage community participation and help reduce pollution to the River Colne. A possible extension of the park to cover Fulmer parish is being considered.
The human version (we wrote this, not the council)This policy protects the county's most important nature sites, including the Chilterns Beechwoods, Burnham Beeches and Aston Rowant Special Areas of Conservation. Proposals must show they will not harm these sites, and a Habitats Regulations Assessment is required. The plan sets a 500 metre exclusion zone for new housing around Burnham Beeches and the Ashridge part of the Chilterns Beechwoods. Within wider Zones of Influence, developments must fund alternative green spaces (SANGs) and visitor management measures to reduce recreational pressure. Several strategic SANG sites and a Gateway site are allocated.
The human version (we wrote this, not the council)This policy covers the 329 hectare Little Marlow Lakes area between Marlow and Bourne End, which sits in the Green Belt beside the River Thames. It allocates Spade Oak Lake as a strategic alternative green space (SANG) to reduce visitor pressure on Burnham Beeches, with parking off Muschallick Road, and supports wider outdoor recreation. Qualifying developments relying on the SANG must contribute financially and provide safe walking and cycling links between Marlow and Bourne End. Development must protect the river setting, lakes, wildlife, conservation areas and manage flood risk.
The human version (we wrote this, not the council)This policy manages noise, air quality and contaminated land. Noise-generating developments must include attenuation measures, and noise-sensitive uses such as homes, schools and hospitals will not be supported where users would suffer from existing noise. Developments that may worsen air quality must submit an air quality impact assessment, particularly within Air Quality Management Areas, and road traffic is identified as the county's main source of air pollution. Development on land that may be contaminated requires an assessment, with remediation normally completed before first occupation.
The human version (we wrote this, not the council)This policy controls artificial light at night to protect wildlife, dark skies and local character. External lighting must be the minimum needed for safety and security, with light spill, glare and impact on the night sky minimised. Dark corridors, such as watercourses and hedgerow networks, must be protected because species like bats depend on them. A mitigation hierarchy applies: avoid lighting in sensitive areas first, then minimise it, then compensate. All lighting should have a clear purpose, be no brighter than necessary, use warmer colours where possible and be switched off when not needed.
The human version (we wrote this, not the council)This policy protects the delivery of two major rail projects. Development must not prejudice High Speed 2 or its environmental mitigation such as woodland and screening, and construction impacts on communities must be managed. It also protects East West Rail, including the proposed Aylesbury Link from Aylesbury station to Claydon Junction, and future upgrades to the Aylesbury to Princes Risborough line. New structures over these lines must allow for future double tracking and overhead electrification. Applicants within 50 metres of the routes are encouraged to consult Network Rail early.
The human version (we wrote this, not the council)This policy requires development in Conservation Areas to preserve or enhance their character and appearance, having regard to siting, density, scale, height and design. Natural materials matching existing buildings should be used, and important views into, out of and within the area must be protected. Demolition of unlisted buildings that make a positive contribution will be resisted, and trees that contribute to character will be protected, with Tree Preservation Orders made where needed. Buckinghamshire has 179 Conservation Areas, and a programme to review them all has begun.
The human version (we wrote this, not the council)This policy supports community food growing by protecting existing community gardens, allotments and orchards and enabling new ones. Developments of 50 to 99 dwellings must include a 150 square metre plot for community food growing, rising to 300 square metres for schemes of 100 dwellings or more. Developers must also provide supporting infrastructure such as a water supply and storage facilities. The council sees these spaces as helping health, social connection and access to affordable food.
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 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.
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