Site allocations

The human version (we wrote this, not the council)This allocation covers a 113-hectare site at south-west Aylesbury for 1,400 homes and 5 Gypsy and Traveller pitches, with a 2FE primary school, on-site health and community facilities, a linear park and sports pitches. It requires a Southwest Link Road connecting the Stoke Mandeville relief road to the A418 Oxford Road, plus strategic flood defences and drainage. Outline permission was granted in May 2026, with construction expected from 2028, delivering fifty homes initially then 140 per year. A buffer is needed against noise from HS2.

The human version (we wrote this, not the council)This allocation covers three parcels totalling around 242.6 hectares north of the A41 at Aylesbury, including Aylesbury Woodlands. It provides approximately 1,700 homes plus sixty extra care units, around 102,800 sqm of employment floorspace including the Aylesbury Woodlands Enterprise Zone, a 4,000 sqm local centre, a two-form entry primary school, a 6,000 sqm hotel and conference facility and a 16-hectare sports village. Primary access must come from the Eastern Link Road, at least 50% of the site must be green infrastructure, and employment land is safeguarded from other uses.

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 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 allocation covers around seventy-nine hectares north of Martin Dalby Way on the edge of Aylesbury for an assumed 3,150 homes. It requires a local centre, a 3FE primary school, a community hall, healthcare provision and at least 50% multi-functional green infrastructure, plus a new linear park active travel route. Development must protect the Quarrendon Scheduled Monument immediately to the south, including its grazing regime, and be landscape-led given the site's open, elevated position. Flood modelling of Hardwick Brook and Weedon Ditch is required.

The human version (we wrote this, not the council)This allocation covers Friarscroft car park, a multi-storey public car park in west Aylesbury town centre close to the train station, for an assumed 300 homes. Redevelopment must be a well-designed, high-density scheme making good use of this brownfield site, and should explore providing fewer car parking spaces. Proposals must show that the public parking is either underused or can be re-provided, managed or offset elsewhere, and demonstrate improved sustainable travel options. The scheme should complement neighbouring regeneration areas.

The human version (we wrote this, not the council)This allocation covers The Gateway, a 20.6-hectare brownfield site in Aylesbury currently occupied by Council offices and surface car parking, a twenty-minute walk from the train station. It is allocated for 4,000 sqm of town centre and office floorspace plus an assumed 1,455 homes, with new public spaces and potentially fewer parking spaces. Development should bring culture and leisure-led uses, landmark buildings designed to soften the impact of height, active ground-floor frontages and better pedestrian links towards the town centre. An early masterplan is required.

The human version (we wrote this, not the council)This allocation covers the Exchange Street car park in Aylesbury town centre for a mixed development of 2,000 sqm of town centre uses, 2,000 sqm of offices, around 450 homes, new public realm and 150 parking spaces. The site has been a surface car park since around 2010 and sits next to Hale Leys Shopping Centre and The Exchange leisure quarter. Development must enhance the setting of listed buildings in Market Square and the Aylesbury Conservation Area, keep the mature horse chestnut trees on Exchange Street, and improve pedestrian links across the town centre.

The human version (we wrote this, not the council)This allocation covers the Royal Mail delivery office site, just over one hectare next to Aylesbury town centre, for an assumed 80 homes and 420 sqm of town centre retail. New buildings should match neighbouring heights and follow a design brief reflecting the local area. Access would be from a single upgraded junction off Upper Hundreds Way, with a new at-grade pedestrian crossing near the existing subway. Because of past uses, a contamination investigation is required, along with ecological assessments for birds and bats and a noise assessment.

The human version (we wrote this, not the council)This allocation covers Hale Leys Shopping Centre, a 0.6-hectare site in the heart of Aylesbury town centre, for a mixed development of 4,821 sqm of employment space, 4,821 sqm of retail and an assumed 220 homes. Ground floors should stay in retail use with apartments above. Development must provide active frontages towards Market Square and the High Street, enhance the setting of nearby listed buildings and the conservation area, and follow a design brief consistent with Aylesbury Garden Town principles. Keeping retail on the site is seen as vital for a vibrant town centre.

The human version (we wrote this, not the council)This allocation covers Gomm Valley and Ashwells in High Wycombe for an assumed 646 homes, 1.2 hectares of employment land and a one-form entry primary school. Development must be landscape-led and keep an undeveloped gap of at least 200 metres between High Wycombe and Tylers Green. The valley contains sensitive wildlife sites, including Gomm Valley SSSI, ancient woodland and chalk grassland, so buffers and a significant biodiversity net gain are required. A traffic-calmed spine road linking Cock Lane and Gomm Road is needed, and parts of the site already have planning permission.

The human version (we wrote this, not the council)This allocation covers Terriers Farm, a 24-hectare site on the northern edge of High Wycombe, for an assumed 410 homes, which already have planning permission subject to legal agreements. The site must include a sport and recreation hub extending Hazlemere Recreation Ground, helping keep the development physically separate from Hazlemere. Development should retain the main north-south hedgerow, field boundaries, the pond and a wildlife corridor towards King's Wood, and contribute financially to the new primary school planned at Gomm Valley. Road, junction, bus stop and footpath improvements are also required.

The human version (we wrote this, not the council)This allocation sets out plans for an assumed 375 homes and up to 7,000 square metres of employment space at Sword House and 11 Duke Street in High Wycombe town centre. The 0.86 hectare site includes the Totteridge Road car park and sits a few minutes from the railway station. Sword House would be kept for employment use, mature boundary trees retained, and any lost public parking spaces replaced unless shown to be no longer needed. Better walking and cycling routes to the station are also required.

The human version (we wrote this, not the council)This allocation supports redeveloping the Easton Street multi-storey car park in High Wycombe for an assumed 160 homes with around 660 square metres of shops or other commercial uses at ground level. The 0.33 hectare site is next to the railway station, so a high-density scheme with fewer parking spaces is expected. The existing parking has been shown to be surplus and does not need replacing. Flood risk is a major constraint, so bedrooms and living spaces should be on the first floor or above.

The human version (we wrote this, not the council)This allocation covers the Council Offices site on Queen Victoria Road, High Wycombe, for a mixed development of 500 square metres of offices, retail and healthcare plus an assumed 150 homes for NHS key workers. The 1.04 hectare site is in NHS ownership beside the River Wye. Because of high flood risk, housing is not allowed in the most flood-prone areas, and developers must produce detailed flood modelling approved by the Environment Agency before applying.

The human version (we wrote this, not the council)This allocation proposes an assumed 270 homes and around 1,125 square metres of town centre retail on the former Office Outlet site in High Wycombe. The 0.45 hectare brownfield site is close to the railway station, so a high-density, landmark scheme with fewer car parking spaces is expected. Housing must avoid the highest flood risk zones, and developers must carry out detailed surface water modelling and follow the Council's flood risk guidance for the site.

The human version (we wrote this, not the council)This allocation supports an assumed 100 homes at Abbey Barn North, High Wycombe, designed to fit the site's bowl-shaped, sloping landscape. Conventional houses with gardens are not considered appropriate; innovative homes set within the landscape are required instead. The plans require a buffer of at least 15 metres to Deangarden Wood, retention of chalk grassland, new footpaths, cycle and bridleway links, and contributions to road, bus and path improvements. A development brief has already been prepared for the site.

The human version (we wrote this, not the council)This allocation sets out a mixed redevelopment of the Chilterns Shopping Centre at Frogmoor, High Wycombe, with an assumed 300 homes above flexible shops and commercial space at ground level. Flooding is the main constraint: 91% of the 1.06 hectare site is in the highest risk flood zone, so off-site flood storage would be needed and no building is allowed in those areas. The site is in a conservation area, and Grade II listed buildings must be kept and enhanced.

The human version (we wrote this, not the council)This allocation covers land off Amersham Road, including Tralee Farm, at Hazlemere for an assumed 350 homes. The layout must keep a sense of separation between Hazlemere and Holmer Green, and the existing orchard, woodland at Badger Way and field boundaries should be retained and linked by green space. Access would come from the A404 and Wycombe Road, with walking and cycling routes through the site. The development must also fund the extra primary school places it creates.

The human version (we wrote this, not the council)This policy protects the predominantly residential areas within the town centres of Leamington Spa, Stratford-upon-Avon and Warwick, as defined on the Policies Map. Within these areas, a change of use from residential to non-residential will only be permitted where the proposed use maintains the residential character of the area. It sits alongside the wider town centre policies that encourage people to live in and around town centres.

The human version (we wrote this, not the council)This allocation describes Salden Chase, a roughly 145 hectare new community at Newton Longville delivering up to 1,855 homes plus 60 extra care housing units. It includes about 2.07 hectares of employment land, a primary school with pre-school, a secondary school on 5.2 hectares, a neighbourhood centre, a GP surgery and 53.67 hectares of green open space. Road access comes from three points, with walking, cycling and bus links to Bletchley and Milton Keynes. Outline planning permission has already been granted, and part of the land is safeguarded for East West Rail.

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 allocation sets out a large residential development of an assumed 3,780 homes on around 94.5 hectares south of Newton Leys, near Bletchley. It includes a new primary school, a local centre with community facilities and healthcare provision. Density would be highest near Milton Keynes and reduce towards the countryside. A watercourse crosses the site, so flood risk must be managed and housing is not allowed in the highest risk zone. The western part already has outline permission for up to 290 homes, granted on appeal in February 2026.

The human version (we wrote this, not the council)This allocation proposes an assumed 245 homes on 7.7 hectares of farmland east of Roman Field, on the edge of Stoke Hammond. The village's neighbourhood plan already allocates part of the site for around nineteen homes, which count towards the total. Building must avoid the flood zones in the south of the site, which should stay as green space. The scheme must also respect nearby heritage, including a listed building, the conservation area and probable Neolithic remains, and consider cross-boundary needs with Milton Keynes.

The human version (we wrote this, not the council)This allocation describes Shenley Park at Whaddon, a landscape-led new neighbourhood of about 99 hectares delivering at least 1,265 homes, a 110-bed care home or extra care facility, a primary school and a mixed-use local centre with healthcare. It requires a link road between the A421 and the Milton Keynes grid roads, improved buses and walking and cycling routes. A countryside buffer must protect Whaddon village, and ancient woodland including Thrift Wood must be retained. Development must follow a comprehensive masterplan and the Shenley Park Development Brief.

The human version (we wrote this, not the council)This allocation supports an assumed 1,240 homes on around thirty-one hectares west of Shenley Park, Whaddon, continuing the planned expansion to the east. It includes a primary school for 210 pupils with a 30 place nursery. Two ancient woodlands, Thickbare Wood and Coddimoorhill Wood, need protective buffers of 50 metres, and an archaeological dig of a Roman settlement must inform the layout. Detailed traffic modelling, likely including improvements to the A421, and extensive flood risk work are also required.

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 allocation supports an assumed 30 homes at Albany Place Car Park in central Chesham. The 0.35 hectare site includes the 330-seat Elgiva Theatre, which must be re-provided in a suitable town centre location, and seventy-one parking spaces that must be replaced unless shown to be unnecessary. Flood risk is significant, with off-site flood storage required and no housing allowed in the highest risk zone. Permission also depends on mitigation being in place for the nearby Chilterns Beechwoods protected area.

The human version (we wrote this, not the council)This allocation proposes an assumed 55 homes at Water Meadow Car Park, one of Chesham's main long-stay town centre car parks. Public parking must be kept on site or replaced centrally unless evidence shows fewer spaces are needed, and existing walking routes retained. The site is in the Chesham Conservation Area, so designs must protect its character. Contributions towards Lowndes Park open space and play areas are required, along with flood risk measures and mitigation for the Chilterns Beechwoods protected area.