Site allocations

The human version (we wrote this, not the council)This allocation covers land at Parsonage Farm and west of Wood Lane, Tingewick, for an assumed 175 homes across two parcels, only one of which has potential road access. The scheme must link the western field through to the eastern part, improve walking and cycling routes into the village, and protect the setting of the Tingewick Conservation Area and nearby listed buildings. Ecological buffers must retain boundary trees and hedgerows, and landscaping is needed to reduce noise from the A421 bypass.

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 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.

The human version (we wrote this, not the council)This section describes the plan's employment land allocations. The Buckinghamshire Employment Land Review identifies a need for approximately 219 hectares of employment land to 2045, and the allocations, together with existing commitments and safeguarded areas, provide approximately 271 hectares, exceeding that requirement. The sites support offices, research, industry, storage and distribution, and key local sectors such as advanced manufacturing, life sciences, film and television, and space technologies. Allocations are grouped into tiers reflecting their strategic importance.

The human version (we wrote this, not the council)This allocation supports employment development in the High Wycombe Central Business Centre, at the heart of the town centre near the railway station. It seeks approximately 0.4 hectares of high-quality business floorspace, including offices and research and development, with around 1 hectare of new business space identified as a wider regeneration opportunity. Small-scale community and town centre uses are also supported where they add jobs and footfall without reducing the employment space delivered.

The human version (we wrote this, not the council)This allocation creates a new Key Employment Area as a northern expansion of the Princes Estate, an established business area in Princes Risborough. It provides approximately 4 hectares of land for offices, industrial and storage uses, and housing is ruled out because it would undermine the employment role. Designs must limit visual impact on the Chilterns National Landscape, the Ridgeway National Trail and the Horsenden Conservation Area. Financial contributions are required towards walking and cycling links between Princes Risborough, Longwick and Chinnor.

The human version (we wrote this, not the council)This allocation designates approximately twelve hectares of land north of Lower Icknield Way, Princes Risborough, as a new Key Employment Area, of which 9.6 hectares is expected to be developed for business, industrial and storage uses. The site is visible from the Chilterns National Landscape and the Ridgeway National Trail, so high-quality design and structural landscaping are required, including new hedgerow planting. Access would come from Lower Icknield Way, with contributions towards the Princes Risborough to Chinnor walking and cycling route.

The human version (we wrote this, not the council)This allocation provides 4.5 hectares of employment land behind Weston Road, Aston Clinton, of which 3.6 hectares is expected to be developed. It supports the expansion of Halton Brook Business Park, an established base for medical instrument manufacturing, reinforcing the area as a hub for medical technology. Development must be coordinated with the neighbouring allocated site, keep and improve the hedgerow and trees on the western boundary, and be designed to sit comfortably alongside the homes on Weston Road.

The human version (we wrote this, not the council)This allocation covers the Bucks Goat Centre and Layby Farm near Stoke Mandeville for approximately one hectare of employment land for offices, light industry and research. The Bucks Goat Centre visitor attraction can continue, be reconfigured or relocated, and existing educational uses retained or re-provided. A site-wide masterplan is required, and buildings must respect neighbouring bungalows in scale and use local materials such as timber cladding and red brick. A financial contribution to the Southeast Aylesbury Link Road is also required.

The human version (we wrote this, not the council)This allocation provides 2.6 hectares of employment land behind Stokenchurch Business Park, near Junction 5 of the M40, for light industrial, general industrial and storage uses. The site lies within the Chilterns National Landscape, so proposals must take a landscape-led approach backed by a Landscape and Visual Impact Assessment. Development must connect properly to the existing business park so it works as one employment area. Its proximity to the Aston Rowant protected area, about five hundred metres away, means further habitat assessment is required.

The human version (we wrote this, not the council)This allocation sets out a 29 hectare mixed employment-led development off Drakes Drive, Long Crendon, next to the existing industrial park. Around 7.7 hectares would be business, industrial and storage space, alongside leisure uses that complement rather than compete with local facilities. Buildings must be directed to the lowest flood risk areas, with none allowed in the highest risk zone. The scheme must improve buses and provide safe walking and cycling links to Long Crendon, Thame, Haddenham and Aylesbury, guided by a site-wide masterplan.

The human version (we wrote this, not the council)This allocation supports the continued growth of Pinewood Studios at Iver Heath as a Strategic Employment Area and a hub of national and international importance for film, television and the creative industries. The main use will be creative industries production, along with supporting facilities, research, training and related digital uses such as data centres. Other uses will only be allowed if it is robustly shown there is no reasonable prospect of keeping the site for creative industry uses. Development must also improve sustainable transport links and protect wildlife at the neighbouring Black Park Country Park.

The human version (we wrote this, not the council)This allocation sets aside land at the former Finmere Aerodrome near Tingewick as a new Key Employment Area, delivering approximately 27 hectares of employment land for industrial, storage and distribution uses. Development should be masterplanned, led by landscape design, and focus on the previously developed (brownfield) parts of the former RAF airfield. Requirements include safe access from the A421, a bus turning circle, protection of the Tingewick Conservation Area and nearby Ancient Woodland, and archaeological investigation. Around 16 hectares of new employment development are expected after supporting infrastructure.

The human version (we wrote this, not the council)This allocation provides approximately 2.3 hectares of flexible employment land at Rectory Farm, New Road, Weston Turville, for office, research, industrial and storage uses. The site forms part of the wider Hampden Fields strategic allocation, and development must fit with the agreed Hampden Fields masterplan and phasing. Proposals need safe vehicle access from New Road, walking and cycling links to nearby employment areas and homes, and landscape buffers to protect neighbouring residents and the countryside. Around 1.9 hectares of new employment development are expected after supporting infrastructure.

The human version (we wrote this, not the council)This allocation supports Marlow Film Studios at Little Marlow as a film, high-end television and media production complex within the West of London Screen Cluster. The site already has planning permission following an appeal decided by the Secretary of State. Development must include improvements to the Westhorpe interchange, a new pedestrian and cycle bridge across the A404, and links to Marlow station and Bourne End. As the site sits in the Metropolitan Green Belt, proposals must protect openness, heritage assets including the Little Marlow Conservation Area, and the setting of the Chilterns National Landscape.

The human version (we wrote this, not the council)This allocation designates Westcott Enterprise Zone and Venture Park, a 268 hectare Strategic Employment Area expected to deliver approximately 65 hectares of employment land for research, industrial and distribution uses. Westcott is a nationally important centre for space, robotics, drones and advanced engineering, home to around ninety businesses. The policy takes a flexible approach, allowing supporting facilities and limited, time-restricted worker accommodation where needed for the site to function, but housing must stay subordinate to the employment role. Proposals must also improve sustainable travel links to Aylesbury, Bicester and the wider area.

The human version (we wrote this, not the council)This allocation supports Silverstone Circuit and Silverstone Park at Dadford as an internationally significant motorsport destination and a centre for high-performance engineering, business, education and leisure. It backs track and event improvements, new and upgraded employment space, training facilities linked to the Silverstone University Technical College, and accommodation for students, apprentices and employees connected to the site. Proposals must protect neighbouring communities from noise and traffic, improve sustainable transport, and conserve the rural landscape and heritage assets including Luffield Priory. The site straddles the boundary with West Northamptonshire, so cross-boundary working will be important.

The human version (we wrote this, not the council)This section introduces the Development Management policies that guide day-to-day decisions on planning applications across Buckinghamshire. These detailed policies sit alongside the strategic policies in Chapter 5 and the site allocations in Chapter 6 to form one integrated framework. All proposals must comply with them, whether on allocated sites or windfall sites (sites not specifically allocated in the plan). Allocating a site establishes the principle of development but does not remove the need to meet these policies.

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 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 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 supports Gateway sites, a new type of visitor destination designed to draw people away from protected Special Areas of Conservation. A Gateway must sit within 500 metres of the SAC boundary, cover more than 8 hectares (ideally over 15), and offer facilities such as refreshments, toilets, local retail and sufficient parking so visitors stay there rather than entering the protected area. Proposals that would increase visitor numbers to the SAC will not be supported. A Gateway is currently proposed at Land at Wards Hurst, Ringshall, near the Ashridge Estate.

The human version (we wrote this, not the council)This policy safeguards land for planned road schemes so that development cannot block their delivery. The protected schemes include several Aylesbury link roads, the Wing West Link Road, Buckingham South Link Road, Princes Risborough Relief Road, Whaddon and Horton bypasses, A421 capacity improvements and Winslow link roads. Development that would prejudice these schemes, or the Transport Improvement Lines shown on the council's website, will not be supported. Major sites must also identify, protect and help deliver strategic transport infrastructure where evidence shows it is critical.

The human version (we wrote this, not the council)This policy requires developments to show they will have adequate water supply, foul drainage and sewage treatment capacity before homes are occupied, with phasing conditions used to enforce this. New buildings are expected to connect to mains drainage. The evidence shows 34 wastewater treatment works need upgrades to accommodate planned growth. A related policy (IN4) safeguards two strategic water sites: land at Galley Lane near Stoke Hammond for the Grand Union Canal water transfer project, and land west of Iver for a possible new drinking water treatment works.