Town centres & shops

The human version (we wrote this, not the council)This policy allocates sites for mixed-use, leisure, community and town centre purposes. The extract covers Tachbrook Country Park at Bishop's Tachbrook, a multifunctional green space on land next to the Tach Brook. The park will provide a green buffer between the village and new housing off Harbury Lane, promote ecology and habitat diversity, potentially help with flood alleviation, and offer a well-connected park for walking, cycling and informal leisure as part of a wider green corridor.

The human version (we wrote this, not the council)This section explains the arts and culture policy. It applies the agent of change principle, meaning whoever introduces new development near an existing venue is responsible for managing its impact on that venue. Arts and cultural facilities include performing and visual arts studios, creative workspaces, museums, theatres, cinemas and music venues. The plan notes that arts and culture are important to the local economy and identity, and supports temporary use of empty buildings for pop-up exhibitions and performances.

The human version (we wrote this, not the council)This section explains how the employment site protection policy works in practice. Marketing must run for at least 12 months, followed by a further 6 months at a lower price if no interest emerges. Decisions on changes of use will consider alternative employment sites nearby, effects on neighbouring uses and town centres, and demand for other non-residential uses. The policy is informed by the South Warwickshire Affordable Business Study (2026) and follows national policy on supporting economic growth.

The human version (we wrote this, not the council)This section introduces the town centre policies. Town centres serve local communities, support economic growth and act as focal points for retail, commercial, cultural, leisure, community and civic life. Changing habits, including the growth of internet shopping and the effects of the Covid pandemic, are reshaping high streets. The plan therefore aims for a flexible framework that keeps town centres vital and viable, encourages a wider mix of uses and improves the quality of the public realm.

The human version (we wrote this, not the council)This policy promotes the vitality of town centres and their Primary Shopping Areas, the defined retail cores shown on the Policies Map. Within these areas, employment land cannot change to non-employment uses unless shown to be unviable, ground floor retail units are restricted to commercial uses, and housing is only permitted on upper floors. New town centre uses must suit the centre's scale and character. Edge-of-centre and then out-of-centre sites are only considered when no suitable central site exists, with impact evidence required for proposals over 280 square metres.

The human version (we wrote this, not the council)This section explains how the town centre policy will be applied. In the main urban centres, at least 50% of units in Primary Shopping Areas should remain in retail use. It sets out the hierarchy of centres, with Leamington Spa and Stratford the most significant, Warwick and Kenilworth serving more local needs, and smaller rural towns such as Alcester and Southam acting as Local Centres. Evidence shows a need for 7.1 hectares of office land, about 57,900 square metres, up to 2050, to be met mainly through conversions rather than new site allocations.

The human version (we wrote this, not the council)This section explains the protection given to homes in town centres. Royal Leamington Spa and Warwick both have large numbers of houses and apartments within their town centre boundaries, which add diversity and vitality but create pressure where different uses sit side by side. Uses such as small offices, dental surgeries and children's nurseries may be acceptable in these residential areas, provided the residential character and appearance of the building and area are not altered. The council will also consider the cumulative effect of such changes.

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 section opens the Communities chapter of the plan and begins with housing mix. It explains that building the right number of homes is not enough: new homes must also meet the diverse needs of current and future residents. That means providing the right sizes of homes, the right split between market and affordable housing, and homes large enough to offer good living conditions.

The human version (we wrote this, not the council)This policy sets a preferred mix of home sizes for new development, using percentage ranges for affordable rented, affordable ownership and market homes. For example, 2-bed homes should make up 35-45% of affordable rented housing and 25-30% of market housing, while 1-bed homes are capped at 10% or less for affordable ownership. The stated person capacities, such as four people in a 2-bed home, are mandatory for affordable homes and recommended for market homes. Ranges give flexibility, and applicants are advised to start from the midpoint.

The human version (we wrote this, not the council)This section explains the evidence behind the housing size mix policy. The Strategic Housing Market Assessment 2026 recommended different size mixes for market housing, rented affordable housing and affordable home ownership, and these are reflected in the policy. Rented affordable homes are allocated by need under bedroom entitlement rules, so bedrooms should be doubles or twins wherever possible. Because buyers often choose larger homes than they need, 1-bed affordable ownership homes can be hard to sell, so the policy allows up to 10% rather than setting a fixed figure.

The human version (we wrote this, not the council)This section explains the affordable tenure choices. Evidence found a need for 60% Social Rent, 20% Affordable Rent and 20% affordable home ownership, but the councils prioritised Social Rent because Affordable Rent is less affordable and can leave households relying on housing benefit. Shared Ownership was raised to 40% to help viability, and is seen as the most suitable ownership tenure locally as buyers can now purchase as little as 10% equity. Discounted Market Sale was found to need at least a 40% discount to be affordable here, and single-level homes respond to the ageing population.

The human version (we wrote this, not the council)This section explains the Build to Rent policy. Build to Rent is purpose-built housing that is typically 100% rented out, usually with tenancies of three years or more and professional management. The affordable units must be Affordable Private Rent, discounted by at least 20% against local market rent including service charges, and kept under the same ownership and management as the market homes. The councils will avoid excessive concentrations of Build to Rent in one location, and the evidence supported broad backing for the tenure rather than setting a fixed target.

The human version (we wrote this, not the council)This section gives detailed guidance on how developer contributions work in practice. Councils prefer to agree the terms of any Section 106 obligation before an application is submitted. Developers claiming a scheme is unviable must provide open-book financial evidence, with developer returns typically expected between 15% and 22.5%. Contributions are index-linked to inflation, payments are usually triggered when development starts, and developers pay the councils' legal and monitoring fees. Councils will pursue costs where obligations are not met.