The human version (we wrote this, not the council)This policy requires new residential development, including conversions, to provide a mix of home types and sizes that meets current and future housing needs. The mix for market housing should broadly follow the Council's latest evidence, currently the Buckinghamshire Local Housing Needs Assessment 2026, along with any Neighbourhood Development Plan evidence. The mix can be negotiated where developers provide evidence about local market conditions, local character or physical constraints. The proportions are a guide rather than a fixed requirement, but any variation must be fully justified.
Town centres & shops
High streets, town centres, shops, markets, food and drink, and leisure uses.
43 sections of the plan, in document order.
The human version (we wrote this, not the council)This section sets out Table 6, which shows the recommended mix of market and affordable housing by type. For market housing the guide is 15% one-bedroom homes, 14% flats with two or more bedrooms, 16% two-bedroom houses, 28% three-bedroom homes, 23% homes with four or more bedrooms and 4% specialist older person housing. For affordable housing the figures are 27%, 13%, 23%, 26%, 7%, 2% and 2% for supported housing.
The human version (we wrote this, not the council)This policy requires affordable housing on developments of 10 or more homes or sites of 0.5 hectares or more. The rate varies by area: a minimum of 40% in the South, East and West (brownfield sites in the West subject to viability evidence), and 25% in the North and Central areas, rising to 50% on land in or released from the Green Belt. The tenure mix should be at least 60% social rent, 20% affordable rent and 20% shared ownership. Affordable homes must be spread through a development, look indistinguishable from market homes, and normally be built on site.
The human version (we wrote this, not the council)This policy supports self-build and custom housebuilding, where people commission or build their own homes. On sites of 50 or more dwellings, at least 5% of market homes must be provided as serviced plots for self or custom build, unless robust evidence shows a lower share is needed for viability. Plots must be marketed for at least 24 months; if unsold they should be offered to the Council or a Registered Provider before the developer can build them out as market housing. Each plot needs a plot passport setting out its key design rules.
The human version (we wrote this, not the council)This policy requires specialist and supported housing on larger sites. Developments of more than 600 homes must provide at least 10% of homes as older persons accommodation, and sites of more than 150 homes must provide at least 4% of the affordable housing for other specialist needs, such as people with learning disabilities or mental health needs. Older persons schemes must be in sustainable locations with on-site care and social facilities. Existing specialist housing cannot be lost unless equivalent or better provision is made nearby or the use is shown to be unviable.
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 covers employment sites above 1,000 square metres or 0.25 hectares that are not listed as strategic or key sites. Intensification and regeneration for employment uses will be supported. A change to non-employment uses may only be permitted where the site has been robustly marketed for employment use for a continuous period of 18 months with no viable interest, at an appropriate price, before the application is submitted. Any affected businesses should be able to relocate, ideally within Buckinghamshire, and the change must not harm the employment use of the rest of the site.
The human version (we wrote this, not the council)This policy safeguards small employment sites, defined as up to 1,000 square metres or 0.25 hectares, which support small businesses, start-ups and local services in market towns and on settlement edges. Losing such a site to non-employment uses, including housing, will only be supported where it is clearly shown that employment use is no longer appropriate or achievable, reasonable efforts have been made to keep employment on the site, and the loss would not unacceptably reduce the supply and choice of small business premises. Once lost, these sites are rarely replaced.
The human version (we wrote this, not the council)This policy defines the retail hierarchy for Buckinghamshire's town centres. Aylesbury and High Wycombe are sub-regional town centres and the main focus for retail development. Below them sit seven town centres, including Buckingham, Chesham and Marlow; seven district centres, including Wendover and Winslow; and eleven local centres, including Bourne End and Haddenham. Forecasts identify a need for up to 140,442 square metres of retail, food, beverage and leisure floorspace by 2045, though the Council is likely to plan to meet needs to 2035 and then review the position.
The human version (we wrote this, not the council)This policy controls development within Buckinghamshire's town centres. In primary shopping frontages, only shops, cafes, restaurants and financial and professional services will be permitted at ground floor level, subject to keeping a good overall mix and contributing to the centre's vitality. Elsewhere in centres, a wider range of town centre uses is supported where they complement existing uses and keep the street scene attractive, with no more than three consecutive non-retail units in a row outside the main shopping areas. Homes and offices are encouraged above ground floor level.
The human version (we wrote this, not the council)This policy applies national tests to proposals for main town centre uses, such as shops and leisure, located outside defined centres. Proposals over 400 square metres must pass a sequential test, showing no suitable site exists in or on the edge of a centre, and an impact test; development will be refused if it would significantly harm an existing centre. Small shops of up to 400 square metres, or extensions serving local needs within or next to settlements, are supported. The thresholds reflect evidence that Buckinghamshire's small centres are vulnerable to out-of-town development.
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 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.