Transport & travel

The human version (we wrote this, not the council)This section describes the stage the Plan has reached. It is at the Regulation 19 stage of the formal plan-making process. Early engagement ran from 2021 to 2022, followed by consultation on the vision and objectives in 2023 and several Call for Sites exercises. Regulation 18 consultation on the draft plan took place in September and October 2025, with Regulation 19 consultation between July and September 2026. The Plan was submitted for independent examination in December 2026.

The human version (we wrote this, not the council)This section describes the evidence base behind the Plan. A wide range of technical studies covers housing and employment needs, transport, infrastructure, climate change, sustainability, health and design. Key studies include the Housing and Economic Land Availability Assessment (HELAA) and the New and Expanded Settlement Study (NESS), which test whether promoted sites are suitable, available and achievable. Other evidence covers flood risk, water, renewable energy, retail and gypsy and traveller accommodation. A full list is on the Council's website.

The human version (we wrote this, not the council)This section describes Buckinghamshire's location and geography. The county covers about 604 square miles and sits within the Oxford-Cambridge Growth Corridor, linking London, Oxford, Milton Keynes and Cambridge. It is served by the M40, M25 and M4 motorways, national rail services and London Underground connections, and is close to Heathrow and Luton airports. These connections, together with the Green Belt and the Chilterns National Landscape, shape where development can go.

The human version (we wrote this, not the council)This section describes transport and infrastructure. Buckinghamshire has strong road and rail links, and major projects such as HS2 and East West Rail, including a new station at Winslow, will shape future connectivity. However, parts of the network are at or near capacity, east-west links are limited and rural public transport is patchy. Transport accounts for about 51% of the county's carbon emissions. Healthcare, education, utilities and digital infrastructure also face pressures, so development needs to be matched by timely infrastructure delivery.

The human version (we wrote this, not the council)This section covers health and wellbeing. Buckinghamshire performs well on many health measures, but inequalities remain, with life expectancy in the most deprived areas about 5.4 years lower than in the least deprived. The design and accessibility of places, and access to green space, services and sustainable transport, all influence health. The Plan aims to support healthy, inclusive communities through well-designed places, supported by the Buckinghamshire Design Code.

The human version (we wrote this, not the council)This section sets out Objective 2, on climate change. It supports the move to a net zero carbon Buckinghamshire by 2050, directing growth to the most sustainable locations and designing development to cope with flooding and climate extremes. Transport causes 51% of the county's emissions. Areas at higher flood risk include parts of South Bucks, the Thames near Wycombe, east of Aylesbury and around Buckingham. Development is steered first to sites with the lowest flood risk.

The human version (we wrote this, not the council)This section sets out Objective 6, on infrastructure. It aims to provide the right infrastructure in the right place at the right time, including transport, schools, healthcare, utilities and green spaces. Evidence shows some services, such as healthcare and special educational needs provision, are already stretched. Of 73 wastewater treatment works serving the county, 41 are likely to be close to or over their permits by 2045. A Settlement Review places settlements into five tiers, with Aylesbury and High Wycombe in the top tier.

The human version (we wrote this, not the council)This section sets out Objective 7, on new jobs. It aims to grow and diversify the economy by providing the right employment opportunities in the right places, supporting sectors such as high-performance technology, space, film, life sciences and medical technology. Evidence indicates a need for around 100 hectares of employment land over the plan period, much of it for industrial and warehousing space. The Plan protects existing employment areas and supports new sites in sustainable locations.

The human version (we wrote this, not the council)This section sets out Objective 8, on transport and digital connectivity. It aims to improve connections across and beyond the county through new sustainable transport infrastructure, safe walking and cycling routes, better public transport and improved digital coverage. Modelling shows planned growth will significantly increase traffic, especially around Aylesbury and High Wycombe. East West Rail will improve links in the north, while HS2 passes through without stopping. Many rural residents rely on cars, so the location of development is critical.

The human version (we wrote this, not the council)This policy sets the housing strategy. It provides for 91,287 new homes between 2024 and 2045, with a stepped requirement of 2,150 homes a year to 2029/30 and 5,222 a year from 2030/31. Growth is prioritised on brownfield land, where 107 allocations will provide 7,599 homes, and at 10 new and expanded settlements (NESS sites) including Aylesbury North, Winslow and Cheddington, each planned for up to 3,650 homes. Further greenfield sites are allocated according to a settlement hierarchy, with no allocations in the Green Belt.

The human version (we wrote this, not the council)This policy provides for Gypsy, Traveller and Travelling Showpeople accommodation. The identified need over the plan period is 681 pitches and 38 plots, of which 516 pitches and 30 plots are needed in the first 10 years. The Council will allocate 280 pitches and 14 plots towards this, through a mix of new sites and the intensification or expansion of existing sites, with further pitches on NESS sites in later years. Existing lawful sites are safeguarded, and delivery will be monitored with more sites identified if needed.

The human version (we wrote this, not the council)This section explains the purpose of the strategy for economic growth. It aims to support a resilient, sustainable and competitive economy by ensuring enough land is available in the right locations to meet employment needs. It seeks to grow high-value, high-productivity sectors by identifying and protecting well-connected strategic employment sites, in line with the Buckinghamshire Economic Growth Plan, and to support the regeneration of town centres as economic hubs.

The human version (we wrote this, not the council)This policy sets the strategy for economic growth. The Plan must allocate at least 219 hectares of employment land to 2045, and after committed sites are counted, about 147 hectares of additional land is allocated. Major locations include expansion at Westcott Venture Park and new employment land at the Winslow, Buckingham and Turweston new settlements, plus town centre sites in Aylesbury and High Wycombe. Research and development floorspace is strongly supported, and no new employment development is allowed in the highest flood risk zone (Flood Zone 3b).

The human version (we wrote this, not the council)This policy supports town centre regeneration, particularly in Aylesbury, Chesham and High Wycombe, by directing development to brownfield sites within town centres. Proposals on key sites must take a comprehensive, design-led approach that supports the Buckinghamshire Regeneration Framework, provides business space, delivers high-quality public realm and enhances heritage. Losing or reconfiguring public car parks requires evidence of parking demand and suitable alternatives. Proposals for main town centre uses outside defined centres must pass a sequential test, which checks town centre sites first.

The human version (we wrote this, not the council)This policy supports Aylesbury as Buckinghamshire's principal town centre, identified as a sub-regional centre for development, regeneration and investment. Proposals should deliver a balanced mix of retail, leisure, culture, employment, community and residential uses, make efficient use of underused sites, contribute financially to improving Aylesbury Bus Station capacity, and protect heritage including the historic core and Market Square. Key opportunity areas include Friars Square, Hale Leys, the old and new County Offices, Waterside North and the Exchange Street car park.

The human version (we wrote this, not the council)This policy supports the regeneration of High Wycombe town centre as a major economic, cultural and transport hub. Development should strengthen the town's role as a competitive regional centre, deliver a diverse mix of uses, intensify underused or vacant sites, conserve heritage including the historic High Street, and prioritise walking, cycling and public transport, with better access to the railway station. Key opportunity areas include the Western and Eastern quarters, Cressex Industrial Estate and Cressex Island, and the Riverside and Rye Park corridor.

The human version (we wrote this, not the council)This policy supports the regeneration of Chesham town centre as a local hub for independent and creative retail, urban living and community activity. Development should deliver a mix of uses, intensify underused sites, conserve heritage including the historic High Street, maintain the attractive traffic-free high street, improve access to Chesham Underground station, and strengthen links to Lowndes Park. Key opportunity areas include Star Yard Car Park, UK House and sites adjoining the town centre.

The human version (we wrote this, not the council)This section explains the purpose of the infrastructure policy: making sure new development is backed by coordinated, resilient transport, telecoms, utilities and waste facilities. It sets out how the policy will work in practice through the detailed rules in Chapter 7, which cover things like transport requirements, parking, public rights of way, water and telecoms infrastructure, plus wider policies on design, biodiversity, flooding and drainage.

The human version (we wrote this, not the council)This policy aims to make sure transport, telecoms, utilities and waste infrastructure is delivered to support planned growth. Priorities include a transport network that puts walking, cycling and public transport first, gigabit-capable broadband, water and energy networks, and waste facilities that support a circular economy. Developments must show there is enough infrastructure capacity, be phased so infrastructure arrives alongside or before homes, and avoid unacceptable knock-on effects. Land needed for strategic routes and networks will be protected from other development.

The human version (we wrote this, not the council)This policy requires all development to support residents' physical and mental health and reduce health inequalities. It lists what healthy places should provide, including safe and accessible spaces, quality affordable homes, local services, healthy food options, green space, active travel routes and access to jobs and education. The supporting text notes Buckinghamshire is one of England's least deprived areas, ranking 141 out of 153, but has pockets of deprivation in places such as Aylesbury, High Wycombe and Chesham. Six healthy planning themes underpin the approach.

The human version (we wrote this, not the council)This allocation covers a 529.7-hectare site north of Aylesbury for around 9,080 homes, with 3,650 delivered in the plan period, plus 15 Gypsy and Traveller pitches and 3,500 sqm of town centre uses. It requires four primary schools, a secondary school, healthcare facilities and the Northeast Aylesbury Link Road connecting the A413 and A418. Development must avoid the highest flood risk areas near the River Thame, keep green gaps to prevent merging with Bierton, and follow a site-wide masterplan and phasing strategy.

The human version (we wrote this, not the council)This allocation sets out a 342.1-hectare site next to Cheddington, near Leighton Buzzard, for a minimum of 5,090 homes, with 3,650 expected in the plan period, plus 12 Gypsy and Traveller pitches and 3,500 sqm of town centre uses. Requirements include three primary schools, a secondary school, the Horton Bypass and a new railway bridge at Station Road. Development must protect the setting of Mentmore Towers and the Grand Union Canal, reuse the former railway line as a green corridor, and follow a site-wide masterplan.

The human version (we wrote this, not the council)This allocation covers a 293.6-hectare site adjoining Haddenham for a minimum of 6,610 homes, with around 3,545 in the plan period, plus 7 Gypsy and Traveller pitches and 3,500 sqm of town centre uses. It requires three primary schools, a secondary school, improved access to Haddenham and Thame Parkway station and better bus services. Development must integrate Snakemoor Nature Reserve, protect Haddenham Conservation Area, and manage odour and other impacts from the nearby wastewater treatment works. A site-wide masterplan is required.

The human version (we wrote this, not the council)This allocation sets out a 217.5-hectare site south-west of Buckingham for a minimum of 4,700 homes, with around 2,235 in the plan period, plus 10 Gypsy and Traveller pitches, about 1.7 hectares of employment land and around 2,000 sqm of town centre uses. It requires three primary schools, a secondary school and the Buckingham South Spine Road linking the A413 to the A421. Development must protect the setting of Gawcott Conservation Area with a green buffer, manage flood risk around the River Great Ouse and Padbury Brook, and follow a site-wide masterplan.

The human version (we wrote this, not the council)This allocation covers a 177.2-hectare urban extension to Princes Risborough delivering up to 2,895 homes within the plan period, plus 11 Gypsy and Traveller pitches and a local centre with 300 to 400 sqm of shops and around 500 sqm of business space. A central requirement is the Princes Risborough Relief Road, a complete new alternative route to the A4010. The site must also provide two primary schools, contributions to secondary education, a green corridor along the Crowbrook, and keep a gap between the town and Longwick.

The human version (we wrote this, not the council)This allocation sets out a 103.2-hectare site south of Stoke Mandeville for a minimum of 1,650 homes within the plan period, plus around 1,500 sqm of town centre uses. Higher densities are focused near the railway station, which will be enhanced as a transport hub with a new pedestrian and cycle crossing of the railway. Requirements include a primary school, the South Spine Road, buffers along the HS2 corridor, protection of the setting of Stoke House, and a site-wide masterplan and phasing strategy.

The human version (we wrote this, not the council)This allocation covers a 411.4-hectare site around Winslow for a minimum of 9,370 homes, with 3,650 in the plan period, plus 15 Gypsy and Traveller pitches, around 16 hectares of employment land and 3,500 sqm of town centre uses. It requires four primary schools, two secondary schools, new link roads and integration with East West Rail, whose safeguarded land must not be built on. Green gaps must prevent merging with Great Horwood. The employment land targets high-value sectors, helped by the new station and the Oxford to Cambridge growth corridor.

The human version (we wrote this, not the council)This allocation sets out a 143-hectare site east of Brackley, next to the county boundary, for around 2,890 homes, plus 5 Gypsy and Traveller pitches, about 2 hectares of employment land and 2,500 sqm of town centre uses. It requires two primary schools, contributions to secondary education, improvements to the A422 corridor and buffers to HS2, Ancient Woodland and the sewage treatment works. Development must conserve the setting of Turweston Conservation Area and manage flood risk from the River Great Ouse.

The human version (we wrote this, not the council)This allocation creates a new settlement on a 381.6-hectare site in north Buckinghamshire, next to the Milton Keynes boundary. It will deliver a minimum of 8,230 homes, with around 3,200 in the plan period to 2045 and the rest beyond, plus 15 Gypsy and Traveller pitches and around 2,500 sqm of town centre uses. Requirements include four primary schools, two secondary schools, the Whaddon Bypass and a spine road network. Green gaps must keep Beachampton, Nash and Whaddon separate, and Ancient Woodland must be protected with buffers.

The human version (we wrote this, not the council)This allocation covers a 96-hectare site north-west of Wing for a minimum of 1,630 homes, all expected within the plan period, plus 5 Gypsy and Traveller pitches and around 1,000 sqm of town centre uses. It requires a primary school, contributions to off-site education and GP services, and new roads including the Wing North Spine Road and Wing West Link Road. Development must protect Wing Conservation Area and the Castle Hill Scheduled Monument, provide buffers to Local Wildlife Sites, and follow a site-wide masterplan.