The human version (we wrote this, not the council)This section sets out the site allocations for Kings Langley. Four housing sites are allocated with a combined indicative capacity of around 520 homes. The largest is West of the Kings Langley Estate at 400 homes, followed by land adjacent to the RES site at Egg Farm Lane with 100. Two small sites, Flower House on Station Road and Lonsdale on Hyde Lane, provide 10 homes each. The site tables set out size, phasing, Green Belt status and requirements covering matters such as access, heritage, flooding and biodiversity.
Transport & travel
Roads, rail, buses, walking and cycling, parking, EV charging and major schemes such as East West Rail and HS2.
224 sections of the plan, in document order.
The human version (we wrote this, not the council)This section repeats the carried-forward employment allocations under Policy DS.5, covering sites at Gaydon and Lighthorne Heath, Thickthorn in Kenilworth, Long Marston, Southam and south of Alcester Road in Stratford-upon-Avon. It adds 19 hectares at Atherstone Airfield near Stratford-upon-Avon, where development must provide suitable access and active travel links, protect important views of the Registered Park and Garden and nearby listed buildings, enhance ecology and include boundary landscaping, supported by a detailed transport assessment.
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 section lists the full set of mixed-use, leisure, community and town centre allocations under Policy DS.6. They include Tachbrook Country Park, 62 hectares safeguarded at the University of Warwick Main Campus, Local Green Spaces at Meon Vale, and town centre sites in Leamington Spa including Chandos Street. In Stratford-upon-Avon, the 2.04 hectare Gateway site is earmarked for a mixed-use scheme including a new World Shakespeare Museum, alongside the Rother Quarter. Other entries cover a new village centre for Studley, and Warwick sites including Myton Community Stadium and St Mary's Lands.
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 sets out the site allocations for Maple Cross. Three sites are allocated with a combined indicative capacity of around 1,635 homes. Most come from one strategic site, Land to the West and South of Maple Cross, allocated for up to 1,500 homes plus supporting uses including a primary school, community, retail and commercial space; this land was removed from the Green Belt. The other sites are Land to the North of Chalfont Road (130 homes) and garages behind Longcroft Road (5 homes).
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 section sets out the full housing allocation schedule under Policy DS.7, covering dozens of settlements from Alcester to Whitnash with indicative minimum capacities and requirements on flood risk, landscape, heritage and access. It also lists custom and self-build sites, allocations carried forward from adopted local and neighbourhood plans, and a Traveller site at Harbury Lane providing permanent pitches, transit bays and a support hub once Leamington Football Club relocates. The justification explains proposals including the Stratford-upon-Avon Gateway, Studley regeneration, Chandos Street, Warwick's cafe quarter, St Mary's Lands and Myton Community Stadium.
The human version (we wrote this, not the council)This section sets out the site allocations for Mill End. Four sites are allocated with a combined indicative capacity of around 548 homes. The main site is Land to the South of Shepherds Lane and East of the M25, a 20.8 hectare grey belt site for 520 homes plus supporting uses including gypsy and traveller pitches, a medical centre or GP surgery, extra care housing and public open space. The remaining sites are small: garages behind Drillyard on West Way (6 homes), Quickwood Close garages (16) and garden land off Uxbridge Road (6).
The human version (we wrote this, not the council)This policy tackles embodied carbon, the emissions from making, transporting and assembling building materials. Major schemes of 10 or more homes or 1,000 square metres or more of non-residential floorspace must complete a whole-life carbon assessment using RICS guidance. Large-scale schemes of 50 or more homes or 5,000 square metres or more must limit embodied carbon to 600 kgCO2e per square metre of internal area. Buildings should be designed for easy disassembly and material reuse, major schemes involving existing buildings need pre-demolition audits, and smaller schemes must explain how they have minimised embodied carbon.
The human version (we wrote this, not the council)This section sets out the site allocations for Oxhey Hall. Two housing sites are allocated with a combined indicative capacity of around 108 homes: Vivian Gardens (8 homes) and Land at Hampermill Lane (100 homes). The site tables set out size, phasing and Green Belt status, along with the site-specific requirements and constraints that future planning applications must address.
The human version (we wrote this, not the council)This section sets out the site allocations for Rickmansworth. Six sites are allocated: four housing sites providing around 151 homes, including the Affinity Water Depot on Church Street (75 homes) and a depot at Stockers Farm Road (40 homes), plus two care home sites. Land on London Road is allocated for a 75-bedroom care home, counted as equivalent to 40 dwellings, and Meresworth for a 51-bed care home, equivalent to 27 dwellings. Site tables list size, phasing, Green Belt status and site-specific requirements.
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 section sets out the site allocations for Sarratt. One housing site is allocated: Adams Nurseries on Church Lane, with an indicative capacity of 15 homes. The site is classed as grey belt and remains in the Green Belt, and development should be limited to the brownfield part of the site, with amenity space and biodiversity net gain on the greenfield areas. The site table also covers access constraints and other requirements for future proposals.
The human version (we wrote this, not the council)This section sets out the site allocations for South Oxhey. Four housing sites are allocated with a combined indicative capacity of around 200 homes: Northwick Day Centre on Northwick Road (50 homes), the former Sir James Altham School (30), Pinewood Lodge (40) and Land South of St Josephs (80). Each site table sets out size, phasing, whether the land is brownfield or greenfield, Green Belt status and the site-specific requirements future proposals must meet.
The human version (we wrote this, not the council)This policy makes the Core Opportunity Area, shown on the Key Diagram, the focus for new employment development in South Warwickshire. Proposals for commercial, business, research and industrial development within the area will be encouraged, particularly those that make use of the rail network. Improvements to public transport and active travel, meaning walking and cycling, will be prioritised within the area.
The human version (we wrote this, not the council)This section sets out the full policy and reasoning for the Core Opportunity Area. Areas outside it remain suitable for more local investment, subject to other plan policies. The area covers a band across central South Warwickshire connected by the A46 and the central section of the M40, where existing employment and research clusters are concentrated. The aim is to attract inward investment and encourage businesses to co-locate, while respecting national policies including the Green Belt and securing transport improvements from new schemes.
The human version (we wrote this, not the council)This policy (DS.10) safeguards Major Investment Sites for future employment, research and investment. At Gaydon, the Jaguar Land Rover and Aston Martin Lagonda sites are safeguarded for automotive research and manufacturing, with a further 124.5 hectares next to the JLR site and 7.5 hectares next to the Aston Martin site, and a possible Local Development Order to give certainty on future investment. The Long Marston Rail Innovation Centre, the UK's only looped standard gauge test track, is safeguarded for rail-related employment along with its connection to the national rail network.
The human version (we wrote this, not the council)This section details all eight Major Investment Sites under Policy DS.10. They are the Gaydon automotive hub, the Long Marston Rail Innovation Centre, land south of Coventry including the former Coventry Airport, where a gigafactory or wider advanced manufacturing is planned alongside a 90 hectare country park at Gateway South, Stoneleigh Park with around 5.4 hectares of extra employment land, 62 hectares at the University of Warwick Main Campus, the university's Wellesbourne Campus, Wellesbourne Airfield, where up to 65 hectares of employment land depends on relocating the runway, and Fen End for automotive and motorsport uses.
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 policy supports economic development in the countryside, outside allocated sites and settlement boundaries. All proposals must be of an appropriate scale, reuse existing buildings where possible, avoid unacceptable impacts on local roads and respect the character of the area. It supports agricultural and forestry businesses, including converting buildings that have existed for at least ten years, farm diversification and equestrian uses, plus tourism and leisure uses such as visitor accommodation, expanded holiday caravan sites and golf facilities.
The human version (we wrote this, not the council)This section presents the full Rural Economy policy and its justification. Beyond farming and tourism, it supports other rural businesses through building conversions and small-scale expansion where sites can be reached without a car. Larger proposals of regional or national significance should go to the Core Opportunity Area, and locations elsewhere must be justified. The evidence shows 91 agri-tech businesses in South Warwickshire supporting 1,610 jobs, and national policy backs the sustainable growth of all types of rural business.
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 policy manages flood risk and water use. Development in flood risk areas must pass national tests that steer building to the safest available land, and no new development is allowed in Flood Zone 3b, the functional floodplain. Floor levels in Flood Zones 2 and 3 must sit at least 300mm above predicted maximum flood levels, and major schemes need sustainable drainage limiting runoff to greenfield rates. Buildings must stay 10 metres from main rivers and 5 metres from other watercourses. As the district is seriously water stressed, new homes must use no more than 110 litres per person per day.
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 policy prevents development that would cause, or be harmed by, unacceptable pollution, covering land contamination, air, water, noise, vibration, light, odour and land instability. Building on or near former landfill or suspected contaminated land is only allowed where there is no threat to future users or to groundwater. Development must not worsen air quality, particularly in the district's two Air Quality Management Areas near the M25 at Chorleywood. Noise-generating and noise-sensitive uses must be kept apart or mitigated, and external lighting must be the minimum needed, avoiding harm to neighbours, wildlife and the countryside.
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.