Part B Development Management Policy - Draft Local Plan for Buckinghamshire (Reg 18)

2. Development Management Policies - Natural Environment

2.24 Water Quality

2.24.1 Development affecting waterbodies are expected to contribute to achieving the Water Framework Directive (WFD) objectives. River Basin Management Plans are a tool used to deliver the WFD objectives and Buckinghamshire Council has an obligation to have regard for such plans.

2.24.2 It is important that water quality is maintained and enhanced by avoiding adverse effects of development on the water environment. Population growth and new housing are increasing pressure on waterbodies, including chalk streams, through changes in land use, demand for water, water quality and habitat loss. To reduce the impact of development, adequate infrastructure should be in place to ensure there is no increase in unsustainable abstraction or overloading of the sewer network or sewage treatment infrastructure. Mitigation responses include precluding development alongside chalk streams, the use of infiltration and deep borehole SuDS to aid chalk aquifer recharge.

2.24.3 There are many opportunities for improving the ecological condition of waterways and the following examples will be particularly encouraged:

• locating open space next to rivers
• retaining river habitat as public space
• designing schemes that positively integrate with river corridor habitats
• maximise health and wellbeing capacity of access to natural watercourses
• integrating flood attenuation with landscape and biodiversity enhancements
• utilising bio-engineering solutions and avoiding hard bankside engineering
• restoring natural river courses and corridors where these were previously modified, culverted or channelled
• incorporating features to support aquatic wildlife including fish, and working with relevant river catchment partnerships to identify the most appropriate enhancements for watercourse habitats.

2.24.4 Drinking water safeguard zones (surface water). Drinking Water Safeguarding Zones (WSZs) are the areas at risk of failing the drinking water protection objectives of the Water Environment (Water Framework Directive) (England & Wales) Regulations 2017. WSZs define areas where actions and measures will be targeted to address water contamination and avoid or minimise extra treatment needed by water companies. Actions proposed for each DWSZ are provided in Actions Plans produced by the Environment Agency with the water companies.

2.24.5 In Buckinghamshire's DWSZs, the following general guidance applies to the use of SuDS:

2.24.6 The Environment Agency has designated in certain areas of Buckinghamshire Source Protection Zones (groundwater) for clean water supply, and principal aquifers, (including the chalk aquifer) which are sensitive receptors. Potential risks to these receptors come from contaminated land with past historic uses of some sites. In other cases, it can be linked to pollutants in surface water which infiltrate to the groundwater table.

2.24.7 All developments should consider the sensitivity of the underlying Chalk Aquifer and the large number of public water abstractions in the areas protected by Source Protection Zones.

2.24.8 In considering SuDS solutions, development proposals must consider the need to protect surface water and groundwater quality, especially where infiltration techniques are proposed. SuDS which contribute to removing pollutants, and to managing flows, will be strongly preferred. See SuDS in Source Protection Zones guidance: suds-in-spz-guidance.pdf

2.25 Watercourses and Associated Corridors

2.25.1 Strategic Policy NE2 emphasises the importance of conserving and enhancing watercourses, as part of improving the wider water environment (see also policy NE1 on water quality). Watercourses and their associated corridors are a vital element of the Green and Blue Infrastructure of Buckinghamshire. They have several valuable functions – as a landscape and amenity feature, for biodiversity as a habitat and as a corridor to allow movement of species, for flood management, for recreation, as a water resource and to allow access for river maintenance. Enhancements and improvements to river habitats and their buffers will provide resilience to climate change.

2.25.2 This policy covers Main Rivers (as defined by the Environment Agency), ordinary watercourses, and canals. Ordinary watercourses are passages of water that do not form part of a Main River; they can include streams; ditches, drains, mills, dams, culverts and weirs.

2.25.3 Of particular importance in the county are the River Wye, River Chess, River Misbourne, Upper Colne and their tributaries as these are chalk streams which are a globally rare habitat that has been designated as a priority habitat within the UK Biodiversity Framework. Additionally, the River Thames has a nationally important landscape value.

2.25.4 Opportunities for the built environment involving watercourses include creating attractive places where people want to live, work and play through making space for water and green spaces in the built environment. They can also provide cost-effective infrastructure that uses fewer natural resources and has a smaller whole-life carbon footprint. One of the aims of the policy is to help create developments that are more able to cope with changes in climate; protecting people and property from increased flood risk from climate change.

2.25.5 Most watercourses have been altered in some way by either straightening the channel, replacing natural banks with hard engineering, dredging or widening. These changes over time have led to the loss of natural features such as bankside habitats, gravel riffles, pools and meanders, and in many cases, banks have been increased in height, disconnecting the watercourse from its floodplain.

2.25.6 Developments which contain or are adjacent to watercourses offer an opportunity to provide ecological buffers, restore bankside and in-stream habitats, create pond complexes and natural floodplains. Carefully designed developments along watercourses can greatly increase the ecological and biodiversity value of the features within them, and the value of the overall development.

2.25.7 Canalising is the use of hard engineering (including walls, piles, gabions and plastic geo-bags) to create structure instead of more natural riverbank.

2.25.8 Developers will need to refer to the detailed Lead Local Flood Authority (LLFA) information on the website regarding responsibilities and requirements for Consents / Permits prior to work on any watercourse being undertaken. Early engagement with the LLFA should also be pursued for works in and around ordinary watercourses. https://www.buckinghamshire.gov.uk/environment/flooding-and-flood-risk-management/

2.25.9 The policy requires a 10m buffer (with the exception of chalk streams – see below). This width of buffer provides the minimum width of habitat needed to provide for the functioning of wildlife habitats, while being able to facilitate informal access for enjoyment of the river (see VALP watercourse advice note on the website for more details). This width also ensures that the river is buffered from land-based activities, e.g. reducing the levels of diffuse pollution reaching the watercourse. Furthermore, this buffer allows for ease of access for maintenance of the watercourse to ensure flood risk is not increased due to lack of maintenance and/or blockage. Developers are encouraged to engage early on with the council to understand what is appropriate for inclusion within the buffer strip.

2.25.10 Development can enable good opportunities to increase public access to rivers and riverbanks. Increasing public access provides a great opportunity to engage the general public and connect people with nature. This should be achieved in an environmentally sensitive manner to ensure biodiversity is not adversely affected by human activity.

2.25.11 Buffer zones should be of natural character, free from built environment (including paths, residential gardens and play areas), with no light pollution greater than 2 lux and a warm white' colour temperature of 2700k or less.

2.25.12 The importance and vitality of chalk streams to Buckinghamshire's Chilterns Landscape cannot be underestimated. Chalk rivers and their ecosystems provide a unique habitat for fish, animals and plants. Healthy chalk streams are the most biodiverse of rivers. They face increasing pressure from climate change, population growth and development, pollution and abstraction. Ensuring no further deterioration from current baselines involves affording them stronger policies for their protection.

2.25.13 Chalk-stream ecological health depends on three factors.

• water quantity (the naturalness of the flow regime)
• water quality (how clean the water is)
• physical habitat quality (the physical shape of the river, but incorporating biological factors like invasive species which can degrade habitat directly and indirectly)

2.25.14 Chalk streams are also highly dependent on the geomorphology and biodiversity of the riverbank, necessary to maintain the condition of the chalk habitat and the species it supports. As a result, a wider buffer of a minimum of 15 metres is required for designated Chalk streams and their headwaters. This zone should extend further than 15m where necessary in line with the natural flood plain. Where development is proposed in areas close to modified chalk streams, planning can help to seek to return the river to a more natural state. Other consents/ permits from the relevant authorities will still apply.

2.25.15 Opportunities to expand ecological buffers, corridors or stepping stones such as existing riverine vegetation that link up with existing green infrastructure should be maximised.

2.25.16 The policy requires a Water Framework Directive assessment where development could have an adverse impact on the water body. This is because development adjacent to watercourses are expected to contribute to achieving the Water Framework Directive objectives. River Basin Management Plans are a tool used to deliver the WFD objectives and Buckinghamshire Council, water companies and developers have an obligation to have regard to such plans.

2.26 Biodiversity – protection and enhancement of sites of high biodiversity and geodiversity importance

2.26.1 The conservation and enhancement of the natural environment is a core objective of the Local Plan and an essential component of the measures to mitigate climate change.

2.26.2 Biodiversity gain and nature recovery are integral to sustainable development and delivering other services to people and the environment. Biodiversity is the variety of life on earth, including plants and animals, the variety within and between species, and the diversity in ecosystems (the complex systems formed by interactions between living things and the inanimate world). Geodiversity is defined as the variety of rocks, minerals, fossils, soils, landforms and natural processes.

2.26.3 Designated sites, important habitats and protected species form a vital part of the biodiversity and geodiversity resource of the county. The Council supports the creation, restoration, retention, protection and extension of all areas designated internationally, nationally and locally as well as all Habitats and Species of Principal Importance within the county.

2.26.4 This policy applies to the following:

Sites of national importance

• Special Areas of Conservation (SAC)
• National Nature Reserves (NNR)
• Sites of Special Scientific Interest (SSSI)
• Designated Chalk Streams

Sites of local importance

• Local Wildlife Sites (LWS)
• Biological Notification Sites (BNS)
• Local Nature Reserves (LNR)
• Local Geological Sites (LGS)
• Ancient Woodland, aged or veteran trees
• UK Biodiversity Action Plan (BAP) Priority Habitats
  • Legally-protected species, UK BAP Species and Habitats of Principle Importance defined in the Natural Environment and Rural Communities Act (2006) as amended by subsequent legislation.

2.26.5 For clarity, all habitats and species covered under the Buckinghamshire and Milton Keynes's Local Nature Recovery Strategy (LNRS) as Areas of Particular Importance in the LNRS mapping are covered by this policy.

2.26.6 The policy sets out a buffer for SSSIs of 50 metres and 30 metres for local sites.

2.26.7 The policy also sets out a buffer for ancient woodlands, in line with the Woodland Trust guidance; it will be for applicants to demonstrate the justification for any smaller buffer.

2.26.8 Standing advice from Natural England and the Forestry Commission states that at least 15 metres buffer should be provided for root protection but that other impacts are likely to require greater buffers. The size and type of buffer zone should vary depending on the:

• scale and type of development and its effect on ancient woodland
• ancient and veteran trees character of the surrounding area

For example, larger buffer zones are more likely to be needed if the surrounding area is:

• less densely wooded
• close to residential areas
• steeply sloped

2.27 Biodiversity – protection and enhancement of notable species

2.27.1 To comply with part 1 of the policy, surveys should be done prior to determining the application.

2.27.2 Buckinghamshire Council holds a Great Crested Newt Organisational (or 'District') Licence granted by Natural England. The associated District Licensing Scheme, which is currently administered and managed by NatureSpace Partnership, provides an alternative licensing option for developers to address impacts on protected great crested newts by enabling a 'conservation payment' towards high quality habitat creation and long-term management and monitoring.

2.27.3 In the District Licensing Scheme, developers can engage with NatureSpace at the pre-application stage or at the planning application stage. It is based on a great crested newt landscape-scale conservation strategy, which aims to focus the creation of new habitats where they will be of maximum benefit to the species, whilst also reducing risk and uncertainty through the planning process for developers and planning authorities. The strategy results in a range of other biodiversity benefits and contributes towards nature recovery at the landscape scale.

2.28 Biodiversity gain and nature recovery

2.28.1 Any new development presents an opportunity to contribute to maintaining and enhancing ecological network (Lawton principles of bigger, better, more of, and more joined up) to support thriving habitats and species in the right places.

2.28.2 As stated in Buckinghamshire's Strategic Vision to 2050^[8], the Council seeks developments which trigger the mandatory requirement for BNG should achieve a 20% biodiversity net gain.

2.28.3 The applies to all developments unless they are exempted under national regulations.

2.28.4 The Council supports the objectives of the Buckinghamshire and Milton Keynes Local Nature Partnership (known as the NEP), including their commitment to a doubling of nature: working towards a doubling of the land in Buckinghamshire is positively managed for wildlife and nature-base solutions.

2.28.5 When preparing the emerging plan, the Council is considering how the areas mapped and identified in the Buckinghamshire and Milton Keynes Local Nature Recovery Strategy and the measures proposed in them should be reflected in the local plan. In doing so, we are considering what safeguarding would be appropriate to enable the proposed actions to be delivered, noting the potential to target stronger safeguarding in areas the local planning authority considers to be of greater importance. This will enable the Council to support the best opportunities to create or improve habitat to conserve and enhance biodiversity, including where this may enable development in some locations.

2.28.6 When taking decisions, the Council will have due regards to the objectives, priorities and measures of the LNRS, which can form material considerations. LNRSs provide a robust evidence base for opportunities for nature recovery, informing Local Plans and Neighbourhood Plans, and the proposed new Spatial Development Strategies. They are not intended to provide red line boundaries preventing or placing new restrictions on land use which may be changed either through development or in taking advantage of new opportunities identified through the strategy. This has been established by national guidance. Development Plans remain the primary tool used by local planning authorities to determine which land should be developed and how.

2.28.7 The Buckinghamshire and Milton Keynes LNRS is expected to be adopted by Autumn 2025. Please see https://bucksmknep.co.uk/nature-strategy/

2.28.8 The Draft LNRS 9 themes are:

• Conserve, create, enhance and restore land-based habitats
• Improve rivers, their floodplains and the quality of their waters
• Conserve, create, enhance and maintain wetland habitats
• More farmers and rural land managers to adopt wildlife-friendly management practices and take action to improve soil health
• Improve biodiversity in built-up areas
• Create connections between high quality areas for wildlife and habitats to flourish
• Manage the effects of a changing climate and improve air quality
• Tackle non-native invasive species, pests and diseases
• Improve the environment for important species

2.28.9 The Buckinghamshire and Milton Keynes Biodiversity Action Plan^[9] to 2030 remains in place for the time being, as it forms part of the evidential basis for the LNRS. When developing this plan, the Council is therefore also taking into consideration the aims and principles for existing Biodiversity Opportunity Areas.

2.28.10 The management of natural areas and newly created sites to be an integral part of the development will require an endowment or some other means to support maintenance and longer-term future. This may include the creation of Biodiversity Net Gain units. The stewardship arrangement and the potential need for off-site BNG units should be discussed with the local planning authority at the earliest date since it may affect the design and nature of proposals for the natural environment and Biodiversity Net Gain requirements on the site.

2.28.11 In assessing Biodiversity Net Gain, the Council will consider proposals against the mitigation hierarchy set out below. BNG should be assessed against the latest statutory metric.

2.28.12 The Mitigation Hierarchy

1. Avoid. Through the earliest design stage. Avoid developing a whole site or avoid important habitats. then
2. Minimise. Reduce the scale of development or a design solution such as buffering. then
3. Mitigate. Reduce the chance of impacts occurring. Consider the timing of development, construction and design elements. And only then,
4. Compensate. A last resort. This is either done onsite with enhancement and creation or offsite with for example Section 106 contribution or Habitat Bank units.

2.28.13 For all stages: Enhance. Always enhance through BNG, ecological enhancement features and multifunctional GI design to maximise ecological value.

2.28.14 Seeking advice from a suitably qualified ecologist on the ecological enhancements selected is encouraged. The chosen measure(s) will need to be clearly highlighted on landscape and elevation plans and/or within the design and access statement. In addition, all new tree and soft landscaping must incorporate an element of native planting, and where non-native planting is proposed this should comprise species beneficial to UK pollinators and/or chosen to be well-adapted to future changes in climate. Proposals incorporating invasive plant species will not be supported.

2.28.15 Significant habitat enhancement includes habitats of medium or higher distinctiveness, creates many biodiversity units relative to the baseline, is of a large area or enhances habitats to 'good' condition.

2.28.16 The Local Planning Authority will require a biodiversity monitoring contribution to review progress towards the creation of significant habitat enhancement over the management period where it is of a scale or technicality that the monitoring would be reasonable to ensure the proposed ecological outcomes are achieved. For example, a nature reserve or an area of priority habitat.

2.28.17 All maintenance and management requirements of the proposed enhancements must be specified within planning applications and secured via planning conditions. Management plans should be for a period of at least 30 years (where used for BNG) and often in perpetuity (where the habitats form an integral part of the development's green infrastructure) or planning obligations, as appropriate.

2.28.18 As they set opportunities for habitats creation and enhancement at landscape-scale, Local Nature Recovery Strategies can inform the strategic delivery of offsite biodiversity gain in the right places, where offsite provision is needed to meet the biodiversity gain condition for a development and it cannot be met in full through onsite habitat enhancements.

2.28.19 Once a Local Nature Recovery Strategy is published, a "strategic significance" uplift can be applied post-intervention if:

1. The intervention is in a location where a LNRS potential measure has been proposed and
2. the intervention is consistent with the potential measure proposed in that location.

2.29 Green Infrastructure

Definition of Green Infrastructure

2.29.1 National planning policy sets out that Local Plans should take a strategic approach to maintaining and enhancing networks of habitats - for wildlife - and green infrastructure – for people, recognising the wide range of benefits that such green spaces can provide. This policy expects all green infrastructure to provide a range of benefits appropriate to its type, scale and location. Further to green infrastructure design principles, the policy identifies several principles relating to the planning process to ensure the successful delivery of green infrastructure. Green Infrastructure is designed, developed and managed to meet the environmental, social and economic needs of communities and wildlife.

2.29.2 Green Infrastructure is part of open space which also includes civic space including market squares and other hard surfaced community areas used for community activities. However, hard surfaced or civic spaces do not count as providing green infrastructure. Green infrastructure is a strategically planned network of high quality multi-functional green spaces in both urban and rural areas as well as associated features such as trees, hedgerows, ponds, waterways, green roofs and green walls. The term includes open green spaces such as parks and gardens, country parks, allotments, cemeteries, green corridors (including cycleways and rights of way), village greens and trees. It also includes informal amenity green spaces and accessible countryside such as river and canal corridors, woodland, natural grassland, wetlands, lakes and nature reserves (water related green infrastructure is also known as 'Blue Infrastructure').

2.29.3 Well-planned multi-functional green infrastructure is an important component of achieving sustainable communities. Green infrastructure helps to deliver conservation and enhancement of biodiversity, create a sense of place and appreciation of valuable landscapes and cultural heritage, increase recreational opportunities and support healthy living, improve water resources and flood management as part of environmentally sustainable design. It can also positively contribute towards combating climate change through adaptation and mitigation of impacts and production of food, natural fibre and fuel. It helps deliver NHS initiatives around improving people's health and tackling obesity. Buckinghamshire's high quality green infrastructure is a vital asset and an important element in ensuring that Buckinghamshire is somewhere people choose to live and locate their businesses. The Policy will be used to ensure a green infrastructure network is provided throughout Buckinghamshire with enhancements helping to replace existing green infrastructure deficiencies.

2.29.4 The character of Buckinghamshire is defined by a wide variety of green infrastructure assets such formal country parks and meadows, forest including former royal hunting forests such as Whaddon Chase and Bernwood Forest, canals, reservoirs riverside walks, and the Chilterns AONB/National Landscape. These features should be recognised, enhanced and connected where possible, such as improving pedestrian and cycle links to existing natural trails in the Chilterns National Landscape.

2.30 Resisting the loss of existing Green Space

2.30.1 This policy is concerned with the loss of existing green space, not just accessible space for recreation and wellbeing but also allotments which are important to local food production. The policy sets out the terms for how existing green space should be retained or circumstances where it could be replaced. This element of the policy links to Policy SE3 Community Food Growing Opportunities which also calls for new allotment provision.

Green Infrastructure Strategies in Buckinghamshire

2.30.2 The following Green Infrastructure and related Strategies cover Buckinghamshire:

• Vision and Principles for the Improvement of Green Infrastructure in Buckinghamshire & Milton Keynes. County-wide. Produced by the Buckinghamshire and Milton Keynes Natural Environment Partnership ("NEP"), the Vision and Principles set out 9 Principles which should be followed to achieve the NEP vision by 2030.
• Buckinghamshire Green Infrastructure Delivery Plan (2013). County-wide. The Delivery Plan includes specific project areas - Aylesbury Linear Park, Whaddon Chase, Wycombe, Amersham and Chesham, Gerrards Cross, Burnham and Farnham.
• Buckinghamshire Green Infrastructure Study (2025). County-wide. This document is currently in preparation. The Green Infrastructure Study will provide the latest strategic vision, show the extent of GI across the council area and any deficiencies and priorities for GI. The 2025 Study will identify the number of dwellings that do not meet any of Natural England's Accessible Green Space standards (AGS).
• Aylesbury Garden Town. Aylesbury and surrounding parishes have an accompanying Masterplan which will set out how Green Infrastructure will be integrated into new and existing Garden Town developments.

Accessible Green Space Standards (AGS)

2.30.3 These standards, formerly known as Accessible Natural Green Space Standards (ANGST) were developed nationally in the 1990s and reviewed by Natural England in 2008 and 2023. The standards (see link) are a response to Natural England's belief that everyone should have access to good quality natural greenspace near to where they live. The Green Infrastructure Headline Standards states everyone should have access to good quality green and blue spaces close to home for health and wellbeing and contact with nature, to meet the Accessible Greenspace Standards, with an initial focus on access to green and blue spaces within 15 minutes' walk from home. The Accessible Greenspace Standards define good provision based on different size, proximity, capacity and quality criteria.

2.30.4 In terms of meeting the standards, to be 'Accessible' a place must be available for the general public to use free of charge and without time restrictions (although some sites may be closed to the public overnight and there may be fees for parking a vehicle). The places must be available to all, which means that every reasonable effort must be made to comply with the requirements under the Equality Act (2010 as amended by subsequent legislation). For a space to be 'Natural' it must be a place where human control and activities are not intensive so that a feeling of naturalness is allowed to predominate. Areas for biodiversity and flood mitigation, car and cycle parking (unless incidental) don't count as meeting the AGS standards. To meet the AGS standards, the space also has to be 'green' and so a form of green infrastructure defined in 2.32.2.

2.30.5 The AGS accessibility/quantitative and qualitative standards will apply to development proposals of 10 homes or more and which have maximum combined gross floorspace of more than 1,000 square metres (gross internal area). These thresholds are a national standard in Planning Practice Guidance for securing infrastructure contributions through planning applications. It is also considered a threshold whereby at 10 or more homes the development is more likely to itself create a deficiency. Where the standards are applicable, development proposals will need to demonstrate to the Council that a development itself, with committed developments, would not create a deficiency.

2.30.6 The Buckinghamshire Green Infrastructure Study (2025) will identify deficiencies across Buckinghamshire against the AGS standards for access to natural greenspace. This section will summarise deficiencies in Buckinghamshire once that study has been completed.

2.30.7 The emerging Buckinghamshire and Milton Keynes Local Nature Recovery Strategy will provide an important framework for developing and applying green infrastructure policy approach in this local plan to promote urban nature conservation, meet local biodiversity priorities and support delivery of mandatory Biodiversity Net Gain.

2.30.8 In addition to meeting the AGS standards, all major developments must provide sufficient provision to meet local needs for play space (see Policy SE3), with provision for all ages and based on accessibility and current provision. This will be done by meeting the Fields In Trust latest standards. These advise on the mix of different play spaces depending on the size of housing development proposed.

Principles for Delivering Green Infrastructure in Buckinghamshire

2.30.9 Development proposals, particularly on larger sites, provide an opportunity to improve the strategic green infrastructure network (as demonstrated through the Berryfields and Kingsbrook sites near Aylesbury), this Policy seeks to achieve this. green infrastructure will be delivered through development proposals and on site or off-site obligations will be imposed through the CIL regime, S106 contributions or conditions to the planning permission as appropriate. HS2 mitigation works will also deliver some green infrastructure in the south of the County. All green infrastructure proposals should include details of management and maintenance to ensure these areas are permanently protected.

2.30.10 Development proposals will be expected to identify, retain and enhance existing green infrastructure assets, including corridors and to ensure new links are provided between existing green spaces. Local green space designations, which are now commonplace in neighbourhood plans, will provide protection for those areas.

2.30.11 Green infrastructure must ensure permeability for wildlife through development and provide sufficient beneficial habitat to support target species, independent of its connective function. The policy requirement for significant habitat enhancement is the difference between creating habitat which is meaningful for biodiversity rather than low value habitats such as cropland.

2.30.12 The incorporation of sustainable drainage systems can contribute to green infrastructure provision as well as help to alleviate flooding and provide other biodiversity benefits. New landscaping areas are important and will be required in larger development schemes to assimilate development into the landscape and assist in the transition between the urban and rural boundary. The size and location of green infrastructure is expected to be suitable for the function it is intended to fulfil.

2.30.13 There are areas of the green infrastructure network in Buckinghamshire which are not in the council's ownership or control, so partnership working is required to plan, provide and manage the network to achieve the objectives of the policy.

2.30.14 Long term stewardship of the public realm is important to ensure that open space provided from development is maintained to high standards. A maintenance and management strategy agreed by the council will ensure the developer put in place arrangements for at least 30 years maintenance regime. Then during that time arrangements shall be agreed by the council with the landowner for site management into perpetuity - an indefinite period.

2.31 Trees, Ancient and Veteran Trees, Woodlands, Orchards

2.31.1 This policy sets out the council's position on protecting Trees, Ancient and Veteran Trees, Woodlands, and Orchards.

2.31.2 This policy provides a local definition of traditional orchard and veteran trees to reflect the local context and protect the orchards and trees meeting this definition.

2.31.3 Traditional Orchard of Local Significance are:

Open grown fruit trees with herbaceous vegetation meeting all the following criteria:

• Identifiable on OS maps in 1955 or earlier and/or containing veteran or ancient trees;
• Containing fruit trees (primarily in the Rosacea family) on any root stock other than extremely dwarfing (i.e. where the trees would be expected to reach over 1.8m height once grown)
• Consist of more than 5 fruit trees spaced between 5m and 30m apart

Inclusions:

• Nut trees, such as hazel, cobnuts and walnuts
• Community orchards meeting the above criteria
• Abandoned or overgrown orchards retaining their fruit trees

Exclusions:

• Fruit trees within private gardens
• Intensive Orchards
• Ornamental varieties

2.31.4 The policy also provides clarification as to the definition of a 'veteran tree' that the LPA considers would constitute an irreplaceable habitat is as defined within the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024

2.32 Ecological enhancements

2.32.1 Discrete ecological enhancement features are not included within Biodiversity Net Gain. However, they can inexpensively provide vital support for priority and threatened species.

2.32.2 Features can include bats/birds /bee boxes, hedgehog gaps, stag beetles loggeries etc. (see appendix D for more details).

2.32.3 The ecological enhancement plan should be secured either with the development or by condition, which includes the following:

• a plan showing the location of features (on site plan and elevations drawings)

• details on the specification of the features, including if boxes are to be integrated or retrofitted

• details on the height and aspect for installation

• management requirements for the features

• a brief summary of how the proposed features support local wildlife - consider local species records where possible when choosing enhancements

• a copy of a letter or leaflet which will be distributed to new home-owners, explaining the features included at the site, why they are important and the need to keep them.

2.32.4 For all developments which requires more than 5 ecological features, the conditioning of an inspection report following installation and prior to first occupation.

2.33 Mitigating light impacts

2.33.1 The Buckinghamshire and Milton Keynes Local Nature Recovery Strategy https://bucksmknep.co.uk/nature-strategy/overview/ notes the importance of dark skies to reduce light pollution. It states:

2.33.2 There is a need to create dark sky areas and reduce light pollution for wildlife, so that animals and plants perceive day and night correctly. Light pollution has an overall negative impact on wildlife because it disturbs the way animals and plants perceive daytime and nighttime which upsets their natural systems and behaviour including navigate on and feeding habits. All light should have a clear purpose, be directed to only where it is needed, be no brighter than necessary and be turned off when not needed. Use warmer colour lights should be used where possible.

2.33.3 Measure 99 of the LRNS is linked to the importance of dark corridors.

2.33.4 At least two thirds of all animal species are active at night and require appropriate conditions to thrive, this includes inverts such as glow worms, mammals such as badgers and bats, fish including salmon and birds such as owls.

2.33.5 Artificial Light at Night (commonly referred to by the acronym ALAN) is rapidly increasing, distribution nocturnal wildlife behaviour, migration and reproduction and having impacts on ecosystems.

2.33.6 Examples of Dark Corridors include watercourse corridors, interconnected woodland and hedgerow networks.

2.33.7 Two thirds of invertebrates are partially or wholly nocturnal and even diurnal species can be impacted by light. The charity Buglife report that light pollution is reducing nocturnal pollinator visits to flowers by 62% in some areas. Caterpillar populations declined by 52% in areas with streetlights. Glow-worm populations are reduced in artificially lit areas and their ability to communicate by 'glowing' is reduced. Dung beetles navigate using the moon and stars. Under light-polluted skies, they become disoriented and unable to find their way.

2.33.8 Birds are also vulnerable to artificial light, causing them to fly toward lit areas. Research shows more birds migrating over urban compared to rural areas, this deviation could have a significant impact on energy levels and lead them to stop in suboptimal habitats.

2.33.9 Artificial lighting can cause many problems for bats, including disrupting their roosting and feeding behaviour and their movement through the landscape; in the worst cases, causing direct harm. As all bats in the UK feed on insects the loss of food sources is also a considerable threat.

2.33.10 The policy seeks to ensure the protection of dark corridors to be treated equally to green and blue infrastructure. Requirements for Artificial Light at Night (ALAN) should be kept to a minimum required for health and safety. Developers should use current best practice techniques for reducing or removing lighting where ALAN could impact ecological networks that could impact flora and fauna known to be sensitive to light.

2.33.11 Although appropriate lighting can help to enhance community safety and reduce the fear of crime, caution must be taken to ensure that lighting only illuminates the intended areas or structures and does not negatively impact surrounding areas. This must not compromise a purpose of lighting to encourage the use of public urban areas and green infrastructure as part of a healthy lifestyle.

2.33.12 Consideration will be given to the impact of the proposed lighting on the natural environment and the effect on wildlife. Lighting within and around any development is expected to respect the ecological functionality of wildlife movement corridors. Certain species of invertebrate and mammal are highly sensitive to inappropriate lighting. In these circumstances, surveys are expected to determine where these wildlife movement corridors are and measures put forward that demonstrate how these will be protected and enhanced.

2.34 Colne Valley Regional Park

2.34.1 The Colne Valley Regional Park covers over 10,000 hectares and straddles many local authority boundaries. It includes the eastern part of the Plan area from the east of Chalfont St Peter and Gerrards Cross extending southwards to include the areas around the Ivers and Richings Park.

2.34.2 The Colne Valley Regional Park was established for recreation and leisure by the Greater London Authority and the local authorities within its area. The boundaries were established in 1967. The Colne Valley Park Community Interest Company was established in 2012 to manage and enhance the landscape, safeguard the countryside, conserve and enhance biodiversity, provide opportunities for countryside recreation, achieve a vibrant and sustainable rural economy and encourage community participation.

2.34.3 The Park has potential to link strongly with the objectives in the emerging Buckinghamshire and Milton Keynes Local Nature Recovery Strategy. The Park extremely valuable to biodiversity and contains part of one Special Protection Area, part of one National Nature Reserve, 13 Sites of Special Scientific Interest and seven Local Nature Reserves. There are also many non-statutory county wildlife sites, ancient woodlands and informal nature reserves.

2.34.4 A Colne and Crane Green Infrastructure Strategy was developed by the Colne Valley Regional Park authority and Crane Valley authority in 2019 for the Colne and Crane Valleys: Green Infrastructure Strategy - Colne and Crane Valleys - Colne Valley Regional Park.

2.34.5 The forthcoming Buckinghamshire Green Infrastructure Study will help enhance connectivity and recreational space from the rest of Buckinghamshire into the Park. The Grand Union Canal runs through the Colne Valley Regional Park and is ideal for leisure cruising, boat trips and walking. Several organisations provide access to the excellent fishing and the lakes at the northern end of CVRP offer sailing, wind surfing, canoeing and other activities.

2.34.6 There are several excellent cycling routes to choose from in the Park, including the Colne Valley Trail, a seven-mile country route linking Uxbridge with Rickmansworth. The route is shared by cyclists, walkers and horse riders and is a great way to reach several country parks.

2.34.7 The Colne Valley is fed by several rivers, including the Colne itself. They provide important habitats and help maintain the floodplain grazing marshes and other riparian habitat across the Park. There are several opportunities to re-naturalise rivers fed by the River Colne, to improve their flow and habitats. The River Colne is impacted by pollution from a variety of diffuse and point sources; these include wastewater from the water industry, as well as pollution related to agriculture and urban and transport infrastructure. A major cause of pollution of the Colne, is raw sewage entering the river via drains and sewers that are meant to only carry rainwater.

2.34.8 Developments can help ensure they do not add to worsening pollution of the River Colne and linked watercourses but also may be asked to help contribute to schemes to reduce pollution elsewhere in the vicinity of the Park.

2.34.9 Watercourses are an important feature in the Colne Valley Regional Park with over 200km of river and canals with over 60 lakes supporting a great variety of wildlife while providing the public with drinking water as well as opportunities for business and recreation. People and wildlife need water to survive from day to day but unfortunately our water sources are under threat with high water consumption, climate change, over extraction of water sources, and an ever-increasing population.

2.34.10 The location of the Park presents the opportunity with green spaces, vegetation and trees to help reduce urban heat island from London and other large built-up areas. The Park can also provide opportunities to offset from other sites climate change emissions from transport and buildings.

2.35 Special Areas of Conservation, Special Protection Areas and Ramsar sites

2.35.1 Habitat sites is the common name by which Special Areas of Conservation, Special Protected Areas and Ramsar sites are categorised. Candidate sites to these categories are also covered. Habitat sites have the highest level of environmental protection (see policy NE3).

2.35.2 Based on early Habitats Regulations Assessment work [Scoping Report (2023)^[10], the Habitats sites needing consideration as part of the plan preparation are:

2.35.3 Buckinghamshire is home to part of the Chilterns Beechwoods Special Area of Conservation (CBSAC), an extensive area that is designated and given the highest level of protection for its importance to nature. SACs often have a unique character and draw which can be difficult to replicate. The CBSAC is designated for its beech forests, semi-natural dry grasslands and scrub, and population of stag beetles, and forms part of the national site network^[11].

2.35.4 The Chilterns Beechwoods SAC is made up of nine separate sites that are partly located across Berkshire, Buckinghamshire, Hertfordshire and Oxfordshire.

• Ashridge Commons and Woods SSSI (partly in Dacorum Borough Council)
• Aston Rowant Woods SSSI (part in Oxfordshire)
• Bisham Woods SSSI (Royal Borough of Windsor and Maidenhead)
• Bradenham Woods, Park Wood and the Coppice SSSI
• Ellesborough and Kimble Warrens SSSI
• Naphill Common SSSI
• Pullingshill and Hollowhill Woods SSSI
• Tring Woodland SSSI (Dacorum BC)
• Windsor Hill SSSI

2.35.5 Buckinghamshire is also home to the Burnham Beeches SAC in the south east of the County and is neighbouring the Aston Rowant SAC west of Stokenchurch, and Windsor Forest and Great Park SAC south of Windsor. They also form part of the national sites network:

• The Burnham Beeches SAC is designated for its beech forests. It is an extensive area of former beech wood-pasture with many old pollards and associated beech and oak forests. Surveys have shown that it is one of the richest sites for deadwood invertebrates in the UK, including 14 Red Data Book species. It also retains nationally important epiphytic communities.
• Aston Rowant SAC is designated for its rare lowland juniper scrub on chalk. It is one of the best remaining examples in the UK.

2.35.6 Windsor Forest and Great Park SAC is designated for its oak and beech. It has the largest number of veteran oaks Quercus spp. in Britain (and probably in Europe), a consequence of its management as wood-pasture. It is also designated for the rare violet click beetle (one of only three sites in England).

2.35.7 The South-West London Waterbodies SPA/Ramsar site are also potentially impacted by in-combination effects of the plan. They are designated is designated due to its internationally important populations of wintering waterbirds, particularly Gadwall and Northern Shoveler. The site comprises a network of reservoirs and former gravel pits that provide critical habitat for these species, especially during the non-breeding season.

2.35.8 The SACs and SPAs have conservation objectives that are in place to help their conservation and restoration, and to prevent the deterioration or significant disturbance of their qualifying^[12] features. SACs also have Site Improvement Plans.

2.35.9 We have a legal duty as the 'competent authority' under the Habitats Regulations to ensure the integrity of the Aston Rowant SAC, Burnham Beeches SAC and Chilterns Beechwoods SAC are not adversely affected by new planning proposals, either alone or in-combination with other plans or projects.

2.35.10 In relation to Chilterns Beechwoods SAC, an assessment in 2022 showed Ashridge Commons and Woods SSSI under pressure from recreational visits, affecting its conservation objectives. Ashridge Commons and Woods SSSI, situated on the Hertfordshire/Buckinghamshire border, forms a significant part of the Chilterns Beechwoods SAC, and is part of the Ashridge Estate, managed by the National Trust.

2.35.11 The Council's approach to protecting Ashridge Commons and Woods SSSI from adverse recreational impacts can be found in the Chilterns Beechwoods Special Area of Conservation Mitigation Strategy^[13], which was prepared in partnership with Natural England, the National Trust and the affected adjoining local authorities, Dacorum Borough Council, Central Bedfordshire Council and St Albans City and District Council. The Council continues to work collaboratively with the partner authorities to coordinate implementation and delivery.

2.35.12 The strategy sets out the types of development proposals that will be 'screened in' through the first stage of the Habitats Regulations Assessment and will require an Appropriate Assessment (stage 2). It also establishes an Exclusion Zone, a Zone of Influence, and mitigation measures that will be delivered through:

1. Implementing a Strategic Access Management and Monitoring Strategy (SAMMS) at Ashridge Estate by the National Trust; and
2. The provision of new or enhanced green space across the area comprising either Suitable Alternative Natural Greenspace that absorbs recreational pressure, or a Gateway site (see policy NE13) that deflects recreational pressure away from Ashridge Commons and Woods SSSI.

2.35.13 The SAMMS measures are designed to directly manage, avoid, mitigate and monitor identified issues at Ashridge. The SAMMS tariff for each net new home built can be found on the Council's website.

2.35.14 The SAMMS measures and related charge will be regularly reviewed. The National Trust is also preparing a spatial plan to guide the future management of the Ashridge Estate.

2.35.15 At Burnham Beeches, a similar issue relating to adverse recreational impacts requires mitigation in the form of alternative SANG and SAMM payments. As part of the preparation for the Local Plan, this strategy will be reviewed to provide consistency across the former district areas.

2.35.16 Key evidence studies drawn upon in preparing the Plan's policy comprise:

• Habitats Regulations Assessment of the Dacorum Local Plan (October 2024);
• Habitats Regulations Assessment Appropriate Assessment for this local plan
• Buckinghamshire Chilterns Beechwoods Special Area of Conservation Mitigation Strategy;
• Visitor survey^[14], recreation impact assessment and mitigation requirements for the Chilterns Beechwoods SAC and the Dacorum Local Plan, 2022.
• Burnham Beeches Supplementary Planning Document
• Updates to the above

2.35.17 The Draft Plan HRA has concluded that where increased recreational use is predicted to cause adverse impacts on a site (all Habitats sites apart from Aston Rowant SAC), avoidance and mitigation should be considered. Avoidance of recreational impacts at Habitat sites involves locating new residential development further away (where possible). Strategic plans, such as Local Plans provide the mechanism for this. Where avoidance of impacts is not possible, mitigation will usually involve a mix of access management, habitat management and provision of alternative recreational space. At this point in time as the sites are not known, the appropriate assessment cannot be undertaken. However, the draft Plan envisages that Suitable Alternative Natural Greenspace (SANG) and Gateway sites will be required to be allocated to sufficiently mitigate any potential adverse impacts on the designated sites. This will be reviewed as the plan progresses and the HRA of the final plan is refined in further stages.

2.35.18 We will continue to monitor the SACs over the lifespan of the Plan and update the Chilterns Beechwoods SAC Mitigation Strategy and Burnham Beeches SAC Mitigation Strategy to reflect updated evidence. This may include adding mitigation measures for further impact pathways or component sites of the SAC.

2.36 Suitable Alternative Natural Greenspace

2.36.1 Suitable Alternative Natural Greenspace, or SANG, is the term given to greenspaces that are created, or enhanced, with the specific purpose of absorbing recreational pressure that would otherwise occur at National Sites, such as the Chilterns Beechwoods SAC at Ashridge Commons and Woods SSSI or Burnham Beeches SAC. The Plan's principles for SANG draw from features which have been found to attract visitors to the Ashridge Estate, Natural England's SANG guidelines and best practice that has been established at other SAC and Special Protection Areas (SPA) across England.

2.36.2 The standards within the SANG principles are based on the Council's evidence and should be read in conjunction with the Chilterns Beechwoods SAC Mitigation Strategy^[15] and the Burnham Beeches SAC Mitigation Strategy once available. The Mitigation Strategies also set the catchment area for SANG, which vary in size depending on their particular characteristics and location. SANG must be secured for at least 80 years from the occupation of the last dwelling for which it provides mitigation.

2.36.3 The Council's allocation protocols within the Mitigation Strategies define how we will assess applications from development to use Council-owned Strategic SANG. The allocations protocols will be periodically updated to reflect the Council's priorities for enabling new homes and the available SANG supply. When Council owned SANG capacity will not be made available, developments will be expected to find their own SANG solution, which may include a bespoke SANG either on or off-site. We will consult with Natural England on proposals for new SANG, which must be in place for residents to use before new homes are occupied. The tariff per net new home for Strategic SANG is published on the Council's website.

2.36.4 Further guidance is provided within the Chilterns Beechwoods SAC Mitigation Strategy and once completed, Burnham Beeches SAC Mitigation Strategy, on our website, and any further bespoke criteria as advised by the Council, in consultation with Natural England.

2.37 Gateway sites

2.37.1 A Gateway site is a new type of mitigation to protect national sites from recreational pressure, in this case in relation to the Chilterns Beechwoods SAC element at Ashridge. The purpose of a gateway is similar to that of SANG, to create an attractive alternative to Ashridge that deflects visitors away from there, reducing recreational pressures as a result. The key differences are that a gateway is located adjacent to the SAC, drawing visitors away from its protected features to a new welcome hub that is outside of the designated area, and that it offers a greater range of facilities compared to a SANG, to encourage visitors to remain within the gateway for a longer period of time. The catchment for a gateway is a much wider area than for SANG and is set at the Zone of Influence for Ashridge Commons and Woods SSSI.

2.37.2 The National Trust is preparing gateway proposals as part of its Spatial Plan for the Ashridge Estate. Applications are anticipated to be submitted in Spring 2026, subject to NT funding. Further guidance on the procedures for gateway mitigation will be provided on the Council's website.

2.38 Little Marlow Lakes

2.38.1 The Little Marlow Lakes area occupies an area of 329 ha between the A4155 Bourne End and Wooburn to Marlow Road and the River Thames and between the A404 and Coldmoorholme Lane. The area is in the Green Belt, and adjacent to the Chilterns National Landscape and the River Thames. The SANG at Spade Oak Lake forms only a small part of the 329ha.

2.38.2 The area includes Little Marlow village, several former gravel pits (restored as lakes, meadows or arable land) and a number of areas of woodland, including ecologically valuable wet woodland habitat. There is also an athletics track with part of a cycleway and a water sports site.

2.38.3 It has the main purpose of providing and improving opportunities for the enjoyment of the countryside by the public. The area is used for a variety of formal and informal recreational and sporting uses and is crossed by several public footpaths including an extensive network of circular routes of varying length with increasing use by the public, including disabled users. The wider Lakes area is used for fishing, water sports, open-water swimming, camping and outdoor exploration activities. These uses mean that it is already meeting the principal purpose of a Country Park, as defined by the Countryside Act 1968, to provide or improve opportunities for the enjoyment of the countryside by the public.

2.38.4 Part of Little Marlow Lakes, known as the Spade Oak Lake area, presents an opportunity to deliver an alternative destination to Burnham Beeches in the south-east of Buckinghamshire, in the form of a Suitable Alternative Natural Greenspace (SANG). Burnham Beeches is a Special Area of Conservation and a large part of the SAC is also designated as a Nature Reserve. This presents a need to balance a role for biodiversity, and its role in providing for outdoor recreation and public enjoyment of nature. Providing a SANG destination with improvements at Spade Oak Lake area provides an opportunity to offset visitor pressures on Burnham Beeches (see policies NE11 and NE12).

2.38.5 On the Spade Oak Lake SANG area, the mitigation management plan provides for publicly accessible open space, ecological and biodiversity enhancements. There are also opportunities for further enhancements that may take place to support the enjoyment of the SANG and new country park. These can include a cafe and associated facilities, public toilets, a play area, additional parking and storage facilities. These facilities must be consistent with the Green Belt and SANG and have no adverse harmful effect on the ecological value of the site.

2.38.6 The whole of the area of the Little Marlow Lakes Country Park lies within the Green Belt. Development opportunities must preserve the openness of the Green Belt.

2.38.7 There are also important nature conservation interests in the area and it contains an extensive area of open water. The former gravel pits are exceptionally important in biodiversity terms, particularly for wintering and breeding birds. This must be considered in all development proposals to deliver a biodiversity net gain.

2.38.8 The potential may exist for additional comprehensively planned outdoor recreation and tourism uses as the area develops. There may be scope for such development on the western side of the site, to the west of the Crowne Plaza hotel.

2.38.9 The site contains critical drainage areas; as a result any flood risks presented by surface water and groundwater flooding should be assessed and mitigated for in accordance with Policy development should reflect the open nature of the site and the long distance views of and over the site from the National Landscape, from Winter Hill, and vantage points from footpaths across the river. Development should not propose the raising of land within the Flood Zones, including the floodplain of Main Rivers. Where this is unavoidable and necessary, appropriate compensatory measures will be required, in consultation with the Environment Agency.

2.38.10 Care should be taken to give space for 'spring points' of groundwater or 'natural springs', where there has been historical records or evidence of them in the area. Recreational spaces developed for sporting purposes should also consider the impact on infiltration of rainwater into the ground. The low-lying areas are likely susceptible to groundwater emergence.

2.38.11 Development must also respect and enhance the setting and amenities of both the Little Marlow Conservation Area, which is washed over by the site, and the Abbotsbrook Conservation Area, which lies to the east. Development must also have regard to the listed buildings in those Areas, their settings and other buildings of interest identified in the Conservation Area documents. The setting and amenities of the River Thames must also be preserved and policies for the landscape and river protection will apply. Areas of existing or potential wildlife habitat should be maintained and enhanced.

2.38.12 Development proposals must also have regard to the ground conditions and land stability due to mineral extraction and landfill activities in the area. Proposals for development may need to be accompanied by reports to show the suitability of the land for the purpose intended and to assess and/or manage the presence of migrating landfill gas or other sources of pollution.

2.38.13 Development should also provide the opportunity to create new means of access to the site for walkers, cyclists, and disabled users, and links to the wider highway network.

2.38.14 Development is required to enable the creation of pedestrian and cycle access on the east side of the area to secure easy access to residents of Bourne End. This could take the pressure off the Thames Path which has significant visitor pressure at times of the year. Any active travel scheme in proximity to Spade Oak needs to take account of the Little Marlow-Spade Oak Lake SANG Management Plan.

2.38.15 Further improvements to the area as a whole will also be eligible for CIL funding. This would assist in the wider delivery of green infrastructure in this part of Buckinghamshire. This could include flood risk management measures (e.g. Natural Flood Management projects). This could also include walking, wheeling and cycling opportunities through the delivery of inter-settlement corridor improvements between Marlow and Bourne End.

2.38.16 Car parking facilities are to be provided at the restored Spade Oak Lake Gravel Yard, accessed from the A4155 and Muschallick Road in accordance with the Little Marlow Spade Oak Lake SANG Management Plan 2024. This will encourage visitors to the site from Wooburn, Bourne End, and the wider area. There is some limited parking at the running track to the west. Parking further west on Little Marlow Lakes is likely to be 'dual use' parking shared with the Globe Business Park. Development should also consider the opportunity for a new rail halt which could improve overall accessibility both for the formal and informal recreational potential of the area.

2.39 Protection of the Green Belt

2.39.1 Whilst in many instances National Policy provides sufficient detail to determine whether a proposal is appropriate development in the Green Belt there are instances which require clarification in the interests of certainty and consistency. These are set out in the Policy above and include, for example, our benchmark approach to determining the degree to which a dwelling can be extended without resulting in disproportionate additions. Hence the inclusion of 3(a-c) in this Policy. Note, a Neighbourhood Plan still has to accord with the strategic policies of the Local Plan.

2.39.2 The clarification in 5(b and c) are necessary to ensure the openness of the Green Belt is not harmed by development which might share the outward form and design of agricultural buildings but which are not reasonably necessary for agriculture (or forestry).

2.39.3 For the purposes of this policy, the term' original building' means a building as it existed on 1 July 1948 or, if constructed after 1 July 1948, as it was built originally.

2.39.4 For the purposes of Green Belt policy, a residential outbuilding will be classed as an extension providing it after development is located within 5m of the main dwellinghouse on the site. The erection of any residential outbuildings more than 5m from the main dwelling is unlikely to be classed as an 'extension'.

2.39.5 The villages that we have identified as appropriate for limited infilling are those villages which are washed over by the Green Belt but which are identified in the Settlement Hierarchy as sustainable locations for incremental growth. The villages are Tiers 4 and 5 in the Settlement Hierarchy. The Green Belt Review 2025 is reviewing the extent of parcels and so is likely to affect which of these villages will remain in the Green Belt.

2.39.6 Limited infilling must have regard to the settlement pattern and the grain and morphology of the village. It does not need to be frontage development, it can be a backland plot. 'Backland' normally refers to the development of land that sits behind an established building line of existing housing or other development, and is often land that is used as a garden. Whereas, 'Infill' is a small gap within an otherwise built-up street frontage.

2.39.7 To be limited infilling (whether in a frontage or backland), the plot must be comparable in size and shape to the average house plots in the village (excluding any that are atypically large or small). The proposed building must be similarly comparable in size and scale (again, excluding outliers). This is assessed on the size of the building proposed (not the size of each dwelling) to allow flexibility for smaller pairs of semi-detached houses as infilling in areas of larger detached housing (or vice versa).

2.39.8 Suitable infilling plots can be created by the subdivision of larger residential gardens (or other previously developed land) but not by the artificial sub-division of agricultural fields, or paddocks, or similar land that has not been previously developed, where this is likely to result in incrementalism.

2.39.9 The site-specific green belt assessment referred to in 3 (e) of the policy will follow the same methodology as the council's Green Belt Review 2025. That Review identifies existing Green Belt parcels and then assesses them for performance against the purposes of the Green Belt. The site's assessment area will be agreed with the council.

2.39.10 It is important to support expansion and improvement of rural economy and for that our Rural Diversification policy covers the different aspects that can affect it.

2.40 Development in the Countryside outside the Green Belt

2.40.1 This policy implements the remaining aspects of the Housing Spatial Strategy. It applies to those areas of the countryside that are not in the Green Belt and are not otherwise allocated for development in this Plan. It reflects the general principles of other Policies in this Chapter which ensure that new development is located where it is capable of contributing to sustainable development. It also supports the NPPF aim to avoid isolated new dwellings in the countryside.

2.40.2 This policy and the Housing Spatial Strategy also recognise that there will be some small housing sites that come forward that have not been allocated in this or other plan documents; these are known as windfall sites. The NPPF defines windfall sites as those that have not been specifically identified as available in the Development Plan. Not all locations, however, will be suitable or sustainable. This policy aims to make it clear that existing settlements are the most sustainable locations for new developments. Alongside this however the Council wishes to support the reuse of existing buildings. Many such proposals will be deemed Permitted Development, but only outside of the Chilterns National Landscape. This policy sets the criteria for considering in principle whether development in the countryside beyond the Green Belt is acceptable.

2.40.3 This policy aims to support rural enterprises and businesses located in the countryside, recognising the rural diversification they can provide (See Policy EC10). The policy recognises that any new development can have a positive impact on the local economy without any further significant impact on the countryside. This will ensure that the existing character is maintained whilst managing development appropriately in the countryside.

2.41 National Landscapes and their setting

Chilterns National Landscape

2.41.1 The primary legislation for National Landscapes is the National Parks and Access to the Countryside Act 1949 and the Countryside and Rights of Way Act 2000 (CROW Act). The Levelling-up and Regeneration Act 2023 also strengthened the duty on public bodies to protect these landscapes. National Landscapes incorporate areas of high scenic quality, and, in landscape terms, are intended to enjoy equal status with National Parks. The primary purpose of National Landscape designation is the conservation of the natural beauty of the landscape, which is also supported by the National Planning Policy Framework.

2.41.2 The Chilterns National Landscape was designated in 1965 and extended in 1990, covering 27% of the Buckinghamshire Council area. It is managed by the Chilterns Conservation Board, who is responsible for reviewing and implementing the Chilterns National Landscape Management Plan. The Board also publishes the Chilterns Building Design Guide along with a series of Technical Notes and Position Statements, including that relating to the setting of the Chilterns National Landscape. These documents are a material consideration in planning decisions.

2.41.3 The Chilterns National Landscape covers nine local authorities, who work together to safeguard the future of this valued landscape in conjunction with the Chilterns Conservation Board. It is a living landscape that supports homes, economic activities and leisure uses that complement and contribute to its distinctive character and biodiversity.

2.41.4 The Chilterns National Landscape covers nine local authorities, who work together to safeguard the future of this valued landscape in conjunction with the Chilterns Conservation Board. It is a living landscape that supports homes, economic activities and leisure uses that complement and contribute to its distinctive character and biodiversity.

2.41.5 All development should, as a minimum, conserve the natural beauty of the Chilterns National Landscape. Development should also, wherever possible, enhance the natural beauty of the Chilterns. The Council recognises that not all development can enhance natural beauty, but where there are opportunities to do so, then permission may be refused if these opportunities are not taken.

2.41.6 The setting of the Chilterns National Landscape has no defined geographical boundary, but is the area within which developments, by virtue of their nature, size, scale, siting, materials or design have scope to impact upon the natural beauty and special qualities of the Chilterns. Where development in the setting of the National Landscape would demonstrably harm the National Landscape and having regard to the scale and significance of harm, consent will be refused unless this harm is outweighed by other land use planning benefits.

2.41.7 All development in the National Landscape or its setting should demonstrate a landscape-led approach to site selection and development design. A landscape-led approach begins with an appraisal of the site's contribution to the character and cohesiveness of the wider landscape, including relevant Landscape Character Area(s) and designations such as the Chilterns National Landscape. Public views to, from and across the site should also be assessed. Subsequent development proposals should then retain, enhance and supplement valuable landscape features, connections and views/vistas, responding with sensitive high-quality design that reinforces or complements established landscape character and visual amenity. Development proposals should demonstrate how any adverse impacts on landscape character or visual amenity have been avoided, minimised or mitigated.

2.41.8 Where required, assessment of likely landscape and visual effects of development should be carried out in accordance with the 'Guidelines for Landscape and Visual Impact Assessment' ("GLVIA"), currently in its third edition, published by the Landscape Institute (LI) and Institute of Environmental Management and Assessment (IEMA). This document is supported by a series of Technical Guidance Notes (TGNs) also published by the Landscape Institute, which should also be addressed where relevant.

2.41.9 The term "major development" for this policy does not refer to the familiar planning application thresholds (10 dwellings) or any other numerical threshold but instead requires the Council to judge the significance of a proposal in its specific context.

2.42 Landscape Character and Visual Amenity

2.42.1 All the landscape in Buckinghamshire is considered to have character and particular distinctive features to be conserved, positive characteristics to be enhanced and detracting features to be mitigated or removed. The Landscape Character Assessments (LCAs) are the primary evidence base which divides the entire landscape (beyond towns and the Chilterns National Landscape) into landscape character areas and landscape character types. There are four Landscape Character Assessments and an addendum which cover Buckinghamshire;

• Aylesbury Vale Landscape Character Assessment (May 2008, minor amendments May 2013)
• Chilterns Landscape Character Assessment (October 2011)
• South Bucks Landscape Character Assessment (October 2011)
• Wycombe Landscape Character Assessment (October 2011)
• Landscape Character Assessment Addendum (due Autumn 2025)

2.42.2 A review of the above Landscape Character Assessments was undertaken in 2025 as an addendum to the existing LCAs and should be considered as part of the evidence base. The 2025 study sets out landscape conservation guidelines for each landscape character area. Therefore, all the landscape in Buckinghamshire can have innate ‘value’ as referred to in the National Policy Planning Framework (NPPF) (2024).

2.43 Pollution, Air quality and Contaminated Land

Pollution

2.43.1 The council will ensure that no development creates or triggers unacceptable levels of pollution and land instability that could impact on human health, property and the wider environment, including environmental designations. Consideration must be given to adopting environmental best practice measures in all cases.

2.43.2 Similarly, the effects of noise on amenity can be limited by separating noise-sensitive development such as homes, schools and hospitals from major noise sources. In cases where separation is not possible, the impact of noisy development and vibration on ambient noise levels should be assessed, for example by an environmental assessment, using the best available techniques and relevant technology and design guidance. This assessment will be relative to the scale of development being considered. Inconvenience can also be caused to local residents by late night opening, odours from cooking bars, restaurants and similar facilities.

2.43.3 It is important to stress that in addition to development proposals potentially having pollution impacts that require mitigation, applicants need to consider the impact of existing sources of pollution on proposed development (for example, proposals for residential development adjacent to railway lines, and associated noise and vibration impacts). As such, necessary supporting survey information will be required as appropriate.

Air quality

2.43.4 Improved air quality through reducing air pollution in Buckinghamshire can bring considerable health benefits. The council's annual status report 2024 has identified that road traffic is the main source of air pollution in Buckinghamshire with poor air quality increasing the risk of cardiovascular and respiratory disease and being a cause of premature death. The pollutants of greatest concern in Buckinghamshire are nitrogen dioxide and particulate matter, although other pollutants such as carbon monoxide and sulphur dioxide can also impact on health at high concentrations.

2.43.5 Nitrogen oxides from both industrial and vehicle emission can have a significantly detrimental effect on wildlife habitat. Therefore, any large development needs to be carefully assessed through monitoring and air quality impact assessments prior to planning application determination.

Contaminated land

2.43.6 The presence of contamination may affect or restrict the use of land, but equally development may address the issue for the benefit of the wider community and bring the land back into beneficial use. In determining whether land contamination is an issue when assessing a planning application, the council will consider a range of information sources including its database of past industrial and commercial land uses, information provided by developers and third parties, statutory guidance, historic maps, and the council's contaminated land strategy.

2.43.7 In April 2000, Part IIA of the Environmental Protection Act (EPA) 1990 came into force, introducing a new regime for the regulation of contaminated land in England. The main purpose of Part IIA is to provide a system for the identification of land that is posing unacceptable risks to health or the environment, and for securing remediation where unacceptable risks cannot be controlled by other means.

2.43.8 Although most developments are rural in nature, there is development built on previously developed land, some of which may formerly have been employment land of an industrial or commercial nature, and may therefore be affected by contamination and require further investigation. The term 'contaminated land' describes land polluted by, for example heavy metals and hydrocarbons, all of which may harm soils, fauna, flora, water resources and construction components.

2.43.9 Redeveloping such land provides an opportunity to remediate the site of any contamination, so that any risk to human health, the environment and the structure itself is removed. The assessment and remediation of contaminated land is complex, with each site being judged individually to make it fit for end use. When carrying out an assessment, interested parties should use guidance set out in the council's Technical Guide for Planning Applicants and Developers. This document provides a guide for developers on how to deal with land contamination and what information should accompany a planning application for the development of affected sites. It should also be read in conjunction with the Environment Agency's Land Contamination Risk Management (LCRM) and the National Planning Policy Framework (NPPF) (2024).

2.43.10 It is essential that a contaminated land assessment is carried out by a competent person and in accordance with BS10175 (2011) + A2:2017 Code of Practice for the Investigation of Potentially Contaminated Sites. Where there is evidence of contamination, remedial measures will need to be specified to ensure the development will not pose a risk to human health, and where appropriate, improve the wider environment.

2.43.11 Consideration should also be given to the protection of groundwater from areas of contamination, in particular where source protection zones (SPZs) are present. Reference should be made to the Environment Agency's Groundwater Protection: Principals and Practice (GP3) document (or such other standards that supersedes or replaces them).

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^[8] Bucks Strategic Vision

^[9] Forward to 2030 – Buckinghamshire & Milton Keynes Natural Environment Partnership

^[10] Buckinghamshire Local Plan - Habitats Regulations Assessment scoping report 2023-03-17

^[11] Following the United Kingdom's withdrawal from the European Union, the national site network replaces the Natura 2000 ecological network.

^[12] i.e. the habitats or species for which they are legally protected.

^[13] Chiltern Beechwoods SAC Mitigation Strategy

^[14] New surveys are being prepared, and outputs are expected to be available in March 2026.

^[15] Chiltern Beechwoods SAC Mitigation Strategy - accessible