Draft Local Plan Regulation 19 Document

Chapter 5 – Spatial Strategy and Strategic Policies Comment

5.1Strategic policies form the core of the Local Plan, setting out the overarching spatial strategy for the pattern, scale and quality of development across Buckinghamshire, and establishing how identified needs for housing, employment, infrastructure and environmental protection will be met over the plan period. The NPPF requires that development plans include strategic policies to address Buckinghamshire’s priorities for the development and use of land. These provide a clear, positive and deliverable vision for sustainable growth, and a framework for meeting economic, social and environmental objectives.

5.2These policies make appropriate provision for homes (including affordable housing), economic development, infrastructure, community facilities and the conservation and enhancement of the natural, built and historic environment. These policies provide the basis for more detailed non-strategic policies set out in chapter 7, ensuring the plan-led system delivers sustainable development and informs consistent, transparent decision-making.

Presumption in favour of Sustainable Development

5.3Section 39 of the Planning and Compulsory Purchase Act 2004 requires that planning documents are prepared with the objective of contributing to sustainable development. Paragraph 11 of the National Planning Policy Framework (2024) states that plans and decisions should apply a presumption in favour of sustainable development and sets out what that means for plan making.

Purpose

5.4The purpose of this policy is to establish the overarching approach to plan-making and decision-taking in Buckinghamshire by applying the presumption in favour of sustainable development. In accordance with national policy, the Council will seek to approve proposals that accord with the development plan and contribute positively to the economic, social and environmental objectives of sustainable development, whilst ensuring that adverse impacts are appropriately avoided, mitigated or outweighed by the benefits of development.

5.5The Council will take a positive approach by supporting development proposals where these can help to improve the local economy, physical, and community infrastructure (such as health, education and cultural infrastructure) and protect and/or enhance the environment and where relevant supporting policies. This is in keeping with the Government’s overall approach to delivering sustainable development and sets out the Council’s strategy for bringing forward land in appropriate locations, whilst protecting and enhancing the natural resources and heritage assets of Buckinghamshire - minimising the need to travel and avoiding areas of greatest risk from flooding.

5.6The presumption in favour of sustainable development should be applied in the context of the Local Plan as a whole. In assessing whether development is sustainable, proposals will be expected to accord, where relevant, with the Development Management policies in Chapter 7, including those relating to housing, economic development, transport, infrastructure, health and community facilities, design and heritage, climate change, flood risk, the natural environment and the protection and enhancement of biodiversity. These policies provide the detailed framework through which the economic, social and environmental objectives of sustainable development are delivered in Buckinghamshire.

Implementation through Development Management Policies

5.7Together, the strategy and Development Management policies of the Local Plan seek to meet housing and economic development needs at a level which can be supported by the necessary infrastructure, whilst recognising environmental limits, protecting mineral resources, preventing pollution and minimising waste. They promote the delivery of high-quality sustainable development within walkable neighbourhoods, where residents can readily access services and facilities to meet their day-to-day needs, and where development is designed to protect and enhance the built environment, local character and landscape of Buckinghamshire.

SP1 - Presumption in favour of sustainable development Comment

This strategic policy is supporting Local Plan objectives 1,2,3,4,5,6,7 and 8.

Spatial Strategy for Housing and Economic Growth

Housing Need and Housing Land Provision and Distribution Comment

Purpose

5.8The purpose of this policy is to establish the overall housing requirement for Buckinghamshire and provide the spatial strategy for accommodating growth over the plan period. The policy seeks to ensure that sufficient land is available to meet identified housing needs, support affordability, create sustainable communities and direct development towards the most sustainable locations, whilst ensuring that growth is aligned with infrastructure provision and environmental capacity.

National Policy

5.9The NPPF requires plans to significantly boost housing supply by ensuring sufficient and varied land is available, meeting the needs of different groups, and bringing forward land without delay. Housing requirements should be based on a local housing need assessment using the standard method, unless exceptional circumstances justify an alternative, and should take account of unmet needs from neighbouring areas.

5.10Plans must set a clear housing requirement and identify a deliverable and developable supply of land, supported by a housing land availability assessment. Larger scale developments such as new settlements and urban extensions may be appropriate where sustainable and supported by infrastructure. Authorities must maintain a five-year supply of deliverable sites, with an appropriate buffer of 5% or 20% depending on delivery performance and include a trajectory of expected delivery over the plan period.

Local Housing Needs

5.11The NPPF states that strategic policies should be informed by a local housing need assessment (LHNA), which assesses how many homes are needed in line with the standard method and breaks down the need for different housing types to meet the needs of the local community. Buckinghamshire Council commissioned Opinion Research Services (ORS) to prepare an LHNA to inform the Local Plan. The LHNA was published as a draft version to accompany the draft plan consultation in 2025 and has now been updated and finalised to be published alongside the Regulation 19 plan documents.

5.12The LHNA (2026) identifies Buckinghamshire’s housing need, based on the latest data and the standard method, as 4,344 dwellings per annum, equating to 91,230 dwellings over the 21‑year plan period from 2024 to 2045. This represents a 38% increase in Buckinghamshire’s housing stock compared to 2024 levels. We already have just over 21,500 homes committed for development from existing local plans, neighbourhood plans and planning permissions^[1]. This leaves an outstanding figure of around 70,000 new homes needed to meet our future housing needs for Buckinghamshire.

SP2 - Housing strategy Comment

This strategic policy is supporting Local Plan objectives 2, 3, 4, 6 and 8.

5.13The housing strategy seeks to deliver the Local Plan’s vision and objectives by meeting the current and future housing needs of Buckinghamshire’s residents. Policy SP2 sets out the scale of growth and establishes the spatial strategy for the area. The Council is actively working to help meet the Government’s objective of significantly boosting housing supply and improving the affordability of new homes.

5.14Policy SP2 seeks to ensure that development is in the most sustainable locations. The amount of development from Brownfield sites within existing urban areas has been the focus for as much growth as possible. Development at these sites minimises the need to travel, optimises sustainable modes of travel and will also help to maintain or deliver facilities and services at these settlements, as well as aligning with the locations of jobs and leisure. Due to the high level of housing need (a 43% increase from the previous standard methodology and a 38% increase in housing stock), a large percentage of the housing need has been met through sites identified in a New and Expanded Settlement Study (NESS), known as NESS sites.

5.15The NESS locations have been identified as the most appropriate locations for accommodating strategic-scale growth when assessed against reasonable alternatives. Together, they provide opportunities for the coordinated delivery of housing, employment land, community facilities, sustainable transport infrastructure, and green infrastructure. Many also benefit from proximity to existing settlements, railway stations, employment opportunities, and strategic transport corridors. Their scale enables infrastructure and services to be planned and delivered alongside development, supporting the creation of sustainable and well-connected communities.

5.16The NESS assessment considered a range of environmental, social, economic and infrastructure factors. The 10 selected NESS locations achieved differing overall scores but were identified as suitable and deliverable locations capable of accommodating strategic-scale growth outside the Green Belt. In addition to their development capacity, many offer strong relationships with existing settlements, employment areas, transport networks, and neighbouring growth locations.

5.17The selection of NESS locations was not based solely on current sustainability performance. The assessment also considered the ability of sites to support long-term sustainable development through the coordinated delivery of infrastructure and services. In several cases, accessibility to services, facilities and public transport can be significantly enhanced through the scale of development proposed. The NESS locations have therefore been selected having regard to both their current characteristics and their ability to evolve into sustainable communities through the provision of schools, healthcare facilities, local centres, employment opportunities, public transport improvements, active travel connections, and other supporting infrastructure.

5.18Further growth is directed to greenfield sites at settlements in accordance with the settlement hierarchy, where Tier 1 represents the most sustainable locations and Tier 6 the least. Alongside prioritising the most sustainable locations, due regard has been given to the constraints at those settlements and the consequential capacity of suitable sites. This means that some places might be very sustainable but only have low levels of growth. Some of these settlements also have a NESS site or brownfield sites as well as the allocations identified in criteria c in policy SP2, the total growth expected at settlements is set out in the table in appendix E. This approach ensures that growth is appropriately distributed to support the vitality of communities and to meet local housing and sustain community facilities.

5.19The draft plan was underpinned by seven different strategies approaches for development in certain locations. These seven different strategic approaches are:

Approach 1: Brownfield sites within existing towns and villages

Approach 2: Growth on the edges of existing main towns

Approach 3: New towns

Approach 4: Development at Transport Hubs

Approach 5: Expansion near key employment areas

Approach 6: Limited expansion of villages

Approach 7: Expanding urban area on the edge of Buckinghamshire.

5.20The draft plan set out that it was likely that all strategic approaches will be required to meet the housing need and that has been the case.

5.21The spatial strategy meets the needs of Buckinghamshire but does not accommodate any unmet needs from elsewhere. The spatial strategy meets the housing requirements without the need to allocate in the Green Belt, whilst only limited development is located within the Chilterns National landscape.

Implementation through Development Management Policies

5.22The delivery of housing through Policy SP2 will be supported by the Development Management policies in Chapter 7, particularly Policies HO1–HO11, which address matters including housing mix, affordable housing, accessible and adaptable housing, self and custom-build housing, houses in multiple occupation, Gypsy, Traveller and Travelling Showpeople accommodation, specialist housing, rural exception sites, windfall development and residential annexes. Residential development proposals will also be expected to comply with other relevant Development Management policies relating to design and placemaking, residential amenity, transport, infrastructure, health and wellbeing, climate change, flood risk, biodiversity, green infrastructure, and the natural and historic environment. Together, these policies ensure that housing growth is delivered in a sustainable, infrastructure-led manner and contributes to the creation of well-designed, healthy, and resilient communities across Buckinghamshire.

 

Travelling communities’ accommodation needs

Purpose Comment

5.23The purpose of this policy is to ensure that the accommodation needs of Gypsies, Travellers and Travelling Showpeople are planned for positively and delivered in accordance with national policy. The policy provides a framework for identifying, allocating and safeguarding sites to meet identified needs whilst promoting sustainable, accessible, and well-designed development that supports equality, inclusion and community wellbeing.

SP3 - Gypsy, traveller and travelling showpeople provision. Comment

This strategic policy is supporting Local Plan objectives 3, 4, and 5.

5.24The Council is required to set pitch and plot targets for Gypsies and Travellers and plot targets for Travelling Showpeople, which address the likely permanent and transit site accommodation needs. It is required to identify and annually update a five-year supply of deliverable Traveller sites and to identify a supply of specific, developable sites.

5.25Romany Gypsies and Irish Travellers form an ethnic minority group and are legally protected from discrimination under the Equalities Act 2010; the Children and Families Act 2014 and the Human Rights Act 1998. Government guidance sets out that councils should assess and meet Gypsy, Traveller and Travelling Showpeople’s accommodation needs in the same way as other accommodation needs, including the identification of land for sites. The Government guidance on this is specifically set out in the Planning Policy for Traveller Sites (PPTS). This was first published in March 2012 and updated in December 2024.

5.26Providing appropriate and adequate accommodation helps to reduce inequalities experienced by the communities by enabling better access to health, educational and welfare services as well as providing security and a sense of belonging.

5.27The Gypsy and Traveller and Travelling Showpeople Accommodation Needs Assessment (GTAA) (2025) assessed the needs for travellers during the plan period. It sets out the following needs for Buckinghamshire, breaking it down into 5-year periods.

Table 2: Need for Gypsy and Travellers households

Table 3: Need for Travelling Showpeople households.

5.28The GTAA identified that there is no requirement for a transit site to be delivered, due to low levels of encampments within Buckinghamshire. The Council will continue to monitor the level of encampments to determine if this requirement needs reconsidering or if other appropriate measures such as negotiated stopping, emergency stopping places or temporary sites and stopping places are necessary.

5.29The PPTS, December 2024, sets out in Annex 1 the definition of gypsies and travellers for the purposes of planning policy as:

5.30The needs of those households who were surveyed during the GTAA and met this planning definition are captured in the PPTS Needs columns of tables 2 and 3. For the households where interviews were not untaken, their needs are captured as undetermined needs. Whilst their status has not been determined, it is assumed that they are likely to meet the new planning definition.

5.31To help meet the Gypsy, Traveller and Travelling Showpeople accommodation needs for the first 10 years of the plan period, the above sites have been allocated. New sites, sites with temporary permissions and sites which are unauthorised, that have been listed in the policy, are allocated for the total number of pitches or plots for that site. This means existing temporary or unauthorised pitch numbers are included in the total allocation. For sites listed for intensification or expansion, these numbers are in addition to the existing authorised pitch numbers.

5.32Unmet need and the undetermined need will be addressed through sites coming forwards through the criteria-based policy, HO7 Gypsy, Traveller and Travelling Showpeople Accommodation Policy.

5.33The spatial strategy for Gypsy, Traveller and Travelling Showpeople growth was focused on intensifying existing sites, reviewing suitability of temporary and unauthorised sites, new sites promoted through the call for sites exercises. As the needs couldn’t be met outside of the greenbelt, sites within the greenbelt that could be intensified were assessed for exceptional circumstances.

Implementation through Development Management Policies Comment

5.34The delivery of Gypsy, Traveller and Travelling Showpeople accommodation through Policy SP3 will be supported by the Development Management policies in Chapter 7, particularly Policy HO7 (Gypsy, Traveller and Travelling Showpeople Accommodation), together with relevant housing policies relating to affordable housing, specialist accommodation and rural exception sites where appropriate. Proposals will also be expected to comply with other relevant Development Management policies relating to transport and accessibility, infrastructure provision, residential amenity, design and placemaking, health and wellbeing, flood risk, biodiversity, landscape character, the Green Belt, the historic environment and climate change. Together, these policies ensure that accommodation needs are met in a sustainable manner whilst supporting community integration, safeguarding environmental assets and delivering well-designed and appropriately located sites across Buckinghamshire.

Strategy for Economic Growth

Purpose Comment

5.35The purpose of this policy is to support the delivery of a resilient, sustainable and competitive economy by ensuring sufficient land is available in the right locations to meet future growth objectives and employment needs. It seeks to facilitate the growth of high-value, high-productivity sectors by identifying and protecting a portfolio of strategic, well-connected employment sites that can attract investment, foster innovation and support business expansion.

5.36In line with the Buckinghamshire Economic Growth Plan, the policy supports a diverse and dynamic business base, strengthens key growth sectors, and promotes the regeneration of town centres as vibrant economic hubs.

Implementation through Development Management Policies Comment

5.37The delivery of employment growth through Policy SP4 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Strategic and Key Employment Sites, Other Employment Sites, Small Employment Sites, Skills and Local Employment, Data Centres, Rural Diversification, Tourism, the Retail Hierarchy, Development within Buckinghamshire's Centres and Development for Main Town Centre Uses Outside Buckinghamshire's Centres. These policies provide the detailed framework for protecting existing employment land, supporting business growth, enabling innovation, promoting employment opportunities for residents and maintaining the vitality and viability of centres.

5.38Development proposals will also be expected to comply with other relevant Development Management policies relating to Transport Requirements for New Development, Transport Improvements, Parking Standards, Freight and Logistics, Infrastructure Delivery, Water Infrastructure and Telecommunications Infrastructure to ensure that employment growth is supported by appropriate infrastructure and sustainable transport connections.

5.39In addition, proposals should accord with policies relating to Design of Developments, Residential Amenity, Heritage Assets, Conservation Areas, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems, Water Efficiency Standards and Health Impact Assessment where relevant. Together, these policies ensure that employment development is delivered in a sustainable manner, supports economic productivity and investment, contributes positively to place-making and environmental quality, and helps create healthy, resilient and well-connected communities across Buckinghamshire.

SP4 - Strategy for economic growth Comment

This strategic policy is supporting Local Plan objectives 4, 7, and 8.

Supporting Economic Growth in Buckinghamshire

5.40A strong, productive and resilient economy is fundamental to creating sustainable communities across Buckinghamshire. Economic prosperity supports higher living standards, creates opportunities for residents, enables investment in infrastructure and services, and supports healthier and more inclusive places.

5.41Buckinghamshire has a nationally significant economy with strong links to London, the Thames Valley, Oxfordshire and the Oxford-Cambridge Growth Corridor. The county benefits from a highly skilled workforce, strong entrepreneurial culture and internationally recognised innovation clusters.

5.42However, productivity growth has weakened over the past fifteen years, and the county faces a range of challenges including insufficient modern employment premises, affordability pressures, skills shortages, transport constraints and increasing competition from neighbouring economic centres.

5.43The Buckinghamshire Local Plan therefore has an important role in supporting sustainable economic growth by:

1. planning positively for future employment needs.
2. ensuring sufficient employment land is available in the right locations.
3. supporting productivity growth in high value sectors.
4. protecting and enhancing existing employment areas.
5. improving access to jobs, skills and infrastructure.
6. supporting regeneration and town centre renewal; and
7. aligning homes, jobs and infrastructure growth.

5.44This approach supports the National Planning Policy Framework requirement for local plans to set out a clear economic vision and strategy and aligns with Buckinghamshire’s Economic Growth Plan and the Government’s National Industrial Strategy priorities.

Buckinghamshire’s Economic Context

5.45Buckinghamshire has a £19.2 billion economy and is home to approximately 31,200 businesses, with small and medium enterprises forming the backbone of the local economy.

5.46Buckinghamshire occupies a strategically important location within both the Oxford-Cambridge Growth Corridor and the wider Southeast economy. This provides opportunities to support nationally important growth sectors and strengthen links between innovation, infrastructure and housing delivery.

5.47The Buckinghamshire Economic Growth Plan establishes a vision for productivity-led growth focused on:

1. growing high value sectors.
2. enhancing place and infrastructure.
3. investing in people and skills.
4. fostering innovation; and
5. supporting partnerships and collaboration.

5.48Buckinghamshire also has significant strengths in sectors aligned with the Government’s Industrial Strategy priorities, including advanced manufacturing, film and creative industries, space technologies, life sciences and digital industries.

5.49Nationally significant economic assets include Pinewood Studios, Westcott Venture Park, Silverstone Park, Woodlands Enterprise Zone and Stoke Mandeville Hospital, alongside established business parks and industrial estates across the county. These locations support innovation, inward investment and highly skilled employment.

5.50The Local Plan supports these growth sectors by ensuring employment land and infrastructure provision responds to evolving business needs and supports long-term productivity growth.

Employment Land Review and Evidence Base

5.51The Local Plan employment strategy is informed by an extensive evidence base including the Employment Land Review (ELR), Housing and Economic Land Availability Assessment (HELAA), Sustainability Appraisal and wider economic evidence.

5.52The Employment Land Review assessed Buckinghamshire’s future employment needs to 2045 and considered five alternative growth scenarios. The preferred approach is based on the labour supply-led scenario, which aligns employment growth with planned housing growth and represents the most ambitious and flexible scenario for supporting Buckinghamshire’s long-term economic aspirations.

5.53The ELR identifies an overall employment land requirement of approximately 219.4 hectares to 2045, comprising of 33.5 hectares for office, research and development uses and 185.8 hectares for industrial, warehousing and distribution uses.

5.54Table below shows the implied Gross Land Requirements in Buckinghamshire, 2024 to 2045 (ha), with scenario 3 being the preferred option.

Table 4: Implied Gross Land Requirements in Buckinghamshire, 2024 to 2045 (ha)

5.55Once existing commitments are considered, the evidence identifies a requirement for approximately 100 hectares of additional employment land.

5.56The ELR also identified:

1. 37 Key Employment Areas across Buckinghamshire.
2. demand for modern industrial, logistics and research space.
3. continued pressures from office to residential permitted development.
4. growing demand for flexible SME premises.
5. increasing market interest in modern economy uses such as data centres; and
6. the importance of maintaining a flexible portfolio of employment sites.

5.57The evidence confirms that Buckinghamshire’s economy does not rely on a single employment location or sector. Instead, it is characterised by a network of strategic employment assets, town centres, business parks, rural enterprise locations and innovation clusters, each performing different but complementary roles.

Overall Spatial Strategy for Economic Growth

5.58The Local Plan spatial strategy seeks to direct employment growth towards Buckinghamshire’s most sustainable and economically advantageous locations.

5.59Employment growth will primarily be focused in:

1. Aylesbury.
2. High Wycombe.
3. Winslow.
4. Westcott.
5. Silverstone-related growth locations.
6. Strategic business parks and enterprise zones; and
7. Selected sustainable urban extensions and employment expansions.

5.60The strategy focuses growth where it can support existing economic clusters, improve access to labour markets and infrastructure, align homes and jobs growth, reinforce strategic transport connections and support regeneration priorities.

5.61This approach reflects Buckinghamshire’s role within England’s Economic Heartland and the Oxford-Cambridge Growth Corridor, where improved east-west connectivity and innovation-led growth are expected to drive significant economic change.

5.62The Local Plan also recognises the potential for future collaborative Spatial Development Strategy (SDS) arrangements across Buckinghamshire, West Northamptonshire and North Northamptonshire to help deliver shared economic growth ambitions. These areas share common objectives focused on increasing productivity, supporting high-value sectors and strengthening strategic connectivity across the corridor.

5.63This is particularly relevant to the Silverstone cluster and wider growth corridor linking Northamptonshire, Milton Keynes, Winslow, Aylesbury and High Wycombe, where advanced manufacturing, digital, defence, clean energy and life sciences sectors are driving significant innovation and productivity growth. Improved connectivity, including East West Rail and strategic transport corridors, has the potential to unlock further growth and strengthen economic relationships between these locations.

5.64The Local Plan supports improved connectivity between Buckinghamshire’s economic centres through:

1. East West Rail.
2. the A421 growth corridor.
3. strategic road links including the M40 and M1.
4. active travel infrastructure
5. digital connectivity; and
6. improved public transport access to employment locations.

5.65Improved connectivity is critical to supporting productivity growth, reducing inequalities in access to jobs and enabling businesses to attract and retain workers.

5.66The Council recognises that larger employment developments, particularly industrial, storage and distribution uses, can generate significant vehicle movements and environmental impacts if not carefully planned. Development proposals will be expected to demonstrate that they are well connected to the strategic road network and accessible by walking, cycling and public transport where appropriate. Transport assessments should consider the effects of HGV movements, road safety, congestion and impacts on local communities. Proposals should also demonstrate how potential effects on air quality, noise and amenity will be avoided, minimised or mitigated through site design, layout and operational measures.

Protecting Existing Employment Areas and Supporting Innovation

5.67The Local Plan supports the protection, renewal and intensification of Buckinghamshire’s key employment areas.

5.68Existing business parks, industrial estates and strategic employment locations continue to make an important contribution to Buckinghamshire’s economy. However, some sites face pressures associated with ageing premises, limited expansion capacity, poor public transport access and pressure for alternative uses.

5.69The Local Plan therefore seeks to:

1. safeguard viable employment land.
2. support regeneration and modernisation of employment sites.
3. improve infrastructure and environmental quality.
4. encourage intensification where appropriate; and
5. support energy and digital upgrades.

5.70Strategic employment locations including Westcott Venture Park, Silverstone Park, Pinewood and Woodlands Enterprise Zone will continue to be supported as nationally significant growth locations.

5.71Buckinghamshire’s future growth will increasingly rely on innovation-led and knowledge-intensive sectors. The Local Plan therefore supports research and development space, flexible SME premises, specialist facilities, modern employment environments and supporting digital infrastructure.

5.72This is particularly important for sectors such as space technologies, advanced manufacturing, film and life sciences where specialist land and infrastructure requirements differ from traditional employment uses.

Supporting Town Centres and Managing Modern Economy Uses

5.73The Local Plan supports regeneration and mixed-use renewal in Aylesbury, High Wycombe and other centres including Chesham, Marlow, Amersham and Buckingham.

5.74This approach will help increase commercial activity, diversify town centre uses, support flexible workspace and encourage town centre living in accessible locations.

5.75The Local Plan also recognises increasing demand for data centres and digital infrastructure. A criteria-based approach will ensure proposals are located appropriately, supported by sufficient energy and digital infrastructure capacity and do not adversely affect local communities or infrastructure.

Employment and Housing Growth

5.76The Local Plan seeks to align employment growth with planned housing delivery to support sustainable communities and reduce unsustainable commuting patterns.

5.77The labour supply-led employment strategy reflects the scale of planned housing growth and seeks to ensure that residents have access to employment opportunities within Buckinghamshire.

5.78In locations such as Aylesbury, Winslow and growth areas connected to East West Rail, employment provision will form an important part of creating balanced and sustainable communities.

5.79The supply of employment land will be monitored regularly. Where delivery falls significantly below expected levels, the Council will consider the release of additional sites or review of allocations.

SP5 - Retail and leisure Comment

Purpose

5.80The purpose of this policy is to set out the magnitude of retail growth required in Buckinghamshire over the plan period, and the spatial strategy for distributing this.

Implementation through Development Management Policies

5.81In line with the NPPF, the requirements set out in this policy will be reduced proportionately where a proposal supports the reuse or redevelopment of vacant buildings. The circumstances where this does not apply are set out in footnote thirty of the NPPF.

5.82Development proposals will also be expected to comply with policies relating to Strategic and Key Employment Sites, Other Employment Sites, Small Employment Sites, Tourism, Community, Sport and Leisure Facilities, Sport, Leisure and Recreation, and Fast-Food Outlets and Takeaways where relevant. Together, these policies help support Buckinghamshire's economy, visitor offer, cultural facilities, leisure provision and the health and wellbeing of communities.

5.83In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Residential Amenity, Heritage Assets, Conservation Areas, Health Impact Assessment, Transport Requirements for New Development, Parking Standards, Public Rights of Way, Infrastructure Delivery, Telecommunications Infrastructure, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that retail and leisure development is delivered in accessible and sustainable locations, contributes positively to townscape and environmental quality, supports climate resilience, and creates attractive, healthy, and vibrant places for residents, visitors, and businesses.

This strategic policy is supporting Local Plan objectives 7 and 8.

5.84The Council’s evidence base recommends meeting Buckinghamshire retail needs to 2035, reflecting the uncertainty associated with retail forecasts, this is 59,201 sqm of floorspace with the below breakdown.

Table 5: Retail Needs for Buckinghamshire to 2035

5.85Eighty-five percent of the need relates to the growth in population over the plan period. The Council’s strategy is to seek to meet the needs first by reducing vacancies in existing centres and then through the provision of new centres within the large development sites allocated in the plan. This will help support our existing centres whilst reflecting the fact that much of the need is associated with new development. Data from the Council’s economic development team indicates lower vacancy rates than that identified by the retail evidence, indicating that there has been improvement in our town centres since the study, and some of vacant capacity has already been filled.

5.86This policy promotes a town centre first approach, bringing forward town centre uses in our town centres and then supporting our larger allocations. The plan allocates sites where we expect retail development to come forward at Wycombe, Aylesbury, Chesham, Aston Clinton, and then smaller sites at Beaconsfield, and Little Chalfont.

SP6 - Town centre regeneration policy Comment

Purpose

5.87The purpose of this policy is to recognise the importance of sustaining attractive and thriving town centres within Buckinghamshire, particularly Aylesbury, Chesham and High Wycombe, and continuing to enhance them through directing development towards brownfield sites within town centres.

5.88The regeneration of these sites will be key to delivering housing and renewing town centre populations, business opportunities, and an enhanced mix of retail, commercial and amenities.

5.89The council also recognises that the redevelopment of previously developed land entails a greater level of risk, often constraining the speed in which regeneration can happen.

5.90To facilitate a ‘brownfield first’ strategy in Buckinghamshire, the Council’s Regeneration Team will work with developers to overcome risks associated with redevelopment and ensure their investment in our town centres is viable and continuous throughout the planning period. Flexible approaches may be supported where necessary to enable comprehensive regeneration, provided proposals clearly demonstrate how they will maximise public benefits over the lifetime of the development.

Implementation through Development Management Policies

5.91The delivery of town centre regeneration through Policy SP6 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to the Retail Hierarchy, Development within Buckinghamshire's Centres and Development for Main Town Centre Uses Outside Buckinghamshire's Centres. These policies provide the detailed framework for maintaining and enhancing the vitality and viability of Buckinghamshire's centres, supporting an appropriate mix of retail, leisure, commercial, cultural and community uses and ensuring that development is directed to accessible and sustainable locations.

5.92Development proposals will also be expected to comply with policies relating to Strategic and Key Employment Sites, Other Employment Sites, Small Employment Sites, Skills and Local Employment, Tourism, Community, Sport and Leisure Facilities and Sport, Leisure and Recreation where relevant. Together, these policies support economic growth, investment, employment opportunities, cultural activity and the long-term resilience of Buckinghamshire's town centres.

5.93In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Residential Amenity, Space Standards, Conservation Areas, Heritage Assets, Health Impact Assessment, Community Food Growing, Transport Requirements for New Development, Parking Standards, Public Rights of Way, Infrastructure Delivery, Telecommunications Infrastructure, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that regeneration proposals create attractive, accessible and healthy places, conserve and enhance Buckinghamshire's historic environment, support climate resilience and environmental enhancement, and deliver vibrant town centres that meet the needs of residents, businesses and visitors.

This strategic policy is supporting Local Plan objectives 1, 4, 7, and 8.

5.94Buckinghamshire Council recognises the importance of maintaining attractive, thriving town centres, and continuing to enhance them through directing development towards brownfield sites in town centres.

5.95Town centres are expected to make a significant contribution to housing delivery through the optimisation of brownfield land, particularly through mixed-use schemes incorporating residential development.

5.96This policy promotes comprehensive, town centre regeneration specific to each of our town centres to enhance economic vitality in line with Buckinghamshire’s Economic Growth Plan, while supporting social wellbeing and environmental quality. It seeks to ensure development delivers high-quality placemaking and that new developments strengthen and enhance our town centres as vibrant, inclusive and resilient places, as set out in the Buckinghamshire Regeneration Framework and Town Centre Regeneration Strategies.

Defined Town Centres

5.97Within the defined town centres of High Wycombe, Aylesbury and Chesham, and in other town centres defined in policy EC9, development proposals will be supported where they contribute positively to regeneration objectives and demonstrate alignment with the following criteria:

Mixed Use and Activity Rich Town Centres

5.98Town centres should be planned and designed as vibrant, multifunctional places that support living, working, leisure and visitation throughout the day and into the evening. Development must promote a rich and complementary mix of uses, including residential accommodation, employment spaces, hotels and other visitor accommodation, cultural and creative uses, leisure and entertainment, education, healthcare and community facilities, such as our town centre market offering.

5.99This diversity of uses should be integrated vertically and horizontally to create active streets, adaptable buildings and well‑used public spaces. By encouraging activity across weekdays, evenings and weekends, town centres will become more resilient, inclusive and economically sustainable, reducing over‑reliance on single‑use retail environments and supporting a stronger sense of place.

5.100On key sites, including publicly owned land and surface car parks, proposals will be expected to optimise the use of land through a comprehensive mixed-use approach, making efficient use of highly accessible locations.

Local Character and Distinctiveness

5.101Proposals must respond positively to the town centre’s distinctive character, heritage assets, prevailing scale and strategic role. Development should reinforce and enhance local identity through high‑quality design, including layout, massing, form, materials and active uses. Increased height and density will be supported where it is demonstrably appropriate to the town centre context, respects key heritage considerations, and contributes positively to townscape character, viability and vitality.

High Quality Design, Public Realm and Healthy Places

5.102This policy promotes comprehensive, place‑based town centre regeneration to enhance economic vitality in line with Buckinghamshire’s Economic Growth Plan, while supporting social wellbeing and environmental quality. Appropriate increases in density and building height within town centres will be supported where they respond positively to context and contribute to vitality and viability.

5.103Development must deliver high standards of architectural quality and an inclusive public realm, prioritising pedestrians and cyclists, creating safe, legible and attractive streets and spaces, to and through the development, and reinforcing active frontages. Proposals should incorporate green and blue infrastructure, enhance biodiversity, and create pleasant, well‑designed environments that support health and wellbeing. Opportunities to respond positively to environmental considerations, including sustainability, should be considered where appropriate.

5.104Where it has been clearly demonstrated that the provision of meaningful on-site amenity space is constrained, contributions towards off-site provision and improvements to the public realm will be required.

Economic Vitality and Enterprise

5.105Preference will be given to proposals which not only support Buckinghamshire’s Economic Growth Plan strategic priority of ‘Enhancing place and infrastructure’ but also demonstrate how development will contribute to sustainable productivity and economic growth and bolster local economic resilience by providing flexible and adaptable space for the small and medium-sized enterprises, creative and cultural industries, start-ups and other innovative uses. Where possible, proposals should also help to foster innovation and support the development of skills, training and apprenticeship opportunities to meet local labour market needs.

5.106Development should promote the vitality and viability of centres by increasing footfall and employment opportunities across both the daytime and night-time economy, including appropriate evening and late‑night uses that contribute to a safe, inclusive and attractive environment.

Connectivity and Accessibility

5.107Development must improve physical connectivity within and beyond the town centre, promoting sustainable transport, walking and cycling, and enhancing access to key services and destinations. In recognition of the high level of accessibility typically associated with town centre locations, proposals will be expected to reflect the Council’s approach to reduced parking provision, taking account of the availability of public transport, proximity to services, and opportunities for active travel. Lower parking standards will be supported where development demonstrates good connectivity to sustainable transport networks and key facilities within walking distance.

5.108Development proposals which will directly impact public car parking provision in Town Centres will be required to assess the adequacy of alternative public car parking in proximity and consider the wider economic and social impact of the removal of parking from such locations.

 SP7 - Aylesbury town centre policy Comment

Implementation

5.109The Council will work with partners, landowners, developers and the community to deliver the regeneration of Aylesbury Town Centre in accordance with this policy and the Aylesbury Regeneration Strategy.

5.110Proposals that accord with this policy and contribute positively to the town centre’s role and function will be supported.

Purpose

5.111The purpose of this policy is to support Aylesbury's role as Buckinghamshire's principal town centre by promoting regeneration, investment and growth. The policy supports the vitality and viability of the centre through the delivery of housing, employment, retail, leisure, cultural and community uses, whilst enhancing accessibility, public realm, heritage assets and environmental quality.

Implementation through Development Management Policies

5.112The delivery of regeneration, growth and investment in Aylesbury Town Centre through Policy SP7 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to the Retail Hierarchy, Development within Buckinghamshire's Centres and Development for Main Town Centre Uses Outside Buckinghamshire's Centres. These policies provide the detailed framework for maintaining and enhancing the vitality and viability of Aylesbury as Buckinghamshire's principal town centre, supporting an appropriate mix of retail, leisure, commercial, cultural, residential and community uses, and ensuring that development is directed towards accessible and sustainable locations.

5.113Development proposals should also comply with relevant policies relating to Strategic and Key Employment Sites, Other Employment Sites, Small Employment Sites, Skills and Local Employment, Tourism, Community, Sport and Leisure Facilities and Community Food Growing. Together these policies support economic growth, investment, employment creation, cultural activity and the development of a vibrant and attractive town centre environment.

5.114In addition, proposals will be expected to accord with relevant Development Management policies relating to Design of Developments, Residential Amenity, Space Standards, Conservation Areas, Heritage Assets, Health Impact Assessment, Transport Requirements for New Development, Parking Standards, Public Rights of Way, Infrastructure Delivery, Telecommunications Infrastructure, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that development contributes to the delivery of a high-quality, accessible, healthy and climate-resilient town centre, whilst conserving and enhancing Aylesbury's historic environment, strengthening its role as a sub-regional centre and supporting the creation of a sustainable and distinctive place for residents, businesses and visitors.

SP7 - Aylesbury town centre policy Comment

This strategic policy is supporting Local Plan objectives 1, 4, 7, and 8.

SP8 – High Wycombe town centre policy Comment

Implementation

5.115The Council will collaborate with partners, landowners, developers, and the community to deliver the regeneration of High Wycombe Town Centre in line with this policy and the High Wycombe Regeneration Strategy.

5.116Proposals that accord with this policy and contribute positively to the town centre’s role and function will be supported.

Purpose

5.117 The purpose of this policy is to support the continued regeneration of High Wycombe Town Centre as a major commercial, cultural and transport hub. The policy promotes a diverse mix of uses, the efficient use of previously developed land, improved connectivity and high-quality placemaking to strengthen the centre's vitality, viability, and economic competitiveness.

Implementation through Development Management Policies

5.118The delivery of regeneration, growth, and investment in High Wycombe Town Centre through Policy SP8 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to the Retail Hierarchy, Development within Buckinghamshire's Centres and Development for Main Town Centre Uses Outside Buckinghamshire's Centres. These policies provide the detailed framework for maintaining and enhancing the vitality and viability of High Wycombe as a major town centre, supporting an appropriate mix of retail, leisure, commercial, cultural, residential and community uses, and ensuring that development is directed towards accessible and sustainable locations.

5.119Development proposals will also be expected to comply with policies relating to Strategic and Key Employment Sites, Other Employment Sites, Small Employment Sites, Skills and Local Employment, Tourism, Community, Sport and Leisure Facilities and Sport, Leisure and Recreation where relevant. Together, these policies support economic growth, investment, employment creation, cultural activity and the continued regeneration of High Wycombe as a key commercial, cultural and transport hub.

5.120In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Residential Amenity, Space Standards, Conservation Areas, Heritage Assets, Health Impact Assessment, Community Food Growing, Transport Requirements for New Development, Parking Standards, Public Rights of Way, Infrastructure Delivery, Telecommunications Infrastructure, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that development contributes to the delivery of a high-quality, accessible, healthy and climate-resilient town centre, whilst conserving and enhancing High Wycombe's historic environment, strengthening its economic role and supporting the creation of a sustainable and distinctive place for residents, businesses, and visitors.

This strategic policy is supporting Local Plan objectives 4, 7 and 8.

SP9 - Chesham town centre policy Comment

Implementation

5.121The Council will work with partners, landowners, developers and the community to deliver the regeneration of Chesham Town Centre in line with this policy and the Chesham Regeneration Strategy.

Purpose

5.122The purpose of this policy is to support the regeneration and long-term vitality and viability of Chesham Town Centre. The policy seeks to reinforce its role as an important centre for shopping, employment, leisure, culture and community activity whilst supporting town centre living, sustainable transport, heritage conservation and high-quality public realm improvements.

5.123Proposals that accord with this policy and contribute positively to the town centre’s role and function will be supported.

Implementation through Development Management Policies

5.124The delivery of regeneration, growth and investment in Chesham Town Centre through Policy SP9 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to the Retail Hierarchy, Development within Buckinghamshire's Centres and Development for Main Town Centre Uses Outside Buckinghamshire's Centres. These policies provide the detailed framework for maintaining and enhancing the vitality and viability of Chesham Town Centre, supporting an appropriate mix of retail, leisure, commercial, cultural, residential and community uses, and ensuring that development is directed towards accessible and sustainable locations.

5.125Development proposals will also be expected to comply with policies relating to Strategic and Key Employment Sites, Other Employment Sites, Small Employment Sites, Skills and Local Employment, Tourism, Community, Sport and Leisure Facilities and Sport, Leisure and Recreation where relevant. Together, these policies support economic growth, investment, employment creation, cultural activity and the continued regeneration of Chesham Town Centre as a vibrant local centre serving residents, businesses and visitors.

5.126 In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Residential Amenity, Space Standards, Conservation Areas, Heritage Assets, Health Impact Assessment, Community Food Growing, Transport Requirements for New Development, Parking Standards, Public Rights of Way, Infrastructure Delivery, Telecommunications Infrastructure, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that development contributes to the delivery of a high-quality, accessible, healthy and climate-resilient town centre, whilst conserving and enhancing Chesham's historic environment, strengthening its economic and community role and supporting the creation of a sustainable and distinctive place for residents, businesses and visitors.

This strategic policy is supporting Local Plan objectives 1, 4, 7 and 8.

Infrastructure for transport, telecommunications, utilities, waste

Purpose

5.127The purpose of this policy is to ensure that development is supported by a coordinated, resilient and sustainable approach to infrastructure provision, delivering accessibility, connectivity, environmental protection and economic productivity.

Implementation through Development Management Policies

5.128The delivery of infrastructure through Policy SP10 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Transport Requirements for New Development, Transport Improvements, Parking Standards, Public Rights of Way, Freight and Logistics, Aviation Development, High Speed Two and East West Rail, the Buckinghamshire Greenway and the Former Bourne End to High Wycombe Railway Line. These policies provide the detailed framework for ensuring that development is supported by sustainable transport choices, improves connectivity, promotes active travel and protects strategic transport infrastructure and corridors.

5.129Development proposals will also be expected to comply with policies relating to Infrastructure Delivery, Water Infrastructure and Telecommunications Infrastructure. Together, these policies support the coordinated provision of physical, digital and utility infrastructure, ensuring that development is aligned with infrastructure capacity and contributes towards the delivery of resilient and sustainable communities.

5.130In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Residential Amenity, Health Impact Assessment, Community, Sport and Leisure Facilities, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that infrastructure provision supports sustainable growth, climate resilience, environmental enhancement, public health and the creation of well-connected and accessible places across Buckinghamshire.

SP10 - Infrastructure for transport, telecommunications, utilities, waste Comment

This strategic policy is supporting Local Plan objectives 2, 6 and 8.

5.131Buckinghamshire is expected to accommodate significant levels of housing, employment and population growth over the plan period. To ensure that this growth is sustainable and deliverable, development must be supported by timely, sufficient and well-co-ordinated infrastructure provision. This includes physical, digital and environmental infrastructure necessary to support communities, economic activity and environmental protection.

5.132Transport infrastructure plays a critical role in shaping sustainable patterns of growth. The strategy set out in this Plan prioritises a vision‑led approach to transport, supporting travel choice and a shift towards walking, cycling, wheeling and public transport, whilst ensuring that the strategic and local road network continues to function effectively. This approach is consistent with national policy objectives to reduce reliance on the private car, improve air quality and support healthier lifestyles.

5.133Digital connectivity is increasingly essential to economic productivity, access to services and social inclusion. The Plan therefore supports the delivery of high‑quality digital infrastructure, including next‑generation mobile networks and gigabit‑capable broadband, to future‑proof Buckinghamshire’s communities and businesses.

5.134Utilities infrastructure, including water supply, wastewater networks and sewerage treatment, drainage and energy networks, must be capable of accommodating growth while responding to climate change and environmental constraints. The strategic policy provides a framework for DM policies on Infrastructure which ensures that development is informed by evidence such as the latest Water Cycle Study and Strategic Flood Risk Assessment, and that infrastructure provision is co‑ordinated with statutory undertakers. Early engagement between developers and water supply or wastewater companies is important to establish there will be capacity to meet the needs of development at the right time.

5.135Waste management infrastructure is necessary to manage the waste generated by growth and to support the transition towards a circular economy. Strategic provision and safeguarding of facilities ensures that waste can be managed sustainably and close to its source.

5.136This policy establishes the strategic requirement for infrastructure provision, while detailed matters relating to design, siting, mitigation and delivery are addressed through Development Management policies and the Infrastructure Delivery Plan. Infrastructure planning and delivery will be supported through Joint working with infrastructure providers, statutory undertakers, service operators and neighbouring authorities; The Infrastructure Delivery Plan and associated technical evidence; Provision of infrastructure provided by developers and Developer contributions, where necessary, to secure infrastructure.

5.137More information on the Council’s work on infrastructure delivery to support the growth in the Local Plan is set out in the Infrastructure and Community Facilities Topic Paper.

Renewable Energy

Purpose

5.139The purpose of this policy is to support the transition to a low-carbon and climate-resilient future by encouraging energy efficiency, renewable and low-carbon energy generation and the prudent use of natural resources. The policy seeks to contribute towards achieving net-zero emissions, reducing resource consumption and ensuring that development responds positively to the challenges of climate change.

Implementation through Development Management Policies

5.140The delivery of renewable energy generation, energy efficiency improvements and the sustainable management of natural resources through Policy SP11 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Water Infrastructure, Telecommunications Infrastructure, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. These policies provide the detailed framework for ensuring that development is resilient to climate change, uses resources efficiently and contributes to Buckinghamshire's transition towards a low-carbon future.

5.141Development proposals will also be expected to comply with policies relating to Biodiversity Protection and Conservation of Species, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Water Quality, Watercourses and Associated Corridors, Landscape Character and Visual Amenity, National Landscapes and their Setting, the Protection of the Green Belt and Development in the Countryside Outside the Green Belt where relevant. Together, these policies ensure that renewable energy and associated infrastructure are delivered in a manner that protects and enhances Buckinghamshire's natural environment, landscape character, biodiversity and water environment.

5.142In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Heritage Assets, Conservation Areas, Residential Amenity, Pollution, Air Quality and Contaminated Land, Health Impact Assessment, Transport Requirements for New Development and Infrastructure Delivery. Together, these policies ensure that renewable energy developments and energy efficiency measures are appropriately located and designed, minimise adverse impacts on communities and the environment, and contribute positively to sustainable development, climate resilience and the long-term environmental quality of Buckinghamshire.

SP11 – Energy efficiency and natural resources Comment

This strategic policy is supporting Local Plan objectives 1, 2 and 6.

5.143The Council published a Climate Change and Air Quality Strategy in 2021 with the purpose to achieve national air quality objectives and zero carbon ambitions. Policy SP11 encourages the development of renewable and low carbon energy generation and seeks to support the health and resilience of communities. The policy will ensure low carbon development is delivered to aid the transition to net zero.

5.144The Future Homes Standard (FHS) will come into force from March 2027, alongside the Future Buildings Standard (FBS) for non‑residential development. Together, these will significantly tighten Building Regulations to ensure new buildings are highly energy efficient and low‑carbon in operation. For new residential development, the FHS will require homes to produce around 75–80% fewer carbon emissions compared to current standards. For non‑residential buildings, the FBS will introduce similar principles, mandating improved energy performance, electrification of heating, and reduced operational emissions. Policy SP11 does not go beyond the building regulations.

5.145Based on analysis as part of the Renewable Energy report and the Landscape Sensitivity Study for Renewable Energy Developments, commercial-scale wind, solar and battery storage development provide the greatest potential for large-scale contributions to renewable energy generation in Buckinghamshire. Small-scale renewable and low-carbon energy proposals such as, but not limited to, microgrids and community energy networks are anticipated to play a significant role as well. However, the principle for proposals such as these will be established by Policy SP11. To facilitate the delivery of such schemes, the council has identified opportunity Areas for wind and solar and battery storage development. These areas are based on an analysis of the suitability of land within the council area outside the National Landscape, considering:

1. Land in highest flood risk
2. Designated sites (e.g. SSSIs) that are important for the natural habitat they provide.
3. Best and most versatile agricultural land
4. Ancient woodlands and all wooded areas
5. Priority habitats
6. Scheduled monuments
7. Ministry of Defence installations
8. Public green spaces
9. Urban/built-up areas
10. Inland waters

5.146With respect to wind turbines specifically, we have excluded areas within buffer zones around existing residential dwellings due to the amenity impacts of wind turbines. The minimum power output considered viable to enable commercial solar developments to come forward is usually 5MW, due to schemes above this size qualifying for the Contracts for Difference scheme. Standalone wind turbines typically have a power rating of around 3MW (based on a typical Vestas turbine). However, this policy will apply to any standalone (i.e. not ancillary to another use on site) wind or solar development within the areas specified.

5.147Wind development proposals will be supported by good levels of community engagement and provide suitable benefits for local people, in line with national guidance on community engagement and benefits from onshore wind developments. This approach should also be taken to solar battery storage development, which has similar effects on community wellbeing. Details regarding these matters shall need to be addressed in a Statement of Community Involvement submitted as part of a planning application. Within schemes for EIA development, community wellbeing should be scoped into the Environmental Statement.

5.148The Council will monitor reductions in carbon emissions and climate resilience outcomes through the monitoring framework.

Community facilities and local services

Purpose

5.149The purpose of this policy is to ensure that communities have access to an appropriate range of services, facilities and social infrastructure to support sustainable development. The policy seeks to protect existing facilities, support the provision of new and enhanced facilities where required and promote inclusive, healthy and resilient communities.

Implementation through Development Management Policies

5.150The delivery of community facilities and local services through Policy SP12 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Infrastructure Delivery, Health Impact Assessment, Community, Sport and Leisure Facilities and Sport, Leisure and Recreation. These policies provide the detailed framework for protecting and enhancing community infrastructure, supporting the provision of health, education, cultural, sport and recreation facilities, and ensuring that development contributes towards the creation of healthy, inclusive and sustainable communities.

5.151Development proposals will also be expected to comply with policies relating to Community Food Growing, Fast Food Outlets and Takeaways, Transport Requirements for New Development, Parking Standards, Public Rights of Way and Telecommunications Infrastructure where relevant. Together, these policies support accessibility, social inclusion, active lifestyles and improved access to services and facilities across Buckinghamshire.

5.152In addition, proposals should accord with other relevant Development Management policies relating to Design of Developments, Residential Amenity, Space Standards, Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that community facilities are delivered in accessible and sustainable locations, contribute positively to environmental quality, support climate resilience and help create healthy, attractive and well-connected places for residents and visitors.

SP12 - Community facilities and local services Comment

This strategic policy is supporting Local Plan objectives 5 and 6.

5.153Strong, inclusive and healthy communities depend on access to a wide range of community facilities and local services. As Buckinghamshire grows and changes, it is essential that the provision of health, education, social, cultural and community infrastructure keeps pace with development and meets the needs of all sections of the population.

5.154Health infrastructure, including primary, acute care and community health facilities, is a key component of sustainable development. The Local Plan seeks to integrate planning and health objectives, ensuring that development supports physical and mental health and wellbeing, reduces health inequalities and promotes healthier lifestyles through the design of places.

5.155Education provision, from early years through to secondary and further education, must be planned strategically to support population growth and ensure that children and young people can access education close to where they live. The Plan therefore ensures that development contributes towards education infrastructure where required and that land is safeguarded for future provision.

5.156Social, cultural and community facilities—such as community centres, sports and leisure facilities, community growing places, libraries, arts and cultural venues, and places of worship—play an important role in supporting social cohesion, inclusion and quality of life. The Local Plan promotes a co‑ordinated and, where appropriate, co‑located approach to such facilities to ensure they are accessible and resilient.

5.157The policy also recognises the importance of protecting existing valued facilities. The unjustified loss of community infrastructure can undermine community sustainability, particularly in rural areas and smaller settlements.

5.158This strategic policy sets out the overarching approach to community infrastructure delivery, while Part B policies provide the detailed thresholds, assessment criteria and mechanisms for securing contributions and safeguarding facilities. More information on the Council’s work on infrastructure delivery to support the growth in the Local Plan is set out in the Infrastructure and Community Facilities Topic Paper.

Natural environment and climate resilience

Purpose

5.159The purpose of this policy is to conserve and enhance Buckinghamshire's natural environment and strengthen resilience to the effects of climate change. The policy seeks to protect and enhance biodiversity, geodiversity, landscapes, water resources and green and blue infrastructure networks, whilst supporting nature recovery and ensuring that development contributes positively to environmental quality. It also seeks to ensure that growth is planned and delivered in a way that responds to climate change, reduces environmental risks, promotes the sustainable use of natural resources and improves the long-term resilience of communities, ecosystems and infrastructure.

Implementation through Development Management Policies

5.160The delivery of the natural environment and climate resilience objectives of Policy SP13 will be supported by the Development Management policies in Chapter 7. In particular, proposals will be expected to accord with policies relating to Water Quality, Watercourses and Associated Corridors, Development Involving or Affecting Canals, Biodiversity Protection and Conservation of Species, Biodiversity Gain and Nature Recovery, Green Infrastructure, Resisting the Loss of Existing Green Space, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Ecological Enhancements, Special Areas of Conservation, Special Protection Areas and Ramsar Sites, Suitable Alternative Natural Green Space, the Colne Valley Regional Park and Little Marlow Lakes. These policies provide the detailed framework for protecting and enhancing Buckinghamshire's biodiversity, geodiversity, ecological networks, green infrastructure and water environment.

5.161Development proposals will also be expected to comply with policies relating to the Protection of the Green Belt, Development in the Countryside Outside the Green Belt, National Landscapes and their Setting, Landscape Character and Visual Amenity, Pollution, Air Quality and Contaminated Land and Mitigating Light Impacts. Together, these policies support the conservation and enhancement of Buckinghamshire's valued landscapes, environmental assets and natural character whilst helping to address the impacts of climate change.

5.162In addition, proposals should accord with other relevant Development Management policies relating to Flood Risk, Sustainable Drainage Systems, Water Efficiency Standards, Infrastructure Delivery, Design of Developments, Heritage Assets, Conservation Areas, Health Impact Assessment, Transport Requirements for New Development and Public Rights of Way. Together, these policies ensure that development supports climate resilience, environmental enhancement and sustainable growth whilst protecting Buckinghamshire's natural and historic environment and contributing to healthy, attractive and well-connected places.

 SP13 - Natural environment and climate resilience Comment

This strategic policy is supporting Local Plan objectives 1, 2 and 4.

5.163The Chilterns Landscape contains varied and extensive natural environmental assets. Some are of international importance, such as the Chilterns Beechwoods Special Area of Conservation, Burnham Beeches Special Area of Conservation, and the Chilterns chalk streams. Others are of more local importance including local wildlife sites and local nature reserves. Some assets are not limited to a specific site at all. All contribute to making Buckinghamshire a special place and should be conserved and enhanced.

5.164The Council will work with its partners to achieve this, including with the Chilterns Conservation Board and Natural England to successfully manage the national landscape, including through implementation of the Chilterns AONB Management Plan and implementation of local improvement and management projects.

5.165The national landscape has influenced the strategy in where development has been directed in so much as that the Council has avoided allocating sites that would be “major development” in the national landscape. We have considered the landscape impact of allocations in this Plan and sought to allocate homes at the more sustainable villages in the national landscape.

5.166Areas of biodiversity and landscape importance form part of a wider green infrastructure network across Buckinghamshire that also extends beyond our administrative boundary, and that also includes “blue” infrastructure – rivers and streams. The Buckinghamshire and Milton Keynes Local Nature Recovery Strategy identify a baseline for habitats and species of priority importance, as well as opportunities for nature recovery. The Council will continue to work with the Buckinghamshire and Milton Keynes Natural Environment Partnership and other partners to deliver these opportunities.

5.167Section 40 of the Natural Environment and Rural Communities Act 2006 places a duty on all public authorities in England and Wales to have regard, in the exercise of their functions, to the purpose of conserving biodiversity. National planning policy requires not just the conservation but also the enhancement of the natural environment, including biodiversity.

5.168Some sites that are of known importance have been designated. These designated sites include sites of international, national or local importance:

1. Special Areas of Conservation (SACs) and Special Protected Areas (SPAs)
2. National Nature Reserves (NNR)
3. Sites of Special Scientific Interest (SSSI)
4. Local wildlife sites (LWS)
5. Biological Notification Sites (BNS) and potential Local Wildlife Sites (pLWS)
6. Local Nature Reserves (LNR)
7. Local Geological Sites (LGS)
8. Ancient Woodland, aged or veteran trees
9. UK Biodiversity Action Plan (BAP) Priority Habitats

5.169These designated sites are the anchor to an important part of the biodiversity network. By requiring a 10% net gain in biodiversity, in accordance with national policy for all development, and long-term management and monitoring plans to secure it, including where designated sites are adjacent to development, an enhancement of the biodiversity value of these sites can be ensured.

5.170However, protecting biodiversity interests goes beyond individual sites: their value is enhanced when they form part of a network. The Plan has had due regard to the Local Nature Recovery Strategy (see DM policy X).

5.171The Water Framework Directive is a key directive that seeks to protect and improve the quality of water. Its overarching aim is to prevent deterioration in the status of water bodies and to achieve ‘good status’ for rivers, lakes and groundwater by no later than 2027.

5.172Specifically, this includes:

1. Protecting all forms of water (inland, surface, transitional, coastal and ground).
2. Restoring the ecosystems in and around these bodies of water.
3. Reducing pollution in water bodies; and
4. Ensuring sustainable water usage.

5.173In preparing this Plan the Council has worked with Stakeholders to assess the impacts of growth and ensure there is no deterioration in water quality.

5.174We will continue to do so as proposals in this Plan are delivered and to inform any reviews of the Water Framework Directive or relevant River Basin Management plans.

5.175In 2021, Buckinghamshire Council published its Climate Change and Air Quality Strategy, which sets out how the Council will achieve net zero carbon emissions by 2050 and improve air quality across the county. A key objective of this strategy is to embed climate change considerations into policy.

5.176The plan will direct growth to locations which minimise the need to travel by private car, aid public transport viability, intensify existing urban areas by re-use of brownfield sites and locating development in settlements with the widest range of services and facilities.

5.177The increased risk of flooding due to climate change is also a real risk in the area and this greater risk has been factored into the choice of site allocations, through the Strategic Flood Risk Assessment level 1 and 2 and sequential testing report. It should also be factored into more detailed development proposals where necessary at the planning application stage and Policy CC1 (Flood Risk) and Policy CC2 (Sustainable Drainage) ensures this. Mitigation, for instance though Sustainable Drainage Systems (SuDS), can also be integrated with wider objectives to improve blue and green infrastructure and achieve an overall improvement in biodiversity.

5.178Buckinghamshire is an area of water stress from a supply point of view and as such this Plan adopted higher technical standards for water efficiency. Policy NE1: Water Quality ensures that we protect water quality across Buckinghamshire, including the Chalk Aquifer.

5.179National planning policy requires local plans to promote increased use and provision of renewable and low‑carbon energy. To achieve this, the plan will identify suitable areas for renewable and low carbon energy sources.

5.180Energy efficiency standards are primarily factored into new buildings through building regulations. The Future Homes Standard and Future Buildings Standard were published in March 2026, which sets out requirements to ensure homes and non-residential buildings are low-carbon, energy efficient and zero carbon ready. New homes and new non-residential buildings must comply with the Future Homes Standard by March 2027.

Built environment, placemaking and design.

Purpose

5.181The purpose of this policy is to secure high-quality, beautiful and sustainable development that responds positively to Buckinghamshire's character, heritage and landscape setting. The policy promotes design excellence, good placemaking and healthy communities through the creation of safe, attractive, inclusive and well-connected places.

Implementation through Development Management Policies

5.182The delivery of high-quality placemaking and design through Policy SP14 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Design of Developments, Residential Amenity and Space Standards. These policies provide the detailed framework for achieving high-quality, context-responsive design, promoting attractive, accessible and inclusive places, protecting residential amenity and ensuring that development contributes positively to Buckinghamshire's distinctive character and sense of place.

5.183Development proposals will also be expected to comply with policies relating to Conservation Areas, Heritage Assets, Community, Sport and Leisure Facilities, Community Food Growing, Health Impact Assessment, Transport Requirements for New Development, Parking Standards and Public Rights of Way where relevant. Together, these policies support the creation of well-connected neighbourhoods, healthy communities, vibrant public spaces and places that respond positively to their historic, cultural and social context.

5.184In addition, proposals should accord with other relevant Development Management policies relating to Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Watercourses and Associated Corridors, Pollution, Air Quality and Contaminated Land, Mitigating Light Impacts, Infrastructure Delivery, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that development contributes to environmental enhancement, climate resilience and sustainable growth whilst delivering high-quality places that are attractive, healthy, resilient and well connected.

SP14 - Built environment, placemaking and design Comment

This strategic policy is supporting Local Plan objectives 1, 3, 4 and 5.

5.185The quality of the built environment is a key component to the success of the Local Plan. Well-designed places support social interaction, economic vitality, environmental resilience and community wellbeing. Buckinghamshire contains a rich variety of towns, villages, landscapes and heritage assets, all of which contribute to local identity and character.

5.186This Plan incorporates a placemaking‑led approach, ensuring that development is shaped by a clear understanding of context, rather than led solely by land use or density considerations. High‑quality urban design, architecture and public realm are central to delivering attractive, safe and functional places.

5.187Strategic development presents opportunities and challenges for placemaking. For these sites, the Plan expects a comprehensive approach through masterplanning and design frameworks, integrating land use, movement, green infrastructure and community facilities from the outset. This helps to ensure coherence, legibility and long‑term adaptability.

5.188This strategic policy establishes clear expectations for design quality and placemaking, while the detailed criteria for assessment, including design principles and amenity standards, are set out in the Part B Development Management policies. These will also contribute to strengthening the sense of place.

5.189The policy recognises the need for the highest level of protection, mitigation and careful assessment for development affecting the Chilterns National Landscape. Major development proposals in the national landscape will not be supported unless exceptional circumstances set out in Part B Development Management policies apply.

Conservation and enhancement of heritage assets

Purpose

5.190The purpose of this policy is to conserve and enhance Buckinghamshire's historic environment in a manner appropriate to its significance. The policy seeks to ensure that heritage assets and their settings are protected, celebrated and positively managed as an irreplaceable resource that contributes to local character, distinctiveness, cultural identity and sustainable growth.

Implementation through Development Management Policies

5.191The delivery of heritage conservation and enhancement through Policy SP15 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Conservation Areas, Heritage Assets and Design of Developments. These policies provide the detailed framework for conserving and enhancing Buckinghamshire's historic environment, protecting designated and non-designated heritage assets and their settings, and ensuring that development responds positively to local character, historic significance and townscape quality.

5.192Development proposals will also be expected to comply with policies relating to Residential Amenity, Space Standards, Health Impact Assessment, Community, Sport and Leisure Facilities, Transport Requirements for New Development, Parking Standards and Public Rights of Way where relevant. Together, these policies support the regeneration and continued use of historic buildings and places whilst ensuring that development contributes positively to the quality, accessibility and vitality of Buckinghamshire's communities.

5.193In addition, proposals should accord with other relevant Development Management policies relating to Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Green Infrastructure, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, National Landscapes and their Setting, Pollution, Air Quality and Contaminated Land, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that heritage assets and historic landscapes are conserved and enhanced as part of a wider approach to environmental stewardship, climate resilience and the delivery of sustainable development across Buckinghamshire.

SP15 – Conservation and enhancement of heritage assets Comment

This strategic policy is supporting Local Plan objectives 1 and 4.

5.194This strategic policy sets out the overarching approach to the conservation and enhancement of Heritage assets and their protection, while the developmentmanagement policies provide the detailed considerations for each type of historic assets.

5.195Buckinghamshire’s heritage is a rich blend of elements from its Anglo-Saxon roots, historic landed estates, and significant literary connections set within the scenic Chiltern Hills. It features renowned historic sites like Waddesdon Manor and Chequers, along with a deep, prehistoric, and Roman archaeology, and a 10th-century origin as a defensive Saxon County. Together, these elements contribute to the significance of Buckinghamshire’s historic environment, which the policy seeks to conserve and enhance.

5.196Buckinghamshire includes many grand homes and gardens, including the National Trust's Waddesdon Manor, Cliveden, and West Wycombe Park, alongside Hughenden Manor.

5.197Buckinghamshire has many Literary & Cultural Links: and has become known as "Roald Dahl country," because the famous writer lived in the county and visitors can explore the Roald Dahl Museum in Great Missenden. Marlow was formerly home to poets Mary and Percy Shelley.

5.198Buckinghamshire’s Key ancient sites include the Icknield Way (a prehistoric route), and an important landscape designation is the Chilterns National Landscape, another example of a famous historical site is the Hell-Fire Caves at West Wycombe.

5.199Buckinghamshire played a crucial role during WWII, with intelligence operations at locations like Bletchley Park. There were many RAF bases across the county an example being RAF Halton which whilst the base is programmed for closure contains many historical military buildings not least some of the first RAF barrack blocks built in the country.

5.200Buckinghamshire was traditionally more of a rural county focussed on farming cherry orchards and similar like agricultural enterprises rather than being an industrial area. However, some traditional industrial heritage buildings remain related to the traditional industries of the County such as the chair making industry around High Wycombe and the Boot and leather industry in Chesham for example. Agricultural buildings were small scale, but most farmsteads contained traditionally built agricultural buildings many now converted into houses. The Chiltern Open Air Museum provides a glimpse back into the past showing how many of those traditional buildings were used.

5.201In addition to the nationally designated heritage assets such as its historic parks and gardens, which form an important part of its designated landscapes, Buckinghamshire has many locally important heritage assets, which contribute positively to the local character and identity of Buckinghamshire, and which are valued by local people. These heritage assets, which may be buildings, archaeological remains, parks, gardens or public works of art, sometimes have little or no protection, and over time these special places could be lost. Non designated heritage assets (NDHAs) can be identified in several ways, they may be identified though the neighbourhood planning process or via a conservation area appraisal, some are identified through work associated with a planning application. To protect these features the Council has established a Local Heritage List. Once adopted, these assets become known as Locally listed non designated heritage assets.

5.202Recognising the unique Historic heritage of Buckinghamshire the policy aims to protect and or enhance those historic elements that make up the character of the area and which once lost could not be replaced. The policy promotes protection or enhancement of the County’s heritage whist seeking where possible to improve the public access and or understanding of the feature. Well-preserved heritage environments can support mental wellbeing, foster a sense of belonging and pride, and encourage social interaction, cultural engagement and tourism. In addition, the reuse and regeneration of heritage assets can revitalise communities, support local economies and improve the quality of everyday environments, all of which contribute to wider determinants of health and help reduce inequalities by maintaining attractive, inclusive and well-functioning places. Sensitive adaptation of heritage assets, including improvements to energy efficiency, can support their long-term conservation and viable use. The Council will support the conservation and reuse of heritage assets identified as being at risk, recognising the importance of securing their long-term future. Where heritage assets may be affected by new development the policy requires a full study of the heritage asset to be undertaken, with findings submitted to the Buckinghamshire Historic Environment Record where appropriate.

Healthy communities and tackling health inequalities

Purpose

5.203The purpose of this policy is to promote healthy, inclusive and safe communities and contribute towards reducing health inequalities across Buckinghamshire. The policy supports development that improves physical and mental wellbeing, facilitates access to health services, encourages active lifestyles and provides the social, environmental and community infrastructure necessary to support healthy places.

Implementation through Development Management Policies

5.204The delivery of healthy communities through Policy SP16 will be supported by the Development Management policies in Chapter 7. Proposals will be expected to accord with policies relating to Health Impact Assessment, Community, Sport and Leisure Facilities, Sport, Leisure and Recreation, Community Food Growing and Fast-Food Outlets and Takeaways. These policies provide the detailed framework for promoting healthy lifestyles, reducing health inequalities, protecting and enhancing community infrastructure and ensuring that development contributes positively to the physical, mental and social wellbeing of Buckinghamshire's residents.

5.205Development proposals will also be expected to comply with policies relating to Design of Developments, Residential Amenity, Space Standards, Transport Requirements for New Development, Parking Standards, Public Rights of Way, Green Infrastructure and Infrastructure Delivery where relevant. Together, these policies support the creation of healthy, inclusive and accessible places, encourage active travel, improve access to services and facilities, and help ensure that communities are well connected and supported by the infrastructure needed to meet the needs of existing and future residents.

5.206In addition, proposals should accord with other relevant Development Management policies relating to Biodiversity Protection and Enhancement, Biodiversity Gain and Nature Recovery, Trees, Ancient and Veteran Trees, Woodlands and Orchards, Landscape Character and Visual Amenity, Watercourses and Associated Corridors, Pollution, Air Quality and Contaminated Land, Mitigating Light Impacts, Flood Risk, Sustainable Drainage Systems and Water Efficiency Standards. Together, these policies ensure that development contributes to environmental quality, climate resilience and access to natural environments, supporting healthier communities and delivering sustainable, attractive and resilient places across Buckinghamshire.

SP16 – Healthy communities and tackling health inequalities Comment

This strategic policy is supporting Local Plan objectives 3, 4, 5, 6 and 8.

5.207The Health and Social Care Act 2012^[i] places a legal duty on local authorities to reduce health inequalities, encouraging planners to consider how housing, transport, and access to services affect vulnerable populations. The Act encourages health-led local planning; requires councils to consider health inequalities in service delivery; supports collaboration between planners and health professionals; and makes Directors of Public Health key advisors in planning decisions.

5.208Buckinghamshire is one of the least deprived local authorities in England, ranking as 141^st out of 153. However, levels of deprivation vary within the county, with pockets of income deprivation concentrated in Aylesbury, High Wycombe, Burnham, Chesham, and Denham. Some more rural areas, particularly in the north of Buckinghamshire, also have relatively high levels of deprivation which is likely to be influenced by barriers to the built and natural environment including access to services, limited public transport and reduced connectivity to employment and education opportunities.

5.209The built and natural environment is an important determinant of our residents’ and visitors’ health and wellbeing. The NPPF (2024) highlights the role of the planning system in supporting health and wellbeing in creating healthy, inclusive and safe places that promote social interaction, are accessible, and that enable and support healthy living through creating opportunities for healthy choices that reduce health inequalities. Health inequalities are unfair and avoidable differences in health across the population and between groups within society. They arise because the conditions in which people are born, grow-up, live, work and age shape their opportunities for good health and influence behaviour outcomes, including both physical and mental wellbeing.

5.210The wider determinants of health, or the ‘building blocks of health’, are the social, economic and environmental factors that shape everyday living conditions including the quality of the built and natural environment, housing, education, employment and income, community safety and social connections. Evidence indicates that strengthening these building blocks improves mental and physical health, overall health outcomes and reduces inequality.

5.211Planning policies can play a role in addressing these determinants of health across the life course and may contribute to reducing health inequalities, improving population health and ensuring sustainability of services, priorities of the Joint Local HWBS – 2035. It seeks to address physical inactivity, harm from alcohol, smoking and poor diets to improve population health. Underpinning this, Buckinghamshire’s Joint Strategic Needs Assessment (JSNA) provides the evidence base for understanding current and future health, care and wellbeing needs, including the needs of an ageing population and the nature and distribution of health inequalities across the county.

5.212Buckinghamshire’s population experiences better health and wellbeing compared to other areas in England; however, this is not shared equally by residents across the county. Significantly poorer health outcomes are experienced by vulnerable groups and people living in income deprivation. Preventable diseases are the main cause of premature death in Buckinghamshire with diet, physical activity, smoking and alcohol, the primary modifiable risk factors contributing to poor health (Buckinghamshire’s JSNA). These impacts are typically more pronounced in areas of deprivation.

5.213Vulnerable groups may also experience poorer health and wellbeing outcomes and are more likely to be affected by health inequalities. These groups can include but are not limited to: older adults; children and young people; ethnic minorities; people with disabilities; people with mental health issues; people living in areas of deprivation; or those who can be socially marginalised (for example, traveller communities, people experiencing homelessness or substance abuse or people in contact with the criminal justice system). Considering the needs of vulnerable groups aligns with the Council’s priority to reduce health inequalities by ensuring people who may be at greater risk can access the living conditions, services and opportunities required for a healthy life.

5.214Local plan policies and planning decisions should enable and support healthy lives, through promoting good health and preventing ill-health to reduce health inequalities between these different communities. This can be achieved through for example, the provision of stable and suitable housing, safe and accessible green infrastructure, sports facilities, local shops, access to healthier food, allotments and layouts that encourage walking and cycling.

5.215A healthy place is described in the PPG as one which:

1. Provides opportunities for the community to improve their physical and mental health.
2. Supports community engagement and wellbeing.
3. Meets the needs of children and young people; and
4. Is adaptable to the needs of an increasingly elderly population and those with dementia and other sensory or mobility impairments.

5.216This strategic policy supports national planning policy and guidance, and the council’s health, social, economic and environmental strategies including Buckinghamshire’s Strategic Vision for 2050, the Housing Strategy which addresses housing quality, including protection from ‘ harmful exposures’ such as poor air quality, overheating and damp, the Physical Activity Strategy, the Healthy Ageing Strategy and the Local Transport Plan. It also aligns with Buckinghamshire’s six key healthy planning themes: neighbourhoods, healthy homes and buildings, healthy food environment, natural and sustainable environments, transport and movement and healthy economy.

1. Healthy neighbourhoods – safe and welcoming places where it is easy to be active, to walk, wheel or cycle, to access services for daily living, and to build social connections and a sense of belonging.
2. Healthy homes and buildings – housing that is affordable and secure, supports good physical and mental health, and meets changing needs across the life course, including access to specialist and accessible housing where required.
3. Healthy food environments – places that support healthier choices by making nutritious food and drink accessible, affordable and convenient, and by shaping local food environments in ways that reduce risks associated with poor diet and unhealthy weight.
4. Natural and sustainable environments – clean air and reduced exposure to noise and light pollution, with accessible green and blue spaces that support recreation, play, mental wellbeing and climate resilience.
5. Transport and movement – safe, accessible and connected networks that make walking, wheeling, cycling and public transport practical for everyday journeys, improving access to jobs, education, healthcare and green space while reducing injuries and pollution.
6. A healthy economy – secure and paid work, education and skills, and digital connectivity that support living standards and a strong economy with businesses and retail spaces providing the working conditions and goods and services that contribute to good health.

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^[1] UK Government (2012). Health and Social Care Act 2012. [online] Available at: link [Accessed 21 May 2026].