Draft Buckinghamshire Local Plan (Regulation 19) Frequently Asked Questions (FAQs)
About the Regulation 19 Consultation
The Regulation 19 consultation is the final consultation that takes place during the publication stage of the Local Plan process. The Council has prepared what it considers to be the final version of the Plan before submission for independent examination.
The consultation runs from Thursday 23 July to 11:59pm on Sunday 6 September, you can complete the consultation on our online consultation platform OPUSConsult.
At this stage, the consultation is focused on whether the Plan meets the legal requirements and whether it is ‘sound’ in planning terms. Responses will be submitted to the independent Planning Inspector who will examine the Plan.
Earlier stages of preparing the Local Plan invited comments on issues, options and potential development sites. Those responses, together with updated technical evidence, have informed the Draft Buckinghamshire Local Plan.
The Regulation 19 consultation is the final consultation before the Plan is submitted for independent examination and is asking you to help us check the Plan. Representations should therefore focus on whether the Draft Buckinghamshire Local Plan has been prepared in accordance with the relevant legal requirements and whether it meets the tests of soundness.
Yes, this is the final opportunity to comment on the published Local Plan before it is submitted for examination.
Following consultation, the Council will submit the Plan and representations received to the Secretary of State. An independent Planning Inspector will then examine the Plan. If when you make a comment, you request to participate at the examination, you may be invited by the Inspector to speak at a hearing session.
Understanding the Local Plan
Why a Local Plan is needed and what the Local Plan covers.
A Local Plan sets out the planning policies, site allocations and infrastructure requirements needed to guide development across Buckinghamshire over the plan period. It provides the framework for decisions on planning applications and helps ensure that development is planned rather than occurring in an uncoordinated way.
Secretary of State direction requires Regulation 19 consultation by 23 July 2026 and submission by 31 December 2026.
Having an up-to-date Local Plan gives Buckinghamshire much greater control over future development and reduces the risk of speculative applications succeeding in locations that are not part of a planned strategy.
Buckinghamshire currently relies on a number of legacy local plans inherited from the former district councils. Once adopted, the Local Plan for Buckinghamshire will replace these plans and become the primary development plan for the area.
- Plan period: 2024 to 2045
- Housing need: 91,230 homes
- Housing provision proposed: 91,287 homes
- Existing commitments: approximately 21,500 homes
- Additional homes required: approximately 70,000 homes
- Employment land requirement: 219.4 hectares
- Additional employment allocations: approximately 147 hectares
The Local Plan includes:
- A vision and objectives for Buckinghamshire
- Planning policies for future development
- Housing and employment land allocations
- Infrastructure requirements
- Environmental and climate policies
- Green Belt policies and any proposed boundary changes
- Strategic growth locations
- Policies to protect landscapes, heritage and biodiversity
- Monitoring and implementation arrangements
The Buckinghamshire Local Plan covers the period 2024 to 2045, providing a long-term framework for managing growth, delivering infrastructure and protecting the environment across the county.
The Government's standard method identifies a need for approximately 4,344 homes per year in Buckinghamshire.
Over the Plan period (2024-2045), this equates to approximately 91,230 homes.
The Local Plan makes provision for 91,287 homes, ensuring that Buckinghamshire can meet its identified housing needs over the full plan period.
Buckinghamshire is also operating within a national planning framework that requires councils to maintain an up-to-date Local Plan. The Government has directed the Council to progress the Plan to a defined timetable, with the regulation 19 pre-submission stage consultation by 23 July 2026 and a submission deadline of December 2026. By having a robust, evidence-led Local Plan in place, the Council can take a plan-led approach to managing growth, helping to ensure new homes, jobs and infrastructure are delivered in a coordinated way rather than leaving the county more vulnerable to speculative and unplanned development
The Plan is supported by a wide range of evidence, including:
- Housing and employment needs assessments
- Housing and Economic Land Availability Assessment (HELAA)
- Transport studies
- Infrastructure assessments
- New and Expanded Settlement Study (NESS)
- Sustainability Appraisal (SA)
- Strategic Environmental Assessment (SEA)
- Green Belt assessments
- Flood risk assessments
- Habitat and biodiversity assessments
- Landscape and heritage studies
- Health Impact Assessments
Site allocations
How potential development sites contained within the Local Plan were selected and what this means for future development.
Potential development sites have been assessed through the HELAA process and a New and Expanded Settlement Study as well as a range of technical studies.
The Council has considered factors including:
- Access to services and facilities
- Environmental constraints
- Flood risk
- Green Belt considerations
- Landscape impact
- Heritage impact
- Ecology and biodiversity
- Infrastructure capacity
- Deliverability and availability
No. An allocation identifies land that the Council considers suitable in principle for development. The allocation must still be agreed by an independent Inspector through the examination of the Local Plan. Most allocated sites will still require planning permission before development can take place.
Many submitted sites do not progress because of issues such as:
- Green Belt constraints
- Flood risk
- Environmental impacts
- Heritage concerns
- Landscape harm
- Poor accessibility
- Infrastructure limitations
- Deliverability concerns
- Land availability issues
The evidence base and site assessment documents explain how decisions have been reached.
The primary purpose of Regulation 19 is not to seek additional sites but to consider whether the published Plan is legally compliant and sound.
However, respondents may explain why they believe alternative approaches or sites should have been included.
A site allocation and planning permission are not the same thing.
Site Allocation
- Allocating a site in the Local Plan establishes that the Council considers the site suitable in principle for a particular type of development.
- It identifies where growth is expected to take place during the plan period.
Planning Permission
- Planning permission is a separate process.
- Detailed proposals must be submitted and assessed against planning policies and site-specific requirements.
- Matters such as layout, design, highways, drainage, environmental impacts and infrastructure provision will still need to be considered.
In most cases, an allocated site will still require a planning application before development can proceed.
Housing, Employment and Gypsy and Traveller growth
How housing growth, employment land, and Gypsy and Traveller pitches will be delivered, and explanations of some key terms.
Housing is needed to meet the needs of current and future residents, including:
- Young people
- Families
- Older people
- Key workers
- People requiring affordable housing
National policy requires local authorities to plan positively for identified development needs.
Housing growth will be delivered through a combination of:
- Brownfield redevelopment
- Town centre regeneration
- Strategic site allocations
- New and Expanded Settlements (NESS)
- Sustainable urban extensions
- Windfall development
Windfall sites are sites that have not been specifically allocated in the Local Plan and did not have planning permission at the time that the housing supply was assessed. Windfall sites typically come forward unexpectedly during the plan period, for example through the redevelopment of previously developed land, changes in land ownership, or opportunities that arise after the Local Plan has been prepared. Historic evidence shows they consistently contribute towards housing delivery.
A commitment is a site that already has planning permission (or is otherwise formally identified for development) and is therefore expected to come forward as part of the planned housing supply. Commitments are known sites with a reasonable degree of certainty about their delivery.
The commitment figures in the Local Plan include sites previously allocated in Local Plans or Neighbourhood plans, all sites counted as a commitment are listed in the housing land supply document appendices published on our website.
The Local Plan includes policies that seek delivery of affordable housing through new developments, subject to viability and relevant policy requirements. The Local Plan seeks to maximise the delivery of affordable housing through development proposals. The detailed affordable housing requirements are set out in the housing policies within the Local Plan.
Affordable housing is defined in the NPPF as housing for sale or rent, for those whose needs are not met by the market (including housing that provides a subsidised route to home ownership and/or is for essential local workers); and which complies with one or more of the following definitions:
- Social rent – typically the most affordable option, with rents linked to local incomes and housing policies. The landlord is a registered provider.
- Affordable rent – usually up to 80% of local market rent. The landlord is normally a registered provider.
- Shared ownership – where buyers purchase a share of a property and pay rent on the remaining share.
- Other affordable home ownership products – such as discounted market sales housing sold at a discount of at least 20% below local market value. Eligibility is determined with regard to local incomes and local house prices. Provisions should be in place to ensure housing remains at a discount for future eligible households.
No single settlement can accommodate Buckinghamshire's housing needs on its own. The Local Plan therefore takes a balanced approach, distributing growth across the county while prioritising the most sustainable locations and protecting the Green Belt and the Chilterns National Landscape.
Sustainable rural growth is not simply about delivering new homes; it also helps support the long-term vitality of villages by sustaining local businesses, shops, schools and community facilities. Providing homes in rural areas can create opportunities for younger people and families to remain in their local communities, helping to maintain balanced, resilient and thriving villages for future generations.
The Local Plan takes a brownfield-first approach and focuses higher-density development in the most sustainable locations, particularly town centres and areas and settlements with ‘well connected’ train stations. This helps make best use of existing land and infrastructure, supports town centre regeneration and reduces pressure for development on greenfield sites and the wider countryside.
Through this approach, around 13,500 homes are expected to be delivered in town centres and locations close to well-connected railway stations, representing approximately 15% of the Plan's total housing supply. Concentrating growth in these areas supports local businesses, increases footfall, makes better use of existing services and creates more vibrant town centres.
Higher density does not mean the same approach everywhere. Any development proposals will still need to respond to local character, heritage, design and infrastructure considerations. By prioritising growth within existing urban areas, the Council can accommodate housing needs while reducing pressure on undeveloped land elsewhere in Buckinghamshire.
The Employment Land Review identifies a need for approximately 219.4 hectares of employment land between 2024 and 2045.
After taking account of existing commitments, the Local Plan allocates approximately 147 hectares of additional employment land to support business growth, investment and job creation.
The Plan identifies land for business, industrial, logistics and other employment uses to support economic growth and job creation.
The Council has a legal duty to plan for the accommodation needs of all communities. Our approach is evidence-led and follows a detailed assessment of need and site availability, set out by national requirements.
The Council has identified a need for 681 Gypsy and Traveller pitches and 38 Travelling Showpeople plots over the plan period to 2045.
The Local Plan allocates specific sites and identifies further provision through strategic development locations.
No single settlement can accommodate Buckinghamshire's housing needs on its own. The Local Plan therefore takes a balanced approach, distributing growth across the county while prioritising the most sustainable locations and protecting the Green Belt and the Chilterns National Landscape.
Sustainable rural growth is not simply about delivering new homes; it also helps support the long-term vitality of villages by sustaining local businesses, shops, schools and community facilities. Providing homes in rural areas can create opportunities for younger people and families to remain in their local communities, helping to maintain balanced, resilient and thriving villages for future generations.
The Local Plan takes a brownfield-first approach and focuses higher-density development in the most sustainable locations, particularly town centres and areas and settlements with ‘well connected’ train stations. This helps make best use of existing land and infrastructure, supports town centre regeneration and reduces pressure for development on greenfield sites and the wider countryside.
Through this approach, around 13,500 homes are expected to be delivered in town centres and locations close to well-connected railway stations, representing approximately 15% of the Plan's total housing supply. Concentrating growth in these areas supports local businesses, increases footfall, makes better use of existing services and creates more vibrant town centres.
Higher density does not mean the same approach everywhere. Any development proposals will still need to respond to local character, heritage, design and infrastructure considerations. By prioritising growth within existing urban areas, the Council can accommodate housing needs while reducing pressure on undeveloped land elsewhere in Buckinghamshire.
The Employment Land Review identifies a need for approximately 219.4 hectares of employment land between 2024 and 2045.
After taking account of existing commitments, the Local Plan allocates approximately 147 hectares of additional employment land to support business growth, investment and job creation.
The Plan identifies land for business, industrial, logistics and other employment uses to support economic growth and job creation.
The Council has a legal duty to plan for the accommodation needs of all communities. Our approach is evidence-led and follows a detailed assessment of need and site availability, set out by national requirements.
The Council has identified a need for 681 Gypsy and Traveller pitches and 38 Travelling Showpeople plots over the plan period to 2045.
The Local Plan allocates specific sites and identifies further provision through strategic development locations.
Infrastructure
How we plan for the infrastructure needed to deliver the Local Plan, the role infrastructure providers play, and the Infrastructure Delivery Plan.
Development is expected to contribute towards infrastructure necessary to support growth.
This can include:
- Schools
- Healthcare facilities
- Roads and transport improvements
- Public transport
- Walking and cycling routes
- Utilities
- Green infrastructure
- Community facilities
Infrastructure providers are consulted throughout the Local Plan process, and technical studies have been undertaken to understand future requirements.
The Infrastructure Delivery Plan identifies key infrastructure needs and delivery mechanisms. The Council has compiled an Infrastructure Delivery Plan (IDP) in partnership with organisations including NHS bodies, transport providers, utility companies, education providers and other stakeholders to identify what infrastructure is needed, when it is required and who is responsible for delivering it.
The Local Plan seeks to identify infrastructure required to accommodate planned growth. Responses to the consultation identifying infrastructure concerns supported by clear evidence are useful and may help inform future implementation and delivery discussions.
Infrastructure providers play an important role throughout the preparation of the Local Plan.
The Council works with a range of organisations including:
- NHS organisations
- Education authorities
- National Highways
- Transport operators
- Utility companies
- Water and wastewater providers
- Emergency services
These organisations are consulted on infrastructure requirements. Their feedback helps identify infrastructure needs, constraints, delivery mechanisms and investment requirements associated with planned growth.
The Local Plan is also supported by infrastructure evidence and an Infrastructure Delivery Plan (IDP), which helps ensure that development and infrastructure planning are aligned. The Council has engaged with infrastructure providers throughout the plan-making process.
Transport impacts are assessed using a range of evidence and technical studies.
This work typically considers:
- Existing road network conditions
- Traffic flows and congestion
- Public transport accessibility
- Walking and cycling opportunities
- Strategic highway impacts
- Junction capacity
- Future travel demand
- Planned transport improvements
Potential development locations are assessed to understand how growth may affect local and strategic transport networks and what mitigation or investment may be required.
The evidence is prepared in consultation with transport authorities and infrastructure providers, helping ensure that future growth can be supported by an appropriate transport network. Infrastructure and transport assessments form part of the wider evidence base supporting site selection and growth proposals.
Green Belt, Environment and Climate Change
How environmental factors have been considered within the Local Plan, including information on the Sustainability Appraisal and Habitat Regulations Assessment.
No housing and employment allocations have been made in the Green Belt. The Council has concluded there is sufficient provision outside the Green Belt to meet housing requirements.
Grey Belt is land in the Green Belt which already has development on it or does not strongly fill the purposes of the Green Belt. Where relevant, the Plan evidence may refer to Grey Belt assessments or previously developed land within the Green Belt.
The Local Plan includes policies to:
- Reduce carbon emissions
- Improve energy efficiency
- Support renewable energy
- Increase resilience to climate change
- Promote sustainable travel
- Protect and enhance biodiversity
The Council has considered ecological evidence, protected sites, habitats and species.
Development proposals will be expected to comply with biodiversity and environmental policies, including Biodiversity Net Gain requirements where applicable.
A Sustainability Appraisal (SA) is a legal requirement that helps the Council understand the likely environmental, social and economic effects of the Local Plan.
The Sustainability Appraisal:
- Assesses reasonable alternatives
- Identifies positive and negative impacts
- Helps improve the Plan during its preparation
- Supports transparent decision-making
- Considers long-term sustainability outcomes
- Topics assessed may include:
- Climate change
- Biodiversity
- Landscape
- Heritage
- Housing
- Health and wellbeing
- Economic growth
- Transport and accessibility
The Sustainability Appraisal is an important part of the evidence base and is published alongside the Local Plan to explain how sustainability considerations have influenced plan preparation.
Habitat Regulations Assessment (HRA) is a statutory assessment required where a Local Plan could potentially affect internationally important nature conservation sites protected under the Habitats regulations.
The assessment considers whether proposed development could have an adverse effect on the integrity of a site, either alone or in combination with other plans and projects.
The HRA helps ensure that:
- Internationally protected sites are safeguarded
- Potential impacts are identified early
- Appropriate mitigation measures are considered
- The Local Plan complies with environmental legislation
Where necessary, mitigation measures may be built into policies or site allocations to mitigate adverse effects on protected habitats and species.
Communities and Parish Councils
How local communities can get involved and the impact of the Local Plan on neighbourhood plans.
Residents, businesses, community groups, neighbourhood planning groups and Town and Parish Councils are encouraged to review the Plan and submit representations during the consultation period. The deadline for receipt of representations is 6 September 2026 at 11:59pm.
Yes. Made neighbourhood plans remain part of the development plan unless superseded or replaced. The Local Plan and neighbourhood plans should work together. Where a neighbourhood plan contains policies that are inconsistent with a newly adopted Local Plan, the Local Plan will take precedence on strategic planning matters. Communities will still be able to use neighbourhood plans to influence local design, character, community facilities and other local priorities.
Yes. Town and Parish Councils are encouraged to submit formal representations identifying local issues, infrastructure requirements and any concerns regarding the Plan.
For Developers and Landowners
Information for developers and landowners.
No. Planning applications will still need to demonstrate compliance with relevant policies and site-specific requirements.
Representations can explain why alternatives should be considered, although the focus of Regulation 19 is the assessment of the published Plan.
Updated information relating to ownership, availability, deliverability, infrastructure or technical matters should be submitted as part of a representation.
The HELAA is an evidence document that may be updated over time. Inclusion in the HELAA does not guarantee allocation, and exclusion from allocation does not necessarily mean land cannot come forward in the future.
Making a Representation
How to participate in the consultation and what comments should focus on.
Comment via the Council’s online consultation portal, OPUSConsult.
If you are unable to use the online portal, call the customer service team for help 0300 131 6000.
You will need to register for a free account or sign in if you already have one. Once signed in, you can browse the consultation documents, complete the representation form and submit your comments electronically.
If you are using OPUSConsult, you can save your representation on OPUSConsult and return to complete it before submitting it.
Submit your representation before the consultation closes.
You may submit a representation on any part of the Draft Buckinghamshire Local Plan, the Policies Map or the supporting evidence documents. This includes individual chapters, policies, site allocations, maps and evidence reports.
At Regulation 19, responses should focus on whether the Plan is:
Legally compliant
- Prepared in accordance with planning legislation and regulations.
- Supported by appropriate consultation and evidence.
Sound
- Positively prepared - The Plan should provide a strategy to meet Buckinghamshire's identified development needs as far as possible.
- Justified - The Plan should be based on proportionate evidence and represent an appropriate strategy when compared with reasonable alternatives.
- Effective - The Plan should be deliverable over the plan period and supported by effective working between infrastructure providers, neighbouring authorities and other key stakeholders.
- Consistent with national policy - The Plan should enable the delivery of sustainable development in accordance with national planning policy.
Representations at Regulation 19 should focus on whether specific policies, site allocations or elements of the Plan meet these tests of soundness. These are the issues the Inspector will consider during the examination.
Yes, but the most helpful responses explain:
- Which policy, site or part of the Plan you are commenting on.
- Why you support or object.
- What change you would like to see.
- Whether your concern relates to soundness or legal compliance.
The Regulation 19 consultation is the final stage before the Draft Local Plan for Buckinghamshire is submitted to the Planning Inspectorate for independent examination.
At this stage, representations should focus on whether the Plan has been prepared in accordance with legal requirements and whether it meets the tests of soundness. This is not a consultation on identifying new development sites or proposing alternative strategies.
If you believe the Plan is not legally compliant or sound, you should explain why in your representation.
Yes. Supporting documents, technical reports and other evidence may be submitted with your representation.
The time needed will depend on how many comments you wish to make. You can comment on as many parts of the Draft Buckinghamshire Local Plan, the Policies Map or the supporting evidence documents that is relevant to you.
Submitting a representation on a single policy or site may only take a few minutes, while more detailed representations may take longer. Please allow sufficient time before the consultation closes and don’t leave your submission until the final day.
Once a representation has been submitted, it cannot be amended. This is to ensure certainty and consistency in the consultation process and to avoid administrative difficulties that could arise if submitted representations were subject to ongoing changes.
If you wish to change your representation after it has been submitted, you should contact the customer service team on 0300 131 6000 to withdraw your original representation and submit a new, corrected version before the consultation closes.
Once the consultation period has ended, no new representations, amendments or withdrawals can be accepted.
Consultation responses are published after the consultation closes as part of the examination process, subject to data protection requirements. Personal information will be handled in accordance with the Council's privacy policies.
Yes. All representations received during the Regulation 19 consultation will be submitted alongside the Local Plan, evidence base and supporting documents for consideration by the independent Planning Inspector during the examination process. Responses should therefore focus on legal compliance, soundness and any changes that are sought to the published Plan.
What Happens Next?
The next phase of the Local Plan process after the consultation closes, including the Examination in Public.
The Council will:
- Review representations received.
- Submit the Local Plan and supporting documents to the Secretary of State.
- Submit all representations received.
- Support the independent examination process by setting out to the Isnepctor why the Council considers the submitted plan to be sound.
An Examination in Public (EiP) is overseen by an independent Planning Inspector who considers whether the Local Plan is legally compliant and sound.
Examination hearings are generally open to the public to view and hear the discussion. Participants who objected to the Local Plan and request to speak at the examination may be invited to discuss matters raised in their representations.
When submitting your Regulation 19 representation, if you are objecting to a site or policy, you will have the opportunity to indicate whether you wish to participate in examination hearing sessions.
The Planning Inspector decides:
- Which matters will be discussed at hearings
- Who should be invited to participate
- Whether a hearing session is necessary on a particular issue
Hearing sessions are intended to explore specific issues relating to legal compliance and soundness rather than to repeat written representations.
You do not need to appear at a hearing for your representation to be considered. All duly-made representations submitted during the Regulation 19 consultation will be provided to the Planning Inspector as part of the examination process.
Further details regarding hearing participation, dates and procedures will be published by the Programme Officer once the Local Plan has been submitted for examination.
The Inspector may recommend modifications if necessary to make the Plan sound and legally compliant for the council to consider.
Adoption can only occur after the examination process has concluded, the Inspector's final report has been received, amendments are made in accordance with the Inspector’s report to make the Plan legally compliant and sound, and the Plan is approved by the Council.
Without an up-to-date plan, Buckinghamshire would be more vulnerable to speculative development and Government intervention, resulting in less local control over where growth takes place.