Objections to outline planning application for land at Farthing Green Lane
Details of the Parish Council's objections
21st April 2026
Please note the Parish Council's objection to an outline planning application for land at the junction of Farthing Green Lane and Framewood Road.
PL/26/02179/PIP | Application for permission in principle for the erection of minimum of 9 and a maximum of 9 dwellings | Land at Junction Of Farthing Green Lane and Framewood Road Stoke Poges Buckinghamshire
As this is an outline application, the inclusion of this Green Belt land establishes the principle of development across the full extent of the site at this stage. The proposal therefore constitutes inappropriate development in the Green Belt, which is, by definition, harmful and should not be approved except in very special circumstances. No such circumstances have been demonstrated that would clearly outweigh the harm.
It is important to emphasise that this outline application seeks to establish the principle, scale, and extent of development. The fundamental harms identified, particularly the loss of Green Belt land, the excessive scale of development, and the resulting infrastructure impacts are matters of principle and cannot be addressed through reserved matters.
The Parish Council strongly objects to the proposed allocation or development of land at Farthing Green Lane. The site is not identified for development within the adopted Stoke Poges Neighbourhood Plan, and its release would fundamentally conflict with both local and national planning policy.
Under Section 38(6) of the Planning and Compulsory Purchase Act 2004, decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The Stoke Poges Neighbourhood Plan forms part of the statutory development plan and carries full weight in decision-making. The proposed development would conflict directly with its spatial strategy, which seeks to direct growth to sustainable locations and protect the rural character of the parish. As such, the proposal fails to accord with the development plan as a whole. Paragraph 12 of the National Planning Policy Framework confirms that where a proposal conflicts with an up-to-date development plan, permission should not normally be granted.
Consistent with decisions of the Planning Inspectorate, significant weight must be given to neighbourhood plans where they are up to date and reflect the settled will of the local community. Proposals which undermine the spatial strategy of such plans are routinely found to cause substantial harm.
The Parish Council considers that the scale of development proposed would represent overdevelopment of this location. It would exceed that which is considered appropriate within the parish and would erode the established settlement pattern. This is contrary to paragraph 130 of the National Planning Policy Framework, which requires development to be sympathetic to local character, and paragraph 174, which recognises the intrinsic character and beauty of the countryside. The proposal would extend built form into open countryside, undermining the rural identity of the village.
The site comprises undeveloped greenfield land that makes an important contribution to the landscape, ecological network, and environmental quality of the area. It is also in close proximity to a Site of Special Scientific Interest (SSSI) and forms part of an important green corridor that supports the movement of wildlife between habitats. As such, the site performs a critical role in maintaining ecological connectivity within the wider landscape. Development would result in the permanent and irreversible loss of this function, leading to fragmentation of habitats and increased pressure on nearby designated sites.
This would conflict with paragraph 174 (a, b and d) of the National Planning Policy Framework, which requires the protection and enhancement of valued landscapes, sites of biodiversity importance, and ecological networks, as well as paragraph 180, which seeks to minimise impacts on biodiversity and secure measurable net gains. In addition, paragraph 180 makes clear that development should not result in adverse impacts on sites of special scientific interest, either individually or in combination with other developments. The proximity of the site to an SSSI significantly increases the sensitivity of the location and the potential for harm.
The Parish Council also notes that the site performs important environmental functions, including carbon sequestration, air quality improvement, and natural drainage. Its loss would reduce climate resilience and increase environmental pressures, contrary to paragraphs 152 and 154 of the National Planning Policy Framework.
The impact on the parish’s Dark Skies environment is also of significant concern. The introduction of built development and associated lighting would erode the existing dark landscape, causing harm to local amenity and nocturnal wildlife. This conflicts with paragraph 185 of the National Planning Policy Framework and the Dark Skies policies of the Neighbourhood Plan.
The site is inherently unsustainable in transport terms. It lacks footpaths, street lighting, and reliable public transport, meaning that future occupiers would be heavily reliant on private vehicles to access shops, medical or local schools. This conflicts with paragraphs 105 and 110 of the National Planning Policy Framework, which promote sustainable transport and safe access for all users.
The Parish Council also raises serious concerns regarding flood risk and drainage. The site has varying levels of surface water flood risk, with the majority within low-risk areas but parts, particularly along the eastern boundary falling within areas of medium and high risk. While predicted flood depths may be relatively shallow, generally less than 20cm, these areas have the potential to affect proposed plots and access arrangements. This risk is likely to increase over time due to climate change, with more intense and frequent rainfall events increasing both the extent and severity of flooding. In extreme storm scenarios, such as a 1 in 1000-year event, there is potential for flooding to affect the entire site.
National policy within the National Planning Policy Framework requires the application of the sequential approach, directing development to areas at the lowest risk of flooding. Where this cannot be achieved, proposals must be supported by clear justification and robust mitigation. In this case, the presence of higher-risk areas within the site raises significant concerns as to whether this requirement can be satisfied.
In addition, groundwater levels are expected to be relatively high, within approximately 3 metres of the surface, which may limit the effectiveness of infiltration based drainage. Any proposal would therefore require a comprehensive sustainable drainage strategy incorporating SuDS measures such as rainwater harvesting, swales, and attenuation basins. It must be demonstrated that the site can safely accommodate all storm events, including climate change allowances, without increasing flood risk elsewhere. At present, there is no evidence that this can be achieved.
The Parish Council also has serious concerns regarding the impact on local infrastructure and services. Local GP provision is already under significant strain, with residents experiencing difficulty accessing appointments. This conflicts with paragraphs 20(d) and 34 of the National Planning Policy Framework.
Parking provision within the village centre is already inadequate, leading to congestion and unsafe conditions. Additional development would exacerbate these issues, contrary to paragraph 108 of the National Planning Policy Framework. Furthermore, the local road network is not capable of safely accommodating increased traffic volumes, and the cumulative impact would be severe, contrary to paragraph 111.
The proposal would also conflict with the South Bucks District Local Plan, including policies GB1 and GB2, which protect the countryside, policy EP3 relating to local character, and policies H9 and H10 which direct development to appropriate locations.
In conclusion, the Parish Council considers that the proposal would give rise to multiple and significant adverse impacts. These include clear conflict with the statutory development plan, substantial harm to landscape character, loss of greenfield land and biodiversity, harm to an important green corridor and nearby SSSI, increased flood risk and drainage uncertainty, erosion of the Dark Skies environment, unsustainable transport patterns, and unacceptable pressure on local infrastructure and services.
When assessed in the round, these adverse impacts would significantly and demonstrably outweigh any potential benefits, having regard to the National Planning Policy Framework and consistent with decisions of the Planning Inspectorate.
The Parish Council therefore strongly objects and requests that the site is not allocated for development and that any future application is refused.
The proposal conflicts with the following national policies set out in the National Planning Policy Framework:
- Paragraph 12, which requires that decisions be made in accordance with the development plan unless material considerations indicate otherwise;
- Paragraph 20(d), which requires planning to support the provision of health and community infrastructure;
- Paragraph 34, which requires infrastructure needs to be identified and delivered alongside development;
- Paragraph 105, which promotes sustainable transport modes;
- Paragraph 108, which requires safe access and appropriate parking provision;
- Paragraph 110, which requires developments to provide safe and suitable access for all users;
- Paragraph 111, which states that development should be refused where the residual cumulative impacts on the road network would be severe;
- Paragraph 130, which requires development to be sympathetic to local character, including the surrounding landscape;
- Paragraph 152 and 154, which require the planning system to support the transition to a low carbon future and reduce greenhouse gas emissions;
- Paragraphs 159–169, which require the application of the sequential approach to flood risk and ensure development is directed to areas of lowest risk;
- Paragraph 174, which requires protection and enhancement of valued landscapes, the countryside, and ecological networks;
- Paragraph 180, which requires the conservation and enhancement of biodiversity, including the protection of Sites of Special Scientific Interest and the achievement of measurable biodiversity net gain;
- Paragraph 185, which requires planning decisions to limit light pollution and protect intrinsically dark landscapes.
The proposal also conflicts with the statutory requirement under Section 38(6) of the Planning and Compulsory Purchase Act 2004, which requires that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise.
At the local level, the proposal conflicts with the adopted Stoke Poges Neighbourhood Plan, including policies which:
- Direct development to sustainable locations;
- Protect the rural character and settlement pattern of the parish;
- Safeguard biodiversity, green spaces, and ecological corridors;
- Protect the Dark Skies environment;
- Promote sustainable transport and reduce reliance on private vehicles.
- The proposal also conflicts with the South Bucks District Local Plan, including:
- Policy GB1 and GB2, which seek to protect the countryside and Green Belt from inappropriate development;
- Policy EP3, which requires development to respect the character of the area;
- Policies H9 and H10, which direct housing development to appropriate and sustainable locations.