Objections to outline planning applications at Sefton Park
Details of the Parish Council's objections
21st April 2026
Here are the Parish Council's objection to outline planning applications which have been submitted for Sefton Park. Please note we have requested that our unitary councillors use the call in process for full scrutiny.
PL/26/01820/OA | Outline application for the demolition of existing buildings and erection of up to 317 dwellings, including affordable housing, public open space, strategic landscaping, sustainable urban drainage system and vehicular access points, main internal road and up to 350m2 of commercial floorspace (Class E/Sui Generis Use) (matters to be considered at this stage: access, landscaping and scale). | Sefton Park Bells Hill Stoke Poges Buckinghamshire
PL/26/01820/OA | Outline application for the demolition of existing buildings and erection of up to 317 dwellings, including affordable housing, public open space, strategic landscaping, sustainable urban drainage system and vehicular access points, main internal road and up to 350m2 of commercial floorspace (Class E/Sui Generis Use) (matters to be considered at this stage: access, landscaping and scale). | Sefton Park Bells Hill Stoke Poges Buckinghamshire
Object:
Section 2: Achieving Sustainable Development
Section 5: Delivering a Sufficient Supply of Homes (but does not override Green Belt protection)
Section 8: Promoting Healthy & Safe Communities
Section 9: Promoting Sustainable Transport
Section 12: Achieving Well-Designed Places / Delivering a Sufficient Supply of Homes
Section 13: Protecting Green Belt Land
Section 38(6): Planning and Compulsory Purchase Act 2004
Policy NE16 (Buckinghamshire Council emerging local plan)
GB 1 & 2 Core Policy 9 (Buckinghamshire Council local policies)
Policy SP4 and SP12 (Stoke Poges Neighbourhood Plan)
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 scale and massing implied by up to 317 dwellings is also a matter for determination at outline stage. This level of development cannot reasonably be described as limited or proportionate and would fundamentally alter the spatial character of the site, eroding the distinction between settlement and countryside. The proposal is therefore contrary to the NPPF and conflicts with emerging Buckinghamshire Local Plan Policy NE16 (Protection of the Green Belt).
The existing Business Park footprint extends to approximately 12.5 acres. The remaining 21.5 acres of the 35 acre site comprise open, undeveloped Green Belt land. Development across this area would result in a significant and permanent loss of openness, one of the core purposes of Green Belt designation. The scale and massing implied by 317 dwellings cannot reasonably be described as proportionate, limited, or appropriate development within either the Green Belt or Grey Belt context. The proposal would fundamentally alter the spatial character of the site and erode the distinction between settlement and countryside.
The cumulative impact must also be considered at this stage. The identified allocation at Home Farm (OPUS 4592 SP002), if progressed, would already introduce significant growth. The concurrent delivery of both sites would result in clear overdevelopment, materially increasing the size and density of the village beyond its historic and infrastructural capacity.
This is further compounded by PL/25/4588/PIP and PL/25/4571/PIP for 5 and 7 houses respectively at Magnolia Farm. This would have a serious negative cumulative effect. Magnolia Farm has been identified as unsuitable for development in the recent HELAA, meaning its approval is in direct conflict with Buckinghamshire Council’s own recommendation.
Stoke Poges is a heritage-rich, landscape defined settlement embedded within strategic green infrastructure. It forms part of the northern facing village network and contributes to the identity and integrity of the wider northern arc. Settlement identity, landscape setting, and the functional role of individual villages are material planning considerations. Growth must be proportionate to character, scale, and infrastructure capacity.
Further development towards Plough Lane would significantly increase the risk of coalescence between the existing village and nearby settlements. Too great an expansion in this location could physically join separate communities, undermining the distinct identity and character of each settlement and eroding the open spaces that currently provide visual and environmental separation. Such coalescence conflicts with local planning policy objectives.
The 21.5 acres of land outside the current built up area constitutes an important wildlife / green corridor. It provides habitat connectivity for local fauna and contributes to biodiversity in the village. Development of this land would disrupt ecological networks and harm local wildlife.
Additionally, this area supports the objectives of the Stoke Poges Neighbourhood Plan, particularly its Dark Skies policy, which seeks to minimise light pollution and preserve the rural night-time environment. Encroachment would directly conflict with these aims and undermine environmental quality.
While the site benefits from proximity to existing village infrastructure and a limited bus route, accessibility alone does not justify development of this magnitude. This is likely to be the largest proposed development since the 1970s.
The proposed scheme of up to 317 dwellings is excessive and would place unsustainable pressure on already stretched local services, including GP provision, school capacity, and local transport networks. There is no clear evidence that infrastructure improvements would adequately mitigate this level of growth.
Local GP services are operating at full capacity, with significant delays for both routine and urgent appointments. There is no clear evidence that additional healthcare provision would be delivered alongside development.
The village centre suffers from a chronic lack of parking provision, leading to congestion, unsafe parking practices, and reduced accessibility. Increased housing would intensify these issues.
The local road network is constrained and already experiences peak-time congestion. Additional traffic would worsen:
- Traffic delays
- Road safety risks, particularly for pedestrians and school children
- Air quality
- Noise pollution
Public transport provision is limited and unreliable, reinforcing reliance on private vehicles. In the absence of substantial improvements, the proposal conflicts with national policy objectives on sustainable transport.
Given these constraints, the village does not currently possess the infrastructure necessary to support significant additional development. Without firm, funded, and deliverable infrastructure improvements, further development would be premature and unsustainable.
The Stoke Poges Neighbourhood Plan sets out a clear vision for maintaining a balanced and sustainable demographic. It prioritises the delivery of smaller homes, including two and three bedroom properties, bungalows, and accessible housing, alongside genuinely affordable homes.
This approach would:
- Enable older residents to downsize
- Support intergenerational balance
- Reduce infrastructure pressure
- Align with identified local need
A development dominated by larger, higher-value dwellings would undermine these objectives. Housing mix is therefore a material consideration and must reflect local need rather than maximise site yield.
The Parish Council has previously identified the built up area area as potentially suitable for limited development. However, it does not support development at the scale proposed, nor development on undeveloped Green Belt land. Expansion beyond the existing built form would harm village character and environmental assets.
The Parish Council is aware that the Government is proposing potential reforms to national planning policy, including concepts such as “Grey Belt.” However, until such changes are formally adopted, existing policies remain fully applicable.
In summary, the proposal fails the tests of proportionality, sustainability, and Green Belt protection.
Whilst limited development on the Business Park element may be acceptable in principle, the current proposal is unacceptable. The development:
- Constitutes inappropriate development in the Green Belt with no very special circumstances
- Conflicts with Buckinghamshire Local Plan Policy NE16 and the NPPF
- Represents disproportionate and unsustainable growth established at outline stage
- Fails to align with the Stoke Poges Neighbourhood Plan
- Would result in significant harm to infrastructure, character, and village identity
Conclusion
- Decisions must be made in accordance with the Development Plan
- The Development Plan includes the Local Plan and Neighbourhood Plan
- Green Belt harm carries substantial weight under NPPF Section 13
- Inappropriate development is harmful by definition
- The Very Special Circumstances test has not been met
- Infrastructure impacts must be assessed at the point of permission
- Outline permission fixes scale and quantum
When taken together, the proposal results in:
- Clear policy conflict
- Significant Green Belt harm
- Infrastructure inadequacy
- Disproportionate settlement growth
- Failure to demonstrate sustainable development