Planning application for five dwellings on Duffield Lane
Guidance on the relevant planning policies
16th February 2026
The Parish Council is aware of the following outline planning application:
PL/25/6624/FA Full application for High Farm, Duffield Lane, SL2 4AL
Demolition of existing structures. Alterations and conversion of agricultural buildings to 5no. Residential dwellings. Erection of 2no. Car ports with electric charging points
You can view the application and make a comment on it on Buckinghamshire Council's website.
With the lack of an adopted Local Plan by Buckinghamshire Council, Stoke Poges does not have any pre-set housing targets. Therefore it is difficult to respond to the many speculative planning applications being received.
Stoke Poges Neighbourhood Plan has clearly identified areas within the built form of the village where suitable development might take place, that is clearly brownfield land or previously developed land therefore avoiding the need to develop any greenbelt or grey belt sites. This application:
- fails to prioritise brownfield development;
- undermines Green Belt openness and purpose;
- lacks adequate infrastructure provision;
- risks environmental harm;
- does not demonstrate exceptional public benefit.
If you wish to object, please see our guidance below indicating the relevant policies, and please share this information with your neighbours.
- Please send your ojection via the Buckinghamshire Council Planning Portal
- Please copy the Parish Council: theclerk@stokepogesparishcouncil.gov.uk
- Do not copy and paste as it will be treated as one application.
- Do not feel the need to quote all polices but the essence will suffice.
- Please help us protect our Green Belt... when it's gone, it's gone!
Guidance
National Planning Policy Framework
Under the National Planning Policy Framework (NPPF):
- The fundamental aim of Green Belt policy is to keep land permanently open and to prevent sprawl, merging of settlements, and loss of countryside character. (NPPF, Sections 137–138)
- Inappropriate development in the Green Belt is harmful by definition and should not be approved except in very special circumstances that clearly outweigh the harm. (NPPF Section 139–140)
- Substantial weight should be given to any harm to Green Belt openness. (NPPF Section 143)
Paragraph 152 states:
The Government attaches great importance to Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open.
Paragraph 153 states:
Green Belt serves five purposes:
- To check the unrestricted sprawl of large built-up areas
- To prevent neighbouring towns merging
- To safeguard the countryside from encroachment
- To preserve the setting and special character of historic towns
- To assist in urban regeneration
Paragraph 154 states:
Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.
Paragraph 155 states:
Local planning authorities should ensure that substantial weight is given to any harm to the Green Belt.
‘Very special circumstances’ will not exist unless the potential harm to the Green Belt, and any other harm, is clearly outweighed by other considerations.This proposal would clearly introduce new buildings and urbanising effects into protected open land, causing permanent loss of openness and harm to the purposes of the Green Belt.
Lack of Very Special or Exceptional Circumstances
Under NPPF, South Bucks Local Plan, and the Neighbourhood Plan, development in the Green Belt requires very special circumstances that clearly outweigh the harm caused. No such case has been made in the planning documents:
- There is no evidence that the housing land supply cannot be met elsewhere.
- Infrastructure impacts (roads, services, schools) remain unmitigated.
- Environmental and landscape harm is not outweighed by demonstrated community need.
South Bucks Saved Policies
Policy GB1 – Control of Development in the Green Belt
Within the Green Belt, planning permission will not be granted for development other than:
- Agriculture and forestry;
- Essential facilities for outdoor sport and recreation, cemeteries and other uses of land which preserve the openness of the Green Belt and do not conflict with its purposes;
- Limited extension, alteration or replacement of existing dwellings, provided that this would not result in disproportionate additions over and above the size of the original building;
- Limited infilling in villages;
- Limited affordable housing for local community needs in accordance with Policy H9.
Development which would materially harm the openness of the Green Belt will not be permitted.
Policy GB2 – Replacement Dwellings in the Green Belt
Permission will only be granted for the replacement of an existing dwelling provided the new dwelling would not be materially larger than the dwelling it replaces and would not have a materially greater impact on the openness of the Green Belt.
Policy GB6 – Re-use of Buildings in the Green Belt
The re-use of buildings in the Green Belt will only be permitted where the proposal preserves the openness of the Green Belt and does not conflict with the purposes of including land within it.
Policy EP3 – Protection of the Countryside
Development in the countryside will not be permitted unless it maintains or enhances the character of the area and does not result in harm to landscape quality.
Stoke Poges Neighbourhood Plan — Adopted June 2025
The Stoke Poges Neighbourhood Plan was adopted following a local referendum in June 2025 and is now part of the statutory development plan used to determine planning applications.
Relevant policies include:
SP9 – Green Infrastructure: seeks to establish and protect a coherent network of high-quality green infrastructure, safeguarding open spaces, wildlife corridors, and local biodiversity. Any development that fragments or undermines this network is contrary to the plan.
SP10 – Local Green Spaces: designates specific Local Green Spaces and states that:
- Development within these areas will only be supported in very special circumstances.
- The policy is aligned with national Green Belt protections and resists development that would undermine the essential character of designated areas.
Although the proposed site itself may not be one of the formally designated Local Green Spaces, it sits within the wider protected green infrastructure and rural setting that the Neighbourhood Plan seeks to conserve.
The Plan also highlights that continued protection of Green Belt and green spaces is a community priority and that development should not erode the rural character and identity of Stoke Poges.
Development should relate sensitively to local heritage, topography and reflect, respect and reinforce local architecture.
Specific Design Code Sections of Stoke Poges Neighborhood Plan:
The Neighbourhood Plan design code contains specific coded parts that are useful to quote directly if appropriate:
- LB01 – Patterns of Development: Emphasis on preserving local patterns and character.
- LB03 – Preserving and Promoting Local Vernacular / Scale, Massing, Roofscape: Controls over how buildings sit in the landscape and respond to local built form.
- LB04 – Extensions, Conversions and Infills: Standards for respectful additions and infill that don’t erode character.
- AM02 – Parking Typologies: Local approach to parking layouts beyond generic standards.
- LS02 – Wildlife and Biodiversity Measures: Integration of green infrastructure and habitat net gain.
- SF01 / SF02 – Sustainability & Water Management: Encouraging low-energy and SuDS measures built into design.
The proposed development fails to respond positively to the local context and character as set out in the Stoke Poges Design and Guidance Codes (supplementary to the Neighbourhood Plan). These codes require new development to relate sensitively to local heritage, topography, and vernacular architecture, and to respect scale, massing, roofscape, and surrounding built form. The proposed scheme’s layout, scale and design do not align with these local expectations and would erode the distinctive character of Stoke Poges.
Policy SP1 – Settlement Boundary
The Plan defines a Settlement Boundary for Stoke Poges village.Development will be supported within the defined Settlement Boundary, subject to compliance with other policies in the Plan. Development outside that boundary is treated as countryside/Green Belt and is restricted in line with national and local Green Belt policy.
Policy SP3 – Design and Character
Requires development to:
- Respect the semi rural character of Stoke Poges
- Maintain spacious plots and verdant setting
- Protect important veins and landscape settings
Note: 2 dwellings on previously open land may conflict if they:
- Increase density beyond prevailing pattern
- Reduce openness or mature landscaping