Planning Committee - Meeting Minutes
Monday 16th February 2026
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON MONDAY 16 FEBRUARY 2026 AT 7.30PM IN THE LIONEL RIGBY ROOM AT THE VILLAGE CENTRE, ROGERS LANE, STOKE POGES, SL2 4LP.
Present: Cllr Carter (Chair), Cllr Bassi, Cllr Crocker, Cllr Finan, Mr Harris & Cllr Wilson
In Attendance: Mrs J Simmonds (Clerk & Legal & Financial Officer)
Also Present: Cllr Dhillon
Agenda Items
114/PL/26 Items by Members of Public Present.
The meeting is open to the public and press, and the first 15 minutes will be reserved, if required, for public comment on items on this agenda only.
None
115/PL/26 Apologies for Absence and Acceptance.
None
116/PL/26 Declarations of Interest
Members to declare any personal interest in any item of business as defined in the Code of Conduct 2007. If that interest is a prejudicial interest as defined in the Code, the member should withdraw from the meeting for that item.
Mr Harris declared that he was a consultee for application PL/25/5950/FA.
117/PL/26 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 19 January 2026, which were signed by the Chair.
118/PL/26 Planning Applications
(i) RESOLVED to approve delegated decisions submitted for Planning Applications for which the response date was prior to this Committee Meeting. See Appendix 1.
(ii) RESOLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus, amended plans for information only.
119/PL/26 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
120/PL/26 Councillors/Members Update
An update was given on the Country Park which is due to be finished by the end of the year.
The next London Green Belt meeting was shared.
The HEELA report is due to be released on 17/2/26.
An article on speculative applications has been written for Newsflash.
121/PL/26 Buckinghamshire Council Complaints Procedure
Cllr Bassi is working though the procedure and will report back.
122/PL/26 Correspondence.
None
123/PL/26 Exclusion of the Press & Public
Public Bodies (Admission to Meetings) Act 1960 RESOLVED to exclude the press and public from the following business because publicity would prejudice the public interest by reason of the confidential nature of the business. Part two items: To discuss any possible unlawful buildings or business’s which have not been granted enforcement notices and therefore are not public.
124/PL/26 NOTED Outstanding Enforcements See Appendix 4.
125/PL/26 NOTED Next meeting date: 16 March 2026
Meeting ended at 9.35pm
APPENDIX 1
DELEGATED COMMENTS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/25/5950/FA Post Office Gardens, Gerrards Cross Road, Stoke Poges, SL2 4EL Single storey part extension and erection of new front porch.
Parish Comments: Local knowledge suggest that this work has already been done, so we feel this should be a retrospective application. Please see link to google earth which clearly shows the built form.
PL/25/6157/FA 75 Hazell Way, Stoke Poges, Buckinghamshire, SL2 4DG
Single storey rear extension, front porch and side garage extension
Parish Comments: Object, policies EP3, H9, EP5, Appendix 8, 1.2 & 7.4, NPPF 139 all apply. The applicants statement states the rear extension will have a glazed wall to allow light into the neighbouring property; there is no guarantee that this will happen.
This is contrary to our adopted Neighbourhood Plan, LB03 Housing Mix as the house will contribute to the erosion of small to medium stock housing.
PL/25/6397/FA 21 Blue Bell Cottage 77 Rogers Lane, Stoke Poges, Buckinghamshire, SL2 4LW
Demolition of existing single-storey rear extension and side extension. Construction of a two-storey side extension and a part two-storey, part single-storey rear extension.
Parish Comments: Concerns that the plans appear misleading. There are fundamental errors in the plans and description and concerned that they were validate with such errors.
The drawings show rear elevations which are actually front elevations.
The form shows a tick that this proposal is not visible from the road, however as the photographs within the application this is not the case as it will be seen from the road. This dwelling sits with in the conservation area.
PL/25/6437/FA 1 Mobbs Close, Stoke Poges, Buckinghamshire, SL2 4FF
Two storey side extension with internal alterations (amendment to planning permission ref: PL/25/4081/FA).
Parish Comments: Object, Policies EP3 & H9 apply. This is contrary to our adopted Neighbourhood Plan, LB03 and LB04 and Policy SP4.
This upsets the balance and symmetry of the whole development which sits adjacent to the Stoke Green conservation area. The development was originally built sympathetically to respect the Conservation area. Dwellings are of a moderate size. This house will not sit well with in the whole development.
PL/25/6455/FA 42 Sefton Close, Stoke Poges, Buckinghamshire, SL2 4LJ
Ground Floor single storey extension.
Parish Comments: Object Policies EP3 and EP4 apply and is contrary to our adopted Neighbourhood Plan, LB03 & LB04.
This road has modest ex local authority houses which are uniformed and symmetrical in layout so this will be at odds in the street scene and vernacular.
PL/25/6655/FA 57 Hazell Way, Stoke Poges, Buckinghamshire, SL2 4DG
Part Double storey rear, Double storey side, front porch and outbuilding.
Parish Comments: Object, Policies EP3, H9, H11, H12, NPPF page 12, 132 & 134 all apply. Our recently adopted neighbourhood plan also applies under LB01, LB03, LB04 design codes.
We believe that his is an unauthorised HMO and the Parish Council are pursuing investigations into this belief. We have concerns that the building at the rear of the property will used for this and the designs of the inside show signs of possible HMO use. We believe they are also running an unauthorised car business from this address which we will report to planning enforcement.
PL/26/00372/TP The Nonsense House, West End Lane, Stoke Poges, Buckinghamshire, SL2 4NE
T1 Oak - rear garden - Fell. T2 Oak rear garden - Fell. T3 Oak front garden - Fell. T4 Oak front driveway - Fell. (TPO/SBDC/1988/07).
Parish Comments: No comment subject to the tree officer report.
PL/25/5421/FA 26 MH House, Lakeside Drive, Stoke Poges, Buckinghamshire, SL2 4LX
Construction of single storey side extension, internal alterations and detached garage to front of Plot 2.
Parish Comments: Object, Policies EP3, H9, H11, H13, Expl 8.59 page 121, all apply. As well as our neighbourhood plan design codes LB01, LB02 & LB03.
By virtue of its proposed scale, design and siting within the plot, the proposed detached garage building would appear as a prominent and obtrusive feature within the street scene. Given its overall height and footprint, the building would not be considered to appear very subordinate when viewed in the context of the dwelling on site and would rather appear as a competing feature not compatible with the character and amenities of the site itself, adjoining developments and the locality in general. The proposed development would result in the imposition of an alien feature such as that proposed within the local vernacular would cause further harm to the character and appearance of the street scene. As such, the proposal would be contrary to policies EP3 and H13 of the South Bucks District Local Plan (adopted March 1999, Consolidated September 2007 and February 2011), policy CP8 of the South Bucks Core Strategy (adopted February 2011), the NPPF and the National Design Guide.
PL/25/6818/FA 53 Freemans Close, Stoke Poges, Buckinghamshire, SL2 4ER
Two storey side infill extension together with extension of first floor over the garage.
Planning Comments: No Comment.
PL/25/6431/OA 48 Plough Lane, Stoke Poges, Buckinghamshire, SL2 4JP
Outline planning application up to 50 residential dwellings (Use Class C3), associated layout and access together with car parking to be determined with scale, appearance, and landscaping reserved.
Parish Comments: Object.
National Planning Policy Framework (NPPF) — Green Belt
Under the National Planning Policy Framework:
- 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) 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 District Local Plan – Saved Green Belt Policies
The proposal also conflicts with key saved local policies that protect the Green Belt
Policy GB1 – Control of Development in Green Belt – states that development will not be permitted except for very limited exceptions that do not apply here (e.g. agriculture, limited infill).
Policy GB3 – Limited Infilling in Settlements – allows only very small-scale infill; a 50-house estate clearly exceeds this.
Other GB policies collectively safeguard openness and landscape character.
This large-scale residential development is not one of the specified exceptions and therefore conflicts with these policies.
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. (Buckinghamshire Modern Council)
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. (Stoke Poges Parish Council)
Development should relate sensitively to local heritage, topography and reflect, respect and reinforce local architecture.
Specific Design Code Sections of Stoke Poges Neighbourhood 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.
The proposed development fails to comply with key local design expectations
General Design Principles
The design code stresses that
Development should relate sensitively to local character, heritage, topography, and context.
Development should reinforce or enhance the established character of the settlement.
Design should reflect, respect, and reinforce local vernacular features wherever practicable.
Development should respect scale, height, massing and harmony with surrounding buildings.
Nature-based solutions (e.g., SuDS) and sustainability are integral from the outset.
Greenbelt or Grey Belt?
The Government’s established 5 golden principles for the use of Green Belt and Grey Belt land, which seeks to ensure that development only occurs where it is necessary, sustainable, and in the wider public interest. This application fails:
1. Brownfield Land First
National planning policy makes clear that brownfield and previously developed land should be prioritised before any release of Green Belt or Grey Belt land is considered.
No clear evidence has been provided to demonstrate that all reasonable brownfield options within the district have been fully explored and exhausted. Approving this application would therefore be premature and contrary to national guidance.
2. Protection of Openness and Green Belt Purposes
The primary purpose of Green Belt land is to preserve openness, prevent urban sprawl, and maintain the separation between settlements.
The proposed development would result in significant loss of open countryside, visual intrusion, and erosion of the rural character of the area. This would undermine the fundamental objectives of Green Belt policy and set a damaging precedent for further encroachment.
3. Sustainable Location and Infrastructure Capacity
The site is not supported by adequate existing infrastructure to accommodate a development of this scale. Concerns include, but are not limited to:
Increased pressure on local roads and traffic congestion
Insufficient public transport provision
Pressure on schools, healthcare services, and utilities
The proposal does not demonstrate that the development would be genuinely sustainable or that necessary infrastructure would be delivered in a timely and guaranteed manner.
4. Environmental Protection and Climate Considerations
Green and Grey Belt land often provides important environmental benefits, including biodiversity, flood mitigation, carbon storage, and recreational value.
The application does not adequately demonstrate how these environmental functions would be protected or enhanced. The loss of natural habitats and green space conflicts with national and local policies on biodiversity net gain, climate resilience, and environmental sustainability.
5. Community Benefit and Local Need
Any release of Green Belt or Grey Belt land should deliver clear and exceptional public benefit, addressing genuine local housing need and community priorities.
This application does not provide sufficient evidence that the proposed development would deliver an appropriate mix of genuinely affordable housing, community facilities, or long-term social benefit. The scale and nature of the proposal appear driven primarily by commercial interests rather than by identified local needs.
Summary
With the lack of an adopted Local Plan by Buckinghamshire Council, Stoke Poges does not have any preset 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
AMENDED PLANS
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
PL/25/5836/TP 34 Freemans Close, Stoke Poges, Buckinghamshire, SL2 4ER
Oak (T40) - to reduce the crown of the oak by 2m in height and 1.5m in width. (TPO/SBDC/2003/12).
Parish Comments: No Comment subject to the Tree Officer report.
Hereby Grants Consent.
PL/24/3411/FA Land at East Drive, Stoke Park, Park Road, Stoke Poges, SL2 4PG
Retrospective application for use of land as a car park, installation of 2 security huts and 2 storage containers for a temporary period of 2 years.
Parish Comments: Object.
The proposed development, by virtue of the extent of hard surfacing required and the roadside lack of landscaping, the numbers of vehicles that would be parked at the front of the building and the formal manner in which these vehicles would need to be parked, the very small and inappropriately laid out rear gardens, the increase in the intensity at which the site would be used including the introduction of significantly higher levels of vehicle movements to and from the site, and the need for significantly greater levels of bins/recycling caddies having to be presented at the road side, would appear out of character with the remaining existing development within the vicinity of the site. As such, the proposal would adversely impact upon the distinctive character and appearance of the locality, to its detriment and contrary to saved policies H9, and EP3 as set out in the South Bucks District Local Plan (adopted March 1999) and Core Policy 8 of the South Bucks Core Strategy (adopted February 2011).
This proposal to introduce more hardstanding when considered in relation to the original building and the many other planning applications that have recently been considered and its potential intrusive impact upon its setting in the landscape, contribute to the erosion of the Green Belt which, individually and when considered in the context of an accumulation of similar proposals, would detrimentally affect the aims and objectives of the Green Belt. No special circumstances have been demonstrated. Previous events such as Boodles have been well catered for with ample parking on site.
Hereby Permits
PL/25/0991/FA Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
Construction of temporary extension to existing golf academy and clubhouse for a period of three years (part retrospective.
Parish Comments: We would like to draw your attention to the objections and comments put in place by the Buckinghamshire Council Ecologist, other than that we have no comment.
Hereby Permits