Planning Committee - Meeting Minutes
Monday 16th March 2026
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON MONDAY 16 MARCH 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 Finan and Cllr Wilson
In Attendance: Mrs J Simmonds (Clerk)
Also Present: Cllr Dhillon and one member of public.
Agenda Items
126/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
127/PL/26 Apologies for Absence and Acceptance.
APOLOGIES were received and accepted for Cllr Crocker and Mr Harris.
128/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.
None
129/PL/26 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 16 February 2026, which were signed by the Chair,
130/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.
131/PL/26 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
132/PL/26 Councillors/Members Update
NOTED HEELA comments have been submitted on time.
NOTED There is an application next time for Sefton Park, AGREED by all to write a statement to put out on newsflash/Facebook etc.
133/PL/26 Buckinghamshire Council Complaints Procedure
NOTED Cllr Bassi still working through the procedure, to report back and to Decide!
134/PL/26 Correspondence
None.
135/PL/26 Exclusion of the Press & Public
Public Bodies (Admission to Meetings) Act 1960 RESOLVEDto 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.
136/PL/26 NOTED Outstanding Enforcements See Appendix 4.
137/PL/26 NOTED Next meeting date: 20 April 2026
Meeting ended at 9.40pm
APPENDIX 1
DELEGATED COMMENTS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/25/6386/FA 61 Vine Road, Stoke Poges, Buckinghamshire, SL2 4DW.
Demolition and replacement with a new dwelling (part retrospective) (alternative scheme to approval PL/23/3562/FA).
The Parish Council objects to the proposal as Policies EP3, H9 and H11 apply, together with Neighbourhood Plan Design Codes LB03 and LB04 and Policy SB6.
The proposed replacement dwelling, by virtue of its overall scale, massing, oversized dormer and deep flank elevations, would fail to reflect the scale and proportions of the surrounding modest semi-detached dwellings along Vine Road, unbalance the visual coherence of the attached property, and fail to integrate appropriately with the prevailing built form therefore constitutes poor design contrary to the NPPF (Section 12), the National Design Guide, the South Bucks Residential Design Guide, the Townscape Character Study, and adopted Local Plan policies.
In addition, the proposal is contrary to the Stoke Poges Neighbourhood Plan objective of maintaining a balanced and appropriate housing stock within the village, as the scale, design and form of the development would contribute to excessive intensification rather than supporting the Plan’s aim of ensuring development remains proportionate to local character and community needs.
The proposal would also represent overdevelopment of the site, resulting in a bulky and intrusive form with excessive depth and unrelieved flank elevations, harming the street scene and local character. Furthermore, the site lies within the South Bucks Heaths and Parklands Biodiversity Opportunity Area, and insufficient evidence has been submitted to demonstrate compliance with biodiversity net gain requirements under Core Policy CP9, the NPPF, Schedule 7A of the Town and Country Planning Act 1990, and the Environment Act 2021.
The Parish Council also notes the planning history and previous enforcement concerns, which are material considerations in assessing the cumulative impact of the current proposal as reported in the national press.
PL/25/6624/FA High Farm, Duffield Lane, Stoke Poges, Bucks, SL2 4AL
Demolition of existing structures. Alterations and conversion of agricultural buildings to 5 no. residential dwellings. Erection of 2 no. car ports with electric charging points.
Object
Policies: NPPF 143 A, B, C, D/ Schedule 7/ Core Policy 9/ SP NP SP12/ GB 1/ GB2
Planning Application PL/25/6624/FA
The Parish Council consider that the land is not suitable for housing. Importantly, this area is not identified for development in the Stoke Poges Neighbourhood Plan. Development on this land would:
- Exceed the scale considered acceptable within the Parish Council’s policies.
- Result in the loss of green, undeveloped fields and open spaces
- Damage local biodiversity and wildlife corridors.
- Increase pressure on local infrastructure, including roads, parking, and GP services.
- Conflict with the objectives of the Neighbourhood Plan, including the Dark Skies and environmental policies.
The proposal is contrary to the Stoke Poges Neighbourhood Plan (adopted 2025), which forms part of the statutory development plan and must be given full weight in decision-making under Section 38(6) of the Planning and Compulsory Purchase Act 2004. The Plan supports proportionate small-scale infill and brownfield development within the existing settlement boundary and seeks to protect landscape character and environmental quality, including dark skies under Policy SP12. The application conflicts with these objectives by introducing additional development beyond the established settlement framework and increasing urbanisation within the Green Belt setting of the village.
For these reasons, this land should not be allocated for development, and any proposals would be contrary to the Parish Council’s and the Neighbourhood Plan’s vision for the village. The area is not served with street lighting or foot paths resulting in reliance on private car usage and limiting safe pedestrian connectivity. Bus services are infrequent, unreliable and do not provide viable alternatives for commuting, accessing healthcare, or education.
In the absence of substantial and guaranteed improvements to infrastructure, additional housing would reinforce car dependency rather than promote sustainable transport patterns. This conflicts with national planning policy objectives to reduce reliance on private vehicles and support sustainable development.
Stoke Poges is identified as a Tier 4 (Large Village) within Buckinghamshire Council’s settlement hierarchy and is not designated as a strategic growth location. The site lies wholly within the Green Belt, where the National Planning Policy Framework (NPPF) establishes a clear presumption against inappropriate development. Paragraph 143 (a–d) of the NPPF confirms that the fundamental purposes of the Green Belt are to check unrestricted sprawl, prevent neighbouring towns from merging, safeguard the countryside from encroachment, and preserve the setting and special character of historic towns. The proposed development would undermine these purposes by increasing built form, reducing openness, and intensifying residential development within a protected rural location. Substantial weight must be given to this harm in accordance with national policy, and no very special circumstances have been demonstrated to clearly outweigh that harm, as required by the NPPF.
Four dwellings have already been approved under Class Q permitted development rights pursuant to the Town and Country Planning (General Permitted Development) (England) Order 2015. The current proposal in terms of floor space per dwelling exceeds the limitations of Class Q and therefore falls outside the lawful fallback position. While the existing approvals establish a baseline, any fallback must be afforded limited weight and cannot justify further material intensification beyond what has been lawfully permitted. The cumulative effect of the additional dwelling would constitute inappropriate development in the Green Belt, resulting in further harm to openness and permanence. In the absence of very special circumstances, the proposal conflicts with national policy and the development plan, including relevant Green Belt policies (GB1 and GB2) and the spatial strategy of Buckinghamshire Council. Accordingly, planning permission should be refused. The applicant has not identified any exceptional, site-specific factors capable of meeting this high bar. General housing provision, development viability, or incremental intensification beyond a permitted baseline do not constitute very special circumstances. Accordingly, the policy presumption against inappropriate development applies in full.
PL/26/01062/VRC 8 Elderfield Road, Stoke Poges, Buckinghamshire, SL2 4DE.
Variation of condition 3 (no business use) attached to planning permission PL/22/3295/FA (Part garage conversion to living space with change to middle side window) to allow limited ancillary residential occupation of the converted garage.
Parish Council Comments: Objection
The Parish Council objects to the proposal.
It is understood that the applicant is advertising the accommodation as a separate dwelling for rent at £800 per month, and this matter has been referred to the Planning Enforcement Team. The marketing of the space in this way indicates an intention for independent residential occupation.
This would constitute a material change of use and would result in the creation of a separate planning unit, which is contrary to the approved development and in breach of Condition 3, which was imposed specifically to ensure that the accommodation remains ancillary and not capable of independent occupation.
The condition serves an important planning purpose and was applied to prevent the formation of an additional dwelling within the site. Its removal, variation, or disregard would undermine the original planning permission and result in unacceptable development.
The Parish Council therefore requests that the application be refused and that the Planning Authority give full consideration to enforcement action as appropriate.
PL/26/00263/FA 9 Plough Lane, Stoke Poges, Buckinghamshire, SL2 4JR.
Part two storey / part single storey / part first floor rear extension and first floor front extension with alterations to roof including increases to eaves and ridge height and relocation of stairs to loft annex above detached garage.
Parish Council Comments: Objection
The Parish Council objects to the proposal. The site lies within the Green Belt, and, due to two previous planning consents, the Green Belt 50% rules are considered to apply.
The proposed development, by virtue of its size, scale, massing, style and proximity to the site’s flank boundaries, would appear over-dominant, obtrusive and out of keeping with the surrounding area. It would represent an overdevelopment of the site and would have an adverse impact on the street scene and the character and visual amenities of the locality. The proposal is therefore contrary to Policies H9 and EP3 of the South Bucks District Local Plan (Adopted March 1999), Policy CP8 of the South Bucks Core Strategy (Adopted February 2011), and the NPPF.
The development would fail to reflect the form, scale and height of existing buildings within this designated Formal Suburban Road, to the detriment of its established character, and would be inconsistent with the findings of the South Bucks Townscape Character Study.
The proposed extensions would result in a large, bulky and visually unbalanced structure of excessive depth, with unrelieved flank elevations and a significant expanse of flat roof at high level. The resultant dwelling would lack proportion and architectural coherence and would fail to respect the traditional character of the original building. The excessive depth and unbroken flank elevations would be clearly visible in angled views from the road, contributing to an unduly bulky and incongruous appearance.
In design terms, the proposal does not accord with Policies EP3 and H11, nor with the guidance contained within Appendix 8 of the Local Plan. It would also fail to meet the design principles set out in the NPPF, particularly Section 12, which requires developments to achieve high standards of design.
Furthermore, when considered alongside previous extensions to the dwelling, the cumulative increase in size and scale would materially erode the openness and character of the Green Belt. Individually and cumulatively, the development would conflict with the fundamental aims and objectives of Green Belt policy and is contrary to Policies GB1 and GB10 of the South Bucks District Local Plan (Adopted March 1999).
If permitted, the proposal would also risk setting an undesirable precedent for similar development within this part of the Green Belt. Such cumulative pressure would make it increasingly difficult for the Local Planning Authority to resist further incremental enlargement, thereby prejudicing the openness of the Green Belt and undermining its policy objectives.
For these reasons, the Parish Council considers the application should be refused.
PL/26/00368/FA 38 Duffield Lane, Stoke Poges, Buckinghamshire, SL2 4AD.
Double storey rear extension with alterations to roof and internal layout.
Parish Comments: No Comment
PL/26/01209/TP 38 Neville Close, Stoke Poges, Buckinghamshire, SL2 4AQ.
Reduce all lateral limbs by approximately 3 metres to manage spread while maintaining natural form and structural integrity and reduce by 2 metres the upper canopy to rebalance overall height and bring the crowns back into proportion x 3 Oak (T1-T3).
Parish Comments: No comment subject to the tree officer report.
PL/26/00986/HB Stoke Park Golf Club, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG
Listed building consent for the removal of Portland Cement render and replacement with lime render on the northeast corner of Stoke Park Mansion.
Parish Comments: No comment subject to the Heritage report and Historic England report.
PL/26/00785/FA 7 Bunby Road, Stoke Poges, Buckinghamshire, SL2 4BS.
Proposed demolition of the existing garage and construction of a two-storey side extension, together with a part single storey and part two storey rear extension, and a new front porch extension.
Parish Comments: No Comment.
PL/26/01152/FA Woodside, Duffield Lane, Stoke Poges, Buckinghamshire, SL2 4AH
Erection of porch, ground and first floor rear extension, internal alterations including removal of chimney, loft conversion, alteration of roof to include rooflights to the front, rear and side planes.
The Parish Council objects to the proposal. Policies EP3, H9 and H11 apply, together with the Stoke Poges Neighbourhood Plan Design Codes LB03 and LB04 (pages 70–74). The proposal is also contrary to Appendix 8 of the South Bucks District Local Plan (Adopted March 1999).
It is considered that the proposed dormer, by virtue of its scale, bulk and design, would appear as a dominant and visually intrusive feature. It would be incongruous with the existing traditional roof form and surrounding development and would be detrimental to the character and appearance of the dwelling and the wider area.
When assessed cumulatively with the proposed two-storey extensions, the development would result in a complex and excessively bulky roof form that would wrap around the original building. The dormer fails to demonstrate subservience to the original roof structure and would significantly alter the architectural balance of the property.
The proposal therefore conflicts with Policies EP3 and H11 and Appendix 8 of the Local Plan.
Furthermore, the National Planning Policy Framework (NPPF) requires development to function well, add to the overall quality of the area, and be visually attractive as a result of good architecture, contributing to well-designed and beautiful places (Section 12). The proposal would constitute poor design and would fail to accord with Section 12 of the NPPF, Principle C1 of the National Design Guide, and the South Bucks Residential Design Guide.
The scheme also conflicts with the Design Guidance and Codes document associated with the Stoke Poges Neighbourhood Plan (submission stage).
For these reasons, the Parish Council considers the application should be refused.
PL/26/01335/VRC Glenwood, Fir Tree Avenue, Stoke Poges, Buckinghamshire, SL2 4NN.
Removal of condition 5 (permitted development Restriction) attached to planning permission 09/01553/FUL (Front porch and single storey side extension).
The Parish Council objects to this application for the removal of the condition.
The site lies within the Green Belt, where policies GB1 and GB10 apply. The Green Belt plays a fundamental role in preventing urban sprawl, safeguarding the countryside from encroachment, and preserving openness in accordance with the National Planning Policy Framework (NPPF).
As this property has been the subject of several previous applications, the Green Belt 50% rule is also considered to apply. The condition was imposed for clear planning reasons and to ensure compliance with adopted policy and Green Belt objectives. There has been no substantive change in circumstances to justify its removal.
The proposed removal would undermine the original planning balance and would be contrary to both local Green Belt policies and national Green Belt protections. The Parish Council therefore considers the application should be refused.
AMENDED PLANS
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
PL/25/6625/PAPCR Sefton Park, Bells Hill, Stoke Poges, Buckinghamshire.
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for change of use from commercial, business and service (Use Class E) to 1 residential dwellinghouse (Use Class C3).
Parish Comments: No Comment.
Prior Approval Required and Given.
PL/26/00108/KA Little Mount, Duffield Lane, Stoke Poges, Buckinghamshire, SL2 4AA.
T1 Apple - Reduce height by 1m (Stoke Poges West End Conservation Area).
Parish Comments: No comment subject to the Tree Officer report.
No TPO Required.
PL/25/6397/FA 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.
Hereby permits.
PL/25/4571/PIP Magnolia Farm, Grays Park Road, Stoke Poges, Buckinghamshire
Application for permission in principle for the erection of minimum of 7 and a maximum of 7 dwelling.
Parish Comments: On the planning portal or on request to the clerk.
Hereby Permits
PL/25/4588/PIP Magnolia Farm, Grays Park Road, Stoke Poges, Buckinghamshire
Application for permission in principle for the erection of minimum of 5 and a maximum of 5 dwelling.
Parish Comments: On the planning portal or on request to the clerk.
Hereby Permits
PL/26/00131/TP 5 Freemans Close, Stoke Poges, Buckinghamshire, SL2 4ER.
T4 and T5, Pine - Fell. (TPO/SBDC/2003/13).
Parish Comments: We object to two healthy trees that have TPO’s on them being felled for no reason. Neither are close to the house or cars as stated.
It is considered that this tree does not pose a significant risk of harm and the application to fell it has not been properly justified. The trees have amenity and ecological value and its retention is justified. To feel the tree would therefore be contrary to policy L10 of the South Bucks District Local Plan (adopted March 1999).
Consent Refused.