Planning Committee - Meeting Minutes
Monday 20th April 2026
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON MONDAY 20 APRIL 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/Legal & Financial Officer)
Also Present: Cllr Dhillon and 2 members of public.
Agenda Items
138/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.
Two members of public were present to support the council on the application at Sefton Park.
139/PL/26 Apologies for Absence and Acceptance.
APOLOGIES were received and accepted from Cllr Crocker and Mr Harris.
140/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
141/PL/26 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 16 March 2026 which were signed the Chair,
142/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.
143/PL/26 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
144/PL/26 Councillors/Members Update
NOTED that the second meeting with consultants about the Spatial Planning document was held last week with adjoining Parish’s.
145/PL/26 Buckinghamshire Council Complaints Procedure
Cllr Bassi has worked through the procedure, and will send all of the members a copy of her report on how to complain.
146/PL/26 Correspondence.
None.
147/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.
148/PL/26 NOTED Outstanding Enforcements See Appendix 4.
149/PL/26 NOTED Next meeting date: 18 May 2026
Meeting ended at 9.01pm
Signed/Chair Dated
APPENDIX 1
DELEGATED COMMENTS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/26/01829/OA Sefton Park, Bells Hill, Stoke Poges, Buckinghamshire
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, vehicular access points and main internal road (matters to be considered at this stage: access, landscaping and scale).
Parish Comments: 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 emphasize 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 minimize 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 prioritizes 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 maximize site yield.
The Parish Council has previously identified the built up 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
Section 38(6) – 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
ONGOING APPLICATIONS/ PENDING APPLICATIONS: Potentially another 299 Please note ongoing applications awaiting decisions that will also have a cumulative negative impact:
Land Adjacent To Plough Lane and Farthing Green Lane Plough Lane Stoke Poges Buckinghamshire SL2 4JP Ref. No: PL/25/6431/OA | Validated: Mon 15 Dec 2025 | Status: Registered
Land North Of Templewood Lane Stoke Poges Buckinghamshire Ref. No: PL/25/4894/FA | Validated: Thu 11 Dec 2025 | Status: Registered: Pending
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: Pending
Catesby Estates are acting on behalf of the landowners to promote Land off Gerrards Cross Road, Stoke Poges for possible future residential development and public open space.
Catesby Estates are a specialist strategic land promotion and infrastructure business, bringing sites forward through the planning process to deliver new homes, public open space and other community benefits.
You can find out more about us at Catesby Estates Website.
Buckinghamshire Council is currently unable to demonstrate a five-year housing land supply. It is considered that the proposed development would not constitute inappropriate development in the Green Belt and meets the “Grey Belt” criteria as set out in the NPPF.
The site falls within the Stoke Poges Parish Council boundary and as a key stakeholder in the area we wanted to let the Council and its Councillors know about the public consultation for our proposals.
The key features of the proposals include:
Up to 150 new homes.
50% affordable housing.
New areas of public open space and planting, including new play space and areas for wildlife and biodiversity enhancements.
Creation of new recreational routes linking to wider existing Public Rights of Way (PRoWs) and footpaths.
We are now starting our public consultation for the site.
Leaflets will be delivered to local homes and businesses in close proximity to the site w/c 23rd March and can also be used on your online media channels or noticeboards.
The consultation website is on Catesby Estates website and contains details, plans and links to useful topics hosted on third party websites. Consultation closes Sunday 26th April 2026: No planning application as yet
17/01906/LBC | Part demolition at the rear and residential conversion of the existing Stoke Court mansion house, and re- development of site to provide 63 residential units and associated access, parking and landscaping. | Stoke Court Rogers Lane Stoke Poges Buckinghamshire SL2 4LY GRANTED
PL/25/6624/FA | Demolition of existing structures. Alterations and conversion of agricultural buildings to 5no. residential dwellings. Erection of 2no.car ports with electric charging points | High Farm Duffield Lane Stoke Poges Buckinghamshire SL2 4AL
Please note that there is also permission for 4 (4 granted) so that is a total of 9 dwellings.
PL/26/01820/OA Sefton Park, Bells Hill, Stoke Poges, Buckinghamshire
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).
Parish Comments: 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 emphasize 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 minimize 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 prioritizes 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 maximize site yield.
The Parish Council has previously identified the built up 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
Section 38(6) – 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
ONGOING APPLICATIONS/ PENDING APPLICATIONS: Potentially another 311 please note ongoing applications awaiting decisions that will also have a cumulative negative impact:
Land Adjacent To Plough Lane and Farthing Green Lane Plough Lane Stoke Poges Buckinghamshire SL2 4JP Ref. No: PL/25/6431/OA | Validated: Mon 15 Dec 2025 | Status: Registered
Land North Of Templewood Lane Stoke Poges Buckinghamshire Ref. No: PL/25/4894/FA | Validated: Thu 11 Dec 2025 | Status: Registered: Pending
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: Pending
Catesby Estates are acting on behalf of the landowners to promote Land off Gerrards Cross Road, Stoke Poges for possible future residential development and public open space.
Catesby Estates are a specialist strategic land promotion and infrastructure business, bringing sites forward through the planning process to deliver new homes, public open space and other community benefits.
You can find out more about us at Catesby Estates website.
Buckinghamshire Council is currently unable to demonstrate a five-year housing land supply. It is considered that the proposed development would not constitute inappropriate development in the Green Belt and meets the “Grey Belt” criteria as set out in the NPPF.
The site falls within the Stoke Poges Parish Council boundary and as a key stakeholder in the area we wanted to let the Council and its Councillors know about the public consultation for our proposals.
The key features of the proposals include:
Up to 150 new homes.
50% affordable housing.
New areas of public open space and planting, including new play space and areas for wildlife and biodiversity enhancements.
Creation of new recreational routes linking to wider existing Public Rights of Way (PRoWs) and footpaths.
We are now starting our public consultation for the site.
Leaflets will be delivered to local homes and businesses in close proximity to the site w/c 23rd March and can also be used on your online media channels or noticeboards.
The consultation website is at Catesby Estates and contains details, plans and links to useful topics hosted on third party websites. Consultation closes Sunday 26th April 2026: No planning application as yet
17/01906/LBC | Part demolition at the rear and residential conversion of the existing Stoke Court mansion house, and re- development of site to provide 63 residential units and associated access, parking and landscaping. | Stoke Court Rogers Lane Stoke Poges Buckinghamshire SL2 4LY GRANTED
PL/25/6624/FA | Demolition of existing structures. Alterations and conversion of agricultural buildings to 5no. residential dwellings. Erection of 2no.car ports with electric charging points | High Farm Duffield Lane Stoke Poges Buckinghamshire SL2 4AL
Please note that there is also permission for 4 (4 granted) so that is a total of 9 dwellings.
PL/26/02179/PIP Land at Junction of Farthing Green Lane and Framewood Road, Stoke Poges
Application for permission in principle for the erection of minimum of 9 and a maximum of 9 dwellings
Parish Comments: Object.
As this is planning in principle, 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 amenities 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.
ONGOING APPLICATIONS/ PENDING APPLICATIONS: (potentially a further 311) Please note ongoing applications awaiting decisions that will also have a cumulative negative impact:
Land Adjacent To Plough Lane and Farthing Green Lane Plough Lane Stoke Poges Buckinghamshire SL2 4JP Ref. No: PL/25/6431/OA | Validated: Mon 15 Dec 2025 | Status: Registered
Land North Of Templewood Lane Stoke Poges Buckinghamshire Ref. No: PL/25/4894/FA | Validated: Thu 11 Dec 2025 | Status: Registered: Pending
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: Pending
Catesby Estates are acting on behalf of the landowners to promote Land off Gerrards Cross Road, Stoke Poges for possible future residential development and public open space.
Catesby Estates are a specialist strategic land promotion and infrastructure business, bringing sites forward through the planning process to deliver new homes, public open space and other community benefits.
You can find out more about us at Catesby Estates.
Buckinghamshire Council is currently unable to demonstrate a five-year housing land supply. It is considered that the proposed development would not constitute inappropriate development in the Green Belt and meets the “Grey Belt” criteria as set out in the NPPF.
The site falls within the Stoke Poges Parish Council boundary and as a key stakeholder in the area we wanted to let the Council and its Councillors know about the public consultation for our proposals.
The key features of the proposals include:
Up to 150 new homes.
50% affordable housing.
New areas of public open space and planting, including new play space and areas for wildlife and biodiversity enhancements.
Creation of new recreational routes linking to wider existing Public Rights of Way (PRoWs) and footpaths.
We are now starting our public consultation for the site.
Leaflets will be delivered to local homes and businesses in close proximity to the site w/c 23rd March and can also be used on your online media channels or noticeboards.
The consultation website is on Catesby Estates website and contains details, plans and links to useful topics hosted on third party websites. Consultation closes Sunday 26th April 2026: No planning application as yet
17/01906/LBC | Part demolition at the rear and residential conversion of the existing Stoke Court mansion house, and re- development of site to provide 63 residential units and associated access, parking and landscaping. | Stoke Court Rogers Lane Stoke Poges Buckinghamshire SL2 4LY GRANTED
PL/25/6624/FA | Demolition of existing structures. Alterations and conversion of agricultural buildings to 5no. residential dwellings. Erection of 2no.car ports with electric charging points | High Farm Duffield Lane Stoke Poges Buckinghamshire SL2 4AL
Please note that there is also permission for 4 (4 granted) so that is a total of 9 dwellings.
dwelling Magnolia Farm Grays Park Road Stoke Poges Buckinghamshire Ref. No: PL/25/4588/PIP | Validated: Thu 16 Oct 2025 | Status: Decided
dwelling Magnolia Farm Grays Park Road Stoke Poges Buckinghamshire Ref. No: PL/25/4571/PIP | Validated: Tue 14 Oct 2025 | Status: Decided.
PL/26/00876/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
Listed building consent for temporary scaffolding to allow direct access to the repair works on the interior of the 2nd floor of the Mansion.
Parish Comments: No Comment.
PL/26/00877/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
Listed building consent for the erection of scaffolding and temporary waterproof roof for Phase 1 northeast corner of Stoke Park Mansion.
Parish Comments: No Comment.
PL/26/01388/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
Listed building consent for the repair of northeast corner (Phase 1) roof trusses and joists, installation of insulation, repair and replacement of sarking boards, replacement of alien and broken slates with Welsh Penrhyn Slates to match original, repair to perimeter balustrades, copper gutters and lead flashings.
Parish Comments: No Comment.
PL/26/02212/KA Little Mount , Duffield Lane, Stoke Poges, Buckinghamshire, SL2 4AA
Sectional fell to 3.5m monolite to Scots Pine (T1) as tree in decline.
Parish Comments: No comment subject to the tree officers report.
PL/26/01759/FA 6 Journeys End, Stoke Poges, Buckinghamshire, SL2 4NT
Part ground floor and part first floor side and rear extensions, conversion of the existing garage and new enlarged front entrance/ porch, rear skylight to provide sunlight to the existing landing area.
Parish Comments: No Comment.
PL/26/02000/FA 27 Hazell Way, Stoke Poges, Buckinghamshire, SL2 4DD
Proposed single storey side and rear extensions incorporating store conversion.
Parish Comments: No Comment.
PL/26/02014/FA The Normans, 4 Chapel Cottages, Chapel Lane, Stoke Poges, SL2 4QL
Proposed two-storey rear extension, first-floor front extension, porch extension, installation of front and rear rooflights, and alterations to fenestration.
Parish Comments: No Comment.
PL/26/02055/FA 1 Elderfield Road, Stoke Poges, Buckinghamshire, SL2 4DE
Single storey side extension.
Parish Comments: No Comment.
PL/26/02169/FA 15 Clevehurst Close, Stoke Poges, Buckinghamshire, SL2 4EP
Single storey rear extension, first floor front and sides extensions, alterations to roof form and external fenestration following demolition of single storey rear store.
Parish Comments: No Comment.
PL/26/01107/HB Flat 2 Framewood Manor, Framewood Road, Stoke Poges, SL2 4QR
Listed Building Consent application for a minor internal alteration including relocation of an existing internal doorway.
Parish Comments: No Comment.
PL/26/02326/FA Paddock Views, 38 Duffield Lane, Stoke Poges, SL2 4AD.
Part single part double storey rear extension with alterations to roof and internal layout.
Parish Comments: No Comment.
PL/26/02130/FA Stenthorp, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU
Part garage conversion to habitable accommodation and two storey front extension, first floor side extension and part-single/part-two storey rear extension with loft conversion into habitable accommodation incorporating front, side and rear rooflights and rear dormer (amendment to planning permission ref: PL/24/3349/FA).
Parish Comments: No Comment.
AMENDED PLANS
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
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.
Hereby Permits.
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.
Hereby Permits
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.
Consent Refused.
PL/25/0834/FA Home Farm Barn, School Lane, Stoke Poges, Buckinghamshire, SL2 4QA.
Erection of 1 self-build dwellinghouse with detached garage, gate and fencing.
Parish Comments: Object.
The Ecology and Trees Checklist in incorrect, there are trees, agricultural buildings and barns nearby, it is also within 2km of a Conservation Area and Sefton Park Pond is close by.
Contrary to the access statement there is no GP surgery on Wexham Street. This is in the Green Belt and the applicant has not fulfilled any of the obligations that was set out in the conditions of the original application to return some of the unlawful hardstanding into a meadow.
According to paragraph 5.11 Previously Developed Land: The land has not been lawfully developed and therefore it cannot be considered as previously developed land as per the appeal APP/N0410/W/22/33/00021 which was dismissed.
Paragraph 192 of the NPPF applies and there is a lack of biodiversity and geodiversity plans, and paragraph 187 of the NPPF also applies: which focuses on conserving and enhancing the natural environment, specifically addressing the importance of protecting and restoring biodiversity. It emphasizes the need to consider the impact of development on ecological networks and priority species, and to promote biodiversity in and around developments. There is no biodiversity report from the applicant.
Hereby Permits
PL/25/4265/FA Garvale, 36 Rogers Lane, Stoke Poges, Buckinghamshire, SL2 4LE.
Two storey rear and single storey front extensions.
Parish Comments: Object, Overdevelopment of the site, Policies EP3, H9 and H11 apply.
The proposed development, by virtue of a combination of its size, scale, massing and style, would appear over dominant, obtrusive and out of keeping. As such, it would have an adverse impact on the street scene and the character and visual amenities of the area.
The proposed works to the roof, by virtue of their scale, bulk and increase in height would not integrate or harmonise with the proportions or appearance of the existing dwelling. The resultant dwelling would also appear over dominant and out of keeping within the existing street scene, to the detrimental of the visual amenities of the site itself and the general character of the area. As such the proposal is contrary to saved policies EP3 and H11 and the guidance set out within Appendix 8 of the South Bucks District Local Plan (adopted March 1999, Consolidated September 2007 and February 2011), policy CP8 of the South Bucks District Core Strategy and the requirements of National Planning Policy Framework.
Materials such as the zinc aluminium roof is out of keeping in the area. This is contrary to our recently adopted Neighbourhood Plan. Which can be found on our website.
LB01, LB03, LB04 & LB05.
The application form indicates no hedges or trees on the site withing falling distance, google street maps shows that there are mature hedges and several trees.
Please note that works commenced approx. 8 months ago, extensive works have taken place resulting breeches being reported.
Herby Permits
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
Hereby Permits
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.
Hereby Permits
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.
Hereby Permits
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
Hereby Permits
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.
Hereby Permits
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.
Consent Granted.
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.
Hereby Refuse Permission
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.
Hereby Permits
ENFORCEMENTS
APPEALS
PL/25/2920/FA Lynfield, Wexham Street, Stoke Poges, Buckinghamshire, SL3 6PA
Demolishing of existing single garage and erection of new detached flat roofed double garage.
HEREBY REFUSED BEFORE WE GOT TO COMMENT!!!
No Notification of an Appeal.
Appeal was Dismissed on 10 April 2026