Planning Committee - Meeting Minutes
Monday 18th May 2026
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON MONDAY 18 MAY 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.
In Attendance: Mrs J Simmonds – Clerk, Legal & Financial Officer.
Also Present: Cllr Dhillon and 12 members of public.
Agenda Items
001/PL/26- To Elect a chairman for the coming year.
Cllr Crocker proposed Cllr Carter to be Chair, this was seconded by Cllr Bassi. RESOLVED to agree all in favour.
002/PL/26 - To Elect a Vice Chairman for the coming year.
Cllr Carter proposed Cllr Crocker to be Chair, this was seconded by Cllr Finan. RESOLVED to agree all in favour.
003/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.
Members of the public were there to talk about and listen to discussions for application PL/26/02308/FA Pioneer Secondary Academy Hollybush Hill Stoke Poges Buckinghamshire SL2 4QB
One member of public thanked the Chair and the Committee for their hard work dealing with the influx of applications at this time. Agreed to take this item first.
The Clerk received a statement via email from the Sikh Academies Trust which was read out:
Sikh Academies Trust statement
A New Era of Leadership
It is important to clarify that Sikh Academies Trust (SAT) took ownership of Pioneer Secondary Academy in May 2022. We are an entirely separate entity from the previous Khalsa Academies Trust (KAT). Under our new management, PSA has flourished, recently receiving ‘Outstanding’ and ‘Good’ Ofsted grades. We are proud to be a nurturing, inclusive environment for families of all faiths in Stoke Poges and the surrounding areas.
Clarifying the Proposal (Ref: PL/26/02308/FA)
We would like to take this opportunity to clarify the nature of our application and share the following with the Parish Council and residents to prevent any further misinformation:
Application: This application is for temporary permission for six months, this will allow us to monitor, review and work collaboratively with the planning team and local residents.
Operating hours: We are applying to use the space on weekends from 8:00 am to 8:00 pm only. There will be no late night or overnight events.
Nature of use: The space will be used as a Gurdwara for religious services, prayer, and education. This would involve traditional, gentle devotional music (Kirtan), with no DJs or loud amplified music.
Strict site rules: In accordance with the Sikh faith, alcohol, smoking, vaping, and meat are strictly prohibited on site at all times.
Traffic and parking: Pioneer House has ample on-site parking. We will have a car park management team to ensure all visitors park on site, preventing any negative impact on the wider community.
Our Commitment to Stoke Poges
We understand that some concerns are based on historical issues under previous ownership. However, Sikh Academies Trust is committed to being a transparent and considerate neighbour. We note a point regarding the absence of critical operational information, this will be shared with the planning officer, Ian Severn is due course.
We welcome the opportunity to work alongside the Parish Council to ensure Pioneer Secondary Academy remains a positive asset for the village, where our local student numbers from Stoke Poges continue to grow.
004/PL/26 Apologies for Absence and Acceptance.
APOLOGIES were received and accepted for Cllr Wilson.
005/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
006/PL/26 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 20 April 2026, which were signed by the Chair.
007/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.
008/PL/26 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
009/PL/26 Councillors/Members Update
The council had received correspondence from the developers for Wexham Golf Club inviting them to meet. Cllrs. Carter and Crocker will take them up on their offer to meet and report back to the Parish Council
The review of the Stoke Green Conservation Area is now being worked on. Cllrs. Carter and Crocker will liaise with them and report back to the Parish Council
Cllr. Carter is in dialogue with the Corporation of London, Epping Forest, Burnham Beeches and Stoke Common about land protection and will meet with them to discuss concerns around ongoing protection of Stoke Common and how to strengthen it. Cllr. David Brackin, Chair of Fulmer Parish Council has been invited by Cllr. Carter to be involved in discussions.
Cllr. Carter is discussing ongoing cabling works with OCU in and around Stoke Common Road and how this could be coordinated. Cllr. David Brackin has been invited by Cllr. Carter to join these discussions.
010/PL/26 Buckinghamshire Council Complaints Procedure
Cllr Bassi working through the procedure, to report back and to Decide!
Cllr Bassi gave her copy of workings to the Clerk which will be sent out at the next meeting for discussion.
011/PL/26 Correspondence.
None.
012/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.
013/PL/26 NOTED Outstanding Enforcements See Appendix 4.
014/PL/26 NOTED Next meeting date: 15 June 2026
Meeting ended at 10.08pm.
Signed/Chair Dated
APPENDIX 1
DELEGATED COMMENTS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/26/02308/FA Pioneer Secondary Academy Hollybush Hill Stoke Poges Buckinghamshire SL2 4QB
Change of use of a first-floor room from education use (Use Class F1 (a)) to private hire celebration events use (Sui Generis) for a temporary period of six months.
Parish Comments:
Stoke Poges Parish Council maintains a strong objection to the proposal and considers that, even on a temporary basis, it would result in unacceptable and unjustified harm to highway safety, residential amenity, environmental quality and the character of the area, contrary to the Development Plan and the National Planning Policy Framework (NPPF).
1. Unsuitable Rural Lane and Highway Safety Concerns:
Hollybush Hill is a narrow, semi-rural and already congested lane that is fundamentally unsuitable for additional private hire event traffic. The road has limited passing provision, restricted visibility, inadequate pedestrian infrastructure and no street lighting. In these conditions, pedestrians and vehicles are in direct conflict, particularly during darker hours and adverse weather, resulting in a near total reliance on private car access.
The proposal introduces a sui generis commercial celebration use into a location that is not designed to accommodate episodic peak visitor traffic. Even on a temporary basis, it would intensify arrivals, departures, drop-offs and pick-ups on an already constrained highway network affected by existing school-related traffic and associated contractor movements.
Importantly, the existing baseline conditions are already demonstrably constrained. Residents regularly report congestion, obstructive parking, unsafe manoeuvrers and difficulties accessing properties. These impacts have previously required monitoring and intervention by the Local Highway Authority.
Against this established context, the introduction of evening and weekend event activity would extend and intensify pressure on the network beyond existing peak school periods, effectively removing any respite for residents.
This is contrary to NPPF paragraph 115 and South Bucks Local Plan Policies T1 and T2, which require safe access and prevent severe cumulative transport impacts.
The Parish Council further notes the historic Section 78 appeal decision (APP/N0410/A/14/2215541), which recognised the sensitivity and constraint of this highway network and required significant mitigation including controlled parking measures, a dedicated bus service and travel planning controls. That decision confirms the limited capacity of the local network to absorb additional traffic-generating uses.
2. Inadequate Parking and Likely Overspill:
The application relies upon management-based mitigation rather than demonstrable physical capacity. The proposed parking and arrival framework is not considered robust, enforceable or realistic in operational terms.
It is considered inevitable that:
Overspill parking would occur on surrounding rural roads.
Stewarding would be unable to prevent displacement.
Informal waiting, stopping and turning movements would occur.
Taxi and private hire activity would add to congestion and roadside conflict.
There is insufficient evidence that parking demand can be safely contained within the site without displacement into the surrounding highway network.
This is contrary to NPPF paragraph 111 and South Bucks Local Plan Policy T5, which require safe, adequate and effective parking provision that is capable of being accommodated without adverse highway impact.
It is not unusual for guests attending Sikh weddings and similar large scale celebration events to travel from considerable distances, including from outside the local area, and to arrive in groups by coach, minibus or multiple vehicles. Such events can involve substantial guest numbers and extended arrival and departure periods. Hollybush Hill and the access arrangements serving the site are wholly unsuitable for larger vehicles of this nature. The lane is narrow, semi-rural in character, constrained in width and lacks suitable turning provision. Visibility is limited in places and there are no safe passing areas capable of accommodating opposing larger vehicles. The site access and surrounding highway network are therefore ill equipped to safely accommodate coach movements. The Parish Council is particularly concerned that there is a deep drainage ditch running alongside sections of the roadway opposite the school site. There have previously been incidents where vehicles have misjudged the road edge and entered the ditch, demonstrating the existing hazards and limitations of the highway environment. The introduction of additional event related traffic, particularly larger vehicles unfamiliar with the area, arriving during evening hours with dark nights and no street lighting causing periods of congestion, would materially increase the risk of highway danger, obstruction and unsafe manoeuvring to the detriment of highway safety and residential amenity.
3. Harm to Residential Amenity Through Noise:
The proposal introduces a fundamentally different and materially more intensive form of use compared with education, involving evening and weekend private celebrations, amplified sound, outdoor congregation and associated arrival and dispersal activity.
Given the elevated position of the site and the open rural character of the surroundings, sound propagation is a significant concern.
Noise impacts would arise from:
Guest arrivals and departures.
Outdoor socialising and congregation.
Vehicle movements and idling engines.
Doors closing and general activity.
Voices carrying across open ground.
Late-night dispersal.
These impacts are incompatible with the established residential character and would materially erode amenity. The introduction of evening and weekend event activity would extend and intensify pressure beyond existing peak school periods, effectively removing any respite for residents, enabling them to enjoy their peace, quiet and amenities.
4. Noise Assessment – Technical Concerns:
The Parish Council does not consider the submitted Noise Impact Assessment to be robust or representative of likely operational conditions.
The reliance on BS 4142 is inappropriate in this context, as it is primarily designed for assessing steady industrial or commercial sound sources rather than intermittent, impulsive and highly variable event noise. The proposal therefore does not adequately capture the nature of private celebration events, which include amplified music, crowd activity and unpredictable peak noise events.
Key concerns include:
Reliance on optimistic assumptions (doors/windows closed at all times).
No sensitivity testing for realistic operating scenarios.
Assumed building envelope performance without validation under live event conditions.
Inadequate modelling of courtyard and external event noise.
Car park modelling does not reflect real-world behaviour such as queuing, congregation, idling and taxi waiting.
In addition, the proposed erection of a marquee within the courtyard would further increase noise impacts. Such structures provide limited acoustic containment and are prone to sound breakout through fabric walls, entrances and openings, as well as increased internal reverberation. This would result in higher and more intrusive noise levels than those assumed within the assessment, particularly during periods of amplified music and peak occupancy. The existing dining space has sufficient capacity therefore we do not understand the need for the additional marquee.
Taken together, these limitations mean that peak noise events and cumulative evening impacts are likely to be materially underestimated. The assessment therefore does not demonstrate compliance with NPPF paragraph 130(f) or South Bucks Local Plan Policy EP3 and fails to provide confidence that residential amenity would be adequately protected.
5. Absence of Critical Operational Information:
The application fails to provide essential operational parameters, including:
Maximum capacity of the function room and marquee.
Number and frequency of events.
Expected attendance levels.
Staffing numbers.
Nature and scale of events.
Without this information, the true scale and intensity of the use cannot be properly assessed. This represents a fundamental deficiency in the submission.
The proposal is therefore contrary to NPPF paragraph 194 and South Bucks Local Plan Policies EP3 and H3, which require decision-making to be based on sufficient and accurate information.
There are also multiple established venues within a 2–3-mile radius, including hotels and dedicated event facilities, which already serve this function in more suitable, purpose-built locations.
We also note inconsistencies within the submitted documents. The proposed site plan refers to ‘Khalsa Academy’, suggesting that the plans may relate to the 2019 application. Furthermore, the Planning Statement explicitly refers to a proposed use as a registry office for civil weddings. However, the current application does not seek permission for wedding use, instead describing the use as private hire and celebration events. The proposal states that permission is sought for the controlled use of one existing room for private hire celebration events such as birthdays and anniversaries, whereas the submitted plans identify a first-floor registry office. These discrepancies should be clarified.
6. Inappropriate Commercial Intensification of Use:
The proposal represents a clear intensification beyond the established educational use of the site.
Private celebration events generate peak, unpredictable and high-intensity activity patterns that are materially different in character and impact from normal school operations.
The absence of defined operational limits creates significant uncertainty. Without enforceable caps on capacity and frequency, the development cannot be properly assessed or controlled.
This conflicts with NPPF paragraph 130(a) and (f) and South Bucks Local Plan Policy H3, which require developments to protect residential amenity and ensure impacts are properly controlled.
7. Lack of Confidence in Enforceability:
The proposal relies heavily on behavioural controls and management measures, including noise monitoring, parking supervision and event management.
However, such measures are not considered realistically enforceable in real time during private events. Any breach would result in immediate harm prior to intervention by the Local Planning Authority.
This significantly reduces confidence that the proposed mitigation would be effective in practice.
8. Failure to Protect Residential Character, Environmental Harm, and Weight of Previous Appeal Findings:
The site is located on Hollybush hill situated within a quiet wholly residential area. It is flanked on either side by country lanes, with residential houses in Chapel Lane to the west and Hockley Lane to the east. Residential properties are also situated opposite on Hollybush Hill and to the rear on School Lane and Farthing Green Lane. The school itself is on an elevated site where noise travels and is amplified. Therefore, the proposal conflicts with core planning principles requiring protection of residential amenity, environmental quality and local character.
It is incompatible with the scale, form and sensitivity of Hollybush Hill and surrounding residential areas and is contrary to South Bucks Local Plan Policies H3, EP3 and T1–T5, and NPPF paragraphs 130 and 185.
In addition, the Parish Council raises significant concerns regarding:
Increased light pollution from evening events, vehicle headlights and temporary lighting.
Harm to rural character and night-time landscape quality.
Disturbance to wildlife, including bats, birds and other nocturnal species sensitive to lighting and noise.
These impacts have not been assessed within the application and represent a further material omission.
The Parish Council also places significant weight on the findings of the Secretary of State appeal decision (APP/N0410/A/14/2215541). That decision established that the site is highly constrained and requires extensive mitigation to manage existing educational use impacts, including controlled parking, a dedicated bus service, strict noise management controls and defined noise limits at the site boundary (40 dB LAeq15mins daytime / 30 dB LAeq15mins night-time).
That decision demonstrates that the site is already operating within tightly controlled parameters due to its sensitivity, although we do not believe that any controls are in place. The proposed development would fall outside those assumptions and would introduce uncontrolled evening and weekend activity, fundamentally undermining the established mitigation framework.
Sikh Celebrations:
It is well established within Sikh and wider Punjabi cultural practice that wedding and celebratory events are typically large social gatherings involving significant numbers of attendees, amplified music, and high levels of activity. Sikh weddings (Anand Karaj ceremonies followed by receptions) are commonly multi staged events where guest numbers frequently extend into the hundreds when including extended family and community networks, reflecting the strong communal nature of Sikh social and religious life. Typically, celebrations of this type are characteristically accompanied by live or amplified Punjabi music and the use of traditional percussion instruments such as the dhol, a large double-headed drum widely documented as central to Punjabi wedding processions, although it is recognised that dhol drumming does not take place inside the gurdwara it can take place outside and the road leading unto the gates. Celebratory dancing, particularly bhangra, which is recognised for its energetic movement and strong rhythmic drumming suitable for outdoor or large indoor events.
In practice, Sikh wedding receptions and private celebrations commonly involve continuous periods of music, dancing, and social interaction, often extending into the evening, with guests arriving and departing in phases rather than at a single fixed time. This creates repeated peaks of noise associated with vehicle movements, doors opening and closing, social gathering outdoors, and congregation in arrival and departure areas. The use of dhol drumming and amplified Punjabi music is widely associated with high energy dance forms such as bhangra, which is traditionally performed in groups and accompanied by strong percussion rhythms designed to carry across space and engage large crowds.
It is therefore reasonable, based on established cultural practice and documented characteristics of such events, to anticipate that Sikh wedding or celebration functions are not low-key gatherings but rather high intensity social events with significant guest attendance, sustained musical output, and concentrated periods of activity. These characteristics are directly relevant to planning considerations in terms of noise generation, evening disturbance, traffic generation, and the cumulative impact of arrivals and dispersal, particularly in a constrained residential or rural highway context.
CONCLUSION:
For the reasons set out above, Stoke Poges Parish Council considers that the proposal would result in:
Unacceptable harm to residential amenity;
Significant noise and disturbance impacts;
Highway safety concerns and congestion;
Inadequate and uncontrolled parking impacts;
Environmental harm including light pollution and ecological disturbance;
An unjustified and inappropriate intensification of use.
The proposal is contrary to NPPF paragraphs 111, 115, 130, 130(f), 185 and 194, and conflicts with South Bucks Local Plan Policies T1–T5, H3 and EP3, as well as the Stoke Poges Neighbourhood Plan Dark Skies policy.
When applying the planning balance, the identified harms are clear, cumulative, and insufficiently mitigated. The Parish Council therefore considers that the adverse impacts significantly and demonstrably outweigh any limited benefits of a temporary change of use.
Accordingly, the Parish Council respectfully requests that Buckinghamshire Council refuse planning permission and confirms that it would be prepared to present this objection in full to the Planning Inspectorate should the application proceed to appeal.
PL/26/01653/FA The Ledgers, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG
Demolish the existing roof in order to create a new first floor and accommodation in the loft space and creation of a ground floor rear extension and fenestration alterations.
Parish Comments: No Comment
PL/26/01654/FA The Annexe, The Ledgers, Park Road, Stoke Poges, Buckinghamshire
Demolish the existing roof in order to create a new first floor and accommodation in the loft space, creation of a double storey side extension and fenestration alterations.
Parish Comments: No Comment
PL/26/02670/KA The Stoke Poges School Rogers Lane, Stoke Poges, Buckinghamshire SL2 4LN
G104 Sycamore - Fell Sycamore. Fell dead Elms in proximity, T375 Bird Cherry - Crown lift to 2.2 meters over carpark and footpath, T384 Silver Birch - Crown Reduce by 2m, T385 Corsican Pine - Lateral reduction by up to 1m to balance and shape. Remove lowest branch with weakened attachment, T397 Elm - Fell, G398 Mixed Species - Cut back to give 1m clearance from footpath, T395 Prunus - Remove overhanging limb to fence height - by up to 3m.
Already Decided: No TPO to be made.
PL/26/02766/FA 46A Rogers Lane, Stoke Poges, Buckinghamshire, SL2 4LF
Part single storey rear extension and a detached outbuilding to rear of garden.
Parish Comments: No Comment.
PL/26/03215/KA Stoke Place, Stoke Green, Stoke Poges, Buckinghamshire, SL2 4HT
T1 (Lime) sectional fell - in decline, T2 (Lime) - deadwood whole crown area, T3 & T4 (Ash) sectional fell and T3 (Ash) die back, T4 (Ash) large cavity at base, T5 (Sycamore) sectional fell in decline, T6 (Lime) deadwood and thin out mistletoe by 50%, T7 (Lime) reduce height by 6m and lateral spread by up to 2m, crown clean and G1 (3x Yews and 2x Hollies) reduce back over building deadwood and sever ivy, crown lift and reduce back from over roof to give a 1.7m clearance.
Parish Comments: No objection subject to the tree officers report.
PL/26/01922/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
Listed building consent for installation of a temporary lift to the second floor for a period of 12 months.
Parish Comments: No Comment.
PL/26/02357/TP 55 Vine Road, Stoke Poges, Buckinghamshire, SL2 4DW
T1 (Mature Oak) - Crown reduction of approximately 30% of canopy, reducing height and lateral spread by up to 3-4m due to size and proximity to buildings.
Parish Comments: No objection subject to the tree officers report.
PL/26/01719/HB Stoke Park Golf Club, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG
Listed building consent for repair and elemental replacement of window frames and lintels exhibiting extensive rot following detailed survey of windows and lintels to the northeast corner of Stoke Park Mansion, in materials and detailing to match existing.
Parish Comments: No Comment.
PL/26/02464/TP 38 Freemans Close, Stoke Poges, Buckinghamshire, SL2 4ER
Crown reduce by up to 3-4 metres (approximately 20-25%) to suitable growth points, ensuring a balanced and natural crown shape is retained and undertake crown thinning by approximately 15-20% throughout the canopy to reduce density and allow increased light penetration to 2 x mature Horse Chestnut trees (T48 & T49) due to developed extensive, overlapping canopies, resulting in a dense combined crown and excessive shading.
Parish Comments: No objection subject to the tree officers report.
PL/26/03266/PIP Spring Cottage, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU
Permission in principle for construction of a minimum of two and a maximum of two detached dwellings with associated landscaping following the demolition of existing buildings.
Parish Comments: The Parish Council wish to object to application PL/26/03366/PIP at Spring Cottage, Stoke Wood, Stoke Poges, seeking permission in principle to retain the existing dwelling and construct two additional detached dwellings within the site.
The proposal represents inappropriate development within the Green Belt and would result in substantial harm to openness, landscape character and the established pattern of development within Stokewood. The site occupies a spacious and semi-rural setting characterised by large, detached dwellings positioned within substantial plots and surrounded by mature landscaping. The proposed retention of the existing dwelling together with the construction of two further houses would create a significantly denser and more urbanised form of development wholly out of keeping with the character of the area.
The present proposal would cause even greater harm than earlier schemes because it seeks not only to add two new dwellings, but also to retain the existing house. This would materially intensify the built form on the site and further erode the openness of the Green Belt through the cumulative impact of additional buildings, hardstanding, parked vehicles, domestic lighting, fencing, boundary treatments and associated residential activity. The proposal would fundamentally alter the spatial character of the site and damage the visual cohesiveness of the wider Stokewood estate.
Approval of this development would also establish a harmful precedent for further speculative subdivision and back land development within the estate. Incremental intensification of plots in this manner would gradually urbanise the area and undermine the established low-density character that the Green Belt designation seeks to protect.
The proposal conflicts with national planning policy, including Sections 2, 4, 9, 11, 12 and 13 of the National Planning Policy Framework (NPPF), particularly Paragraphs 8 (sustainable development), 11 (presumption in favour of sustainable development), 85–87 (supporting a prosperous rural economy where appropriate), 96–104 (promoting healthy and safe communities), 104–113 (transport and sustainable travel), 126–136 (achieving well-designed places), and 137–151 (Green Belt policy). Paragraph 153 of the NPPF confirms that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances, which have not been demonstrated in this case. The proposal is also contrary to the Government’s design objectives in the National Design Guide and National Model Design Code, which require developments to respond positively to local character, density and landscape context.
At a local level, the proposal conflicts with the Buckinghamshire Local Plan (including relevant retained South Bucks policies), particularly policies relating to Green Belt protection, design and character (including CP8), housing mix and sustainability (including CP1 and CP2), and environmental protection (including EP3 relating to flood risk and drainage). It is also contrary to saved South Bucks Local Plan policies including H9 and H10, which resist inappropriate back land and tandem development where it would harm residential character or amenity, and policies protecting the character of the area and preventing overdevelopment.
The proposal also conflicts with the Stoke Poges Neighbourhood Plan, including Policies LB01 and LB03 which seek to protect the spacious, low-density, landscaped character of the area and resist harmful intensification. The Neighbourhood Plan also identifies that new housing should be directed to clearly defined and sustainable locations, rather than through incremental back land development in environmentally constrained and car-dependent areas. In addition, the proposal is contrary to the Neighbourhood Plan “Dark Skies” policy, which seeks to protect the intrinsic darkness of the night sky and minimise light pollution in rural and semi-rural areas. The introduction of additional dwellings would significantly increase external lighting and domestic activity, causing harmful light spill into an area currently characterised by dark rural conditions.
The proposal is also contrary to the objectives of the Buckinghamshire Council Design guidance and the wider NPPF emphasis on well-designed places, as it fails to reinforce local character, results in overdevelopment of the site, and would erode the established spatial pattern of development.
The scheme also fails to make any meaningful contribution to a balanced housing mix, contrary to local and national policy requirements to deliver a range of dwelling sizes. Instead, it intensifies larger detached dwellings on substantial plots and makes no provision for smaller or more affordable housing types, thereby failing to address identified housing needs.
The proposal is also not in a sustainable location when assessed against the objectives of the NPPF, particularly policies seeking to reduce reliance on the private car and promote sustainable transport choices. The nearest bus stop is approximately 600 metres from the site; however, access to it is along routes with no continuous pavements or streetlighting, significantly reducing its safety and practicality. This renders walking to public transport unsafe and unattractive, particularly in adverse weather or at night. The site is therefore poorly connected to sustainable transport options and would remain highly car dependent, contrary to national planning policy objectives.
Of particular concern is the accuracy of the submitted plans, which appear to materially misrepresent the relationship between the proposed dwellings and neighbouring property Challow. The drawings indicate a separation distance of approximately 10 metres, whereas the actual distance to the boundary is understood to be considerably less, closer to 2 metres. This misrepresentation substantially understates the likely impacts on overlooking, overshadowing and residential amenity.
There are further concerns regarding parking and highways impacts. The estate currently discourages on-street parking, and the proposal removes existing garaging without providing replacement garages. This is contrary to the established character of the area and is likely to result in additional on street parking pressure and highway inconvenience. The application’s vague reference to “appropriate levels of parking” fails to reflect local character or adequately assess highway impacts.
The application also incorrectly states that no protected trees or sensitive landscaped areas would be affected. In reality, development of Plot 1 would require removal of a mature tree, whilst Plot 2 would result in the loss of an open landscaped area known for significant bat activity, contrary to the Wildlife and Countryside Act 1981 and NPPF Paragraphs 180–186 relating to biodiversity. The proposal would also intensify development pressure towards ancient woodland, contrary to Natural England standing advice and national policy requiring protection of irreplaceable habitats and buffer zones.
The proposal also fails to adequately address flood risk and drainage constraints, contrary to NPPF Paragraphs 159–169 and Buckinghamshire Local Plan Policy EP3. Spring Cottage has a known history of flooding, and the site contains an underground watercourse, natural springs and a well, none of which have been properly assessed. The absence of a Flood Risk Assessment or drainage strategy is a significant omission given the clear hydrological sensitivity of the site.
For all of the above reasons, the proposal is contrary to the development plan, national policy in the NPPF, the Stoke Poges Neighbourhood Plan, and relevant material considerations. It constitutes inappropriate development in the Green Belt that would cause substantial harm without very special circumstances. I therefore respectfully request that the application be refused.
PL/26/02620/TP 1 Glenfields, Stoke Poges, Buckinghamshire, SL2 4LS
Crown lift to 6m from ground level to 2 x Oak trees (G1) to give clearance over the road.
Parish Comments: No objection subject to the tree officers report.
PL/26/02263/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
Replacement of window to southwest corner (White Room) of Stoke Park Mansion.
Parish Comments: No Comment.
PL/26/03130/FA 18 Penn Meadow, Stoke Poges, Buckinghamshire, SL2 4EB
Double storey side and partial rear extension.
Parish Comments: No Comment.
PL/26/03185/FA 5 Ash Grove, Stoke Poges, Buckinghamshire, SL2 4AG
Front porch infill and garage conversion into habitable room.
Parish Comments: No Comment.
PL/26/03229/FA 1 Mobbs Close, Stoke Poges, Buckinghamshire, SL2 4FF
Single storey side extension with internal alterations approved under refer PL/25/4081/FA Seeking double storey side extension with internal alterations.
Parish Comments: Object, our previous comments still apply which were:
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/26/02946/FA The Starlings, 29A Decies Way, Stoke Poges, Buckinghamshire, SL2 4EF
Retention of detached garage building.
Parish Comments:
The Parish Council object to application PA/26/02946/FA seeking retention of the outbuilding associated with the back land dwelling. The original permission under application PA/18/2849/FA included a condition requiring removal of this structure, and that formed part of the basis upon which planning permission was granted. The current proposal therefore conflicts with the intent of the approved scheme and undermines the original planning decision.
The removal of the outbuilding was clearly necessary to make the back land development acceptable in planning terms. Retaining the structure now results in excessive built form within a confined rear plot and creates an overdeveloped and cramped form of development that is out of character with the surrounding area. The cumulative impact of the dwelling together with the retained outbuilding erodes the openness that was previously considered important.
The proposal is contrary to the principles of the National Planning Policy Framework (NPPF), particularly those requiring development to achieve a high standard of design, respond appropriately to local character, and create places with a high standard of amenity for existing and future occupants. The NPPF also makes clear that planning decisions should ensure developments are sympathetic to local character and maintain a strong sense of place.
The proposal further conflicts with South Bucks Local Plan Policy H9 relating to residential layout and design. Policy H9 states that back land or tandem development can give rise to unacceptable relationships between existing and proposed dwellings and that the Council will resist proposals where unacceptable impacts on neighbouring amenity or local character would arise. The retained outbuilding contributes to an overdeveloped appearance and harms the character and amenities of the locality.
Furthermore, permitting retention of a structure that was specifically required to be demolished weakens confidence in the planning process and sets an undesirable precedent. The applicant benefited from the grant of permission on the understanding that the outbuilding would be removed in accordance with the approved plans and conditions.
AMENDED PLANS
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
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.
Hereby Permits.
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.
Hereby Grants Listed Building Consent.
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.
Hereby Grants Listed Building Consent.
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.
Hereby Grants Listed Building Consent.
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.
Hereby Grants Listed Building Consent.
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
No TPO to be made.
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.
Hereby Permits
PL/25/1077/FA South Lion Lodge, Stoke Poges Lane, Stoke Poges, Buckinghamshire, SL2 4NU.
Change of use of building from dwelling (Use Class C3) to office (Use Class E) in association with Stoke Park.
Parish Comments: - Object
The NPPF Paragraphs 189-208 state that such applications require careful consideration regarding any impact. We do not believe this application aligns with local policy and that it affects local housing supply particularly in this area where there is significant demand. This proposed change of use would reduce supply even further, therefore, driving up housing costs and reducing affordability.
We believe that the Council could use Article 4 Direction in this instance.
Several properties in this area have come forward with the same requested to cumulatively resulting in a loss of housing stock.
Hereby Permits
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.
Hereby Refuse Permission
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.
Hereby Refuse Permission
PL/26/02055/FA 1 Elderfield Road, Stoke Poges, Buckinghamshire, SL2 4DE
Single storey side extension.
Parish Comments: No Comment.
Hereby Permits
ENFORCEMENTS
APPEALS
PL/25/2108/FA Carrillon, Hollybush Hill, Stoke Poges, Buckinghamshire, SL2 4PX
Erection of dwelling, creation of new vehicular access and hard and soft landscaping works.
Parish Comments: Object, our previous comments from a similar application last year which the planning authority refused still apply and were:
We agree that we need smaller stock housing however if minded to approve then we believe that all permitted development rights should be removed to prevent further development. We would draw the officer’s attention to this spot which floods for most of the winter, and Carrillon itself uses sandbags for most of the winter. A Traffic Management Plan for an already congested area for parking and from parking for the pub is required. Yellow lines have already been placed in Broom Hill where the entrance to this property is proposed.
The proposal fails to demonstrate that adequate ground investigations have been carried out in order to determine that the proposed sustainable drainage strategy is feasible for the onsite ground conditions, and that the proposed development would be resilient and resistant to the risk of flooding within the site. In the absence of sufficient information in this regard the proposal fails to demonstrate that Core Policy 13 of the South Bucks Core Strategy (adopted February 2011) is satisfied, as well as the requirements of the National Planning Policy Framework.
Reasons for refusal:
1.The proposed development, by virtue of its layout, design, height, width, depth and scale, would appear as a dominant and intrusive feature within the existing street scene of both Broom Hill and Hollybush Hill, whilst the proposed relationship with Carillon would make the resultant relationship appear cramped. These factors would be to the detriment of the character and appearance of the area, including its spaciousness. Accordingly, the proposal would conflict with Policies EP3 and H9 of the Local Plan, Policy CP8 of the Core Strategy, Paragraph 6.1.7 of the Council's Residential Design Guide, Section 12 of the NPPF and Section C1 of the National Design Guide, which collectively and amongst other matters, state that development will only be permitted where its scale, layout and siting are compatible with the character of the site and locality, and poor designs will not be permitted.
2. Inadequate ecological information has been submitted with the application, and it has not been possible to fully assess the impact of the proposal on biodiversity including the impact of the proposed development on protected species. The application has therefore failed to demonstrate how wildlife will not be harmed, as well as failing to demonstrate how net gain for biodiversity will be obtained and is therefore contrary to Core Policy CP9 of the South Bucks Core Strategy (adopted February 2011) and the guidance set out in the NPPF.
3. The occupants of the proposal would add to the recreational disturbance of the Burnham Beeches Special Area of Conservation as the proposal would not contribute satisfactorily to mitigate its impacts in this respect. In the absence of a planning obligation to secure suitable strategic access management and monitoring, to the satisfaction of the Local Planning Authority, the proposal is contrary to Core Policy 9 of the South Bucks Core Strategy (adopted February 2011), Burnham Beeches Special Area of Conservation Strategic Access Management and Monitoring Strategy SPD, and Section 15 of the NPPF.
We refer you to our newly adopted neighbourhood plan which can be viewed on our website but should be being used by Planning Officers for every application now is available via the website.
Sections LB01 and LB04 apply.
Hereby Refuses Permission
Appeal Written Reps by 6/2/26
Appeal Dismissed.