9 Plough Lane Stoke Poges Buckinghamshire SL2 4JR

1. 1.The proposed development, by reason of its size, scale, massing, design and siting, would result in an overly dominant and visually intrusive form of development that would be out of keeping with the character of the host dwelling, its plot and the surrounding street scene. The cumulative bulk and form of the extensions would represent an overdevelopment of the site, resulting in a visually unbalanced and incongruous appearance that would harm the character and visual amenities of the area. The proposal is therefore contrary to Policies EP3 and H11 of the South Bucks District Local Plan (Adopted March 1999), the design guidance set out in Appendix 8, and the design principles of the National Planning Policy Framework. (2024).
2. 2.The application site is located within the Metropolitan Green Belt as defined in the South Bucks District Local Plan (adopted March 1999) and within the Green Belt there is a presumption against development other than for a limited number of specified exceptions or in very special circumstances. The proposed extensions would result in a cumulatively disproportionate addition to the original dwelling. Consequently, the proposal would be considered as inappropriate development, which by definition is harmful to the Green Belt. Given the increase in built form the proposal would also result in a loss of openness to the Green Belt. No very special circumstances exist in this case sufficient to warrant an exception to Green Belt policy. As such the proposal is contrary to policies GB1, GB10 of the South Bucks District Local Plan (adopted March 1999, Consolidated September 2007 and February 2011) and Section 13 (Protecting Green Belt Land) of the NPPF (2024).
3. 3.The site is located in an area with mature trees and hedgerows and in close proximity to open countryside, and therefore has the potential to support protected species, including bats. The proposed development involves the removal of the existing roof structure, which could adversely affect potential bat roosting opportunities. In the absence of a submitted Preliminary Roost Assessment or other appropriate ecological survey, there is insufficient information to demonstrate that the proposal would not result in harm to protected species or their habitats. As such, the Local Planning Authority is unable to fully assess the ecological impacts of the development or to ensure that adequate avoidance or mitigation measures could be secured. The proposal therefore fails to demonstrate that biodiversity would be conserved and enhanced and is contrary to Policy CP9 of the South Bucks Core Strategy (adopted February 2011) and the requirements of the National Planning Policy Framework (2024) and National Planning Practice Guidance.

From the council's decision notice.

Postcode

SL2 4JR

Application type

Full Application

Scale / size

Small

Parish

Stoke Poges Parish Council

Date validated

13 January 2026

Consultation expiry

6 March 2026

Consultation start

13 February 2026

Consultation end

6 March 2026

Neighbour consultation start

13 February 2026

Neighbour consultation end

6 March 2026

Last date for comments

6 March 2026

Target decision date

10 March 2026

Agent

ArchiGrace Limited

Architect profile

ARCHIGRACE LTD

Agent address

4 Hurstfield Drive Slough Maidenhead SL60PF

Statutory period

56 days

Documents

4