Oak Beams Bassetsbury Lane High Wycombe Buckinghamshire HP11 1RB

PL/26/03400/FAFull ApplicationRefused

Full

Refused on 2 July 2026

Delegated (officer decision)2 reasons for refusal

Approximate site (title boundary)

Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Outbuilding annexe (retrospective)

Received: 23 April 2026
Decision level: Delegated (officer decision)
Council: Buckinghamshire Council
Ward: Abbey
Agent: Planning-By-Design

ReceivedReceived23 Apr
ValidatedValidated23 Apr
Consult.Consultation2 Jul
TargetTarget Date18 Jun
DecidedDecided2 Jul

Decided in 70 days (council typically 56)

About this application

This is a full planning application for an outbuilding at Oak Beams Bassetsbury Lane High Wycombe Buckinghamshire HP11 1RB. Buckinghamshire has handled 2,296 applications of this type. This one was decided in 70 days, 2 weeks longer than Buckinghamshire's typical decision time. The site is in 1 listed building nearby. There are no previous applications recorded at this address. In the past year there have been 161 applications across Abbey. We hold 1,377 applications in total for the HP11 postcode area.

86% of full applications at Buckinghamshire Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

In the opinion of the Local Planning Authority, insufficient information has been provided regarding the direct and indirect impacts arising from the siting of the retrospective development, in close proximity to an Ancient Semi-Natural Woodland habitat. Therefore,, the Local Planning Authority cannot be satisfied that the potential effects of the development on this irreplaceable habitat have been appropriately identified, assessed, and mitigated. As such, this proposal is contrary to Policy DM13 (Conservation and enhancements of sites, habitats and species of biodiversity and geodiversity importance) of the adopted Delivery and Sites Allocation Plan 2013, Policy DM34 (Delivering Green Infrastructure and Biodiversity in Development) of the adopted Wycombe District Local Plan 2019, the principles set out in Natural England and Forestry Commission standing advice and Section 15 of the National Planning Policy Framework.
In the opinion of the Local Planning Authority, this retrospective development encroaches into the 15m buffer zone to the adjacent Ancient Semi-Natural Woodland. No arboricultural impact assessment or arboricultural method statement has been submitted to demonstrate the impacts of this development on the root protection areas in the adjacent woodland and fails to provide any details of mitigation from the likely adverse impacts. Therefore, the Local Planning Authority cannot be satisfied that this proposal will not have an adverse impact upon the health and well being of the Ancient Semi-Natural Woodland and as such fails to comply with Policy DM34 of the Wycombe District Local Plan (Adopted August 2019) and Section 15 of the NPPF.

From the council's decision notice.

Application details

Postcode: HP11 1RB
Application type: Full Application
Scale / size: Small
Parish: High Wycombe Unparished Area

Planning application dates

Date validated: 23 April 2026
Consultation expiry: 2 July 2026
Consultation start: 11 June 2026
Consultation end: 2 July 2026
Neighbour consultation start: 6 May 2026
Neighbour consultation end: 27 May 2026
Last date for comments: 1 July 2026
Target decision date: 18 June 2026

Applicant and agent

Agent: Planning-By-Design
Architect profile: PLANNING BY DESIGN LTD
Agent address: 167-169 Great Portland Street London W1W 5PF GB

Planning decision

Statutory period: 56 days

Appeal

Appeal reference: AP/26/0206
Appeal status: Appeal in progress

Additional information

Documents: 11

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Flood zone 1: Low probability (rivers and sea)

Also checked, none recorded (24)

flood storage areas, conservation areas, listed buildings, Article 4 directions, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

Source: Buckinghamshire

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