Penn School Church Road Penn Buckinghamshire HP10 8LZ Data via plota.co.uk

PL/26/02768/VRC - Variation or Removal of a Condition Approved
Admin / proceduralCommercial premises

Proposal

Variation of conditions 2 (Approved Plans), 16 (Landscaping) and 19 (Additional Bund Details) attached to planning permission relating to variations to the original permission (Conversion of Rayners House, Rayners Lodge and The Gardener's Bothy into hotel (Class C1), including internal and external alterations, repair and refurbishments works with associated extensions and alterations to provide a fine dining restaurant, bistro, cookery school and accommodation along with the erection of a single storey detached Wellness Spa, garden suites and villas, new highway access, internal road and car parking areas, limited demolition, excavation, engineering, landscaping and associated works) to allow for changes to the basement layout and the removal of one of the two tunnels originally approved Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
2 Apr 2026
✓
Consultation
20 Apr 2026
✓
Approved
22 Jul 2026

Approved on 22 Jul 2026 · Delegated Decision · Last checked 14 Sept 2026

Documents 9

Decision & officer reports 2

PDF CASE OFFICER REPORT DELEGATED Case Officer Report · 22 Jul 2026 View ↗ PDF DECISION Decision Notice · 22 Jul 2026 View ↗

Statements & assessments 3

PDF BBA_RAYNERSPENN_DS_2026 (S73 BASEMENT) - 2 OF 3 Design and Access Statement · 2 Apr 2026 View ↗ PDF BBA_RAYNERSPENN_DS_2026 (S73 BASEMENT) - 3 OF 3 Design and Access Statement · 2 Apr 2026 View ↗ PDF BBA_RAYNERSPENN_DS_2026 (S73 BASEMENT) - 1 OF 3 Design and Access Statement · 2 Apr 2026 View ↗

Other documents 4

PDF 1491.002T_RAYNERS PENN LANDSCAPE MASTERPLAN_FOR INFORMATION_1 Additional Information · 2 Apr 2026 View ↗ PDF 1491.010J_RAYNERS PENN LANDSCAPE MASTERPLAN ROOF VIEW_FOR INFORMATION_1 Additional Information · 2 Apr 2026 View ↗ PDF 1491.017H_RAYNERS PENN SURFACE TREATMENT_FOR INFORMATION_1 Additional Information · 2 Apr 2026 View ↗ PDF 65799_01 RAYNERS PENN - S73 COVERING LETTER (02.04.26) Covering Letter · 2 Apr 2026 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 11

Grade II listed: Rayners House
List entry 1469478 · The pin is inside its outline · 5 more listed buildings within 150 m (4 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 5 with distances
Historic England ↗
Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Chilterns National Landscape
Great weight to conserving the landscape; major development restricted.
Previously an area of outstanding natural beauty, which is still the designation in law. Since 2023 authorities must seek to further its purpose, not merely have regard to it.
Penn and Tylers Green Conservation Area conservation area
Also Penn and Tylers Green. Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Article 4 direction
Former Wycombe Rural District - Poultry Production. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Tree preservation order
Consent is needed before work on protected trees.
Not every council has published its orders as open data, so no order shown is not proof there is none.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Radon affected area, class 2; Inside the Hazlemere built-up area; Priority habitat 20 m away: Deciduous woodland; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Building

Floor area59 m² (635 sq ft)
Energy ratingD (asset rating 98)
UseC2 Residential Institutions - Residential schools
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in November 2015, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Buckinghamshire
Application type
Variation or Removal of a Condition
Postcode
HP10 8LZ
Received
2 Apr 2026
Validated
2 Apr 2026
Ward
Penn, Tylers Green and Loudwater
Parish
Chepping Wycombe
Case officer
Show
Target decision
2 Jul 2026
Decision
Approved
Decision date
22 Jul 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Lichfields

Public comments

No public comments yet.

14 neighbours consulted · Last counted 14 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Neighbours
20 Apr 2026
Consultation
20 Apr 2026
Comments by
10 Jun 2026
Site or press notice
20 May 2026
Statutory expiry
2 Jul 2026
Env. assessment
No

Historical activity at this location

2 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025
Reduce lateral branches by up to 3m x 1 Yew (T1)
PL/25/6759/TP
2025
T1 and T2 Yew - Reduce in height and width by 1.5m-2m to preven any branch failure and im…
PL/25/4328/TP
Buckinghamshire
Planning Authority Score
1.3/10
Poor
#284 of 296 councils
Relevant to this application:
Householder decisions

Buckinghamshire is one of the slowest councils in England for householder decisions, ranking #280 out of 296. 55% of applications have the time limit extended, above the 41% national average. Householder applications are slightly less likely to be approved here (86%) than the national average (90%).

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Buckinghamshire decision statistics
Based on MHCLG data, the year to March 2026
84%
Overall approval rate
Below avg (87%) #217 of 296
86%
Householder approved
Below avg (90%) #241 of 296
34%
Decided in 8 weeks
Below avg (63%) #280 of 296
55%
Extended time limit
Above avg (41%) #248 of 296
76%
Minor dwellings approved
491 decided (1-9 homes)
82%
Major dwellings approved
71 decided (10+ homes)
82%
Change of use approved
131 decided
4,446
Total decisions
690 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.