Replacement dwelling at 61 Vine Road, Stoke Poges

What was proposed

The application proposed demolishing and replacing the existing dwelling, with a larger rear projection, four rear rooflights and flank elevation changes.

“Summary & Recommendation/ Reason for Planning Committee Consideration 1.1 The proposal is for the demolition and replacement with a new dwelling (part retrospective) (alternative scheme to approval PL/23/3562/FA). The key differences included within the proposal include a single storey rear extension and rear rooflights to accommodate a loft conversion.”

“The current scheme differentiates from the previous approved scheme by the enlargement of a single storey ground floor protrusion of approximately 13 square metres, the insertion of 4 x rooflights on the rear roofslope to accommodate a habitable room in the loft space and some fenestration alterations on the flank elevation with minor internal alterations. It should also be noted that this application follows a refused scheme under reference PL/25/2158/FA.”

Officer report

The site and surroundings

The site was a semi-detached three-bedroom dwelling within Stoke Poges, in a suburban townscape and biodiversity opportunity area.

“The site lies within a Suburban Townscape Character typology set out under the Chiltern and South Bucks Townscape Character Study 2017 and within a Biodiversity Opportunity Area. For the purposes of the made Stoke Poges Neighbourhood Plan, the site falls within the CA1 Village Centre character area. The application is accompanied by: a. Design and Access Statement b. Biodiversity Gain Plan c. Biodiversity Metric Calculator d. Baseline Map e. Small Sites Metric f.”

Officer report

Consultation and objections

The parish council objected to the design and overdevelopment, highways raised no objection, ecology sought biodiversity information, and one objection was received.

“Buckinghamshire Council Ecology Officer: 19th February 2026: Holding Objection – Further Information Required A revised Small Sites Metric is required to demonstrate how a minimum 10% biodiversity net gain will be achieved. If a net loss is predicted, then the applicant should provide confirmation on how the development will achieve the required net gain.”

Officer report

Who spoke

The speakers were a local member, a parish council representative and an objector.

The committee’s decision

The committee approved the application subject to the officer’s conditions, an additional biodiversity informative and a restriction on unauthorised development before biodiversity compliance.

“That application PL/25/6386/FA be approved subject to the conditions set out in the case officer report and further subject to:”

“The inclusion of an additional informative advising the applicant of the requirement to comply with the mandatory condition, including the need to submit a revised Small Site Metric which accurately reflects all built form within the application site.”

Minutes

Additional requirements

The committee required an accurate revised Small Site Metric and prevented unauthorised development under the earlier permission until the mandatory biodiversity condition was met.

“The addition of a condition stating that no development not already authorised under planning permission reference PL/23/3562/FA shall take place until the applicant has complied with the mandatory condition for biodiversity net gain.”

Minutes