280 Main Road Walters Ash Buckinghamshire HP14 4TH Data via plota.co.uk

PL/26/05165/FA - Full Application Registered

Proposal

Demolition of commercial buildings and redevelopment to provide mixed-use development comprising class E(a) retail use to ground floor and four class C3 residential flats at first floor, with associated access, parking, servicing, landscaping, drainage and other associated works. Data via plota.co.uk

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View original council record ↗Last checked 12 Sept 2026, 13:06

Application progress

✓

Received

14 Jul 2026

✓

Consultation

17 Jul 2026

Decision

Expected by 8 Sept 2026

This application is under consideration - no decision has been issued yet. Plota predicted a decision around 14 Sept 2026; it is now day 62. The consultation period closed on 13 Aug 2026.

Documents 23

Statements & assessments 10

Plans & drawings 1

PDF 280 MAIN ROAD - TREE CONSTRAINTS PLAN - NOV 2018 Additional Information · 24 Jun 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form and Certificate · 24 Jun 2026 View ↗

Site constraints 7

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.

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 Named permitted development rights are withdrawn here.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.

Special area of conservation 138 m away: Chilterns Beechwoods

Work nearby can need a habitats assessment.

Harm to a protected site is only accepted where there is no alternative and an overriding public interest.

Habitat network: Network Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

SSSI 138 m away: Bradenham Woods, Park Wood & The Coppice SSSI

Natural England may need consulting, depending on what is proposed.

Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.

Also on the record

Inside the Walter's Ash and Naphill built-up area; the 1970s provisional farmland map 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 · Not green belt · No listed building at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England 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.

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Important details

Council: Buckinghamshire
Application type: Full Application
Postcode: HP14 4TH
Received: 14 Jul 2026
Validated: 14 Jul 2026
Ward: Ridgeway East
Parish: Hughenden
Case officer: Show
Target decision: 8 Sept 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Reform Architecture

Decision outlook

Day 62, past the statutory target. 86% of changes of use in Buckinghamshire are decided within thirteen weeks, which runs to 13 Oct 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 12 Sept 2026.

predicted

Day 626 days past the 56-day target

57%decided within 8 weeks

68%approved

104decided in the last year

Plota live figures for changes of use decided by Buckinghamshire in the last twelve months, from validation. Buckinghamshire decision record →

Public comments

32comments received

31 objecting1 supporting

97% object · above the UK average of 75%

8 neighbours consulted · Last counted 12 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Neighbours: 17 Jul 2026
Consultation: 17 Jul 2026
Comments by: 13 Aug 2026
Site or press notice: 23 Jul 2026
Statutory expiry: 8 Sept 2026
Env. assessment: No

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