The Strategic Sites Committee is scheduled to discuss three significant planning applications concerning land in Iver Heath and near Chalfont St Peter. These applications relate to the potential development of motorway service areas (MSAs) and associated mineral extraction.

Land to the North of A4007, Slough Road, Iver Heath

The committee is set to consider an outline planning application for a Motorway Service Area (MSA) between Junctions 15 and 16 of the M25 near Iver Heath. The proposal includes vehicular access from the M25, a new overbridge, realignment of the A4007 Slough Road, facilities buildings, fuel stations, electric vehicle charging, parking, landscaping, and sustainable drainage systems. Crucially, the application also encompasses enabling works including mineral extraction.

The report pack indicates that this application was previously considered by the committee in September 2023, where a resolution to delegate approval was made, subject to several conditions including referral to the Secretary of State due to Green Belt grounds and the granting of satisfactory consents under the Green Belt (London and Home Counties) Act 1938. The report notes that the Secretary of State has decided not to call in the application for their own determination and is content for it to be determined by the local planning authority.

The documents detail extensive consultation responses from various bodies, including local councillors, Iver Parish Council, the London Borough of Hillingdon, National Highways, the Environment Agency, Natural England, and Buckinghamshire Council's own departments for Ecology, Highways, and Environmental Health. There are numerous objections and concerns raised regarding the impact on the Green Belt, landscape, biodiversity, heritage assets, flood risk, traffic, noise, and air quality.

The report highlights that the site is located within the Metropolitan Green Belt and is considered inappropriate development. However, it also discusses the concept of grey belt land, introduced in recent NPPF changes, which may be considered acceptable in the Green Belt under specific tests. The report indicates that the application site may be classified as grey belt land.

The need for an MSA in this location is considered a significant material consideration, with the report referencing government guidance and previous appeal decisions. The economic benefits, including job creation, are also noted as significant positive considerations.

The application is also linked to a separate minerals application (CM/0036/21) for the extraction of sand and gravel, which is seen as a precursor to the MSA development.

Land Adjacent to M25 Between Junctions 15 & 16, Iver Heath

This item concerns a separate application for mineral extraction and the provision of access to facilitate the development of the Colne Valley Services (CVMSA) and associated works proposed under the first application (PL/20/4332/OA). The report indicates that this minerals application is an integral part of the overall MSA project and relies on the MSA application for its subsequent implementation. The report notes that the minerals application is considered appropriate development in the Green Belt as an exception listed in NPPF paragraph 154 h), provided it preserves openness and does not conflict with Green Belt purposes. The report concludes that the proposal would not harm the openness of the Green Belt and would not conflict with the purposes of the designation.

Land Between Junctions 16 and 17 of the M25, Near Chalfont St Peter

The committee will also consider an outline planning application for a Motorway Service Area (MSA) on land between Junctions 16 and 17 of the M25, near Chalfont St Peter. This application is presented as an alternative to the Iver Heath proposal.

The report details that this site also lies within the Green Belt and is considered inappropriate development. The Inspector's previous decision on a similar application at Warren Farm (CSP1) is a significant material consideration. In that decision, the Inspector found substantial harm to the Green Belt, significant harm to the character and appearance of the area, moderate harm from the loss of Best and Most Versatile agricultural land, and limited harm to aviation safety. The Inspector concluded that very special circumstances had not been demonstrated to outweigh these harms.

The report notes that the current CSP2 proposal has been amended since the previous refusal, with a smaller footprint and the main built facilities relocated to the eastern side of the M25. However, the report's conclusion is that the proposed development would still cause substantial harm to the Green Belt and significant harm to the character and appearance of the area. The report states that the harms identified would not be clearly outweighed by other considerations to constitute very special circumstances. Consequently, the recommendation is for refusal of planning permission for this application.

The report also mentions that the Iver Heath Colne Valley Services (CVMSA) application is still pending and was considered by the Inspector in the CSP1 appeal as a potentially less harmful alternative. The Inspector's conclusions on the comparative merits of the Iver Heath site, highlighting its lesser harm to the Green Belt and landscape, are detailed.

The committee will be asked to decide whether to delegate the decision to the Director of Planning and Environment for refusal, pending the outcome of the 1938 Act consenting procedures related to the CV MSA and minerals applications.