The Central & North Buckinghamshire Area Planning Committee met on Wednesday 22 April 2026 to consider several planning applications. The meeting's agenda included discussions on a proposed variation to the operating hours of Bierton Crematorium, and two applications for development at 1 The Green, Hulcott, concerning a garage and store, and a two-storey side extension. A further application for the conversion of two houses into a single dwelling at Portway, Buckingham Road, Hardwick, was also scheduled for discussion.

Bierton Crematorium, Cane End Lane, Bierton, Buckinghamshire HP22 5BH

The committee was scheduled to consider an application to vary condition 6 of a previous planning permission for Bierton Crematorium. The original condition restricted funeral services to between 10:00 am and 4:00 pm on weekdays, with earlier and later hours on Saturdays and no services on Sundays or bank holidays. The proposed variation sought to extend weekday operating hours from 9:00 am to 5:00 pm. The report indicated that this change would represent an intensification of the site's use and was considered acceptable in principle, aligning with local planning policies that support business growth and employment opportunities. The report noted that the extended hours were unlikely to have a material impact on the character of the area or the amenity of neighbouring residents, with the nearest dwelling located approximately 200 metres away. Highway officers raised no objections, stating that the increased hours would not materially affect the safety or operation of the public highway. The application was recommended for approval subject to several conditions, including those relating to external materials, building levels, the revised hours of operation, an Environmental Management Plan, drainage, lighting, access, and parking.

1 The Green, Hulcott, Buckinghamshire HP22 5AX

Two applications concerning the property at 1 The Green, Hulcott, were listed on the agenda.

Proposed Garage and Store

The first application sought planning permission for the erection of a double garage and store. The proposed structure was described as a large timber-clad building with a clay tiled roof, measuring 6.6 metres in depth and approximately 10.3 metres in width, with an overall height of 6 metres. The report highlighted that the site is located within the Hulcott Conservation Area and is in the setting of several listed buildings, including All Saints Church (Grade II*). The proposal was recommended for refusal primarily due to concerns about its siting and scale. Officers felt the garage would be a large structure, forward of the existing building line, and would increase the amount of built form and hard surfacing within the site. This was considered to result in an unduly urbanising form of development that would encroach into the open countryside, to the detriment of the character of the area and the wider landscape. Concerns were also raised regarding flood risk, as a site-specific Flood Risk Assessment had not been provided for a site exceeding one hectare. Additionally, the proposal was noted to potentially impact nearby hedgerows and biodiversity, with a lack of information on Biodiversity Net Gain (BNG)¹.

Proposed Demolition of Existing Side Extension and Erection of New Two-Storey Side Extension

The second application at 1 The Green, Hulcott, involved the demolition of an existing single-storey side extension and the erection of a new two-storey side extension, along with the removal of existing outbuildings. The proposed two-storey extension was described as measuring 13.49 metres in depth and approximately 7.3 metres in width, with an overall height of 8.3 metres. The report indicated that this extension would double the footprint of the existing property and fundamentally alter its architectural form, potentially overwhelming the original dwelling. The scale and design were considered to be a bulky and incongruous addition, detrimental to the character and appearance of the property, the site, and the surrounding area, particularly within the Hulcott Conservation Area and its setting of listed buildings. While the report acknowledged that the extension could provide facilities for a disabled child, it concluded that this material consideration did not outweigh the identified harm to heritage assets and the character of the area. The application was recommended for refusal due to concerns about design, scale, impact on heritage assets, potential harm to protected species (bats and nesting birds), and the lack of a Flood Risk Assessment.

Portway, Buckingham Road, Hardwick, Buckinghamshire, HP22 4EF

The committee was scheduled to consider an application for the conversion of two houses, 'Portway' and 'Annexe', into a single dwelling, along with various extensions. The site is located in the open countryside within the Quainton-Wing Hills Area of Attractive Landscape and is within a Great Crested Newt green impact risk zone and flood zone 1. The proposed development included a first-floor side extension, double-storey infill extension between the dwellings, a double-storey rear extension, a roof extension, and a front bay window. The report highlighted that the combined gross external floor area of the proposed development would be approximately 400 square metres, almost double the existing footprint of the two dwellings. This significant increase in scale and massing was considered to overwhelm and subsume the existing built form, failing to respect the scale and context of the site and its surroundings. The proposal was also noted to conflict with policies protecting the Quainton-Wing Hills Area of Attractive Landscape. While the application included a Biodiversity Net Gain Assessment which was considered acceptable by the Council's Ecology Officer, and no objections were raised by Highways, the primary reason for the recommended refusal was the detrimental impact on the character and appearance of the host dwellings, the area, and the designated landscape. The loss of one dwelling through the conversion was also noted as a negative consideration given the Council's inability to demonstrate a five-year housing land supply.