Magnolia Farm, Stoke Poges

Thank you for visiting our consultation website for Magnolia Farm.

We are exploring plans for new homes on land at Magnolia Farm, Stoke Poges, and want to hear what local people think before a planning application is submitted to Buckinghamshire Council.

This website explains the site, the ideas being developed and how you can have your say. Your comments will help us shape the proposals before they are finalised.

We have arranged a couple of opportunities for local residents, businesses and community groups to meet the project team, ask questions and share their views.

Magnolia Farm is located on the eastern side of Bells Hill/Grays Park Road, to the south of Stoke Poges. It sits between existing homes to the west and south and has its own access onto Bells Hill.

Many local people will know the site as a former plant nursery. While some parts of the site have previously been developed, including access roads and hardstanding, much of the land is now unused grassland. There is also a telecommunications mast in the north-eastern corner.

Like much of the surrounding area, Magnolia Farm is currently within the Green Belt. However, Buckinghamshire Council has recently reviewed land across the county as part of its work on a new Local Plan. Through that process, Magnolia Farm has been identified as provisional "Grey Belt" land. In simple terms, this means the site has been assessed as making a more limited contribution to the purposes of the Green Belt than other nearby land.

Earlier in 2026, Buckinghamshire Council granted permission in principle for 12 new homes on part of the site. This established that residential development on a section of Magnolia Farm was acceptable in planning terms.

The site is not currently allocated for housing in either Buckinghamshire Council's existing Local Plan or the Stoke Poges Neighbourhood Plan. However, both of these plans were prepared before recent changes to national planning policy and before the Government introduced its Grey Belt policy. Since then, councils across the country have been asked to plan for significantly more new homes to help address the national housing shortage.

Buckinghamshire as a whole has an inadequate pipeline of new homes, only able to show less than one year’s supply when the requirement is for five years. In addition to this, the new Buckinghamshire Local Plan is seeking to provide locations for 69,000 new homes.

Without enough new homes, local people can find themselves priced out of their own community, employers can struggle to recruit staff, and towns and villages can become less balanced, less sustainable and less able to support local services and businesses.

Set against this lack of supply of new homes and the changing planning policy background, Magnolia Farm has the potential to provide much-needed new homes in a sustainable location, while respecting the character of Stoke Poges and its surroundings.

We have prepared a draft masterplan for the site that has been designed to reflect the character of Stoke Poges. It takes account of the village's existing pattern of development while also providing new green spaces, children's play areas, retained trees and hedgerows, and sustainable drainage features to help manage surface water.

You can view the draft masterplan below, and we would welcome your comments, questions and suggestions.

The current proposals include 99 new homes, made up of:

• 44 two-bedroom homes
• 36 three-bedroom homes
• 19 four-bedroom homes

The emphasis on smaller homes is intended to help create a balanced community and reflects the aspirations of the Stoke Poges Neighbourhood Plan.

Recognising the high cost of housing locally, the proposals include 50% affordable housing. Subject to agreement with Buckinghamshire Council, priority for these homes could be given to people with a local connection to Stoke Poges.

The affordable homes could include a mix of:

• Social rent
• Affordable rent
• Shared ownership
• Other low-cost home ownership options

The development would include a mix of terraced, semi-detached and detached homes.

The design approach is to ensure that the new homes sit comfortably alongside existing development in the village, using materials and architectural styles that reflect the local character.

Illustrative images have been prepared to show how the new homes could look, and we would welcome your feedback on these as part of the consultation.

The masterplan also includes a range of green spaces and recreational areas, including a central village green and a Local Area for Play (LAP). Existing mature trees will be retained and incorporated into the design. A network of footpaths will connect homes, open spaces and key features across the site.

Established hedgerows around the site will also be retained and enhanced where possible. These provide important screening, help maintain the character of the area and support local wildlife.

The proposed development would use the existing access from Bells Hill. This is the same access point approved earlier this year as part of the Permission in Principle for 12 homes at Magnolia Farm.

A safe and suitable access will be provided, including appropriate visibility for vehicles entering and leaving the site. Discussions will continue with Buckinghamshire Council to determine whether any additional highway improvements are required.

A detailed Transport Assessment will be submitted with the planning application. This will consider the likely traffic generated by 99 homes, particularly during morning and evening peak periods, and assess the capacity of the surrounding road network.

The proposals also include safe walking and cycling routes throughout the development, linking homes with open spaces and other parts of the site.

Provision is currently proposed for:

• 205 car parking spaces
• 217 cycle parking spaces

Every home will have at least two off-street parking spaces.