Planning round-up: Public bodies weigh in on major M25 service station plans

Here are the latest most significant planning applications in Slough Borough and South Bucks. To see all documents, enter their reference numbers into their respective online planning portals.

Pending: Work goes on as part of a substantial scheme to build a new motorway service area near Iver Heath, just off the M25 - with public bodies pitching in with their views on the plans.

A company called Colne Valley Motorway Service Area Ltd is applying to facilitate the development of the station, to be called Colne Valley Services. This has been ongoing for about five years.

This is counted as a 'major development' and one which may have significant effects on the environment. It also affects a public right of way and a listed building.

The Colne Valley Services scheme is intended to address what the applicant describes as a gap in roadside facilities between junctions 15 and 16.

The proposal includes a single-sided site accessible from both directions via a new grade-separated junction (where two or more roads cross at different heights) and overbridge.

The main building would include food and drink outlets, seating areas, toilets, and a dedicated drivers' lounge.

Other features include fuel filling stations for cars and HGVs, a drive-through unit, outdoor play and exercise areas, and parking for a range of vehicle types.

The scheme's design incorporates green roofs and site remodelling intended to reduce the visibility of the development from surrounding areas.

Existing woodland and hedgerows would be retained where possible, with new planting added to screen the site and support biodiversity.

Vehicle access would be directly from the motorway, with no public access from local roads.

Staff and emergency vehicles could enter from Slough Road, but this entrance would be restricted by gates and surveillance systems.

A travel plan proposes measures to reduce staff reliance on cars, including shuttle buses to local rail stations and improvements to bus stop facilities.

This application has been pending since 2020, with slews of fresh documents coming in periodically. There are more than 600 documents at this point.

The latest, featuring a round of consultation letters from Thames Valley Police, Natural England and SSEN among others, landed in Bucks council's planning portal this week.

These public bodies are raising no major objections to the plans - however, the electric company advises that there is extra high voltage apparatus in the form of 132kV underground cables in the vicinity of 'what appears to be a new slip road.'

"Consultation will need to take place to ensure our rights and access to the cables is not affected. Should the apparatus need moving, then a quote can be provided for such works," SSEN said.

"In all circumstances safety is paramount and all precautions should be taken whilst working near electricity apparatus.

"These 132kV cables are essential for maintaining supply to the area and working near these cables must be taken extremely seriously."

Meanwhile, Thames Valley Police had some concerns about secondary access, saying 'the possible impact of no additional
secondary access remains too great.'

It also has some opinions on security, saying the applicant / future operator of the site 'should be responsible for ensuring adequate security ...[is] in place to prevent unauthorized access.'

The police think the layout of the access could facilitate authorized vehicle movements on to the site 'without being visually obvious', perhaps with the use of grasscrete, a type of permeable paving that combines concrete with open spaces to allow vegetation to grow through it. 

The developer held a public consultation on these service station plans in late 2020.

Some local residents raised concerns about construction traffic, long-term access impacts, and potential pressure on nearby roads.

In response, the applicant says construction access from Slough Road would be temporary and that staff traffic would be limited to around 28 vehicle movements during peak hours.

The planning application also includes measures for accessibility and crime prevention, with CCTV, lighting, and natural surveillance incorporated into the design.

A dedicated unmarked police room is proposed within the main building.

There is also a related attempt to gain planning permission for mineral extraction at land adjacent to the M25, between junctions 15 and 16 on Iver Heath.

This was flagged in the public notices last week, and included details on how to view plans or raise objections.

To read the service station plans in more detail, use reference PL/20/4332/OA (via https://pa-csb.buckinghamshire.gov.uk/online-applications/)

Pending:  A planning application for a 'major development' of new homes on unused land south of Church Road in Iver Heath has been sent to Buckinghamshire council.

This is an 'outline' application, with only access to be considered at this stage – so the number of homes has not been covered yet.

Ptarmigan Iver Ltd is seeking permission to build homes – including 50 per cent affordable – with access from Church Road and Slough Road.

All other details, such as layout and appearance, would be finalized in later applications.

The 3.81-hectare site is located on the western edge of the village and is largely surrounded by existing development, community facilities, and road links.

A public footpath runs along its boundary, and the Grade II listed St Margaret's Church lies nearby.

While the site falls within the greenbelt the applicant argues it qualifies as 'grey belt' under revised national planning policy, as it does not strongly serve greenbelt purposes and delivers affordable homes and new green space.

Another of its key arguments is that Buckinghamshire Council cannot currently demonstrate a five-year housing land supply, which is important.

Local authorities are obliged to demonstrate they have allocated enough land for housing development to meet the demand for five years.

Without this, any refusal by the council is on shakier ground, and the developer has more firepower should the case go to appeal.

The plans draw on national design orientation and local character, proposing a density of around 35 dwellings to match surrounding areas.

The scheme includes electric vehicle charging, sustainable drainage, and new pedestrian links to encourage low-carbon travel.

PL/25/0864/OA (via https://pa-csb.buckinghamshire.gov.uk/online-applications/)

Pending: A company is bidding for permission for the expansion of a unit at SEGRO Park Axis in Langley.

SEGRO Park Hurricane Way is an industrial / warehouse multi-let estate of approximately 665,000sqft, spread across seven units.

A planning application has been submitted by DWD Property and Planning Ltd on behalf of Brixton (Axis Park) Ltd for the expansion of Unit A.

The proposed development involves a 2,612sqm extension to the existing warehouse and ancillary office space to be added across two floors.

There will also be upgrades to the service yard, access and parking. The scheme is set to reduce overflow car parking.

There will also be landscaping, with tree planting and hedgerows, offering a biodiversity net gain.

P/10343/035 (via https://www.sbcplanning.co.uk/plansearch.php)