Former Buckinghamshire County Council Sports and Social Club Land consultation

Closed 9 May 2022

Opened 4 Apr 2022

Feedback updated 9 Aug 2022

We asked

We asked for views, comments and ideas on a development proposal for the Former Sports and Social Club land in Stoke Mandeville.

The proposed outline planning application set out how the site could accommodate:

  • Up to approximately 100 new homes, with 30% affordable housing
  • Substantial green open space
  • A new link road between Booker Park School and Lower Road
  • New sports facility
  • Associated landscaping and parking

We consulted on the proposal from 4 April to 9 May 2022.

You said

We received 373 responses to the consultation:

  • 340 from the online consultation survey
  • 25 from email / phone
  • 8 printed consultation surveys completed at drop-in events and posted

Summary of key themes from consultation responses:

  • Loss of green open space. Raised by 178 (48%) respondents
  • Objection to building houses on the site / in the area. Raised by 169 (45%) respondents
  • Lack of infrastructure e.g. roads, schools, GP’s. Raised by 165 (44%) respondents
  • Traffic concerns. Raised by 119 (32%) respondents
  • Loss of sports facility. Raised by 97 (26%) respondents
  • Loss of community facility. Raised by 89 (24%) respondents
  • Re-build the Sports and Social Club. Raised by 46 (12%) respondents
  • Disruption / loss of wildlife. Raised by 30 (8%) respondents

For more information about the consultation responses, please see the Consultation Summary document (PDF 0.56MB).

We did

At its meeting on 7 June 2022, Buckinghamshire Council agreed approval to submit an outline planning application for the proposed residential development.

This decision was called in by councillors. Call in is a procedure whereby councillors may question decisions taken by the Cabinet in exceptional circumstances.

The call in and pre-planning consultation document were considered by the Growth, Infrastructure and Housing Select Committee at its meeting on 5 July 2022.

The Select Committee referred the decision back to Cabinet for further consideration of the pre-planning consultation document before any decision was taken.

Cabinet further considered the pre-planning consultation at its meeting on 12 July 2022. Cabinet recognised the strength of local public opinion opposed to the scheme.

Buckinghamshire Council decided that the benefits of providing affordable and keyworker housing above statutory requirements, and homes for clients of adults and children’s services, must take priority.

As the site is on council owned land, there is a rare opportunity to provide these much needed services. Providing affordable and keyworker housing over and above statutory requirements cannot be imposed on privately owned developments.

Cabinet resolved to submit an outline planning application consisting of:

  • Up to approximately 100 residential units, including at least 30% affordable Housing, in excess of the statutory requirement
  • A new road link between Booker Park School and Lower Road
  • Improve the existing access road to Lower Road 
  • The provision of a sports and leisure area for community and school use

An outline planning application is due to be submitted in Summer / Autumn 2022.


Buckinghamshire Council logo

We want your views, comments, and ideas on a forthcoming development proposal for the Former Sports and Social Club land in Stoke Mandeville.

Buckinghamshire Council is keen to ensure that land assets in its ownership are used to their maximum potential and their benefits are realised in financial, service delivery and community terms.

In consultation with Stoke Mandeville Parish Council, Buckinghamshire Council has designed a proposed scheme, about which we would very much like to hear your views. This consultation process is aimed primarily at nearby residents and is open to the Stoke Mandeville community as a whole.

Site location and context

The site is located off Lower Road in Stoke Mandeville and is 3.7 hectares in size. The site currently includes a former clubhouse, now closed due dilapidation and the site of a now demolished pavilion. Adjacent to these buildings are a mixture of hard surfaced areas used for parking by the local hospital and some open grass land which was historically used as sports pitches and tennis courts.

View the existing site plan (PDF 0.25MB)

The site is easily accessible by vehicles and is located approximately 2.3km / 6-minute drive from Stoke Mandeville train station which operates fast routes into London via Chiltern Railways. In terms of local amenities, the site is located approximately 160m from Asda Supermarket, 500m from Stoke Mandeville Hospital and next door to Booker Park School.

The proposal

The proposal presented for consultation is an outline planning application that seeks permission to bring forward a mixture of houses and apartments of up to approximately 100 mixed homes including a 30% allocation for affordable housing.

View the proposed Masterplan (PDF 16.00MB)

The emerging development proposal demonstrates how the site can accommodate:

  • Approximately 100 new homes
  • Substantial green open space
  • A new link road between Booker Park School and Lower Road
  • New sports facility
  • Associated landscaping and parking

There will be a wide range of house types and apartments as well as a proportion of affordable housing, at least 5% more than policy requirement.

The new homes will be accessed through the existing route off Lower Road. The geometry of the site layout is driven by the ambition to create a central area of open space.

The large island of green open space compliments the design principles of the scheme as a whole and will provide the local residents and wider community with an open leisure area to enjoy. This land will provide space for informal recreation and play, while also enhancing the biodiversity of the site and provide areas for wildlife.

This consultation is undertaken by Buckinghamshire Council as landowner of the site. We will submit our planning application to the local planning authority just as any landowner would.

Detailed design

The detailed design which will determine the use of the various housing units and the proportion which may be given over to keyworker housing and social service requirements, is not included in this consultation.

This detail will be determined through future consultation should the upcoming outline planning application be successfully determined.

Buckinghamshire Council understand that UKPN will be submitting a planning application asking for consent to construct an electrical substation within the curtilage of this site. A proposed location for this has not been confirmed at this time and will be dealt with through public consultation as a requirement of that planning application.

Related documents

Before you respond to this activity, please have a look at the following documents:

Events to find out more

We are hosting two public drop-in sessions for you to find out more about the proposals. The drop-in sessions will be held on:

  • Monday 25 April 11am to 4pm
  • Wednesday 27 April 4pm to 8pm

Both sessions will be held at Eskdale Road Community Centre, Eskdale Road, Stoke Mandeville, HP22 9UJ. Car parking is available on-site.

There is no need to book; attendees will register on arrival.

Refreshments will be provided.

If you would like to submit any questions beforehand, please email

Buckinghamshire Council and Stoke Mandeville Parish Council look forward to meeting local community representatives and answering their questions.

How to have your say

You can tell us your views in one of the following ways:

If you have any questions about this activity, please email us at or phone us on 01296 387019.

Please tell us your views by midnight on Monday 9 May 2022.

What happens next

The Council will analyse the feedback provided, with the assistance of Stoke Mandeville Parish Council.

This feedback will enable us to form a more detailed plan for the proposed development that fits in with and benefits the local community.


We will use the information you provide here only for this activity. We will store the information securely in line with data protection laws and will not share or publish any personal details. For more information about data and privacy, please see our Privacy Policy.

If you have questions about data and privacy, please email us on Or write to our Data Protection Officer at Buckinghamshire Council, The Gateway, Gatehouse Road, Aylesbury, HP19 8FF.


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