Off Little Marsh Road and Station Road, Marsh Gibbon, Buckinghamshire

Proposed New Homes and Public Open Space

Welcome To Our Online Consultation:

Land off Little Marsh Road & Station Road, Marsh Gibbon

Thank you for visiting our consultation website to find out more about our proposals at Court Gate at land off Little Marsh Road and Station Road, Marsh Gibbon.

We will update this website on a regular basis as our proposals and our planning application for the site progresses.

The website contains information on the proposals from a planning, technical and design perspective, along with a number of short videos and external links to useful sites that we hope you will find informative.

The public consultation period for our proposals will end on Sunday 23rd June 2024.  Please let us have your feedback by using the 'Have your Say' form, via the survey link or by using any of the other feedback options detailed at the bottom of this web page.

  • Infrastructure and Funding.  Funding for services and infrastructure, such as schools, doctors, highway improvements, environmental improvements etc. will be made available via financial contributions that are the responsibility of the developer.

    The extent of contributions will be agreed with the District Council and the County Council throughout the application process, with input from relevant consultees, such as Highways, Education and The Clinical Commissioning Group.

  • Flooding And Drainage.  The site is wholly situated within the Environment Agency’s designated Flood Zone 1. 

    These are areas with a less than 1 in 1,000 annual probability of flooding from rivers. This is the lowest probability of flooding and is considered suitable for residential properties in national policy.  We are aware of some areas of low-level surface water flooding which has been considered within the drainage strategy.

    The indicative surface water drainage strategy is being designed in accordance with the relevant technical standards and will adhere to the guidelines as stipulated by Buckinghamshire Council as the Lead Local Flood Authority.

    Greenfield sites have to ensure there is no worse surface water run-off flow than the current field run off rate, therefore the storage methods on site will ensure a betterment to the surface water runoff rate compared to the existing greenfield.

    Additionally, onsite surface water attenuation will be provided in a range of sustainable drainage (SuDS) features. These SuDS features will not only provide attenuation but also provide significant water quality and ecology benefits.

    A full Flood Risk Assessment will be submitted as part of the application and will assess all other sources of flood risk including pluvial, groundwater, sewer, reservoir and artificial drainage.

  • Heritage.  Current indications are that no archaeological features which would represent a constraint to development are present within the site.

    The site is not considered to contribute to the significance of any designated heritage assets through setting, and the setting of the assets is not considered to be a constraint to development.

  • Up to 100 new homes.  With a mix of house sizes and types, ranging from 1 to 5 bed houses.

    Including bungalows and self/custom build homes to meet local policy requirements and identified need.  The height of homes has been limited to a maximum of 2 storeys.

  • 25% Affordable Housing. (i.e., up to 25 affordable homes).

    Affordable housing is a combination of discounted rent, discounted sale (for first time buyers) and shared ownership housing, provided to eligible households whose needs are not met by the market. 

    This will assist those looking for their first home, and lower income individuals and families get on the housing ladder in Marsh Gibbon.

  • Buffer.  10m wide gated landscape buffer zones are situated between rear gardens of proposed development and existing properties backing onto the site, to ensure their amenity is respected.

  • Open Spaces.  Significant new public open space including equipped and natural children’s play areas.  Community orchards are also proposed adjacent to both site entrances.

  • Highways.  Vehicular access is provided off both Little Marsh Road and Station Road.  A pedestrian and cycle access is proposed onto Little Marsh Road and Station Road.

    A third pedestrian access proposed to the north-west corner of the site, promoting the continued use of adjacent public footpath networks.

  • Ecology And Bio-Diversity.  The landscape design seeks to integrate the new housing into the landscape, retaining and enhancing the vast majority of boundary hedgerow and trees, along with the planting of additional trees and creation of public open space. 

    A range of wildlife friendly features will also be incorporated (i.e., bat and bird boxes, hedgehog highways), in addition to soft landscaping which will include habitats such as grasslands (featuring wildflower) and large vegetative buffers to the boundaries providing a permeable site for wildlife.

    Furthermore, the proposals provide sufficient inherent mitigation for protected species found, such as bats, birds, and badgers to ensure they can be retained on-site, with no significant negative impact.

    We are required by policy to deliver a positive net gain in biodiversity on this site.

    Through working with the existing features and supplementing those with new co-ordinated landscape and ecology features we are pleased to be able to provide a biodiversity net gain.

    A full ecology report will be submitted as part of the planning application demonstrating how this is achieved.

  • Utility Infrastructure.  (e.g., foul water, electricity, gas) will be assessed and any capacity constraints acknowledged.

    Where necessary any capacity constraints will be identified and suitable mitigation/diversions proposed.

  • Climate Change And Sustainability. Homes both new and existing account for 20% of greenhouse gas emissions in the UK.

    To mitigate climate change, as well as help keep down household energy costs, the proposed homes will include low carbon renewable energy technologies such as air source heat pumps, solar photovoltaic panels (PV) and electric vehicle charging infrastructure.

View Our Public Consultation Videos

Have your say


Your feedback will help shape our proposals before we submit our planning application.

Comments received will be compiled in a Statement of Community Involvement which will be submitted with our planning application.  Any comments you make in response to these proposals will not affect your right to comment on the planning application submitted to the Local Authority at a later stage in the process.

Please take the time to complete our survey.

Let Us Have Your Feedback By No Later Than Sunday 23rd June 2024.  

Take our survey

You Can Submit Your Feedback In A Number Of Ways:

  • Online via this website by completing the Have Your Say Form or the Survey Link
  • Via email:
  • Via telephone:  01788 726810
  • Or finally via post (no stamp required) simply using the address freepost: CATESBY ESTATES

Planning Policy 

National Planning Policy states that applications for planning permission should be determined in accordance with the development plan unless material considerations indicate otherwise.

The Marsh Gibbon Neighbourhood Plan along with the Aylesbury Vale Local Plan detail the spatial strategy and policies for the area. 

Marsh Gibbon is classified as a medium village and is identified as having some provision of key services, making it a sustainable location for development.

Policy D3 of the Aylesbury Vale Local Plan deals with proposals on non-allocated sites. It states that further development will only be permitted where the Council’s monitoring of housing delivery across Aylesbury Vale shows that the allocated sites are not being delivered at the anticipated rate. We intend to provide evidence to demonstrate that this is the case.

Policy D3 states that proposals must contribute to the sustainability of the settlement, be in accordance with all applicable policies in the plan, and fulfil a number of detailed criteria as highlighted:

  • Be located within or adjacent to the existing developed footprint of the settlement
  • Not lead to coalescence with any neighbouring settlement
  • Be of a scale and in a location that is in keeping with the existing form of the settlement, and not adversely affect its character and appearance
  • Respect and retain natural boundaries and features such as trees, hedgerows, embankments and drainage ditches
  • Not have any adverse impact on environmental assets such as landscape, historic environment, biodiversity, waterways, open space and green infrastructure
  • Provide appropriate infrastructure provision such as waste water drainage and highways

It will also be necessary to establish whether there are any material planning considerations which indicate that planning permission should be granted.

The National Planning Policy Framework or NPPF is a material planning consideration and it remains Government policy to boost significantly the supply of housing.

Very significant weight should therefore be afforded to the sustainable delivery of both open market and much needed affordable housing in a high-quality development on the site.

The affordable properties will comprise a mixture of homes for discounted rent and shared ownership. No more than half of the private sale homes will be occupied until all the affordable homes have been completed and transferred to a registered provider.

The proposals will deliver a good mix of house sizes and types ranging from 1 bed to 5 bed properties, with scope for bungalows and potentially self-build and custom build homes to be included too.

The new homes both during their construction and occupation will generate economic growth and will also help support the continued vitality of facilities and social groups in the village.

Other benefits which will be delivered by the proposals include new areas of publicly accessible open space and the creation of new habitats which will deliver biodiversity net gains

Improving Local Infrastructure

In addition to delivering much needed housing and creating employment growth across a range of sectors, house building also provides a wide range of other economic benefits for local communities through financial contributions.

If planning permission is granted for our proposals, it would be accompanied by a legal agreement known as a S106 agreement requiring the housebuilder to make direct provision or financial contributions towards the improvement of local infrastructure.

For our proposals we expect this to include a range of items such as:

  • Payments to increase capacity at local early years, primary and secondary schools
  • Payments to the Clinical Commissioning Group to expand capacity at local doctors’ surgeries
  • Payments to support local bus services and improve stops, including new bus shelters and timetable information
  • Payments to improve local play, sports and leisure facilities

Outline Planning Application

Currently, we are preparing an outline planning application for the site which totals 22.2 acres (8.9 hectares), and this public consultation is an important part of developing our proposals.

An outline planning application seeks to establish whether the scale and nature of a proposed development would be acceptable to the local planning authority, before a second fully detailed planning application is put forward, which is called a Reserved Matters.

Where outline permission has been granted, and within three years of the outline approval, an application for the outstanding reserved matters can be submitted, i.e., the information excluded from the initial outline planning application. This will typically include information about the layout, scale and appearance of the development. No development can take place on site until the Reserved Matters application has been consented.

Both types of applications are required to undergo public consultation before submission.  Statutory consultees for example the Environment Agency and the Highways Authority, and local residents will also have the opportunity to formally comment on the applications once they are submitted and registered with Buckinghamshire Council.

An outline application is a standard way of dealing with planning, and the granting of an outline planning permission does not preclude local stakeholders from commenting on a Reserved Matters application at a later stage in the planning process.

What Is Affordable Housing?

25% of the homes proposed will be affordable housing, comprising a mixture of affordable homes for rent and affordable routes to home-ownership (such as shared ownership, First Homes or rent to buy).

The affordable rented homes will be allocated to eligible households on the waiting list, with priority given to local residents or those with a local connection.

The provision of affordable housing is a significant benefit; it means that households who are currently ‘priced-out’ of the market will have greater opportunities to access good-quality housing.

This is particularly pertinent in Marsh Gibbon, where the average house price over the last year was £550,000 (Rightmove) compared to the UK average of £285,000 (ONS).

We are keen to hear from young professionals and key workers who are looking to get on the housing ladder in the Marsh Gibbon area.  Be the first to hear the latest news on the affordable homes by emailing us at or filling in our HAVE YOUR SAY FORM.

Useful Links