MINUTES
MINUTES of the Meeting of the Planning Committee held on Monday 17 October 2016 at 7.30pm in the Lionel Rigby Room at the Village Centre, Rogers Lane, Stoke Poges
Present:- Cllr Carter (Chair), Cllr Crocker, Mr Duncombe, Mr Harris & Cllr Hoskins
In Attendance:- Mrs J Simmonds (Clerk)
048/PL/16 Items by Members of Public Present.
The meeting is open to the public and press and the first 15 minutes will be reserved, if required, for public comment.
None
049/PL/16 Apologies for Absence
APOLOGIES were received from Cllr Taylor.
050/PL/16 Declarations of Interest
Members to declare any personal interest in any item of business as defined in the Code of Conduct 2007. If that interest is a prejudicial interest as defined in the Code, the member should withdraw from the meeting for that item.
None.
051/PL/16 Minutes
RESOLVED to Approve the Minutes of the Planning Meeting held on 19 September 2016 which were signed by the Chairman.
052/PL/16 Planning Applications
(i) RESOLVED to approve delegated decisions submitted for Planning Applications for which the response date was prior to this Committee Meeting. See Appendix 1.
(ii)RESOLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus amended plans for information only.
053/PL/16 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
054/PL/16 NOTED Outstanding Enforcements See Appendix 4.
055/PL/16 Correspondence
None
056/PL/16 Exclusion of the Press & Public
Public Bodies (Admission to Meetings) Act 1960 RESOLVED to exclude the press and public from the following business because publicity would prejudice the public interest by reason of the confidential nature of the business. Part two items:- To discuss any possible unlawful buildings or business’s which have not been granted enforcement notices and therefore are not public.
NOTED Next meeting date: 21 November 2016
Meeting ended at 9.08pm
Signed/Chairman Dated
APPENDIX 1
DELEGATED DECISIONS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
16/01690/TPO Dellamaine House, Park Road, Stoke Poges, Bucks, SL2 4PA
T4 Sycamore crown/thinning reduction between 15-30%. (SBDC TPO No. 11, 2001).
Parish Comments:- No Objection subject to the arboriculturalists report.
16/01686/ADJ Land to the West of, Wexham Street, Stoke Poges, Bucks
Construction of an Emergency Department and Medical and Surgical Assessment Unit, installation of combined heat and power plant at the existing energy centre and associated service infrastructure, provision for 198 permanent visitor and 200 temporary staff car parking spaces, together with associated access, roads, hard landscaping and infrastructure works.
Advisory only from Slough BC
14/02436/FUL Pioneer House, Hollybush Hill, Stoke Poges, Bucks, SL2 4QP
Acoustic Fencing.
Parish Comments:- Cllr Carter proposed that the comments agreed at Full PC on 10 October are accepted and Ratified by this committee, this was seconded by Cllr Hoskins. This committee agreed that they have not only looked at policies on this application but at what the local residents have wanted and have supported their requests and documentation on the matter.
Comments submitted:-
POINTS OF OBJECTION:
There is no evidence to suggest that an acoustic wall will be totally effective. It is generally accepted that the effectiveness of an acoustic barrier cannot be measured until after is is built.
It offers no protection to noise generated from the playing fields and land adjacent to Hockley Rise. No consideration has been given to noise generated from the car park to the north west of the site which is used for basketball/ netball/ football and other sporting activities; you cannot stop children from shouting or making a noise especially when lessons would take place throughout the day. According to the Planning Inspector (APP/N0410/A/14/2215541 para 8.3.12) even with a 2m screen there would be substantial exceedances indoors (4dBA) and against the 50dBA guideline for external areas although the effectiveness of an extra 500mm is not understood.
The acoustic fencing would be effective in attenuating the noise level from the rear car park area but would do little to mask the effects of sports or play on the field. Nor would it prevent the high spirited noise of pupils arriving or leaving on the coaches parked on the eastern access road.
We have particular concerns about Hill End and Old Oak House on School Lane and Flint Meadow and Cherry Tree Cottage on Hockley Lane, mainly because their rear gardens are lower than the height of the car park/ playing area resulting in the 2.5m wall feeling more obtrusive; the perception will be of a doubling of height – perhaps more – of existing garden fencing, but with a solid wall.
The acoustic wall offers no protection to Farthing Green Lane, Orchard Cottage and houses further to the south while the playing fields and car parks are in use. We are particularly concerned that the acoustic barrier will funnel and amplify noise created in a southerly direction, potentially worsening the noise impact to properties further away towards Farthing Green Lane.
The elevated nature of this site exacerbates any noise created meaning that any measures taken to mitigate noise are likely to be unsuccessful.
There are no measures in place to stop pupils from breeching the wall into no go zones or to discourage pupils from climbing on it. This could result in pupils gathering behind or on the wall and causing disturbance to residents.
The foundations for the wall are approximately 1metre deep this means disturbing contamination. Remedial works took place to remove contaminated hot spots but only to a depth of 20cm.
1: Policy GB1 – Development in the Green Belt.
The proposed installation of acoustic fencing represents inappropriate development in the greenbelt; it meets none of the development criteria.
It is considered that this proposal would adversely affect the character of the Greenbelt and the amenity of nearby properties. (GB (i) & (ii)).
2: Policy EP3 – The Design, Use, and layout of Development.
It is considered that this development has the potential to be detrimental to the character and amenity of nearby properties by reason of visual intrusion through scale and use of materials. (EP3 (e) & (f)).
It is noted that the acoustic fence consists of a masonry core with “living willow” panels on both sides. There is no guarantee that the natural willow will naturalise and adequately cover the core materials; residents could be left with a 2.5m masonry wall at the rear of their properties.
3: South Bucks Local Development Framework –
Core Strategy 9 Natural Environment.
This policy concerns the conservation and enhancement of the natural environment, stating that development should not “harm the landscape character or nature conservation interests, unless the importance of the development outweighs the harm caused”.
Although this proposal proposes a natural willow covering to the masonry structure there is no evidence that coverage will be complete and that large areas of bare block work wouldn’t be seen by residents and occupants of the school. Similarly, any net gain in biodiversity is dependent upon a successful coverage of the willow screens.
4: EP6
We feel that this proposal is contrary to this policy as It may prove attractive to burglars who may use wall as a means to carry out crime by concealing their activities.
5: NPPF Section 9 – Protecting Green Belt Land.
Paragraph 81 states that Green Belts, once defined, should be protected by local planning authorities in order to (inter alia) retain and enhance landscapes, visual amenity and biodiversity. It is considered that this proposal fails to meet any of these criteria.
NPPF Section 11 – Preserving and Enhancing the Natural Environment
Para 109 states that the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes.
It is considered that this proposal fails in this respect.
16/01741/FUL 38 Pennylets Green, Stoke Poges, Bucks, SL2 4BT
Single storey rear extension incorporating vehicular access and hardstanding.
Parish Comments:- No comment on the extension, however we express concerns over existing lack of parking issues which could be exacerbated by the provision of a new access to the bend of Pennylets Green/Bunby Road. Policy TR5 applies.
16/01717/FUL 4 Elderfield Road, Stoke Poges, Bucks, SL2 4DE
Front porch, part single storey/part two storey side/rear extension.
Parish Comments:- Noting the previous refusal we note it has been modified and reduced, however we still have concerns over obtrusiveness, the nature of these houses are modest houses. EP3 and H11 still apply.
16/01696/FUL 18 Sefton Close, Stoke Poges, Bucks, SL2 4JL
Part two storey, part single storey front, side and rear extensions and construction of vehicular access.
Parish Comments:- No Comment
16/01659/FUL Land adjacent to St. Andrews Church Centre, Rogers lane, Stoke Poges, Bucks, SL2 4LN
Two semi-detached dwellinghouses.
Parish Comments:- Our previous comments still all apply which were:-
Object, This location is congested already and removing parking spaces is ludicrous, TR7 (a) appendix 6 applies.
We have witnessed parking issues which spill out on to the narrow road whilst the church is in use for worship and for commercial rentals. This is next to the school which already has major parking and congestion problems.
Planning permission 09/00329/FUL contained permission for two dwellings for church workers, both of these dwellings have always been rented our commercially so we would question why the church requires additional accommodation for church workers when they are not using their existing accommodation from this original planning permission application.
EP3 (b), (d) & (f) and EP4 all apply and this is in or adjacent to the Conservation Area.
16/01665/FUL Little Court, Farthing Green Lane, Stoke Poges, SL2 4JQ
Single storey side extensions. Extensions to roof to provide additional first floor accommodation incorporating roof lights and rear balconies.
Parish Comments:- No Comment.
16/01839/FUL Anand, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN
First floor rear balcony to master bedroom.
Parish Comments:- No Comment.
16/01822/RVC Lanterns, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX
Variation of condition number 1 attached to pp 16/00551/RVC to allow amended drawings.
Parish Comments:- No Comment.
16/01821/RVC Brynawelon, Lanterns and Oak House, Hollybush Hill, SL2 4PX
Variation of condition 2 to PP 14/02417/FUL to substitute revised drawings.
Parish Comments:- No Comment.
16/01859/TPO Arcadia, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JQ
T4 Oak: Reduce crown back by 1.5/2 meters (SBDC TPO No. 29, 2000)
Parish Comments:- No Objection subject to the arboriculturalists report.
16/01879/TPO 26 Freemans Close, Stoke Poges, Bucks, SL2 4ER
T3 Oak – fell. T4 Oak – fell (TPO/SBD/0312)
Parish Comments:- No Objection subject to the arboriculturalists report, however the loss of any trees especially oaks is regretted, so we would like to see that agreed replanting of trees takes place.
NOTED AMENDED PLANS FOR INFORMATION
NOTED APPENDIX 3
PLANNING DECISIONS
16/01357/FUL Clifton Cottage, Duffield Lane, Stoke Poges, Bucks, SL2 4AD
Increase in ridge height of roof to side annexe.
Parish Comments:- No comment
Full Planning Permission
16/01433/TPO The Nonsense House, West End Lane, Stoke Poges SL2 4NE
(T1) Oak – Fell, (T2) Ash – Fell (SBDC TPO No. 07, 1988)
Parish Comments:- No comment subject to arborculturalist advice
Consent Granted
16/01370/CLUED 2 Woodbine Cottages, Gerrards Cross Road, Stoke Poges SL2 4EL
Certificate of Lawfulness for existing:- Use of an outbuilding as a separate self-contained dwelling.
Parish Comments:- No comment
Refusal of Certificate of Lawfulness
16/01487/FUL 4 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Part single/part two storey front /side/rear extension incorporating integral garage.
Parish Comments:- No Comments
Full Planning Permission
16/01119/CLOPED Monkseaton, Park Road, Stoke Poges, Bucks, SL2 4PG
Hip-to-gable roof extension, enlarged dormer, and rear Juliet balcony.
Refusal of Certificate of Lawfulness
16/01477/GPDE 54 Plough Lane, Stoke Poges, Bucks, SL2 4JP
Part 1 of schedule 2 class A4 for a single storey rear extension (Dimensions D 4.0m MH 3.0m, EH 2.7m)
Prior Approval not required.
NOTED APPEALS
16/00907/FUL Kulm, Stoke Wood, Stoke Poges, Bucks, SL2 4BA
Part single storey/part two storey/part first floor side/rear extensions incorporating attached garage and orangery (Amendment to PP 15/02397/FUL)
Parish Comments: This property is in Green Belt and we believe it has already had several
extensions. In view of this we would ask that you are mindful of the 50% rule.
Refusal of PP
Written Representations
TREE PRESERVATION ORDER