Agenda Planning Committee 21 November 2016


You are summoned to attend a Meeting of the Planning Committee to be held on Monday 21 November 2016 at 7.30pm in the Lionel Rigby Room at the Village Centre, Rogers Lane, Stoke Poges


                                                                                                Julie Simmonds


                                                                                                16 November 2016



057/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.


058/PL/16       Apologies for Absence


059/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.


060/PL/16       Minutes

Approval of the Minutes of the Planning Meeting held on 19 September 2016 (previously circulated)          


061/PL/16       Planning Applications

(i) To approve delegated decisions submitted for Planning Applications for which the response date was prior to this Committee Meeting.   See Appendix 1.

(ii)To consider and formulate a response to new Planning Applications received. See Appendix 2. Plus amended plans for information only.


062/PL/16       Planning Decisions, Enforcements and Appeals.

District Decisions made since the last Planning Committee Meeting.  See Appendix 3.


063/PL/16       Outstanding Enforcements See Appendix 4.


064/PL/16       Equipment

To discuss and decide what equipment to order for the meetings to make them easier to run.


065/PL/16       Correspondence



066/PL/16       Exclusion of the Press & Public

Public Bodies (Admission to Meetings) Act 1960  To resolve 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.


Next meeting date:  12 December 2016









16/01861/FUL             20 Clevehurst Close, Stoke Poges, Bucks, SL2 4EP

Single storey rear extension


16/01848/FUL             April Cottage, Fir Tree Avenue, Stoke Poges, SL2 4NN

Single storey front and rear extensions.


16/01899/FUL             33 Vine Road, Stoke Poges, Bucks, SL2 4DW

Single storey side/rear extension incorporating roof lanterns.             


16/01991/FUL             20 Penn Meadow, Stoke Poges, Bucks, SL2 4EB

Rear Conservatory.


16/01990/FUL             Parkfield, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JQ

Single storey front extension incorporating integral garage and first floor side extension.


16/01872/FUL             Land adjacent to The Plough Inn, Wexham Street, Stoke Poges, SL3 6NJ

One pair of semi-detached dwellings with new vehicular and pedestrian access.


16/02016/FUL             Southfork, Church Lane, Stoke Poges, Bucks, SL2 4PB

Replacement dwelling.


16/01985/FUL             17 Elizabeth Way, Stoke Poges, Bucks, Sl2 4LQ

Construction of vehicular access.


16/02002/FUL             43 Vine Road, Stoke Poges, Bucks, SL2 4DW

Front porch, part single/part two storey side/rear extension.


16/02082/FUL             Stoke Place Farm, Stoke Road, Stoke Poges, Bucks, SL2 4NL

Retrospective change of use of agricultural land to a dog run in conjunction with kennels business.


16/02060/TPO                        28 Freemans Close, Stoke Poges, Bucks, SL2 4ER

T1 Red Oak – Crown thin by approximately 20% and crown lift to approximately 5.2 metres.  Tip reduce by approximately 2 metres.  T6 Oak – Crown reduce by approximately 2 metres.  (SBDC TPO No 12, 2003).


16/01894/FUL             Land adjacent to the Memorial Gardens, Church Lane, Stoke Poges, SL2 4PB

Change of use of estate land to burial ground (part of Stoke Poges Memorial Gardens)


16/02003/RVC                        Aramghar, Islay House and Pine Grove, Park Road, Stoke Poges, SL2 4PJ         

Variation of condition 2 of PP 10/00810/FUL to allow alterations to design and appearance of Islay and Pine Grove dwellings and alterations to Aramghar and Islay garages.


16/02132/TPO                        105 Rogers Lane, Stoke Poges, Bucks, SL2 4LP (T1) Horse Chestnut – Re-pollard and (T2) Holm Oak – Crown reduce by 50% (SBDC TPO No. 07, 2003 and BDC TPO No. 02, 1976)


16/01960/FUL             Nairdswood,  Templewood Lane, Stoke Poges, Bucks, SL2 3HJ

Replacement dwelling and detached garage.


16/02099/FUL             Winroys, Farthing Green lane, Stoke Poges, Bucks, SL2 4JJ

Part single/part two storey side/rear extension.


16/02158/TPO                        Amros, Templewood Lane, Stoke Poges, Bucks, SL2 3HJ

Cypress-2 – Fell and Hornbeam x 1 – Fell (SBDC TPO No. 13, 1997)






16/01552/FUL             Southfork, Church Lane, Stoke Poges, Bucks, SL2 4PB

Replacement dwelling house.

Parish Comments:-  No comments, however we do have some concerns over policy GB11 (d).

Refusal of Planning Permission


16/01582/FUL             Pine Ways, Grays Park Road, Stoke Poges, SL2 4JG

Replacement triple garage incorporating habitable room with rear roof terrace and balcony.

Parish Comments:-  No Comments.

Refusal of Planning Permission


16/01594/FUL             23 Sefton Close, Stoke Poges, Bucks, SL2 4LH

Front Porch.

Parish Comments:-  No Comments.

Full Planning Permission


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:-


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.

Full Planning Permission


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.

Consent granted in Part, Part Refused.


16/01653/TPO                        Zahra, Lakeside Drive, Stoke Poges, Bucks, SL2 4LX

T1 – Hornbeam – Crown reduction by up to 2m and crown thinning by 20%.  (SBDC TPO No. 11, 2010)

Parish Comments:-  No Objections subject to the arboriculturalists report.

Consent Granted.


16/01514/TPO                        63 Rogers Lane, Stoke Poges, Bucks, SL2 4LG

Fell T2 (Oak) SBDC TPO NO. 14, 1987)

Parish Comments:-  No Objections subject to the arboriculturalists report.

Consent Granted.


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.

Full Planning Permission


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.

Consent Granted.


16/01642/TPO                        The Laurels, Gerrards Cross Road, Stoke Poges, SL2 4EJ

(T1) Scots Pine – Fell, (SBDC TPO No. 48, 2001).  Replant alternative Scots Pine approx. 5m away from existing tree.

Parish Comments:-  No Objections subject to the arboriculturalists report, based on the fact that the tree has died subsequently from the building of the new development on Pennylets Green and that the applicant has agreed to plant a new tree!

Consent Granted


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.

Full Planning Permission


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

Full Planning Permission


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.

Full Planning Permission


16/01660/CLOPED    4 Martins Plain, Stoke Poges, Bucks, SL2 4PH

Two detached outbuildings.

Certificate of Lawfulness



15/01718/FUL             2 Plough Lane, Stoke Poges, Bucks, SL2 4JR

Detached bungalow, alterations to existing vehicular access and associated landscaping.

Parish Comments:-  Object our comments remain the same from the previous application which were:-

Object, in the Green Belt and is a residential infill within Green Belt settlements, policy GB3 applies (PPG2).

Refusal of Planning Permission

Written Representations

Appeal Dismissed


16/00027/FUL             Darbar, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN

Replacement detached dwelling incorporating carport and double garage.

Refusal of PP

Written Reps

Appeal Dismissed