MINUTES
MINUTES of the Meeting of the Planning Committee held on Monday 20 February 2017 at 7.30pm in the Lionel Rigby Room at the Village Centre, Rogers Lane, Stoke Poges
Present:- Cllr Carter (chair), Cllr Crocker, Mr Duncombe, Cllr Hoskins & Cllr Taylor.
In Attendance:- Mrs J Simmonds
Also present:- 6 members of public.
087/PL/17 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.
3 members of public came to object to application number 16/02437/FUL and three came to speak about application number 16/02415/OUT
088/PL/17 Apologies for Absence
APOLOGIES were receive from Mr Harris.
089/PL/17 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.
090/PL/17 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 16 January 2017 which were signed by the Chairman.
091/PL/17 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.
092/PL/17 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
093/PL/17 NOTED Outstanding Enforcements See Appendix 4.
094/PL/17 Slough Local Plan Issues & Option Consultation
RESOLVED to agree on comments to return by the deadline of 27 February as delegated to planning from the full parish council meeting 13 February 2017, all in favour.
095/PL/17 Correspondence
None
096/PL/17 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: 20 March 2017
Meeting ended at 9.35pm
Signed/Chairman Dated
APPENDIX 1
DELEGATED DECISIONS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
17/00097/FUL High Farm, Duffield Lane, Stoke Poges, Bucks, SL2 4AL
Conversion of barn and outbuildings to dwelling together with first floor extension to barn. Erection of stables/storage buildings.
Parish Comments:- If minded to approve we would have concerns as this is adjacent to woodland within the Green belt. The planning permission must be adhered to and permitted development rights removed. The spirit of policy GB2(c) & (d) should be upheld ensuring the openness of the Green Belt is maintained. We also have concerns over the cladding and aesthetics of the building and whether they would comply with EP3 (d) & (c). As this is re-use of a permanent substantial building there must be compliance with GB1 & GB2.
17/00146/TPO Anand, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN
Oak (T1) – Crown lift to the height of 5m (SBDC TPO No. 20, 2003)
Parish Comments:- No objection subject to the arboriculturalists report.
17/00070/FUL The Park, Wexham Road, Wexham, Bucks, SL2 5QR
Temporary use for the use of 400 car parking spaces (currently 300 spaces) for staff (Extension of Temporary PP 14/02454/FUL).
Parish Comments:- We have concerns about this temporary permission becoming permanent.
17/00019/RVC Brynawelon, lanterns and Oak House, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX
Variation of condition number 2 attached to PP 14/02417?FUL to allow amended house design.
Parish Comments:- Object, Policies EP3 (a), (b), (c), (d) & (f) and H9 (a) & (b) all apply!
17/00004/FUL 6 Cherry Orchard, Stoke Poges, Bucks, SL2 4PY
Two storey side extension and change of use of garage to habitable room.
Parish Comments:- No Comment.
16/02437/FUL 3 Clevehurst Close, Stoke Poges, Bucks, SL2 4EP
Replacement dwelling and construction of vehicular access.
Parish Comments:-
- Object previous comments still apply which were:-
‘Object, this whole application contravenes the following policies:- EP3 (a), (b), (c), (d) & (e), H9 (a) & (b), H10 (a), (b), (c), (d), & (e), EP5 (a) & (b)
The east elevation to number 5 Clevehurst Close will suffer a complete loss of light into their ground floor bay window, the window is not shown on the applicants plans!!! The living accommodation over the garage at number 5 Clevehurst Close will also suffer loss of light issues due to the 60 degree rule not being applied.
The applicant has quoted policies EP6 TR5 and TR7, we do not believe that these are relevant to application.
We do not believe that this development fits or enhances the street scene in any way, it is over dominant and not in scale with the surrounding houses and does not respect or harmonise with surrounding houses, and will prevent loss of daylight to neighbours.
Contrary to the NPPF paragraph 60 we believe that this does not reflect local distinctiveness.
If minded to approve we believe that this will act as a precursor for further inappropriate redevelopment and over development of this distinctive road’
- Additional Comments on Revised Scheme.
Looking at the amendments of this application we do not believe that the slight reduction of 500mm on each side of the development is enough to address the obtrusiveness of this proposal.
The comments from SBDC’s previous refusal (shown below) still, in our view, apply and we do not believe that the minor amendments made to this proposal can in anyway be considered as satisfying the previous objections. There is no doubt that this new proposal will have an adverse impact on the street scene and the character and visual amenities of the area.
- The South Bucks Townscapes Character study part A.
The proposed development is contrary to observations in section 3.3 Woodland Roads, which we believe in general can apply to Clevehurst Close. Styles are described as being generally asymmetrical and informal. We believe that in Clevehurst Close this development is totally out of character being of formal and regular design and showing none of the characteristics recommended by the Townscape study.
- The Basement.
The basement is considerably larger than the footprint of the actual house and there are concerns about the water table which is very high in this particular area. There is no method statement as yet that addresses the construction of the basement which would describe how the basement is to be constructed without disruption and damage to adjacent properties. There are also concerns around dewatering the site because Clevehurst Close is drained using low capacity soakaways and not main surface water drains. How the dewatering will be undertaken is therefore of considerable concern to the residents.
Additionally, there is concern that this basement development may increase the risk of flooding to the property or surrounding properties and the road in general. This part of Stoke Poges is very close to the Common (SSSI) and it is acknowledged generally that the water table is very high in this area.
National Planning Policy Framework states that Local Planning Authorities should ensure that flood risk is not increased elsewhere and that the most vulnerable development is located in areas of lowest flood risk, also any development within flood risk areas should be accompanied by a site-specific flood risk assessment. National Planning Practice Guidance classifies ‘basement dwellings’ as ‘highly vulnerable’ therefore any basement dwellings proposed in areas of high risk of flooding are likely to be refused.
Please see the attached photographs.
16/02451/FUL 46 Rogers Lane, Stoke Poges, Bucks, SL2 4LF
Revelopment of site with two dwellings and construction of vehicular access.
Parish Comments:- No Comment
17/00180/FUL 15 Tubwell Road, Stoke Poges, Bucks, SL2 4JT
Formation of vehicular access.
Parish Comments:- No Comment.
17/00168/FUL West End Cottage, West End Lane, Stoke Poges, Bucks, SL2 4NE
Replacement detached dwelling, detached garage and construction of vehicular access. (Amendment to that approved under PP 14/01853/FUL).
Parish Comments:- No Comment.
17/00179/FUL Firs Field, Duffield Lane, Stoke Poges, Bucks
Detached single storey dwelling.
Parish Comments:- Object. This application does not comply with and is contrary to policies GB1 & GB2.
We do not believe this proposed dwelling constitutes exceptional circumstances. Section 3.9 of the local plan makes the point that land that has been built on will be lost forever.
This site also backs onto a SSSI.
The Design and Access Statement refers to this structure as a single story building which it is clearly not. It is and has been for many years a dilapidated shed made of corrugated sheets. The design and access statement consistently exaggerates the quality of this poorly erected structure, the existing building has no foundations. It also states that the site complies with GB1, TR5 & TR7, It does not, the road that they refer to does not exist.
The NPPF makes reference to adverse impacts to building on the Greenbelt, this application does not conform to paragraph 87.
We have had concerns (reported to Planning Enforcement) as fencing has been erected which is contrary to policy GB2 (c) & (d)
17/00221/FUL 6 Pennylets Green, Stoke Poges, Bucks, SL2 4BT
Front porch and single storey rear extension.
Parish Comments:- No Comment.
16/02415/OUT Brockhurst Park, Rickmans Lane, Stoke Poges, Bucks, SL2 4AF
Demolition of existing former factory and erection of two dwellings and garages.
Parish Comments:- No comment, so long as any new building does not exceed the existing footprint plus the 50% as per the green belt rules.
NOTED AMENDED PLANS FOR INFORMATION
NOTED APPENDIX 3
PLANNING DECISIONS
16/02182/RC 1A Clevehurst Close, Stoke Poges, Bucks, SL2 4EP
Removal of condition 9 of PP 05/00096/FUL to allow for permitted development rights to be reinstated.
Parish Comments:- Removal of condition 9 could act as a precursor and we would question why permitted development rights would now be removed after not being given in the first place?
Refusal of removal/variation of condition.
16/02130/FUL Harborgill, Park Road, Stoke Poges, Bucks, SL2 4PA
Portico incorporating first floor balustrade and rear balconies.
Parish Comments:- We would like to comment that policy EP3 both (a) & (d) apply to this application.
Full Planning Permission
16/02172/FUL Macs Farm, Farthing Green Lane, Stoke Poges, SL2 4JQ
Retrospective application for agricultural barn.
Parish Comments:- Object, inadequate information on the drawings especially as the notes on the drawings relate to existing and proposed plans, this does not make sense. This is a Green Belt site which has already been in conflict with enforcement.
Full Planning Permission
16/02240/FUL 2 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Part single/part two storey front/side/rear extension.
Parish Comments:- No Comment.
Full Planning Permission
16/02306/FUL 4A Post Office Cottages, Hollybush Hill, Stoke Poges, Bucks, SL2 4PP
Parish Comments:- No Comment.
Full Planning Permission
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.
Parish Comments:- Object, we believe that condition 2 should remain.
Refusal of removal/variation of condition.
16/02382/TPO Chenies, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX
T13 Hornbeam – Crown lift to 3m. T14 English Oak – Crown lift to 4m; reduce branch originating at 6m on south-west side to 5m from trunk (SBDC TPO No 22 1997)
Parish Comments:- No Objection subject to the arboriculturalists report.
16/02359/FUL Holly Cottage, Duffield Lane, Stoke Poges, SL2 4AD
Construction of pitched roof over existing front dormer and side canopy.
Parish Comments:- No Objections, however due to the planning history which was tied into an agricultural use in the past which has now been lifted, we do believe permitted development rights should be removed.
Full Planning Permission
16/02423/FUL The Grey House, 61 Plough Lane, Stoke Poges, Bucks, SL2 4JP
Replacement Dwelling.
Parish Comments:- Object. Policies GB11 (b), (c), (d) & (e), EP3 & H9 (a) & (b) all apply! This was originally a bungalow which has grown over the years and we believe would now be over the 50% green belt rules. The 3rd storey is completely out of character, the original dwellings in this road are moderate to small sized dwellings. We believe this is being used as a HMO and we believe the new house will be used for the same reasons!
Full Planning Permission
16/02384/FUL Clevehurst Lodge, Gerrards Cross Road, Stoke Poges, SL2 4EJ
Detached dwelling house incorporating garage.
Parish Comments:- No Comment.
Full Planning Permission
APPEALS
TREE PRESERVATION ORDERS