MINUTES
You are summoned to attend a Meeting of the Planning Committee to be held on Monday 24 April 2017 at 7.30pm in the Lionel Rigby Room at the Village Centre, Rogers Lane, Stoke Poges
Present:- Cllr Carter (Chair)m Cllr Crocker, Mr Harris, Cllr Hoskins & Cllr Taylor
In Attendance:- Mrs J Simmonds
__________________________________________________________________________
106/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.
None
107/PL/17 Apologies for Absence
APOLOGIES were received from Mr Duncombe.
108/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.
Mr Harris declared an interest in planning application 17/00586/FUL as the applicant. He did not engage in the decision making of the comments.
109/PL/17 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 20 February 2017 which were signed by the Chairman.
110/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.
111/PL/17 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
112/PL/17 NOTED Outstanding Enforcements See Appendix 4.
113/PL/17 Correspondence
None
114/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: 15 May 2017
Meeting ended at 9.30pm
Signed/Chairman Dated
APPENDIX 1
NOTED DELEGATED DECISIONS
17/00507/TPO Coppelia, Hollybush Hill, Stoke Poges, Bucks, SL2 4QB
Sycamore – Fell (SBDC TPO No 3, 1977)
Parish Comments:- No objection subject to the arboriculturalists report.
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
17/00415/FUL 1 Journeys End, Stoke Poges, Bucks, SL2 4NT
Conversion of existing garage to habitable accommodation.
Parish Comments:- No Comment
17/00442/ADV Path leading to Thomas Grays Memorial, Grays Field, Church Lane, Stoke Poges
1 x welcome and orientation sign.
Parish Comments:- No Comment.
17/00536/FUL 27 Broom Hill, Stoke Poges, Bucks, SL2 4PU
Construction of three terrace dwelling houses including integral garages. Construction of new vehicular access.
Parish Comments:- Object, our previous comments still apply:- Policies EP3 (a), (b), (c), (d) & (e). H9 (a) & (b) and TR7 (a), (b), (c) & (d) all apply.
This application is an over dominance of the site and is totally out of character with its surroundings. The style of the development of Terraced Houses will set a precedent within our semi-rural area. It does not meet the criteria and characteristics as laid out in the South Bucks Townscape Character Study.
17/00383/FUL Land adjacent to The Plough Inn, Wexham Street, Stoke Poges, Bucks, SL3 6NJ
One pair of semi-detached dwellings with new vehicular and pedestrian access.
Parish Comments:- Object, previous comments still apply:- Overdevelopment in the Green Belt. Policy GB1 (1) applies and also contrary to policy GB3 (a). The Garden of this pub is an amenity the parish would not want to lose. Also contrary to policies EP3 and H9 in relation to the adverse level of overlooking into Evergreen, Plough Lane. Contrary to policy TR5.
17/00429/FUL Pinewood Nurseries, Wexham Street, Stoke Poges, Bucks, SL3 6NB
Change of use of glasshouse to car sales room.
Parish Comments:- Object, Policies GB2 (c) & (g), GB5 (d), GB9 (a), (c) & (d), S6 (b), (c) & (d) all apply. Potential risk of contamination policy EP16 applies, as does the traffic policies TR5 (c) and TR10 (a), (b) & (c) because this is directly opposite Wexham Park Hospital and the entrance for the ambulances to the A & E department, high levels of traffic including car transporters along this rural road cannot be allowed.
17/00571/TPO 30 Freemans Close, Stoke Poges, Bucks, SL2 4ER
Birch (T1) – Crown lift and Crown thin by 30% (SBDC TPO No. 12, 2003)
Parish Comments:- No objection subject to the arboriculturalists report.
17/00464/FUL Southfork, Church Lane, Stoke Poges, Bucks, SL2 4PB
Replacement Dwelling
Parish Comments:- No objection however we have concerns that the design is not inkeeping EP3 (d).
17/00480/FUL The Old Post Office, Hollybush Hill, Stoke Poges, Bucks, SL2 4PW
Construction of timber fence and elextric sliding gates.
Parish Comments:- No comment subject to highway advice in conjunction with the busy road and the speed camera. We would prefer a hedgerow rather than a 2m fence which would be much softer.
17/00528/FUL 74 Hazell Way, Stoke Poges, Bucks, SL2 4DG
First floor side extension and single storey rear extension.
Parish Comments:- No Comment
17/00498/FUL Winroys, Farthing Green Lane, Stoke Poghes, Bucks, SL2 4JJ
Single storey rear extension.
Parish Comments:- No Comment
17/00484/FUL 30 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Two storey side and first floor rear extensions.
Parish Comments:- No Comment
17/00510/FUL 2 Winterbourne Cottages, Wexham Street, Stoke Poges, Bucks, SL3 6NT
Two storey side extension.
Parish Comments:- No objection subject to the Green Belt 50% rules
17/00497/FUL 16 Clevehurst Close, Stoke Poges, Bucks, SL2 4EP
Part single/part two storey side and rear extension.
Parish Comments:- No Comment
17/00171/FUL Tudor Cottage, West End Lane, Stoke Poges, Bucks, SL2 4NA
Redevelopment of site to provide block of 4 terraced dwellinghouses, car port, together with off street parking and amenity areas.
Parish Comments:- Object, policies EP3 (a), (b), (c), (d) & (e). H9 (a) & (b), TR7 (a), (b), (c) & (d) & H10 all apply.
This application is an over dominance of the site and is totally out of character with its surroundings. The style of the development appears to be Cluster Housing which is for urbanised areas and will set a precedent within our semi-rural area. It does not meet the criteria and characteristics as laid out in the South Bucks Townscape Character Study particularly the part about green and suburban roads.
17/00254/FUL Fir Trees, Wexham Street, Stoke Poges, Bucks, SL3 6NA
Installation of solar panels on the flat roof of garage and replacement fencing and entrance gate.
Parish Comments:- No objection to the solar panels, but we object to the fencing and gate, Green Belt! Policies EP3 (a) & (f), EP4 (b), GB1 (a), (b), (c), (d), €, (f), (g), (h) & (i) & C1 (a) all apply! This is obtrusivem incongree, not inkeeping with the Conservation Area and detracts from the openness of the Green Belt, this is currently mostly hedgerow.
17/00596/LBC Fir Trees, Wexham Street, Stoke Poges, Bucks, SL3 6NA
Application for Listed Building Consent for:- Single storey rear extension.
Parish Comments:- No Comment
17/00595/FUL Fir Trees, Wexham Street, Stoke Poges, Bucks, SL3 6NA
Single storey rear extension.
Parish Comments:- No Comment
17/00586/FUL The Laurels, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EJ
Two storey side/rear extension with integrated single storey garage.
Parish Comments:- No Comment
17/00628/FUL Aramghar, Park Road, Stoke Poges, Bucks, SL2 4PJ
Part two storey/part single storey side/rear extension
Parish Comments:- Object, EP3 & H9, GB10 (b) (c) & (d) & H11 (a) all apply. Exceeds 50% Green Belt Rules.
17/00630/FUL Jasmine Cottage, Park Road, Stoke Poges, Bucks, SL2 4PG
Retrospective application for outbuilding and fence.
Parish Comments:- Object Policies GB1 (i) & (ii) apply.
AMENDED PLANS FOR INFORMATION
APPENDIX 3
NOTED PLANNING DECISIONS
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)
Refusal of Planning Permission
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.
Full Planning Permission
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.
Consent Granted
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!
Approval & Variation of Condition
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.
Refusal of Planning Permission
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.
Refusal of Planning Permission
17/00180/FUL 15 Tubwell Road, Stoke Poges, Bucks, SL2 4JT
Formation of vehicular access.
Parish Comments:- No Comment.
Full Planning Permission
17/00221/FUL 6 Pennylets Green, Stoke Poges, Bucks, SL2 4BT
Front porch and single storey rear extension.
Parish Comments:- No Comment.
Full Planning Permission
17/00275/FUL Farm View, Wexham Street, Stoke Poges, Bucks, SL3 6NB
Front porch, single storey rear extension.
Parish Comments:- No Comment.
Refusal of Planning Permission
17/00296/CLOPED Chestnuts, 1A Vine Road, Stoke Poges, Bucks, SL2 4DW
Conversion of loft to habitable accommodation incorporating rear dormer and front roof lights.
Certificate of Lawfulness
17/00227/CLOPED Miladys, Stoke Poges Lane, Stoke Poges, Bucks, SL2 4NP
Single storey side extension, two storey rear extension to rear of existing dining room and bedroom F2 and side and rear dormers.
Certificate of Lawfulness
17/00224/CLOPED Yw Tree Cottage, Wexham Street, Stoke Poges, Bucks, SL3 6NB
Change of use of detached garage to residential studio ancillary to main dwellinghouse.
Certificate of Lawfulness
17/00155/CLOPED 37 Bunby Road, Stoke Poges, Bucks, SL2 4BS
Loft conversion incorporating front rooflights, roof extension and rear dormer.
Certificate of Lawfulness
NOTED APPEALS
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.
Written Representations
NOTED TREE PRESERVATION ORDERS
17/00350/CAN Manor House, Park Road, Stoke Poges, Bucks, SL2 4PG
Tilia Cordata (T1) – Raise crown to 6m, Aesculus Hippocastanaum (T2) – Raise crown to 6m, Leylandii (T3) – Reduce height by 30%, Quercus Robur (T4) – raise branches overhanging neighbours property to give 3m clearance over roof line. (Stoke Park Conservation Area).
Parish Comments:- No objection subject to the arboriculturalists report.
No TPO to be made.