MINUTES
You are summoned to attend a Meeting of the Planning Committee to be held on
Monday 16 October 2017 at 7.30pm in the Lionel Rigby Room at the Village Centre,
Rogers Lane, Stoke Poges
Present:- Cllr Taylor (Chair), Mr Duncombe & Mr Harris.
In Attendance:- Mrs J Simmonds (Clerk)
Also Present:- 3 members of public.
048/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.
One member of public asked if we could check with enforcement on a development in Hazell Way which appears not to be being built to the permission granted. Clerk to email.
Two members of public came to listen to comments on application 17/01678/FUL. They also commented on how diligent and professional they thought the committee had carried out the meeting.
049/PL/17 Apologies for Absence
APOLOGIES were received from Cllr Carter, Cllr Crocker and Cllr Hoskins.
050/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
051/PL/17 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 18 September 2017 which were signed by the Chairman.
052/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)RESOBLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus amended plans for information only.
053/PL/17 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
054/PL/17 NOTED Outstanding Enforcements See Appendix 4.
055/PL/17 Correspondence.
056/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 November 2017
Meeting ended at 9.08pm
Signed/Chairman Dated
APPENDIX 1
DELEGATED DECISIONS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
17/01678/FUL 27 Broom Hill, Stoke Poges, Bucks, SL2 4PU
Redevelopment of site to provide two detached dwellings with associated vehicular access.
Parish Comments:- Object our previous comments plus other comments apply:-
OBJECT 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 two high detached properties 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.
The rear dormers on these properties are at least half a meter higher than those on the previous application and will seriously overlook the properties ‘Little Chesters’ and ‘Ambersley’ at the rear.
17/01661/FUL Orchard House, 3 Freemans Close, Stoke Poges, Bucks, SL2 4ER
Demolition of existing detached garage and single storey front extension and construction of detached dwelling.
Parish Comments:- No Comment
17/01639/FUL Parkfield, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JQ
Outbuilding.
Parish Comments:- Object. Overdevelopment and over dominant. Policies GB3 (a) & (b), GB10 (a), (b), (c), (d) & (e), H11 (a), (b) & (c), H12 & H13 (b) & (f) all apply. The proposal is massively excessive being 6 meters by 28 meters which equates to approximately 169 square meters!!! The application says permitted development but Class E1 (d) refers to a flat roof and this has a pitched roof and therefore cannot be permitted.
17/01640/FUL Parkfield, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JQ
Detached garage.
Parish Comments:- Object, Policies GB3, GB10, EP3, Ho (a) (b) & H13 (f) all apply.
This is a Woodland Road and this is not in keeping with the South Bucks Character Study.
17/01626/FUL 1 Wakefield Cresent, Stoke Poges, Bucks, SL2 4DF
Retrospective application for outbuilding.
Parish Comments:- Object, EP3 (b). We would expect this to be sighted at the rear of the property.
17/01739/FUL Longfield Cottage, Park Road, Stoke Poges, Bucks, SL2 4PE
Detached garage with habitable accommodation above and external timber stairs.
Parish Comments:- We are concerned that this along with existing extensions would well exceed the 50% Green Belt Rules.
17/00950/LBC Framewood Lodge, Framewood Road, Stoke Poges, Bucks, SL2 4QR
Listed building application for: Reconstruction of damaged entrance gate and adjacent brick piers.
Parish Comments:- No Objection.
17/01765/CAN Manor House, Park Road, Stoke Poges, Bucks, SL2 4PG
(T1) Quercus Rubra – Crown reduce by 30-35% and crown lift to 6m, (T2) Quercus Rubra – Crown reduce by 30% and (T3) Tilian Cordate – Crown reduce by 30% (Stoke Park Conservation Area)
Parish Comments:- No objections subject to the arboriculturalists report.
17/01717/TPO The Vicarage, Park Road, Stoke Poges, Bucks, SL2 4PE
(T5) Scots Pine – Fell (BDC TPO No. 07, 1977)
Parish Comments:- No objections subject to the arboriculturalists report.
17/01793/MBNOT Macs Farm, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JQ
Notification under class Q of part 3 of schedule 2 of the towns and country planning (GPD) order 2015 as amended for Proposed change of use of agricultural building to a dwellinghouse (Use Class C3)
Parish Comments:- No comment subject to there being sufficient vehicular access to the site.
17/01822/CAN 8 Aldridge Place, Rogers Lane, Stoke Poges, Bucks, SL2 4LL (T1) Tulip Tree – Fell (Stoke Poges West End Conservation Area)
Parish Comments:- No objections subject to the arboriculturalists report, however we would request that a replacement tree is planted.
17/01818/FUL Nairdwood, Templewood Lane, Farnham Common, SL2 3HJ
Alterations to roof incorporating rear dormers, and roof lanterns, changes to front balcony.
Parish Comments:- No Comment
17/01848/RVC The Grey House, 61 Plough Lane, Stoke Poges, SL2 4JP
Removal of condition 7 of pp 16/02423/FUL (replacement dwelling) to allow permitted development rights to be reinstated.
Parish Comments:- Object. SBDC removed the permitted development rights and we see absolutely no reason for them to be re-instated.
AMENDED PLANS FOR INFORMATION
NOTED APPENDIX 3
PLANNING DECISIONS
17/01317/RVC 30 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Variation of Condition 6 of PP 17/00484/FUL to allow: Commencement of the first floor rear extension prior to written agreement of all other matters relating to the condition.
Parish Comments:- We do not have any knowledge of contamination in this area? Please advise?
Approval of Variation of Condition.
17/01400/TPO Site of White Lodge, Stoke Court Drive, Stoke Poges, Bucks
(T1) Sycamore – Fell (SBDC TPO No. 11, 2010)
Parish Comments:- No Objection subject to the arboriculturalists report, and a replacement tree should be a condition.
Consent Granted
17/01403/TPO Chestnuts, 1A Vine Road, Stoke Poges, Bucks, SL2 4DW
Lime (T1) Pollard to previous point, Horse Chestnut (T2) – Crown reduction by up to 3 mtrs (SBDC TPO No. 13)
Parish Comments:- No Objection subject to the arboriculturalists report.
Consent Granted
17/01413/FUL Tudor Cottage, West End Lane, Stoke Poges, Bucks, SL2 4NA
Single storey rear extension.
Parish Comments:- No Comment
Full Planning Permission
17/01036/FUL 3 School Lane, Stoke Poges, Bucks, SL2 4QA
Two storey rear extension.
Parish Comments:- We are concerned about the neighbouring property ‘Mayflower’ and loss of light to their property on the side elevation! Otherwise no objection subject to the 50% Green Belt rules.
Full Planning Permission
17/01423/FUL Arklow, Church Lane, Stoke Poges, Bucks, SL2 4NZ
Replacement dwelling with detached garage.
Parish Comments:- No Comment
Full Planning Permission
17/01418/FUL Oakmeade, Park Road, Stoke Poges, Bucks, SL2 4PG
Formation of new vehicular access to Park Road with new front timber acoustic fence with entrance gates.
Parish Comments:- Object to the gates, policies EP4 (a) & (b) and section 6.18 and 6.19 apply! We also believe that Park Road sits within the description of a Woodland Road in the South Bucks Townscape Character Study! We have no objection to the new access.
Full Planning Permission
17/01238/TPO 27 Freemans Close, Stoke Poges, Bucks, SL2 4ER
T4 – Oak – Fell (SBDC TPO No 12, 2003)
Parish Comments:- No objection subject to the arboriculturalists report.
Consent Granted
17/01456/FUL Torrey Pines, Templewood Lane, Stoke Poges, Bucks, SL2 3HW
Outbuilding.
Parish Comments:- No Comment
Full Planning Permission
17/01061/FUL Pioneer House, Hollybush Hill, Stoke Poges, Bucks, SL2 4QP
External alterations to the existing building including escape stairs, windows, insertion of louvres, new plant and glazed canopy. Creation of multi-use, all weather games pitches and minor relocation and modification of acoustic barrier. Alterations and erection of security fencing, gates and Nishan Sahib.
Parish Comments:- Broken down into sections from the application description:-
- External alterations to the existing building including escape stairs, windows, insertion of louvres, new plant and glazed canopy
Parish Comments:- No Comment
- Creation of multi-use, all weather games pitches.
Parish Comments:- Object to the MUGA policy GB1 (b). We believe this is an intensification of use to the current car park and an incursion into the Green Belt by 15 meters, with no sound mitigation. The site of the MUGA and PITCH is the same size as the main building doubling the size of the built form within the Green Belt. To accommodate the PITCH and MUGA they will need to be located with filled land to raise the level at the southern end of the site, resulting in the fencing appearing even higher and much mor visable. The 3 meter high rebound fence around the PITCH and the 1.8 meter mesh fencing around the MUGA will create noise and amplify it rather than contain is as well as the noise vibrating. The built form of the proposed MUGA is in close proximity to the houses on Hockley Lane raising this site will also increase the travel of noise.
- Modification of acoustic barrier.
Parish Comments:- These were previously agreed before this current application was received, the increase in facilities would therefore necessitate extensions of the barriers. We also believe that any acoustic barriers should be sealed to prevent them being breached by pupils.
- Alterations and erection of security fencing and gates
Parish Comments:- Object, Fencing material and height lend itself to an industrial feel in the Green Belt.
- Nishan Sahib
Parish Comments:- Object as the proposed flagpole is higher than the building, this is a school not a Gurudwara which is a place of worship, see below:
Full Planning Permission
17/01394/RVC Land to the west of Wexham Street, Stoke Poges, Bucks
Variation of condition number 10 and 11 attached to PP 16/01510/FUL to allow the car park to be used prior to the highways improvements being constructed.
Parish Comments:- Object based on highway safety! Highways have put the condition in for safety reasons!
Approval of Removal/Variation of Condition
NOTED APPEALS
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
Written Reps
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.
Refusal of Planning Permission
Written Representations
Appeal Allowed
TREE PRESERVATION ORDERS