Minutes Planning Committee Monday 17 February 2020

MINUTES

MINUTES of the Meeting of the Planning Committee held on Monday 17 February 2020 at 7.30pm in the Lionel Rigby Room at the Village Centre, Rogers Lane, Stoke Poges, SL2 4LP

Present:-  Cllr Carter (Chair), Mr Duncombe, Cllr Hoskins & Mr Harris.

In Attendance:- Mrs J Simmonds (Clerk)

084/PL/20           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

085/PL/20            Apologies for Absence

APOLOGIES were received from Cllr Crocker and Cllr Finan.

086/PL/20           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

087/PL/20            Minutes

RESOLVED to approve the Minutes of the Planning Meeting held on 20 January 2020 which were signed by the Chairman.

088/PL/20            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.

089/PL/20            NOTED Planning Decisions, Enforcements and Appeals.

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

090/PL/20            NOTED Outstanding Enforcements See Appendix 4.

091/PL/20            Correspondence.

NOTED update on letter being sent to highways regarding Red Lion Cottages as agree last month, which is being sent this week.

092/PL/20           Community Infrastructure Levy

Update from clerk after a Clerks meeting at SBDC, CIL comes into force today.

093/PL/20            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:  16 March 2020

Meeting ended at 8.55pm

Signed/Chairman                                                                                                               Dated

APPENDIX 1

DELEGATED DECISIONS

APPENDIX 2

 NEW PLANNING APPLICATIONS RECEIVED

PL/19/2617/FA                   7 Red Lion Cottage, Stoke Green, Stoke Poges, Bucks, SL2 4HP

Vehicular Access, construction of hardstanding and gate posts (part retrospective)

Amendment:- Change of description and red edge.

Parish Comments:-  Our previous comments apply which were:-  OBJECT Policies C1 (a) No. 2, C1 (b) No. 7, C6 (a), (b), (c), (d) & (e) all apply!   With reference to the County Council Highways stating there are no parking restrictions on Stoke Green is completely wrong, the whole road is subject to double yellow lines making this report incorrect!!

With the addition of:-

C1 – 1, 2 & 3 and GB3 which also apply!

The proposed hard standing, if permitted, would result in a visually intrusive road-side feature that would appear prominent in the street scene, the predominant existing roadside features of which are mostly soft vegetative boundaries rather than formal engineered structures.  This would have an urbanising impact on the locality and would have a detrimental impact on the character and appearance of the street scene.  Policy TR5 (c) also applies.  Red Lion cottages has existing off road parking by arrangement with Stoke Green Cricket Club.

PL/20/0226/FA                   12 Mobbs Close, Stoke Poges, Bucks, SL2 4FF

Re-location of front door and addition of a new front window and rear bi-fold doors and internal changes.

Parish Comments:-  Object Policy EP3 (d), GB1 1 & 3 apply.  This proposal, if permitted would be likely to act as a precursor of further applications for similar types of development within this part of the Greenbelt, which the Planning Authority would find increasingly difficult to resist and which, which, cumulatively, would seriously prejudice the openness of the Greenbelt and the aims and objectives of Greenbelt policy.

PL/20/0216/OA                  Spring Cottage, Stoke Wood, Stoke Poges, Bucks, SL2 4AU

Outline planning permission for construction of two detached dwellings (all matters reserved).

Parish Comments:-  Object, policy GB1 and GB11 apply as well as NPPF Clause 144 & 145.  This proposal, if permitted would be likely to act as a precursor of further applications for similar types of development within this part of the Greenbelt, which the Planning Authority would find increasingly difficult to resist and which, which, cumulatively, would seriously prejudice the openness of the Greenbelt and the aims and objectives of Greenbelt policy.  This proposal would, by virtue of the resultant size and scale of the buildings when considered in relation to the original buildings and its potential intrusive impact upon its setting in the landscape, contribute to the erosion of the Green Belt which, individually and when considered in the context of an accumulation of similar proposals, would detrimentally affect the aims and objectives of the Green Belt. As such, the proposal is contrary to policies GB1 of the South Bucks District Local Plan (adopted March 1999) which seek to ensure that extensions to dwellings within the Green Belt are, inter alia, of a small scale in relation to the size of the original dwelling, and to section 9 of the NPPF (Protecting Green Belt Land). 

The application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances.  The proposed conversion of the existing residential out building, into a self-contained dwellinghouse, and use of the surrounding land as a separate residential curtilage would cause harm to the openness of the Green Belt and the purposes of including land within it by virtue of the increase in the density of housing, and the associated siting of domestic paraphernalia, permanent boundary treatments, curtilage buildings, and an increase in the intensity at which the site would be used, including vehicular movements within the Green Belt, which by definition is harmful.  No very special circumstances have been advanced sufficient to warrant an exception to the normal operation of Green Belt policy.  As such the proposal is contrary to policies GB1 and GB2 of the South Bucks District Local Plan (adopted March 1999) and section 13 (protecting Green Belt Land) of the NPPF.

We do not accept the argument set out within the planning statement, concerning either limited infilling in villages, nor do we accept the premise that the site is well connected to the village of Stoke Poges.  Stoke Wood is not physically a part of the village.  The suggestion it is a 30 minute walk from the village centre is an exaggeration for most people.

PL/20/0213/TP                   Copperfield House, Stoke Court Drive, Stoke Poges, Bucks, SL2 4LU

T1-Cedar – Fell. T5-Horse Chestnut – Crown Reduction. (SBDC TPO 02/1963)

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

PL/20/0139/FA                   Beltrees, Park Road, Stoke Poges, bucks, SL2 4PA

Amendments to front porch and single storey rear infill extensions (Retrospective)

Parish Comments:-  No Comment

PL/20/0187/FA                   Land of Pinewood Nurseries, Wexham Street, Stoke Poges, Bucks, SL3 6NB

New agricultural building and glasshouse.

Parish Comments:-  Object GB1.  This proposal would, by virtue of the resultant size and scale of the building when considered in relation to the original building and its potential intrusive impact upon its setting in the landscape, contribute to the erosion of the Green Belt which, individually and when considered in the context of an accumulation of similar proposals, would detrimentally affect the aims and objectives of the Green Belt. As such, the proposal is contrary to policies GB1 and GB10 of the South Bucks District Local Plan (adopted March 1999) which seek to ensure that extensions to dwellings within the Green Belt are, inter alia, of a small scale in relation to the size of the original dwelling, and to section 9 of the NPPF (Protecting Green Belt Land).

This proposal, if permitted would be likely to act as a precursor of further applications for similar types of development within this part of the Greenbelt, which the Planning Authority would find increasingly difficult to resist and which, which, cumulatively, would seriously prejudice the openness of the Greenbelt and the aims and objectives of Greenbelt policy.

The applicant had a previous application which was for a change of use from a glasshouse to a storage facility; it appears that the applicant now wants to replace that lost glasshouse with a new replacement!

PL/20/0193/FA                   12 Fircroft Close, Stoke Poges, bucks, SL2 4DS

Demolition of garage and construction of single storey front side and rear extension.

Parish Comments:-  No Comment

PL/19/4443/TP                   Montebello, Stoke Wood, Stoke Poges, Bucks, SL2 4AU

Beech T5 Fell.  Sliver Birch T21 Fell. (SBDCTPO 18.2013)

Parish Comments:-  No objection subject to the arboriculturalists report

PL/20/0420/FA                   23 Freemans Close, Stoke Poges, Bucks, SL2 4ER

Single storey front/side extension and first floor side/rear extension.

Parish Commenets:-  No Comment

AMENDED PLANS FOR INFORMATION

NOTED APPENDIX 3

PLANNING DECISIONS

PL/19/2876/TP                   Woodlands, Hollybush Hill, Stoke Poges, Bucks, SL2 4QN

Works to trees subject to a TPO.  T1 Oak – Lighten split stem/branch by at least 50% (SBDC TPO 04, 1956)

Parish Comments: – No Objection subject to the arboriculturalists report.

Hereby Grants Consent

PL/19/3473/FA                   Woodside, Templewood Lane, Stoke Poges, Bucks, SL2 4AN

Single storey side/rear extension, front canopy and window changes following demolition of garage and front porch.

Parish Comments: – Object, Policies EP3 (d) & (e), GB1 (3), H9 (a) & (b), H11 (a) (b) & (c) all apply.  Also concerns that this does not comply with the Green Belt 50% rules.

Hereby Permits

PL/19/3599/FA                   Macs Farm, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JQ

Change of use of the existing ancillary outbuilding to an independent dwelling (Use Class C3).

Parish Comments: – Our previous comments still apply which were: – Subject to waiving of previous approval: PL/18 4398 FA also subject to confirmation that the conversions have not been undertaken.

Also the proposal constitutes inappropriate development within the Green Belt, which by definition is harmful. No very special circumstances have been advanced sufficient to warrant an exception to the normal operation of Green Belt policy. As such the proposal is contrary to policies GB1 and GB2 of the South Bucks District Local Plan (adopted March 1999) and section 13 (Protecting Green Belt Land) of the NPPF.

Hereby Refuse Permission

PL/19/3604/FA                   The Hermitage, West End Lane, Stoke Poges, Bucks, SL2 4ND

Demolition of existing and erection of a new dwelling, external alterations to existing detached garage.

Parish Comments: – Object Policies EP3 (a) (b) (c) (d) & (f), H9 (a) & (b) all apply.  Also the South Bucks Townscape Character Study Part 2 Revision A, July 2015 says West End Lane falls within the definition of a Woodland Road under section 3.3.  Also falls under section 3.3.2 

This proposal, if permitted, would be likely to act as a precursor of further applications for similar types of development within this part of the Green Belt, which the District Planning Authority would find increasingly difficult to resist and which, cumulatively, would further seriously prejudice the openness of the Green Belt and

the aims and objectives of the Green Belt Policy.

The application has failed to provide adequate survey information relating to bats and reptiles on the site. As such it has not possible to properly assess the impact of the proposed development on these protected species. In addition the application has failed to demonstrate how net gain for biodiversity will be obtained. The application is therefore contrary to Core Policy CP9 of the South Bucks Core Strategy (adopted February 2011) and the guidance set out of the NPPF.

Hereby Refuse Permission

PL/19/3648/FA                   68 Vine Road, Stoke Poges, Bucks, SL2 4DP

Erection of a detached outbuilding.

Parish Comments: – Object, Policies EP3 & H9 & H13 (b) (c) (d) & (f) all apply.  We note residents’ concerns over trees, and the building appears larger than a cumulative size of the main dwelling.

Hereby Permits

PL/19/3784/FA                   Purbeck, 4 Stoke Court Drive, Stoke Poges, Bucks, SL2 4LT

Single storey front and rear extensions, extension to front dormer, replacement of doors, windows and front canopy, cladding of dormers.

Parish Comments: – No Comment

Hereby Permits

PL/19/3809/KA                  Stoke Poges Memorial Gardens, Church Lane, Stoke Poges, Bucks, SL2 4PB

Tree works.

Parish Comments: – No Objection subject to the arboriculturalists report.

No TPO Required, work can commence.

PL/19/3831/FA                   Top Cottage, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX

Demolition of existing cottage and garage and erection of a new dwelling and outbuilding.

Parish Comments: – Object GB11 (b), (c), (d) & (e) As well as:-                 

South Bucks Townscape Character Study Part 2 Revision A.

The location of the proposed development falls within the village of Stoke Poges, identified on pages 18 and 19 of the above document. Although the road itself is short, it reflects the characteristics of Woodland Road within which the architectural styles are defined as being asymmetrical and informal. The proposed design is perfectly symmetrical and is out of character both with the existing architecture of neighbouring properties and threatens the character of the road. Furthermore, should this proposal be approved, it would set an unfortunate precedent for other developments which will threaten the character of the village.

South Bucks District Local Plan – Policy EP3 The Use, Design and Layout of Development.

The proposed development fails to comply with Policy EP3 in several respects. The most significant, however, is in relation to section (d) Building Form, Design and Fenestration. This proposal clearly fails to respect and harmonise with surrounding properties and buildings which in the main are diverse in design and asymmetrical in nature. The regimented form of this proposal is wholly out of keeping in this location and fails to respect adjacent properties and the locality in general.

South Bucks District Local Plan – Policy H9 Residential Layout and Design.

The proposed development fails to comply with Policy H9 sections (a) & (b) in that the development is not compatible with the character of the surrounding area  in terms of layout and design and would adversely affect the character and amenity of nearby properties.

Hereby Refuses Permission

PL/19/3844/TP                   42 Freemans Close, Stoke Poges, Bucks, SL2 4ER

Robina Tree – Remove Tree (SBDC TPO 12, 2003)

Parish Comments: – No Objection subject to the arboriculturalists report.

Hereby Grants Consent

PL/19/3968/FA                   Hollybush Farm, Hollybush Hill, Stoke Poges, Bucks, SL2 4QN

Demolition of existing single storey rear, erection of a replacement single storey rear extension with balcony, erection of a two storey front elevation porch, garage conversion, additional and alterations/changes to fenestration/doors.

Parish Comments: – Object The proposals would be detrimental to the character and appearance of the dwelling, the street scene and the visual amenities of the locality in general and as such are contrary to Policies EP3 and H11 of the South Bucks District Local Plan (adopted March 1999), Core Policy 8 of the Core Strategy (adopted February 2011) as well as the recommendations of the Townscape Character Study Part 2 adopted July 2015.

Policies EP3 (a), (d), (f).  H9 (a) & GB10 (A), (b) & (d) also apply.

Hereby Permits

PL/19/3956/RM                 Singh Sabha Sports Ground, Stoke Poges lane, Stoke Poges, Bucks

Installation of a 17m lattice tower supporting 6 antennas and 2 dishes, the installation of 3 cabinets and a meter cabinet within a fenced equipment compound and ancillary development.

Parish Comments: – No Comment

Refused

PL/19/3975/SA                   The Lodge, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN

Application for Certificate of Lawfulness:- Log Cabin

Hereby Refuse to Certify.  Planning Permission Required.

PL/19/4093/TP                   Sefton Park, bells Hill, Stoke Poges, Bucks

T29 – Red oak – Remove major deadwood, crown lift to 3 meters and reduce back from property giving 2.5m clearance (SBDC TPO 12, 1998).

Parish Comments: – No objection subject to the arboriculturalists report.

Hereby Grants Consent