MINUTES of the Meeting of the Planning Committee held on 24 May 2021 at 7.30pm IN THE CLUB ROOM AT THE VILLAGE CENTRE, ROGERS LANE, STOKE POGES, SL2 4LP
Present:- Cllr Carter (Chair), Cllr Bassi, Cllr Crocker, Mr Duncombe, Cllr Finan, Cllr Flower, Mr Harris, Cllr Knox-Scott & Mr Rawlings.
In Attendance:- Mrs J Simmonds (Clerk)
Also Present:- One member of public
MINUTES
001/PL/21 Election of Chairman
Cllr Crocker proposed that Cllr Carter be Chairman for the coming year, this was seconded by Cllr Knox-Scott, RESOLVED to agree all in favour.
002/PL/21 Election of Vice Chairman
Cllr Knox-Scott proposed that Cllr Crocker be Vice Chairman for the coming year, this was seconded by Cllr Finan, RESOLVED to agree all in favour.
003/PL/21 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
004/PL/21 Apologies for Absence
None
005/PL/21 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 application PL/21/1294/FA as a consultee and did not form part of the comment making decision.
006/PL/21 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 19 April 2021 which were signed by the Chairman.
007/PL/21 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.
008/PL/21 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
009/PL/21 NOTED Outstanding Enforcements See Appendix 4.
010/PL/21 Correspondence.
011/PL/21 Neighbourhood Plan
Updates and to make any decisions following scoping meetings. Nothing to update.
012/PL/21 Exclusion of the Press & Public
Public Bodies (Admission to Meetings) Act 1960 RESOLVEDto 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: 21 June 2021
Meeting ended at 9.25pm.
Signed/Chairman Dated
APPENDIX 1 – DELEGATED DECISIONS
APPENDIX 2 – NEW PLANNING APPLICATIONS RECEIVED
Pl/21/1294/FA 5 Freemans Close, Stoke Poges, Bucks, SL2 4ER
Demolition of existing rear extension and side annexe, proposed single storey side and rear extensions, new front porch and new side window.
Parish Comments:- No Objection in principle, slight concern about the privacy from the side window into The Laurels. Policy EP3 (b) & (d) apply.
PL/21/1433/FA Maple House, School Lane, Stoke Poges, Bucks, SL2 4QA
First floor rear extension, single storey front extension, porch canopy and insertion of window.
Parish Comments:- We have concerns about the Green Belt 50% rules, and it appears that the work has already started.
PL/21/1268/FA 9 Framewood Manor, Framewood Road, Stoke Poges, Bucks, SL2 4QR
7 side rooflights.
Parish Comments:- Object, The NPPF Paragraph 189 and Policy C6 (a) – (d) apply. This we believe is an urbanising feature.
PL/21/1269/HB 9 Framewood Manor, Framewood Road, Stoke Poges, Bucks, SL2 4QR
Listed Building Consent for 7 side rooflights and internal alterations.
Parish Comments:- Object, The NPPF Paragraph 189 and Policy C6 (a) – (d) apply. This we believe is an urbanising feature.
PL/21/1678/FA 33 Vine Road, Stoke Poges, Bucks, SL2 4DW
Proposed single storey rear/side extension.
Parish Comments:- No Comment.
PL/21/1277/FA 2 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Two storey side and front extension, single storey front extension, new porch, 1 front and 2 side rooflights, changes to windows and internal alterations.
Parish Comments:- No Comment
PL/21/1667/FA Maple House, School Lane, Stoke Poges, Bucks, SL2 4QA
Dropped kerb and boundary treatment with brick piers, walls and sliding security gate to create a new vehicular access onto Hollybush Hill.
Parish Comments:- No Comment.
PL/21/1550/FA 7 Sefton Close, Stoke Poges, Bucks, SL2 4LH
Single storey rear and front extensions and extension of front canopy roof.
Parish Comments:- Object, Policies EP3 (a), H9 (a) & (b) and EP5 (a) & (b) all apply.
PL/21/1522/FA Little Oaks, West End Lane, Stoke Poges, Bucks, SL2 4ND
Two storey rear extension, loft conversion/extension with front and rear dormers/rooflights, porch canopy, alterations to windows, doors and external finish.
Parish Comments:- Object. Our previous comments for the previous application PL/20/2554/FA also apply to this application which were:-
Parish Council Comments: Object. This proposed further extension to the property would result in a large, bulky
and unattractive structure of excessive depth. The design is symmetrical and monolithic in its appearance and
would appear out of character in this woodland road.
We refer you to the “Built Form” section of the “Townscape Character Study” where the second bullet point states, “Range of individual architect designed houses of varied architectural styles, materials and detailing and generally an asymmetrical, informal architectural composition”.
We would also ask you to be mindful of the following clauses from the NPPF document:
“Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping”
“Are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation change”.
We believe the following policies to be relevant to this application EP3, EP5 a, b and c, H9 a and b and H11.
In addition to those comments we believe this is contrary to the South Bucks Townscape Character Study Page 34/35 Woodlands Road section 3.3.2 & 3.3.3 which actually mentions West End Lane.
PL/21/1657/TP 17 Freemans Close, Stoke Poges, Bucks, SL2 4ER
G1 Lime – Cut back to previous pollarding 20% reduction. (TPO/SBDC/2003/12)
Parish Comments:- No Objection subject to the Tree Officers report.
PL/21/1739/TP Lashbrook, Lakeside Drive, Stoke Poges, Bucks, SL2 4LX
G6 – 1 x Sycamore – Fell. T29 – Birch – reduce height by 4-5 feet. T30 – Birch – reduce two low branches. (TPO/SBDC/2010/11).
Parish Comments:- No Objection subject to the Tree Officers report.
PL/21/1731/TP Cadagon House, 10 Freemans Close, Stoke Poges, Bucks, SL2 4ER
G1 (Chestnut) – Cut back to previous pollarding (20% reduction). T3 (Robinia) – Cut back to previous pollarding (20% reduction) – SBDC TPO No 12, 2003.
Parish Comments:- No Objection subject to the Tree Officers report.
PL/21/1591/FA Field House, Hollybush Hill, Stoke Poges, Bucks, SL2 4QN
Erection of an outbuilding with an indoor swimming pool ancillary to the main house.
Parish Comments:- Object, policies GB10 (e) and H13 (b) & (f) apply. We have concerns about the Green Belt 50% rules.
PL/21/1968/KA 105 Rogers Lane, Stoke Poges, Bucks, SL2 4LP
T1 Sycamore – Fell (Stoke Poges Conservation Area)
Parish Comments:- Due to the lack of an arboriculturalist report or any evidence, the photos do not make it clear which of the trees are rotten.
PL/21/1865/TP 105 Rogers Lane, Stoke Poges, Bucks, SL2 4LP
G3 Sycamore x 3 – Fell (TPO/SBDC/2003/7)
Parish Comments:- Due to the lack of an arboriculturalist report or any evidence, the photos do not make it clear which of the trees are rotten.
PL/21/1946/TP Grove House, 2A Freemans Close, Stoke Poges, Bucks, SL2 4ER
Yew x 2 – Prune back lateral spread by 500m to 1mtr. (TPO/SBDC/2003/7)
Parish Comments:- Object. We refer you to the refusal comments made by the Tree Officer before this property was built:-
The proposed reduction work to one beech and two yews would harm their natural form resulting in a significant loss of amenity value. The proposed works has not been properly justified and negates the objectives of a Tree Preservation Order. The trees are still considered to be in good condition and the size of a tree is not sufficient reason to justify proposed work. The yews are an important landscape feature within the public realm and all three trees makes a positive contribution to the local landscape. It is therefore considered that the proposed reduction of these protected trees is unacceptable and contrary to Policy L10 of the South Bucks District Council Local Plan (Adopted March 1999). SCHEDULE OF CONSIDERATIONS 1 Beech and yew tree are visually important trees within the local area and as outlined by the number of public representations received for this application. Proposed work has not been justified and would reduce their amenity value within the local area.
PL/21/1826/FA 22 Wakefield Crescent, Stoke Poges, Bucks, SL2 4DF
Proposed two storey rear extension.
Parish Comments:- No Comment
PL/21/1748/FA 95A Vine Road, Stoke Poges, Bucks, SL2 4DQ
First Floor side extension to extend over single storey flat roof.
Parish Comments:- No Comment
PL/21/1744/FA Farthings, Wexham Street, Stoke Poges, Bucks, SL3 6PA
Single storey rear extension, conversion of garage into living space and demolition of existing conservatory.
Parish Comments:- No Comment
PL/21/1480/FA The Cricket Club, Stoke Green, Stoke Poges, Bucks, SL2 4HT
Installation of and England and Wales Cricket Board Approved 3-lane system within a safety fenced enclosure and with surrounding security fence. The lanes are 34m in length and the overall footprint of the construction is 36m x 12.95m.
Parish Comments:- The Parish Council Clerk has asked the County Councillors to call this application in.
PL/21/1847/VRC Land to the west of Wexham Street, Stoke Poges, Bucks,
Removal of Variation of Condition following planning permission:-
Variation of condition 2 (car park time limit) of planning permission 16/01510/FUL (Erection of and Emergency Department and Medical and Surgical Assessment Unit, installation of Combined Heath and Power Plant at the existing Energy Centre and associated service infrastructure, provision for 198 permanent visitor and 200 temporary staff car parking spaces, together with associated access, roads, hard landscaping and infrastructure works) to allow use of temporary staff car park for a further 3 years.
Parish Comments:- Object, We have great concerns about the temporary permission becoming permanent if allowed to extend. Policies EP3, EP4, GB1, GB4 (b), GB5 (d) and the NPPF Section 13 all apply.
Pl/21/1837/FA Warneford, Park Road, Stoke Poges, Bucks, SL2 4PG
Demolition of garage and erection of single storey side and rear extensions, two storey front extension, first floor front and rea extensions, front porch, rear balcony, rear dormer window, front rooflight, changes to doors and windows, rendering of walls and erection of detached carport.
Parish Comments:- We are concerned about the Green Belt 50% rules.
PL/21/0805/FA Ashcroft, Duffield Lane, Stoke Poges, Bucks, SL2 4AA
Demolition of existing garage and erection of garage/store with accommodation in loft space. Vehicular access.
Parish Comments:- Object previous comments apply for application number PL/19/4051/FA which were:-
Parish Comments: – OBJECT: Policies EP3, EP5, EP6, C1, H9 & H12 all apply.
Over development/ Over dominant/ Out of character with the surrounding area
Loss of character to the conservation area
Loss of light and sunlight/ Loss of privacy to neighbouring property on Rogers Lane
Will lead to easier access to property on Rogers Lane, thus threat of crime.
Can be used as a separate dwelling as not attached or accessed to main houses.
Ashcroft has double yellow lines outside as do some of the terraced properties on Rogers Lane. meaning that these properties park on Duffield Lane on a dangerous bend. We believe that these proposals will lead to further parking on the road.
The Parish Council Clerk has asked the County Councillors to call this application in.
PL/21/1343/OA Spring Cottage, Stoke Wood, Stoke Poges, Bucks, SL2 4AU
Parish Comments:- Object. Our comments for the previous refusal still apply which were:-
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 dwelling house, 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.
In addition we still Object as this will set a precedent for other infill developments. Policies GB1, GB2 and NPPF Section 13 applies.
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 application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances. Also 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.
AMENDED PLANS FOR INFORMATION
None.
NOTED APPENDIX 3
PLANNING DECISIONS
PL/19/2141/FA 82 Rogers Lane, Stoke Poges, Bucks, SL2 4LF
Demolition of existing dwelling and erection of two semi detached houses.
Parish Comments:- No Comment
Hereby Permits
PL/20/1659/FA Top Cottage, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX
Demolition of existing dwelling house and erection of a new dwelling house and detached garage. AMENDED PLAN.
Parish Comments:- OBJECT Policies TR5 EP3 H9 C8 NPPF Sec16 all apply.
We believe this proposal would adversely affect the character and amenities of the street scene and the locality in general. It would fail to add positively to the features of the site itself and the surrounding environment.
Top Cottage has been identified as a Non-Designated Heritage Asset status fully supported by Historic England . This status enhances the general locality and adds worth and a such should be protected. The new proposal adds no value and is over dominant, obtrusive and does not respect the space it sits in. A replacement dwelling would need to be of an acceptable design seeking to preserve the character of the locality in general, the proposal fails to achieve this.
There are concerns over access to the proposed site as is sits in a narrow track with no turning space.
Section 16 of the NPPF considers, inter alia, buildings of local historic value. In particular clause 184 states that these assets are an irreplaceable resource which should be conserved in manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of existing and future generations.
NPPF clause 192 states that in determining applications the local planning authority should take account of the desirability of sustaining a heritage asset, the positive contribution that conservation of heritage assets can make and the desirability of new developments making a positive contribution to local character and distinctiveness. We would suggest that on this last point this application falls woefully short of meeting that criteria.
Harm to heritage assets is further considered in paragraphs 193 to 202. In particular paragraph 197 advices that balanced planning judgements should be taken having regard to the significance of non-designated heritage assets and the scale of any harm or loss. Clause 194 specifically states that any harm or loss should require a clear and convincing justification.
Paragraph 195 of the NPPF is also very clear. It states that where a proposed development would lead to substantial harm or total loss of an asset consent should be refused unless …”it can be demonstrated that ….the loss..is necessary to achieve substantial public benefits that outweighs ….the loss.” That is clearly not the case here.
The applicant states that there is a need for larger family houses in Stoke Poges. The Parish Council wholeheartedly disagree with this. Most new housing stock are large detached 4-6 bedroom houses. There is a shortage of smaller housing suitable for first time buyers and those wishing to down size. Stoke Poges is in need of mixed stock housing and should retain its houses of character and authenticity
Hereby Refuse Permission
PL/21/0120/FA Barton Turf, Park Road, Stoke Poges, Bucks, SL2 4PE
Erection of detached outbuilding in rear garden for use as a gym.
Parish Comments:- No Comment
Hereby Refuse Permission
PL/21/0004/FA 8 Home Farm Way, Wexham, Bucks, SL3 6NZ
Single storey side extension and part single/part two storey side and single storey rear extension.
Parish Comments:- No Comment
Hereby Permits
PL/21/1133/FA Sesquiacre, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN
Demolition of existing garages and erection of part two storey, part single storey side/front extension.
Parish Comments:- No objection subject to the 50% Green Belt rules.
Hereby Permits FOLLOWED BY:-
APPLICATION NOW WITHDRAWN
APPEALS
PL/20/0995/FA – Jasmine Lodge, Keens Acre, Stoke Poges, Bucks, SL2 4QA
Parish Comments:- No comment
Hereby Refuse Permission
Appeal Received – Written Reps
PL/20/3791/FA Pinewood Nurseries, Wexham Street, Stoke Poges, Bucks, SL3 6NB
Change of use of land for the parking of private ambulances (retrospective).
Parish Comments:- Object to another commercial business in the Green Belt, Policies GB1, GB4 GB9 (c) & EP3 (f) all apply.
Hereby Refuse Permission
Appeal Received – Written Reps