MINUTES OF THE MEETING OF THE PLANNING COMMITTEE MEETING HELD ON 18 OCTOBER 2021 AT 7.30PM IN THE LIONEL RIGBY ROOM AT THE VILLAGE CENTRE, ROGERS LANE, STOKE POGES, SL2 4LP
The meeting will be on Zoom for viewing only.
Zoom Link:- https://us06web.zoom.us/j/87909206853?pwd=VU92QS96RkRhYzNVR3ZKNlhUMDZxZz09
Meeting ID:- 879 0920 6853 Passcode:- 124104
Present:- Cllr Carter (Chair), Mr Duncombe & Mr Harris
In Attendance:- Mrs J Simmonds
Also present:- 3 members of public.
MINUTES
053/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.
One member of public came to update the committee on their application number PL/21/3630/FA
Two members of public came to update the committee on their application number PL/21/1480/FA
054/PL/21 Apologies for Absence
APOLOGIES were received from:- Cllr Bassi, Cllr Crocker, Cllr Finan, Cllr Flower, Cllr Knox-Scott and Mr Rawlings.
055/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.
None
056/PL/21 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 20 September 2021 which were signed by the Chairman.
057/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.
058/PL/21 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
059/PL/21 Correspondence.
1. NOTED Basement Policy – Brought back from last meeting. Response from County to discuss.
2. NOTED Parish & Town Council Involvement in Planning Applications – Defer to next meeting.
3. NOTED Stoke Park – No Update
060/PL/21 Neighbourhood Plan
NOTED Updates were given at the Full Parish Council meeting.
061/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.
062/PL/21 NOTED Outstanding Enforcements See Appendix 4.
NOTED Next meeting date: 15 November 2021
Meeting ended at:-8.54pm
Signed/Chairman Dated
APPENDIX 1
DELEGATED DECISIONS
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/21/3504/TP 15 Freemans Close, Stoke Poges, Bucks, SL2 4ER
T11-Catalpa (Indian Bean Tree) – Reduce crown to 8 meters – previous reduction points (SBDC TPO No 12, 2003).
Parish Comments:- Decision already made even though we asked for an extension which was granted.
PL/21/3551/KA The Gate House, Duffield Lane, Stoke Poges, Bucks, SL2 4AA
T1 Conifer – Fell. T2 Yew – Crown lift lower crown by 1m in height. T3 Conifer – Fell. T4 2 x Sycamore and 1 c Goat Willow – Fell. T5 Stycamore – Removal of back limb. T6 Sycamore x 7 – Fell (Conservation Area: Stoke Poges West End).
Parish Comments:- Decision already made even though we asked for an extension which was granted.
PL/21/3387/KA The Old Cottage, Hollybush Hill, Stoke Poges, Bucks, SL2 4QN
Magnolia – Fell – Stoke Poges Conservation Area
Parish Comments:- Decision already made even though we asked for an extension which was granted until 5 October but decision made prior to that date.
PL/21/3419/FA 29 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Single storey front/side and side extensions, first floor front and side extensions, formation of hardstanding and boundary fence.
Parish Comments:- No Comment.
PL/21/3409/FA Harborgill, Park Road, Stoke Poges, Bucks, SL2 4PA
Boundary Wall (retrospective) and proposed vehicular access onto Church Lane.
Parish Comments:- Object, Policies TR5 (c), EP3 (b), H9 (a), EP4 (b), GB1 (i) (ii) & (iii) all apply. The development when constructed in relation to the original build is intrusive and the impact upon its setting in the landscape contribute to the erosion of the landscape. This proposal, together with previous extensions that have been carried out to the dwelling house would, by virtue of the resultant size and scale of the building when considered in relation to the original building and its potentially intrusive impact upon its setting in the landscape, contribute to the erosion of the Greenbelt which, individually and when considered in the context of accumulation of other similar proposals, would detrimentally affect the aims objectives go the Greenbelt. As such, the proposal is contrary to Policies GB1 and GB10 of the SBDC Local Plan (adopted March 1999).
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 proposed access would interfere with the free flow of traffic on the highway and cause a detrimental impact on highway safety. In addition, the dwelling benefits from an existing access point; a secondary access point would unnecessarily add to the danger and inconvenience inherent in accesses to the highway. The development is therefore contrary to the National Planning Policy Framework, Policy TR5 of the South Bucks District Local Plan, Buckinghamshire Council Local Transport Plan 4 (adopted April 2016) and the Buckinghamshire Council Highways Development Management Guidance document (adopted July 2018)
PL/21/3564/FA 22 Neville Close, Stoke Poges, Bucks, SL2 4AQ
Vehicular Access (Part Retrospective)
Parish Comments:- No Comment
PL/21/3554/TP 31 Freemans Close, Stoke Poges, Bucks, SL2 4ER
T1 beech – take 2m out of top and crown thin by 25% back to previous points. (TPO/SBDC/2003/12)
Parish Comments:- No objection subject to the Tree Officer report.
PL/21/3679/FA 68 Vine Road, Stoke Poges, Bucks, SL2 4DP
First floor extension over existing ground floor.
Parish Comments:- Object, our previous comments apply which were:- Object, Policies H9 (a), EP3 and Appendix 8, item 2 and 7.1 all apply.
This whole development is urbanising and not in keeping with the current street scene.
Agreed to call this in because:- This application along with previous applications and requests for variations of conditions makes this dwelling totally out of keeping with the street scene, incongruous and obtrusive.
The proposal, is not of a form of development which is compatible with the scale and spacious pattern of development in the surrounding area. As such, the proposal would adversely impact upon this existing character and appearance of the area, contrary to policies EP3 and H9 of the South Bucks District Local Plan (Adopted March 1999) refer) We believe this with previous applications, and requests for variations of conditions will make this dwelling incongruous, bulky and obtrusive
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.
PL/21/3630/FA 28 Freemans Close, Stoke Poges, Bucks, SL2 4ER
Demolition of existing single storey rear conservatory, erection of part two storey front and part single storey front porch infill extension, part two/single storey rear extension, two front rooflights, alter front UPVC cladding to an off white renders and changed to windows and doors.
Parish Comments:- No Comment.
PL/21/3212/FA Willows, Stoke Court Drive, Stoke Poges, Bucks, SL2 4LU
Demolition of existing garage and single storey element. Proposed single storey extension with accommodation in the roof space, balcony to rear elevation, 4 roof lights and 3 dormer windows.
Parish Comments:- No Comment.
PL/21/3700/FA Samovar, West End Lane, Stoke Poges, Bucks, SL2 4NA
Two storey side. Single storey front and attached garage incorporating dormer windows and living space above.
Parish Comments:- No Comment.
PL/21/3823/KA Mulberry Cottage, Duffield Lane, Stoke Poges, Bucks, SL2 4AA
T1 Western red cedar ad T2 Holm Oak – remove (Stoke Poges West End Conservation Area)
Parish Comments:- Object to trees lost in the Conservation Area especially as there are no documents, details or reasons to remove them, no Tree Officer report or survey so at a loss as to why this application was even validated. Policy L10 (a) & (b) apply.
PL/21/3330/FA 59 Rogers Lane, Stoke Poges, Bucks, SL2 4LG
Part single/part two storey side/rear extension.
Parish Comments:- No Comment.
PL/21/3747/FA Pinewood Nurseries, Wexham Street, Stoke Poges, Bucks, SL3 6NB
Change of use of farm shop and outdoor display area for parking of ambulances and associated administration facilities.
Parish Comments:- Object, Policies GB1 (g) & (h), GB2 (c), (d), (e), (g), (ii), GB4 (a), (b), & GB5 (a) (b) All apply.
PL/21/3835/FA The Old Cottage, Wexham Street, Stoke Poges, Bucks, SL3 6NB
Replacement of 4 timber windows.
Parish Comments:- No Comment.
PL/21/0850/FA White Lodge, Templewood Lane, Stoke Poges, Bucks, SL2 4BG
Increased ridge and eaves height to allow for a first floor extension and new roof.
Parish Comments:- Object our previous comments still apply which were:- Object, we are concerned about the Green Belt 50% rules. Policies EP3 (a), (b), (c) & (d), EP5 (a) & (b), H9 (a) & (b), H11 (a), (b) & (c) and Appendix 8, item 7 all apply.
PL/21/0556/FA Rotherfield, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EJ
Construction of two and a half storey dwelling with link attached triple garage and associated amenity following demolition of existing dwelling with integral garage an demolition of detached single garage.
Parish Comments:- Object previous comments apply which were:- Object: Policies EP3 (a), (b) & (c), H9 (a) & (b) all apply.
The proposed development, by virtue of a combination of its size, scale, massing, style and proximity to the sites flank boundaries, would appear over dominant obtrusive and out of keeping. As such, it would have an adverse impact on the street scene and the character and visual amenities of the area. Therefore the proposal is contrary to policies H9 and EP3 of the South Bucks District Local Plan (adopted March 1999), and policy CP8 of the South Bucks Core Strategy (adopted February 2011), and the NPPF. Furthermore, the proposed development would not reflect the form or height of existing buildings.
The proposed detached double garage, by virtue of its height scale and siting, would appear unduly prominent and detrimental to the character and appearance of the street scene and the locality in general, and would therefore be contrary to Policies EP3 and H13of the SBDC Local Plan (adopted March 1999)
We believe that this house is of merit (NDNA) in the street scene and is irreplaceable, should this development be approved we believe it will act as a precursor to further similar applications.
We do not believe that the neighbouring properties have been notified and we have alerted the planning officer and we can see no evidence of consultees on the planning portal.
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.
it would have an adverse impact on the street scene and the character and visual amenities of the area. Therefore the proposal is contrary to policies H9 and EP3 of the South Bucks District Local Plan (adopted March 1999), and policy CP8 of the South Bucks Core Strategy (adopted February 2011), and the NPPF. Furthermore, the proposed development would not reflect the form or height of existing buildings on this designated Formal Suburban Road, to the detriment of its appearance and character and contrary to the content of the South Bucks Townscape Character Study.
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.
Previous Parish Comments:- The Parish Council Clerk has asked the County Councillors to call this application in.
Amended Plans.
Parish Comments:- No comment and therefore the call in request is withdrawn.
AMENDED PLANS FOR INFORMATION
NOTED APPENDIX 3
PLANNING DECISIONS
PL/21/2437/TP Nandi, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX
T1 Oak, Fell. T2 Lime – reduce regrowth from previous most recent pruning points removing 3 – 3.5 meters. Protected by Tree Preservation Order SBDC No 22, 1997.
Parish Comments: – Object to the loss of the Oak Tree: – It is considered that this tree does not pose a significant risk of harm and the application to fell it has not been properly justified. The tree has amenity and ecological value, and its retention is justified. To feel the tree would therefore be contrary to policy L10 of the South Bucks District Local Plan (adopted March 1999). The Lime Tree we refer to the Tree Officers Report.
Hereby Grants Consent.
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.
Hereby Permits
PL/21/2496/FA Huntsmoor, Templewood Lane, Farnham Common, Bucks, SL2 3HW
Garage Conversion to living space with French doors on front elevation.
Parish Comments: – No Comment.
Hereby Permits
PL/21/2974/KA Dower House, Stoke Court Drive, Stoke Poges, Bucks, SL2 4LU
T1 Maple, Reduce height and spread by up to 2 meters, all cuts back to secondary or tertiary points of reduction and no greater than cuts of 2” (Conservation Areas;Stoke Poges West End)
Parish Comments:- No Comment subject to the Tree Officers report.
No TPO to be made, works can go ahead.
PL/21/2616/FA 14 Bunby Road, Stoke Poges, Bucks, SL2 4BP
Single storey front extension.
Parish Comments:- No Comment.
Hereby Permits
PL/21/3144/TP Stoke Meadow, West End Lane, Stoke Poges, Bucks, SL2 4LZ
T1 Horse Chestnut – 7m Crown lift (TPO/SBDC/2001/10)
Parish Council Comments: We would like to refer this to the Tree Officer
Hereby Grants Consent.
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.
Hereby Permits
PL/21/2494/FA 86 Hazell Way, Stoke Poges, Bucks, SL2 4DG
Single storey rear/side extension.
Parish Comments: – No Comments.
Hereby Permits
PL/21/2928/FA 10 Clevehurst Close, Stoke Poges, Bucks, SL2 4EP
Single storey front side extension, front porch and conversion of existing garage to living space.
Parish Comments – No Comment
Withdrawn
PL/20/0412/FA The House, Larchmoor Park, Gerrards Cross Road, Stoke Poges, SL2 4EY
Vehicular access to Gerrards Cross Road.
Parish Comments:- Object, policies TR5 (a) & (c) also EP3 (f) all apply.
The development, if permitted, would lead to the creation of a new private access on a section of busy route, in an area that is devoid of such features. The slowing and turning of vehicles associated with the use of the access would lead to conflict and interference with the free flow of traffic on the highway and be detrimental to highway safety.
The dwelling already enjoys a vehicular access and a second access at this point would unnecessarily add to the danger and inconvenience inherent in accesses to the highway.
We believe this is also contrary to GB1 (i) by virtue of the part demolition of an antique brick wall.
Hereby Refuse Permission
PL/21/3142/FA 28 Sefton Close, Stoke Poges, Bucks, SL2 4LJ
Part single/part 2 storey rear extension, 2 storey side infill extension, additional front window and porch.
Parish Comments:- No Comment on the proposed building.
However, we note there are inaccuracies on the submitted form. The Applicant states that the proposed works will not be visible from the street scene but clearly part of it is as a site visit will show.
Hereby Permits
PL/21/3057/FA 14 Penn Meadow, Stoke Poges, Bucks, SL2 4EB
Single storey side and rear extension with a roof lantern and changes to windows.
Parish Comments:- No Comment
Hereby Permits
APPEALS
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
Appeal – Written Reps.
PL/20/0995/FA – Jasmine Lodge, Keens Acre, Stoke Poges, Bucks, SL2 4QA
Parish Comments:- No comment
Hereby Refuse Permission
Appeal Received – Written Reps
Appeal Allowed
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
Written Reps by 9 November 21
AGREED to ask the Clerk to write to the appeals officer to inform them that this property will be added to the list of Heritage Sites as having merit within the Parish Council Neighbourhood Plan.