Planning Committee - Meeting Minutes
Monday 14th April 2025
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 14 APRIL 2025 AT 7.30PM IN THE LIONEL RIGBY ROOM AT THE VILLAGE CENTRE, ROGERS LANE, STOKE POGES, SL2 4LP.
Present: Cllr Carter (Chair), Cllr Bassi, Cllr Crocker, Mr Harris and Mr Wilson
In Attendance: Mrs J Simmonds (Clerk)
Agenda Items
137/PL/25 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 on
items on this agenda only.
None
138/PL/25 Apologies and Acceptance for Absence.
APOLOGIES were received and accepted for Cllr Finan.
139/PL/25 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
140/PL/25 Minutes
RESOLVED to Approve the Minutes of the Planning Meeting held on 17 March 2025 which were signed by the Chairman.
141/PL/25 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) RESSOLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus, amended plans for information only.
142/PL/25 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
143/PL/25 Councillors/Members Update
It was mentioned that a piece of land in Plough Lane is being cleared for possible development.
A discussion took place about complaining to the Ombudsman about Buckinghamshire Council and their planning performance. Members to read the process and bring back to the next meeting for further discussion,
144PL/25 Correspondence.
None
145/PL/25 Neighbourhood Plan
Following the External Examiners report of our Neighbourhood Plan Bucks Council have decided to push back on Policy SP5. They have said:
“To be consistent with other neighbourhood plans such as for Penn and Westbury, we shall need to propose a further modification to your plan. This is to Policy SP5: Addressing the Performance Gap.
We shall start a six-week consultation on this proposed modification tomorrow. This should still enable us to hold the referendum for your plan in June, subject to the capacity of our Electoral Services team to run it.”
What this means is that under government Policy developers can be tested post occupancy on new build Passivhaus standards. BC are saying they do not have the expertise or staff to uphold this policy.
We are very keen to get the plan to referendum and have been advised by our consultants is to go with what BC want. Post referendum we can, if we choose, ask for a review with the intention of getting SP5 reinstated.
Cllr Carter proposed that we go with the advice of our consultants and bring back to the May Full Parish meeting to ratify, this was seconded by Cllr Crocker, RESOLVED to agree all in favour.
146/PL/25 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.
147/PL/25 NOTED Outstanding Enforcements See Appendix 4.
148/PL/25 NOTED Next meeting date: 19 May 2025
Meeting ended at 9.19pm
APPENDIX 1
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/25/0584/VRC 22 Pennylets Green, Stoke Poges, Buckinghamshire, SL2 4BT.
Variation of condition 3 (approved plans) of planning permission PL/24/2404/FA (Loft conversion, single storey side and front extensions) to allow alterations to the rear fenestration and first floor internal layout.
Parish Comments: No Comment
PL/25/0675/FA 8 Home Farm Way, Wexham, Buckinghamshire, SL3 6NZ
Single storey side extension (part retrospective).
Parish Comments: No Comment
PL/25/0785/FA Garden Cottage, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG.
Change of use of building to serviced accommodation (Use Class C1) in association with Stoke Park.
Parish Comments: - Object
The NPPF Paragraphs 189-208 state that such applications require careful consideration regarding any impact. We do not believe this application aligns with local policy and that it affects local housing supply particularly in this area where there is significant demand. This proposed change of use would reduce supply even further, therefore, driving up housing costs and reducing affordability.
We believe that the Council could use Article 4 Direction in this instance.
We would kindly draw your attention to the Design and Guidance Codes of the Stoke Poges Neighbourhood Plan, page 26 Policy SP4, loss of smaller stock housing. This has now passed external examination and is awaiting referendum.
PL/25/0555/FA Land at The Rear of The Plough Inn, Wexham Street, Buckinghamshire, Stoke Poges, SL3 6NJ.
Development of a pair of semi-detached houses and provision of vehicular access, parking and amenity spaces.
Parish Comments: No objection in principle to two smaller dwellings, however we Object to the ridge height of the roof and the proximity to the Plough Inn as a Listed Building. is not in keeping with the surrounding area, they are in the curtilage of a listed building being The Plough Inn Public House and Old Cottage which are Grade II listed, there is also a war memorial nearby which is also Grade II listed. These are not compatible in the street scene and are over dominant. Policies H9 (a) & (b), H11 and EP3 (a) & (c) all apply.
We refer you to the Stoke Poges Neighbourhood Plan Design Codes: Page 63 para 1, 2, 3, 4, 6, & 10. Page 67 LB01, LB02 and LB03. You can view these on our website.
The proposed works to the roof, by virtue of their scale, bulk and increase in height would not integrate or harmonise with the proportions or appearance of the new build. The resultant dwelling would also appear over dominant and out of keeping within the existing street scene, to the detrimental of the visual amenities of the site itself and the general character of the area. As such the proposal is contrary to saved policies EP3 and H11 and the guidance set out within Appendix 8 of the South Bucks District Local Plan (adopted March 1999, Consolidated September 2007 and February 2011), policy CP8 of the South Bucks District Core Strategy and the
requirements of National Planning Policy Framework.
PL/25/0834/FA Home Farm Barn, School Lane, Stoke Poges, Buckinghamshire, SL2 4QA.
Erection of 1 self-build dwelling house with detached garage, gate and fencing.
Parish Comments: Object.
The Ecology and Trees Checklist in incorrect, there are trees, agricultural buildings and barns nearby, it is also within 2km of a Conservation Area and Sefton Park Pond is close by.
Contrary to the access statement there is no GP surgery on Wexham Street. This is in the Green Belt and the applicant has not fulfilled any of the obligations that was set out in the conditions of the original application to return some of the unlawful hardstanding into a meadow.
According to paragraph 5.11 Previously Developed Land: The land has not been lawfully developed and therefore it cannot be considered as previously developed land as per the appeal APP/N0410/W/22/33/00021 which was dismissed.
Paragraph 192 of the NPPF applies and there is a lack of biodiversity and geodiversity plans, and paragraph 187 of the NPPF also applies: which focuses on conserving and enhancing the natural environment, specifically addressing the importance of protecting and restoring biodiversity. It emphasizes the need to consider the impact of development on ecological networks and priority species, and to promote biodiversity in and around developments. There is no biodiversity report from the applicant.
AMENDED PLANS
PL/24/1930/VRC Rotherfield, Gerrards Cross Road, Stoke Poges, Buckinghamshire, SL2 4EJ.
Variation of condition 8 (approved plans) of planning permission PL/22/0492/FA (Part two storey /part single storey rear extension, first floor side extension, attached double garage to front, hip to gable front roof extension, gable to hip side roof alteration, 3 rear dormers and 2 front skylights and changes to windows) to allow for corrected drawings The application has now been amended in the following way: Amended plans If you have already commented on the application your original comments will still be taken into account.
Parish Comments: Our previous comments still 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.
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.
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.
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
PL/25/0125/FA 1 Plough Lane, Stoke Poges, Buckinghamshire, SL2 4JR.
Replacement single storey rear extension.
Parish Comments: Object Policy GB1 applies. The application states that the current extensions are at 57% of the original dwelling and this would take it to 65% and we object under the 50% Green Belt rules. There is no demonstration of any special circumstances shown, and this will be turning a 3-bedroom house into a 6-bedroom house which we object to.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. LB03, LB04 and LB05.
This has now been completed via regulation 14. Which can be found on our website.
4. Decision-making
48. Local planning authorities may give weight to relevant policies in emerging plans according to:
(a) the stage of preparation of the emerging plan (the more advanced its preparation, the greater the weight that may be given).
(b) the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and
c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).
Hereby Refuse Permission.
PL/25/0229/TP The Nonsense House, West End Lane, Stoke Poges, Buckinghamshire, SL2 4NE.
T1 beech - crown lift 3 main boughs; T2 oak - crown lift 3 main boughs on lowest levels; T3 beech - fell; T4 oak - crown lift 1 main bough. trim back 2 small upper boughs overhanging house; T5 oak - fell; T6 oak- remove one main lower bough overhanging drive and T7 willow - remove fallen boughs. (TPO/SBDC/1988/07).
Parish Comments: Object due to the lack of information with the application to justify trimming or felling the trees so we are unable comment. T1 & T3 look to be outside of the property.
Hereby Grants Consent.
PL/24/3734/FA 15A Penn Meadow, Stoke Poges, Buckinghamshire, SL2 4EB.
Two storey side extension with roof extension and the addition of front and rear rooflights, addition of a new window at the side elevation. Demolition of two existing outbuildings and erection of a new garage, new boundary fence with sliding gates and piers.
Parish Comments: Object.
The proposed front boundary wall, 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. As such it is considered that this element of the proposal is contrary to policy EP3 of the SBD local plan.
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 well as appearing as a cramped overdevelopment of the site. 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 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.
By way of design, in the context of the sites surroundings, the proposed dwelling and gates would adversely affect the character and amenities of the street scene and the locality in general and would fail to respond positively to the features of the site itself and the surrounding context. The proposal would therefore fail to comply with policies EP3 and H9 of the South Bucks District Local Plan (adopted March 1999) as well as CP8 of the South Bucks Core Strategy Development Plan Document and would be contrary to the above provisions of the Local Plan, NPPF and National Design Guide.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. Page 70 LB 03 Design Codes, page 76 LB05 Housing Mix.
This has now been completed via regulation 14. Which can be found on our website.
4. Decision-making
48. Local planning authorities may give weight to relevant policies in emerging plans according to:
(a) the stage of preparation of the emerging plan (the more advanced its preparation, the greater the weight that may be given).
(b) the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and
c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).
Please may we also draw your attention to an application for 2 semi’s which was refused under Appeal Number APP/N0410/W/16/3143353. If this was allowed, it would be a similar size!
Hereby Refuses Permission
PL/24/1291/FA Field House, Hollybush Hill, Stoke Poges, Buckinghamshire, SL2 4QN
Relocation of vehicular access and replacement of access gate.
Parish Comments: Object. Policies TR5, TR10, NPPF Para 109 apply. The proposed entrance is in a dip in the road with very poor visibility in both directions. There is no Highways report or Design and Access statement and no commercial transport survey available. Also, this is in the Green Belt. Please note that several trees have already been removed in readiness of this application.
Hereby Permits
PL/24/3787/FA 1 Bunby Road, Stoke Poges, Buckinghamshire, SL2 4BS.
Demolition of existing garage, part single/part two storey side/front extension, new porch with canopy, landscape and car parking layout changes to the front garden area.
Parish Comments: Object. Appendix 8 of the Local Plan, 4.1 Front Extensions 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 well as appearing as a cramped overdevelopment of the site. 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 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.
The proposed development by reason of its poor architectural design, rationale and layout would result in a visually discordant development which would fail to provide a high-quality design that would appear appropriate within the character and scale of the surrounding area. The proposal would therefore constitute a poor form of development which fails to take the opportunity to contribute positively to making places better for people and would be detrimental to the character and appearance of the site and immediate and wider area. As such the proposal is contrary to policies EP3 and H9 of the South Bucks District Local Plan (adopted March 1999), policy CP8 of the South Bucks Core Strategy (adopted February 2011) and would fail to accord with the design aspirations of part 12 of the National Planning policy Framework, and Part 2 of the National Design Guide.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. Page 67 LB 01 Design Codes, page 74 LB04 Housing Mix.
This has now been completed via regulation 14. Which can be found on our website.
Hereby Permits
PL/25/0724/KA Stoke Park Golf Club, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG.
Works to trees in accordance with a submitted schedule (Stoke Park conservation area).
No TPO Required works can commence.