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Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 15th January 2024


Table Of Contents


Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 15 JANUARY 2024 AT 7.30PM IN THE LIONEL RIGBY ROOM AT THE VILLAGE CENTRE, ROGERS LANE, STOKE POGES, SL2 4LP.

Present: - Cllr Crocker (Chair), Cllr Bassi, Cllr Finan and Mr Harris

In Attendance: - Mrs J Simmonds (Clerk)

Agenda Items

100/PL/24 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

101/PL/24 Apologies for Absence

APOLOGIES were received from Cllr Carter, Cllr Knox-Scott & Mr Rawlings.

102/PL/24 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

103/PL/24 Minutes

RESOLVED to approve the Minutes of the Planning Meeting held on 11 December 2023 which were signed by the Chairman.

104/PL/24 Planning Applications

RESOLVED to approve delegated decisions submitted for Planning Applications for which the response date was prior to this Committee Meeting. See Appendix 1.

RESOLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus, amended plans for information only.

105/PL/24 NOTED Planning Decisions, Enforcements and Appeals.

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

106//PL/24 Councillors/Members Update

None

107/PL/24 Correspondence

None

108/PL/24 Neighbourhood Plan

Plan still waiting for Buckinghamshire Council to comment.

109/PL/24 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 businesses which have not been granted enforcement notices and therefore are not public.

110/PL/24 NOTED Outstanding Enforcements See Appendix 4.
111/PL/24 NOTED Next meeting date: 19 February 2024

APPENDIX 1

DELEGATED DECISIONS

APPENDIX 2

NEW PLANNING APPLICATIONS RECEIVED

PL/23/3885/VRC Top Cottage, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX.

Variation of Condition 10 Approved Plans of Planning Permission PL/22/3520/FA (Part single, part two storey side and rear extension, demolition of garage and construction of garage with space above.) to allow for proposed garage area to be changed to a boiler house and physiotherapy room complete with a relocated ground floor toilet with changes to windows and doors.

Parish Comments: - Object, the previous planning approval decision notice for application PL/22/3520/FA refers to the approved plans with conditions and permissions that must be adhered, this contradicts those permissions.

PL/23/3884/FA Small Acres Farm, Stoke Common Road, Stoke Poges Bucks

Retention of building for agricultural worker dwelling.

Parish Comments: - Object application PL/23/0278/FA in February 2023 was withdrawn and never approved, therefore the existing building which they are asking to be moved does NOT have planning permission.

PL/23/3916/FA Woodside, Templewood Lane, Stoke Poges, Bucks, SL2 4AN.

Erection of wall and installation of gate at the front boundary Retrospective.

Parish Comments: - Object, Green Belt. Policies GB10 a, EP3, H9 a & b all 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.

By way of design, in the context of the sites surroundings, the proposed replacement wall 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.

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.

PL/23/3913/FA Meadowside, School Lane, Stoke Poges, SL2 4QA.

Erection of a two-storey rear extension.

Parish Comments: - No objection subject to the Green Belt 50% rules.

PL/23/3905/VRC The South Buckinghamshire Golf Course, Park Road, Stoke Poges, SL2 4PJ,

Variation of condition 3 (hours of lighting) of planning permission PL/23/0004/FA (The construction of two outdoor all weather floodlit padel tennis courts) to allow extension of evening floodlight hours.

Parish Comments: - Object. Policy R8 of the Local Plan/Floodlighting.

The Planning approval for application PL/23/0004/FA states: -

3. The floodlights lights hereby permitted shall not be illuminated except between the hours of: - 8.00 and 22:00 daily within the months of November, December, January and February - 8.00 and 18:30 GMT BST: 19:30 daily within the month of March - 8.00 and 20:30 daily within the month of April - 8.00 and 21:15 daily within the month of May - 8.00 and 21:45 daily within the month of June - 8.00 and 21:30 daily within the month of July - 8.00 and 20:45 daily within the month of August - 8.00 and 19:45 daily within the month of September - 8.00 and 18:45 BST 17:45 GMT daily within the month of October The flood lights shall not operate outside these hours. Reason: In the interests of biodiversity in accordance with NPPF, Core Policy 9 of the South Bucks District Core Strategy 2011 and Local plan Policy EP3 of the South Bucks District Local Plan 1999

Also.

10. The development to which this planning permission relates shall be undertaken solely in accordance with the following drawings:
Drawing No.s: 2022 CAS 047 017 received on 4 September 2023, 2022 CAS 047 010 Rev A received on 3 January 2023, 2022 CAS 047 011 received on 3 January 2023, 2022 CAS 047 013 received on 3 January 2023, 2022 CAS 047 015 received on 3 January 2023, 2022 CAS 047 016 received on 3 January 2023, and in accordance with any other conditions imposed by this planning permission.  

The lighting timings have been done to accommodate bat movements and should not be changed.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 page 45 Dark Skies. 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) 24.

PL/23/4022/PRASP Three Ways Surgery, Pennlylets Green, Stoke Poges, Bucks, SL2 4AZ.

Notification under The Town and Country Planning General Permitted Development Order 2015, Schedule 2, Part 14, Class J for the installation of roof mounted solar PV panels generating 34Kwp.

Parish Comments: - No Objection.

PL/23/3867/FA Anvil House, Park Road, Stoke Poges, Bucks, SL2 4PG.

Removal of existing garage and replace with new detached garage.

Parish Comments: - No Objection.

PL/23/3963/FA The Plough Inn, Wexham Street, Stoke Poges, SL3 6NJ.

Demolition of part of building and adjoining outbuildings, conversion of the Plough listed building into 2 self-contained houses including 4 new side window, changes to rear windows and doors, internal alterations including new staircases and opening up and enclosing spaces; construction of 3 self-contained terrace houses to the land adjoining, provision of parking spaces for 10 cars, construction of perimeter timber fences and landscaping, provision of vehicular and pedestrian access to the site.

Parish Comments:- We have no objection to the demolition of part of the building or retaining the listed building structure, however we think that the proposed cottages should be using materials that are in keeping with the other older cottages in the street such as white rendering etc, examples are Rose Cottage and Farm View. Policy EP3 e applies.

We draw your attention to the Heritage Report which states:

Impact on the plough the distance of the proposal to the listed section of the Plough is such that the scale, size and distance of the proposal and proximity would be similar to similar arrangements found historically in small settlements close to alehouses. The proposal will not have any adverse impact on the Plough. The subject property has always been used as a public house. In the 1970/ 80s it was given a fit-out to suit a new tenant/ landlord. It has lain redundant in recent months. Changes made by the previous tenant account for the current shell of the building. Designs proposed in this application will follow the evolution of the building where there has been a series of changes. Interventions are proposed that will work within the shell layout of the building, leaving impacts to the historic fabric of the primary outer facing walls as zero. On the ground floor, the plan is very much hinged on the spine wall axis that separate the left and right halves of the building. The intention to retain this existing wall means there will be no penetration into the material of the wall. The Plough, Wexham Street, Stoke Poges 35 Squire Heritage Consulting The proposed scheme will fit entirely within the original envelope of the building. The development is adopting the internal floor space of the original ground and first floor, so that with interventions and insertion of internal features such new partitions, doors and furnishings, habitable areas can be formed to suit the needs of a residential user. The frontage is the chief reason for the listing of the building and the design carefully ensures that works to the building will not touch or impinge on this central feature as seen from Wexham Street. Access will be maintained through the existing entrance and the internal lobby is arranged to allow for the occupants to move to their respective house, either side of the dividing wall. In addition, the proposals to maintain the existing façade of the building, with the ground floor and first-floor window openings and roof are seen as vital in maintaining the historic and architectural integrity of the street scene.

New properties must have EP Electric Charging Points for cars, and this is not mentioned.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 page 22 SP2 and page 27 SP5. 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 24.

PL/23/3964/HB The Plough Inn, Wexham Street, Stoke Poges, SL3 6NJ

Listed building consent for demolition of part of building and adjoining outbuildings, conversion of the Plough listed building into 2 self-contained houses including 4 new side window, changes to rear windows and doors, internal alterations including new staircases and opening up and enclosing spaces; construction of 3 self-contained terrace houses to the land adjoining, provision of parking spaces for 10 cars, construction of perimeter timber fences and landscaping, provision of vehicular and pedestrian access to the site.

Parish Comments:- We have no objection to the demolition of part of the building or retaining the listed building structure, however we think that the proposed cottages should be using materials that are in keeping with the other older cottages in the street such as white rendering etc, examples are Rose Cottage and Farm View. Policy EP3 e applies.

We draw your attention to the Heritage Report which states:

Impact on the plough the distance of the proposal to the listed section of the Plough is such that the scale, size and distance of the proposal and proximity would be similar to similar arrangements found historically in small settlements close to alehouses. The proposal will not have any adverse impact on the Plough. The subject property has always been used as a public house. In the 1970/ 80s it was given a fit-out to suit a new tenant/ landlord. It has lain redundant in recent months. Changes made by the previous tenant account for the current shell of the building. Designs proposed in this application will follow the evolution of the building where there has been a series of changes. Interventions are proposed that will work within the shell layout of the building, leaving impacts to the historic fabric of the primary outer facing walls as zero. On the ground floor, the plan is very much hinged on the spine wall axis that separate the left and right halves of the building. The intention to retain this existing wall means there will be no penetration into the material of the wall. The Plough, Wexham Street, Stoke Poges 35 Squire Heritage Consulting The proposed scheme will fit entirely within the original envelope of the building. The development is adopting the internal floor space of the original ground and first floor, so that with interventions and insertion of internal features such new partitions, doors and furnishings, habitable areas can be formed to suit the needs of a residential user. The frontage is the chief reason for the listing of the building and the design carefully ensures that works to the building will not touch or impinge on this central feature as seen from Wexham Street. Access will be maintained through the existing entrance and the internal lobby is arranged to allow for the occupants to move to their respective house, either side of the dividing wall. In addition, the proposals to maintain the existing façade of the building, with the ground floor and first-floor window openings and roof are seen as vital in maintaining the historic and architectural integrity of the street scene.

New properties must have EP Electric Charging Points for cars, and this is not mentioned.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 page 22 SP2 and page 27 SP5. This has now been completed via regulation 14. Which can be found on our website.

P4. 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 24.

PL/23/4171/HB South Lion Lodge, Stoke Poges Lane, Stoke Poges, SL2 4NU.

Listed building consent part retrospective for minor external alterations to elevations of Lion Lodge South

Parish Comments: - No comment other than we are extremely disappointed that this is a listed building and these works have already taken place without going through the proper planning process, forcing this retrospective application

PL/23/4170/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire.

Proposal: Listed building consent retrospective for basement conversion of changing rooms to commercial kitchen and replacement of x 3 air curtains.

Parish Comments: - No comment other than we are extremely disappointed that this is a listed building and these works have already taken place without going through the proper planning process, forcing this retrospective application.

PL/24/0013/FA West Tradesman Cottage, Park Road, Stoke Poges, SL2 4PG.

Minor external alterations retrospective

Parish Comments: - No comment other than we are extremely disappointed that this is a listed building and these works have already taken place without going through the proper planning process, forcing this retrospective application.

PL/24/0014/HB West Tradesman Cottage, Park Road, Stoke Poges, SL2 4PG

Listed building consent for minor external alterations retrospective

Parish Comments: - No comment other than we are extremely disappointed that this is a listed building and these works have already taken place without going through the proper planning process, forcing this retrospective application.

PL/24/0015/FA Bray Cottage, Park Road, Stoke Poges, SL2 4PG.

Minor external alterations retrospective

Parish Comments: - No comment other than we are extremely disappointed that this is a listed building and these works have already taken place without going through the proper planning process, forcing this retrospective application.

PL/24/0016/HB Bray Cottage, Park Road, Stoke Poges, SL2 4PG.

Listed building consent for minor external alterations retrospective

Parish Comments: - No comment other than we are extremely disappointed that this is a listed building and these works have already taken place without going through the proper planning process, forcing this retrospective application.

AMENDED PLANS

PLANS FOR INFORMATION ONLY

TREE PRESERVATION ORDER

APPENDIX 3

PLANNING DECISIONS

PL/23/3390/FA Post Office Gardens, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EL.

Single storey part rear extension.

Parish Comments: - We believe that this property has had numerous extensions and is in the Green Belt so would like the Green Belt 50% rules to be taken in consideration.

Hereby Permits

PL/23/1510/FA MH House, Lakeside Drive, Stoke Poges, Bucks, SL2 4LX.

Demolition of existing property to be replaced with two new dwellings, with provisions of bin/cycle storage and parking.

Parish Comments: - Object. Policies EP3, H9 and CP 8 of the Core Strategy, NPPF 174 apply.

The replacement dwellings as proposed are shown to be large and bulky buildings, aggressively symmetrical and monolithic in appearance. The neo-Georgian detailing would appear out of place in this semi-rural area, changing the street scene. 

Compared to the relatively narrow-span ridged roofs of the existing house, the proposed house is excessive in depth, and relies on a large flat crown roof.  Although the plot is large and allows reasonable gaps to both side boundaries, the proposed houses would appear overlarge and bulky and out of keeping and at odds with its surroundings and with the character of the area, designated a Woodland Road.

In terms of design and scale, the proposed replacement dwellings are not considered to accord with the principles set out in policies EP3 and H9 of the South Bucks District Local Plan, adopted 1999, and the standard of design would not comply with advice in the National Design Guide. The development would therefore fail to accord with guidance set out in the NPPF 2019.

The Ecology report refers to the building only and to bats but not to the surrounding area which has a steam and lake running through the fronts of the houses opposite which attracts all types of wildlife. 

The proposed development is less than 20 metres from adjacent and surrounding plots which are surrounded by hedges. 

Multiple windows appear intrusive and will overlook the neighbouring properties. 

We believe that the subdivision of these large plots will change the whole look of the road and act as a precursor and if the council are minded to approve this will act as a precursor for similar applications. 

Hereby Permits

PL/23/3467/KA Little Mount, Duffield Lane, Stoke Poges, Bucks, SL2 4AA.

T1 Scots pine – reduce main lateral by 50% to relive tension on main union, remove failed limb back to source on top section; T2 Scots pine – cut sycamore branch away from trunk Stoke Poges West End Conservation Area

Parish Comments: - No objection subject to the Tree Officers report

No TPO Required, Consent Granted.

PL/23/2893/RM Land at Brockhurst Wood, Templewood Lane, Stoke Poges, Bucks

The installation of a new shareable 30m lattice mast which is co-located with an existing mast approximately 35m to the east of the site, installation of 6 cabinets, 6 antennas on 1 headframe, 2 600mm diameter transmission link dishes and ancillary development thereto.

Parish Comments: - Object. There is no ecology report to refer to? There are concerns over noise that can be generated by the telecommunications cabinets that are planned to be installed. This may have a detrimental effect on people living in close proximity to the compound.

Prior approval for the siting and appearance of the proposed installation is required, and objections are raised to the proposed siting and appearance of the installation in relation to the prior notification under the Town and Country Planning General Permitted Development Order 2015, as amended. The proposed telecommunication mast would be sited in a prominent location where it would be visible within the open countryside in a sensitive Green Belt location. Given its height and bulky form the proposed lattice tower and associated equipment is of an urban and particularly insensitive design and would be highly visible when viewed from the surrounding area, thus appearing visually intrusive to the detriment of the sensitive open countryside location. It would also significantly intrude on the skyline in the surrounding area. Also, greater consideration/justification in relation to the suitability of other nearby sites could have been provided the proposal is contrary to policies GB1, EP3 and EP18 of the South Bucks District Local Plan adopted March 1999 and section 15 of the NPPF. As such the proposal would adversely affect the character and appearance of the area and the application for prior approval under the Town and Country General Permitted development Order 2015, as amended.

WITHDRAWN

PL/23/3092/FA Bridlemere, Bells Hill, Stoke Poges, Bucks, SL2 4EG.

Single storey read/side extension.

Parish Comments: - No Comment

Herby Permits

PL/23/3149/TP 29 Freemans Close, Stoke Poges, Bucks, SL2 4ER.

T31 Oak – reduce by 2m, TPO 12 of 2003

Parish Comments: - No objection subject to the Tree Officers report.

Hereby Grants Consent

PL/23/1136/FA The Lodge, Park Road, Stoke Poges, Bucks, SL2 4PJ.

Erection of replacement first floor following structural damage and part single storey/part two storey side/rear extension.

Parish Comments: - Object based on the fact that the original building which is located in the GB and within the curtilage of a listed building was demolished without prior agreement. Therefore, the statement that there has been structural damage is at best mis leading and incorrect.

Within the application forms it states that no work has commenced. This is incorrect. The original house was demolished in December 2022 and rebuilding took place immediately. The application also states that the original house cannot be seen from the road. Please see attached photographic evidence that shows this is false.

The current development does not match the original materials as stated.

We believe this application is circumnavigating the planning process to avoid CIL payments and contains false information.

Hereby Permits

PL/23/3674/FA 82 Rogers Lane, Stoke Poges, Bucks, SL2 4LF.

Single storey rear extension and front porch extension.

Parish Comments: - No Comment.

Herby Permits

ENFORCEMENTS

APPEALS

Meeting ended at 8.55pm