Planning Committee - Meeting Minutes
Monday 15th April 2024
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 15 APRIL 2024 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 Wilson.
In Attendance: Mrs J Simmonds (Clerk)
Also Present: 2 Members of public and Cllr Pritchard.
Agenda Items
137/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.
Two members of the public spoke about application number PL/24/0723/FA. It was agreed to bring this item to the beginning on the agenda.
138/PL/24 Apologies for Absence
APOLOGIES were received from Cllr Finan and Mr Harris.
139/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
140/PL/24 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 18 March 2024 which were signed by the Chairman.
141/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.
142/PL/24 NOTED Planning Decisions, Enforcements and Appeals
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
143//PL/24 Councillors/Members Update
Cllr Carter updated the committee that the Plough Lane planning application had not been validated, agreed to ask Mr Crocker to help with drawings.
144/PL/24 Correspondence
Request to make comments on a planning matter in Wexham. It was AGREED to defer this until the next meeting.
145/PL/24 Neighbourhood Plan
Cllr Carter updated that Buckinghamshire Council had now come back with three questions before getting to Regulation 15, and that they are out of the timescale. The working party will answer.
146/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 business’s which have not been granted enforcement notices and therefore are not public.
147/PL/24 NOTED Outstanding Enforcements See Appendix 4
148/PL/24 NOTED Next meeting date: 20 May 2024
Meeting ended at 9.32pm
Signed/Chairman Dated
APPENDIX 1
DELEGATED DECISIONS
PL/24/1022/FA 13 Sefton Close, Stoke Poges, Bucks, SL2 4LH.
Demolition of conservatory and erection of single storey rear extension incorporating 3 rooflights.
Parish Comments: No Comment.
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/24/0723/FA Lynwood, 4 Clevehurst Close, Stoke Poges, Buckinghamshire, SL2 4EP.
Erection of a two and half storey building comprising nine apartments following demolition of the existing building, formation of additional access onto the highway, parking and landscaping including bin and cycle stores.
Parish Comments: Object.
The proposed replacement dwelling, by virtue of a combination of its size, scale, massing, would appear over dominant, obtrusive, incongruous and out of keeping in the street scene and not compatible with the scale and spacious pattern of development in the surrounding area. Although the plot is large and allows reasonable gaps to both side boundaries, the proposed house would appear overlarge.
The proposed dwelling would not respect the proportions and semi-rural nature of development seen elsewhere within Clevehurst Close and would as a result cause significant harm to the character and appearance of the area. Given this, the proposed replacement dwelling would fail to accord with the aims of the NPPF, C1 of the National Design Guide, the South Bucks Residential Design Guide, the principles and guidance set out within the Townscape Character Study 2017.
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, H11 and EP3 of the South Bucks District Local Plan (adopted March 1999), and policy CP8 of the South Bucks Core Strategy (adopted February 2011), also contrary to Appendix 8 of the South Bucks District Local Plan (adopted March 1999, Consolidated September 2007 and February 2011) and the NPPF. Furthermore, the proposed development would not reflect the form or height of existing buildings on this designated woodland road which is a lovely semi-rural street characterised by individual detached dwellings, therefore detrimental in its appearance and character and contrary to the content of the South Bucks Townscape Character Study.
There will also be loss of trees and no Arboricultural Reports have been submitted to show how loss or potential damage to trees can be mitigated.
Lack of onsite parking we believe to be contrary to appendix 6 of the South Bucks Local Plan. As pointed out by the applicant there are no pavements in Clevehurst Road therefore pedestrians have no choice but to walk in the road. The location of this proposal is near to a T junction at a busy main road, therefore parked cars near the junction will be dangerous for drivers and pedestrians. Stoke Poges does not have any major transport links and an infrequent bus service therefore most people rely on their car.
The proposed demolition may cause harm as there is potential for European Protected Species (Bats) or other protected species to be present on site which would be impacted. The application has failed to provide survey information to demonstrate whether any protected species are present on site and whether the proposal would be likely to harm the habitat of a protected species and if so, what mitigation might be considered to address any harm. The removal of the mature hedge is also detrimental to the woodland road. As such, the application is contrary to policy CP9 of the South Bucks Core Strategy (adopted February 2011) and the requirements of the NPPF.
The occupants of the proposal would add to the recreational disturbance of the Burnham Beeches Special Area of Conservation as the proposal would not contribute satisfactorily to mitigate its impacts in this respect. In the absence of a planning obligation to secure suitable strategic access management and monitoring, to the satisfaction of the Local Planning Authority, the proposal is contrary to Core Policy 9 of the Core Strategy and Section 15 of the NPPF
This proposal, if permitted, would be likely to act as a precursor of further applications for similar types of development within Stoke Poges, which the Planning Authority would find increasingly difficult to resist.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 page 63 onwards.
Please see policies:
LB01: Patterns of development and
LB03: Preserving and promoting local vernacular.
AM02: Parking typologies.
LS02: Wildlife and biodiversity.
SF01: Sustainable Buildings.
SF02: Water management and Suds
4.2 PART 1. GENERAL DESIGN CONSIDERATIONS
The scope of the design code is not limited to large interventions within the main settlement area but also within the wider rural setting as well as individual small-scale developments. Creating good places demand a focus on achieving quality and this needs to be embedded in the heart of the process. Development should demonstrate synergy with, and be complementary to, existing settlement in terms of physical form, movement/access, and land use type.
Development should relate sensitively to local heritage buildings, topography.
Development should reinforce or enhance the established character of the settlement.
Development should reflect, respect and reinforce local architecture as many vernacular features as is practicable.
Development should respect surrounding buildings in terms of scale, height, and massing.
Net Zero aims should be integrated, and development should adopt low energy and energy generative technologies within the development at the start of the design process.
Development should use nature-based water management solutions/ SuDS 14 to manage on-site water and boost biodiversity habitat.
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).
We will be writing to all three County Councillors to ask them to call this in based on the comments above.
PL/24/0643/FA Serendipity, 12 Freemans Close, Stoke Poges, Buckinghamshire, SL2 4ER
Single storey front and side and first floor side extension.
Parish Comments: No Comments
PL/24/0460/FA Stable Lodge, Framewood Road, Stoke Poges, Buckinghamshire, SL2 4QR
Extend a temporary 10-year permission given in 2014, expiring February 2024 (Application No.14/02348/TEMP) for a Log Cabin to provide onsite accommodation for up to two essential rural workers.
Parish Comments: Object. We objected to this 10 years ago and we appreciate that in 10 years any changes in law can be implemented. We would like you to insist that this stays as temporary only.
PL/24/0724/HB Old Tiles, Stoke Green, Stoke Poges, Buckinghamshire, SL2 4HN
Listed Building Consent for the replacement of ground floor window.
Parish Comments: No Comment.
PL/24/0917/TP Sefton Park, Bells Hill, Stoke Poges, Buckinghamshire
T1 sycamore - re pollard to previous pollard points, reduce in height by 5-6 m; T2 sycamore - reduce crown by 4-5m and remove overhang to residential property (TPO/SBDC/1987/18).
Parish Comments: No objection subject to the Tree Officers report.
PL/24/0870/FA Meadowside, School Lane, Stoke Poges, Buckinghamshire, SL2 4QA
Part two storey, part single and part first floor rear extension.
Parish Comments: No Comments, however, we would like to point out that there is no evidence of the Ecology report which was requested at the previous application.
PL/24/0406/FA 30 Plough Lane, Stoke Poges, Buckinghamshire, SL2 4JR
New vehicular access and associated dropped kerb.
Parish Comments: No Comment.
PL/24/0916/HB Stoke Park Golf Club, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG
Listed building consent for repair works to mansion staircase.
Parish Comments: No Comment.
AMENDED PLANS
PL/23/3629/VRC Top Cottage, Hollybush Hill, Stoke Poges, Buckinghamshire, SL2 4PX
Variation of conditions 3 (heritage) and 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 changes to doors and windows The application has now been amended in the following way: Amended plans received.
Parish Comments: Object our previous comments still apply which were: 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/23/3885/VRC Top Cottage, Hollybush Hill, Stoke Poges, Buckinghamshire, 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. The application has now been amended in the following way: Amended plans received.
Parish Comments: Object our previous comments still apply which were: 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.
PLANS FOR INFORMATION ONLY
TREE PRESERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
PL/23/3963/FA The Plough Inn, Wexham Street, Stoke Poges, Buckinghamshire, 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 1970/80’s 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).
Hereby Refuse Consent
PL/23/3964/HB The Plough Inn, Wexham Street, Stoke Poges, Buckinghamshire, SL3 6NJ
Proposal: 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.
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 Refuses Listed Building Consent.