Planning Committee - Meeting Minutes
Monday 16th June 2025
Table Of Contents
Introduction
MINUTES
MINUTES OF THE PLANNING COMMITTEE MEETING ON 16 JUNE 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, Cllr Finan & Cllr Wilson.
In Attendance: Mrs J Simmonds (Clerk)
Also Present: One member of public and County Councillor Dhillon.
Agenda Items
015/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
016/PL/25 Apologies for Absence and Acceptance.
APOLOGIES were received and accepted for Mr Harris.
017/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
018/PL/25 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 19 May 2025 which were signed by the Chair.
019/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) RESOLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus, amended plans for information only.
020/PL/25 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
021/PL/25 Councillors/Members Update
It was agreed that Cllr Crocker and the Clerk would put together a brief agenda for a meeting on 30 June with Stephanie Penny.
Discussions took place on several controversial applications.
022/PL/25 Correspondence.
None
023/PL/25 Neighbourhood Plan
Nothing new to update now until the referendum has taken place. Public meeting went very well and the feedback to positive. Thanks were given to the consultant who kindly attended.
024/PC/25 Architect/Consultant
Cllr Carter proposed to agree in principle to engage and use a local architect/planning consultant for paid work when required under the same umbrella and budget as our current consultants, subject to the terms being the same or less than our current consultants, this was seconded by Cllr Crocker, RESOLVED to agree all in favour.
025/PL/25 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.
026/PL/25 NOTED Outstanding Enforcements See Appendix 4.
027/PL/25 NOTED Next meeting date: 21 July 2025
Meeting ended at 9.11pm
APPENDIX 1
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/25/1207/FA 109 Vine Road, Stoke Poges, Buckinghamshire, SL2 4DH
Ground front infill extension and garage conversion to habitable space.
Parish Comments: No Comment
PL/25/1274/FA 35 Hazell Way, Stoke Poges, Buckinghamshire, SL2 4DD
Part two storey / part single storey rear extension, single storey side extension and garage conversion to habitable room.
Parish Comments: No Comment
PL/25/1703/PAPCR Prior approval for the change of use from Commercial, Business and Service use (Class E) to residential use (Class C3) (Schedule 2, Part 3, Class MA) Building E, Sefton Park, Bells Hill, Stoke Poges, Buckinghamshire, SL2 4HD
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for change of use from Commercial, Business and Service (Class E) to 46 self-contained flats (use class C3 – Residential)
Parish Comments:
There are concerns around public transport and its lack of infrastructure within the locality. The only public transport is an infrequent bus service.
Even though there is a network of paths and cycle routes, they are not all accessible or usable at this point. The Parish Council have undertaken a survey of all footpaths recently for its Neighbourhood Plan, many of the paths are impassable, gates or styles are also broken, none are suitable for a push chair/ buggy or wheelchair users. As this development progresses and increases our population the Parish Council would like to request a Section 106 to contribute towards a project to address these problems and make them accessible to bicycles and buggies etc. We believe our Neighbourhood Plan sets this out as below:
Stoke Poges Neighbourhood Plan (2020–2042)
2.3.8 The Neighbourhood Plan Objectives are as follows:
• Connected Buckinghamshire – provide efficient and reliable transport network
• Growing Buckinghamshire – secure good road, public transport, cycle and walking
infrastructure and service provision to meet the needs of residents
• Healthy, Safe and Sustainable Buckinghamshire – promoting sustainable transport
choices and access to opportunities
• Empowered Buckinghamshire – allow everyone to access the educational, work and
social opportunities they need
2.3.9 The Plan states that public transport and other sustainable transport methods such as
walking and cycling should be encouraged as much as possible to ensure settlement areas
are well-integrated and connected.
PL/25/1763/TP Nandi, Hollybush Hill, Stoke Poges, Buckinghamshire, SL2 4PX
Oak - reduce over extended branch 1m back towards main canopy leaving tree at a spread of approx. 15m, lime - reduce back to previous points of reduction leaving tree at a height of approx. 17m and spread of 12m (TPO/SBDC/1997/22)
Parish Comments: No comment subject to the Tree Officers report.
PL/25/1154/FA 12 Duffield Lane, Stoke Poges, Buckinghamshire, SL2 4AB
Extension of driveway, formation of vehicular access, reprofiling of sideway ground levels and reconfiguration of gateway and screen wall (part retrospective) to aid flood water management.
Parish Comments: No Comment
AMENDED PLANS
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
PL/25/0940/VRC MH House, Lakeside Drive, Stoke Poges, Buckinghamshire, SL2 4LX.
Variation of condition 2 (materials) and 14 (approved drawings) attached to pp PL/24/3311/VRC (Variation of condition 2 (Materials) and 14 (Drawings) of planning permission PL/24/1145/VRC (Variations of conditions 2 (Materials), 3 (Hard surface materials) and 14 (Approved plans) of planning permission PL/23/1510/FA (Demolition of existing property to be replaced with two new dwellings, with provisions of bin/cycle storage and parking.) to allow for changes to materials and windows to allow for rear facing dormers to plots 1 and 2) to allow for internal changes to Plot 1 and enlargement by 2m in depth including internal changes to Plot 2.
Parish Comments: Object. This extension is an excessive length, we are not clear if this is a section 73 application but if it isn’t then it should be as this is not a minor amendment!
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023.
Under LB03 on page 70 Preserving and promoting local vernacular and also the diagram on page 73 (fig 41).: Negative example of scale, massing, and entryway porch.
This has now been completed via regulation 14. Which can be found on our website via this link.
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 Permits.
PL/25/0962/VRC Spring Cottage, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU.
Variation of condition 11 (approved drawings) attached to planning permission PL/24/3471/VRC (variation of conditions 6 (bat boxes), 7 (EPSML) and 11 (approved plans) of planning permission PL/21/4616/FA (Demolition of existing house and erection of new dwelling), and amended by PL/22/3829/VRC, to allow for changes to design and the addition of further ecological information) to allow for provision of additional accommodation within the form of the approved roof space.
Parish Comments: Object. Your previous reasons and conditions still apply which were:
Application no. PL/21/4616/FA SCHEDULE OF CONDITIONS AND REASONS RELATING TO THIS PERMISSION
1. The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice. (SS01) Reason: To comply with the provisions of Section 91(1) (a) of the Town and Country Planning Act 1990 (or any statutory amendment or re-enactment thereof).
2. No development shall take place above ground level until a schedule of materials to be used in the elevations of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. (SM01) Reason: To safeguard and enhance the visual amenities of the locality. (Policy EP3 of the South Bucks District Local Plan (adopted March 1999) refers.)
3. The first floor windows shown above ground floor level in the flank elevations of the proposed replacement dwelling hereby approved, shall not be glazed or reglazed other than with obscure glass and shall be non-opening unless the parts of the windows which can be opened are more than 1.7 metres above the floor of the room in which the window or roof light is installed. Reason: To prevent overlooking and loss of privacy in the interests of the amenities of residents of the adjacent properties. (Policy EP3 of the South Bucks District Local Plan (adopted March 1999 refers)
4. No further windows shall be inserted at or above first floor level in the flank elevation(s) of the replacement dwelling hereby permitted. (SD17)
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, cumulatively, would seriously prejudice the openness of the Greenbelt and the aims and objectives of Greenbelt policy.
Also Houses in Stoke Wood tend not to be 3 stories high.
Herby Permits
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.
Hereby Permits
PL/25/0845/FA Martins Plain, Stoke Poges, Buckinghamshire.
Proposed entrance gates with brick piers and timber fencing to each side (revision of planning permission PL/22/1769/FA).
Parish Comments: Object.
Our previous comments still apply which were:
Object, our previous comments still apply which were: -
Object, Policies GB1, EP3 (a), (c), (d), (e), & (f), EP4 (b), H9 (a), (b) & (d), GB13, TR 5 (b) & (c) all apply!!!
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.
In addition to previous comments, we note that the re-submission is taller than the previous application and this gives us further reasons to object. the proposed development constitutes inappropriate development in the Green Belt which by definition is harmful to the Green Belt. No very special circumstances exist in this case sufficient to warrant an exception to Green Belt policy. As such the proposal is contrary to policies GB1, GB11.
This is also adjacent to a Conservation Area.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. Page 72 about Boundaries LB03, Page 82 about Landscape Setting LS01 and page 83 LS02 and LS03.
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 Permits
ENFORCEMENTS
NOTED APPEALS
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 via this link.
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
Written Reps