Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 17th January 2022

Table Of Contents

Introduction

MINUTES OF THE THE PLANNING COMMITTEE MEETING HELD ON 17 JANUARY 2022 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 Duncombe, Cllr Finan, Mr Harris, Cllr Knox-Scott & Mr Rawlings.

In Attendance: – Mrs J Simmonds (Clerk)

Also Present: – One member of public

Agenda Items

083/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 addressed the committee with concerns on application number PL/21/4604/FA

084/PL/21 Apologies for Absence

None

085/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

086/PL/21 Minutes

RESOLVED to approve the Minutes of the Planning Meeting held on 13 December 2021 which were signed by the Chairman.

087/PL/21 Planning Applications

  1. RESOLVED to approve delegated decisions submitted for Planning Applications for which the response date was prior to this Committee Meeting.   See Appendix 1.
  2. RESOLVED to consider and formulate a response to new Planning Applications received. See Appendix 2. Plus amended plans for information only.

088/PL/21 NOTED Planning Decisions, Enforcements and Appeals

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

089/PL/21 Correspondence

AGREED by all to write to the Cricket Club regarding the advertising hoarding which they promised to remove.

090/PL/21 Neighbourhood Plan

Cllr Carter update the committee, three meetings have been held and they are back in touch with the consultants, possibly a couple of months behind.

091/PL/21 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.

092/PL/21 NOTED Outstanding Enforcements See Appendix 4

093/PL/21 NOTED Next meeting date:  21 February 2022

Meeting ended at 9.05pm

Signed/Chairman                                                                                                                          Dated

APPENDIX 1

DELEGATED DECISIONS

APPENDIX 2

NEW PLANNING APPLICATIONS RECEIVED

PL/21/4604/FA The Ledgers, Park Road, Stoke Poges, Bucks, SL2 4PG

Application to define three separate and individual curtilages associated with The Ledgers, The Studio and The Annex.

Parish Comments: – Object, Policies H12(F), H13(a) (c) & (d), GB2(g) 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 Green Belt, which the Planning Authority would find increasingly difficult to resist and which, cumulatively, would further seriously prejudice the openness of the Green Belt and the aims and objectives of the Green Belt Policy.”

Policies relating to this application are as above as well as GB10 (a), GB11, GB1 (e), Appdx 8, 8.1 and 9.3.  The NPPF Page 42, 143, 144 and 145 (c) & (g). H12 (a).

In addition, there would be an increase in the level of domestic paraphernalia within each cartilage which would have an urbanising effect in the Green Belt. As such, the proposed development constitutes inappropriate development in the Green Belt which is, by definition, harmful to the Green Belt. A case of very special circumstances sufficient to outweigh the harm to the Green Belt has not been submitted. The development is therefore contrary to Section 13 of the National Planning Policy Framework and Policy GB1 of the South Bucks District Local Plan (1999).

We believe that this applicant should not have received a certificate of lawfulness in the first place and that this is now subject to a legal matter.  We do not agree that the curtilage should be split. It should remain as one curtilage.  We fundamentally disagree with the division of the plot which would not harmonise with surrounding plots that area of a generous size. 

Looking at examples in the locality where houses have been replaced with apartments, they still only have one shared curtilage.

We would also have concerns over the extra green area shown on the plan as the application refers to three dwellings. Is this about to become a fourth curtilage??

PL/21/4476/FA Land adjacent to 29 Decies Way, Stoke Poges, Bucks.

Erection of dwellinghouse.

Parish Comments: – Object, over dominant.  Policies EP3 (a), (b), (c), (d), (f), H9 (a) & (b), EP5 (a) & (b) apply.

Decies Way is a typical small cul-de-sac with modest size houses comprising of a mix of maisonettes, small two storey flats and terraced houses.  A six bedroomed detached house does not sit well within the size of the plot. Surrounding roads such as Penn Meadow and Sefton Close do not have any three-story houses therefore this proposal will be incongruent within this vicinity. We also believe that this house will cause overlooking affecting privacy.

With regards to the planting scheme outlined in the application, which we presume is to soften the proposed development and add some privacy to surrounding houses, we communicated with Buckinghamshire Council Planning and Enforcement on another recent application where the planning approval was subject to a conditional planting scheme. This scheme has not been delivered. The response from Enforcement was as follows:

‘We see that there is concern specifically in relation to the lack of planting along the northern boundary. In order to assess whether it is expedient for us to enforce this breach of condition, we have to look at the reason the condition was imposed.

On this occasion it was imposed to provide a suitable amenity for the development. Having assessed the development, and the works undertaken, we agree with the case officer’s decision that the lack of planting along this boundary does not result in a poor amenity for the development.

For this reason, there is no planning harm from the breach and therefore we are not in a position to take action. Whilst the lack of planting is a shame, given the small area available, it is unlikely that any planting would be substantial enough to have any significant impact on the scheme when viewed in the context of the entire development’.

PL/21/4727/FA 14 Penn Meadow, Stoke Poges, Bucks, SL2 4EB

Two storey side, part two storey and part single storey rear extensions and changes to windows.

Parish Comments: – No Comment

PL/21/4643/FA Hillsborough, Duffield Lane, Stoke Poges, Bucks, SL2 4AH

Part two storey, part single storey rear and side, first floor side and single storey front porch extensions and changes to windows.

Parish Comments: – No Comment

PL/21/4616/FA Spring Cottage, Stoke Wood, Stoke Poges, Bucks, SL2 4AU

Demolition of existing house and erection of new dwelling.

Parish Comments: – No Comment

PL/21/4863/HB Old Tiles, Stoke Green, Stoke Poges, Bucks, SL2 4HN

Listed building consent for internal alterations to the first floors of the property, the removal of two windows and all associated works.

Parish Comments: – No Comment

PL/21/4862/FA Old Tiles, Stoke Green, Stoke Poges, Bucks, SL2 4HN

Removal of two windows and all associated works.

Parish Comments: – No Comment

PL/21/4525/FA Building A, Sefton Park, Bells Hill, Stoke Poges, Bucks, SL2 4JS

Removal of existing window and replace with door, remodelling of low brick wall to create level access with handrails, paved surface and tactile paving, installation of glazed porch canopy.

Parish Comments: – No Comment

PL/21/4611/FA The Stoke Poges School, Rogers Lane, Stoke Poges, Bucks, SL2 4LN

Erection of single storey classroom building.

AMENDED PLANS FOR INFORMATION

APPENDIX 3

PLANNING DECISIONS

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, 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.

Hereby Permits

PL/21/1480/FA The Cricket Club, Stoke Green, Stoke Poges, Bucks, SL2 4HT

Installation of an England and Wales Cricket Board approved 3-Lane system within a safety fenced enclosure and with surrounding security 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.  AMENDED PLANS IN RED.  COMMENTS FROM ORIGINAL PLANS ARE: -The Parish Council Clerk has asked the County Councillors to call this application in, acknowledged 25 May 2021.

Parish Council Comments:  Object 

We have already asked for this application to be called in and would ask that our previous comments are taken into account.  We would like to add that we feel this is an urbanising feature and will affect the openness of the Green Belt.  We feel that EP3, R6, C1, GB1, NPPF 143 and 144 apply.  This proposal, if permitted, would be likely to act as a precursor for further applications of similar types of development within this part of the Green Belt, which the Planning Authority would find increasingly difficult to resist and which, cumulatively, would seriously prejudice the openness of the Green Belt and the aims and objectives of Green Belt policy.

Hereby Permits

PL/21/1952/FA 61 Vine Road, Stoke Poges, Bucks, SL2 4DW

Demolition of existing garage, part two, part single storey side, first floor rear, single storey rear and single storey front extensions.

Parish Council Comments:   Object

We feel the following apply to this application H11d, EP3, H9a and b, Appendix 6 1.1, Appendix 8 Section 3 3.1 and Appendix 8 Section 4 4.1

Hereby Permits

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.

Hereby Permits

PL/21/3213/FA 18 Rogers Lane, Stoke Poges, Bucks, SL2 4LD

Erection of a detached outbuilding to the rear of the garden.

Parish Council Comments:   Object

This application has failed to supply information regarding the trees, so it is not possible to assess the full impact of the proposed building.  It has also failed to demonstrate how the net gain of biodiversity will be achieved.  No ecology report has been submitted.  We have grave concerns about damage to a 150-year-old Sweet Chestnut tree which has amenity and ecological value.

The proposal has failed to address the impact on the adjacent 150-year-old Sweet Chestnut tree.  It has not taken into account BS5837:2005 “Trees in Relation to Construction” and is likely to have a considerable impact on the trees’ root system and would result in the pruning of the tree to the detriment of the health and stability of the tree and its continuing contribution to the visual amenity and character of the area.  As such the proposal is considered to be contrary to policies EP3 and EP4. 

We feel that NPPF II 109 and 113 apply as does H13f.

Hereby Permits

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 render and changed to windows and doors.

Parish Comments: – No Comment.

Hereby Permits

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.

Hereby Permits

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.

Hereby Permits

PL/21/3835/FA The Old Cottage, Wexham Street, Stoke Poges, Bucks, SL3 6NB

Replacement of 4 timber windows.

Parish Comments: – No Comment.

Withdrawn

PL/21/3871/FA Land adjacent to Home Farm Barn, School Lane, Stoke Poges, Bucks, SL2 4QA

Construction of new dwelling.

Parish Comment: – Object.  We refer to the previous application number 14/00549/FUL where the agreed conditions were that this piece of land should be made into a significantly enhanced habitat by virtue of flowers and wild plants etc. which it has not! Polices GB1, GB2 and GB3 all apply along with paragraph 13 of the NPPF.

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 application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances and would cause harm to the openness of the Green Belt and the purposes of including land within it by virtue of the increase in the density of housing, and the associated siting of domestic paraphernalia, permanent boundary treatments, curtilage buildings, and an increase in the intensity at which the site would be used, including vehicular movements within the Green Belt, which by definition is harmful.  No very special circumstances have been advanced sufficient to warrant an exception to the normal operation of Green Belt policy.  As such the proposal is contrary to policies GB1 and GB2 of the South Bucks District Local Plan (adopted March 1999) and section 13 (protecting Green Belt Land) of the NPPF.

Hereby Refuse Permission

PL/21/3891/VRC 68 Vine Road, Stoke Poges, Bucks, SL2 4DP

Variation of condition 5 (approved plans) of PP PL/21/0931/FA (Part single/part two storey side extension and single storey front and rear extension and relocation of front door) to allow widening of proposed front porch.

Parish Comments: – Object, the current drawings do not show the amendment, they are insufficient drawings.  Policies H9 (a) & (b), EP3 and Appendix 8, 4, 4.1 all apply. Our previous objections all still apply to previous application.

Insufficient and accurate information’s been submitted with the application and therefore it is not possible for the Parish Council to assess properly the merits of the proposal. Specifically, the applications failed to include accurate or precise drawings of all the elements of the proposed extensions. As such, the drawings are incomplete, and the impacts of the proposed extensions cannot be properly assessed.

Hereby Permits

PL/21/3304/FA Pattroyan, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JJ

First floor side extension.

Parish Comments: – Object this has already been extended by 53% and the Green Belt 50% rules should apply.  Policies GB10 and Appendices 8 3.1 & 3.2 apply.

Withdrawn

PL/21/3027/FA Temple Cottage, Templewood Lane, Stoke Poges, Bucks, SL2 3HW

Remodelling and redesign of existing property to allow for part second floor with flat roof extension, front two storey extension, changes to windows and doors, upper portion to be clad in flat tiles and lower in brick, detached side open carports, single storey rear extension to existing detached garages, swimming pool and extension to patio steps in rear garden.

Parish Council Comments: Object We believe the following apply to this application – EP3e and d, GBI i and ii and Appendix 8 – 5.1

Withdrawn

PL/21/3564/FA 22 Neville Close, Stoke Poges, Bucks, SL2 4AQ

Vehicular Access (Part Retrospective)

Parish Comments: – No Comment

Hereby Permits

PL/21/3131/FA Pinewood Nurseries, Wexham Street, Stoke Poges, Bucks, SL3 6NB

Glasshouse

Parish Council Comments:  

We have grave concerns about further development on this green belt site particularly as there are several outstanding enforcement issues. In the past planning permission has been given for a greenhouse which is used as a car showroom and forklift truck business.  This has now created a need for a further greenhouse.  In short the Applicant already has an agricultural building which is not being used for agricultural purposes.

Hereby Permits

PL/21/4092/TP 56 Freemans Close, Stoke Poges, Bucks, SL2 4ER

Hawthorn T67 – Crown think and shape by less than 30% reduction, Line T69 – Crown life and shape, remove lower branches, height reduction no greater than 30%, Redwood T68 – Remove lower pendulous branches, reduce branches overhanging highway, Cedar T66 – Removal of imbalanced lower limb. (TPO/SBDC/2203/12).

Parish Comments: – No Objection subject to the Tree Officers report.

Hereby Permits in Part

PL/21/4217/TP Little Orchard, Templewood Lane, Stoke Poges, Bucks, SL2 4BG

T1 Horse Chestnut – crown reduce by up to 1.5m, crown lift over road to 5.3m and over driveway by 5m. (TPO/SBDC/2007/36)

Parish Comments: – No objection subject to the Tree Officer report.

Hereby Grants Consent

APPEALS

Meeting ended at 9.05pm

Signed/Chairman                                                                                                                          Dated