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Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 17th June 2024


Table Of Contents


Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 17 JUNE 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 Finan and Mr Wilson.

Minutes taken by Mr Wilson.

Agenda Items

015/PL/24 Election of Vice Chairman

Cllr Finan proposed to elect Cllr Crocker (who had previously agreed was happy) as Vice Chairman for the coming year, this was seconded by Cllr Bassi, RESOLVED to agree all in favour.

016/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.

017/PL/24 Apologies for Absence

APOLOGIES were received from Cllr Crocker and Mr Harris & Mrs Simmonds (Clerk)

018/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

019/PL/24 Minutes

RESOLVED to approve the Minutes of the Planning Meeting held on 20 May 2024 which were signed by the Chairman.

020PL/24 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.

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

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

022//PL/24 Councillors/Members Update
023/PL/24 Correspondence.

Request to make comments on a planning matter in Wexham, details previously circulated. To decide.

024/PL/24 Neighbourhood Plan

Update

025/PL/24 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.

026/PL/24 NOTED Outstanding Enforcements See Appendix 4.
027/PL/24 NOTED Next meeting date: 15 July 2024

Meeting ended at 9.18pm

APPENDIX 1

DELEGATED DECISIONS

APPENDIX 2

NEW PLANNING APPLICATIONS RECEIVED

PL/24/1491/RM Brockhurst Wood, Templewood Lane, Stoke Poges, Bucks

Installation of a new sharable 25m lattice mast (co-located with an existing mast approximately 35m to the east), installation of 1 transmission dish, 3 operator cabinets, 1 meter cabinet and ancillary development thereto.

Prior Notification from one of the Government’s Licence Telecommunication Code Operators is not a planning application. The telecommunication equipment proposed in this case is ‘permitted development’ under national legislation and does not therefore require planning permission from the Council. The only matters on which the Council may comment or raise objection are being the specific siting or appearance of the proposal.

Parish Comments: Object, previous comments from application PL/24/0023/RM still apply which were:

Parish Comments: - Object our previous comments still apply which were: -

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) are 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.

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.

PL/24/1337/FA Site of Boundary Meadow, Collum Green Road, Stoke Poges, Bucks

New main entrance access gate and fencing, revised access road layout, internal driveway and hard standing and siting of solar panels (part retrospective).

Parish Comments: Object, Previous planning refusals still apply as per the previous application PL/23/36/23/FA which were:

The application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances. The proposed development fails to meet any of the exceptions for development allowed in the Green Belt, and as such constitutes inappropriate development within the Green Belt, which by definition is harmful. As well as causing harm to the Green Belt by virtue of its inappropriateness, other harm is caused to the Green Belt by way of a reduction in its openness. The NPPF sets out that substantial weight should be given to any harm to the Green Belt. No very special circumstances have been advanced that clearly outweigh the harm that would be caused to the Green Belt by reason of inappropriateness and a reduction in openness. As such the proposal is contrary to policy GB1 of the South Bucks District Local Plan (adopted March 1999) and section 13 (Protecting Green Belt Land) of the NPPF. 2.

The proposed photovoltaic cells and supporting structures, along with the gates, railings and piers, would appear as visually intrusive and incongruous features in this rural setting, out of keeping with the exisitng character of the area. As such, the proposals would adversely impact upon the character and appearance of the site and locality in general, and its visual amenities, to its detriment. The proposal would therefore be contrary to policies EP3 of the Local Plan, CP8 of the Core Strategy, and guidance set out in the NPPF and National Design Guide. 3.

Inadequate ecological information has been submitted with the application and it has not been possible to fully assess the impact of the proposal on biodiversity. The application has therefore failed to demonstrate how net gain for biodiversity will be obtained and is therefore contrary to Core Policy CP9 of the South Bucks Core Strategy (adopted February 2011) and the guidance set out in the NPPF.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 section Boundary Treatments on page 72.

LB 03 Design Codes

Boundary treatments Boundary treatments should reinforce the sense of continuity of the building line and help define the public realm, appropriate to the character of the area. The use of appropriate forms of boundary treatments contributes to the semi-rural and historic character of the Parish. They should be mainly continuous hedges and low brick walls, made of traditional materials found in the Parish. • It is preferred that hedges are used as boundary treatments as ‘living boundaries’, where possible. Hedges found within the parish are typically beech, which provides a great habitat for garden birds and creates a year-round dense screen.

Also, Scale, massing and roofscape.

And & LB 04 Design Codes

Green buffers are encouraged to mitigate visual impacts with surrounding properties.

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).

PL/24/1573/FA Stentorp, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU

Part two storey front, two storey side and single storey rear extensions, the addition of three rear dormers, roof lights to the rear and side elevations and part garage conversion to living accommodation.

Parish Comments: Object policies GB1, EP3, H9 and Appendix 8, (5 & 6) 6.1 of the Local Plan 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.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 section Boundary Treatments on page 72.

LB 03 Design Codes - Scale, massing and roofscape.

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).

PL/24/1701/FA Elmfield, Bells Hill, Stoke Poges, Buckinghamshire, SL2 4EG

Single storey rear extension

Parish Comments: No Comment.

AMENDED PLANS

PLANS FOR INFORMATION ONLY

TREE PRESEERVATION ORDER

NOTED APPENDIX 3

PLANNING DECISIONS

PL/24/0337/VRC Stoke House, Grays Park Road, Stoke Poges, Buckinghamshire, SL2 4HX.

Variation of condition 18 (Approved plans) of planning permission PL/21/3484/FA (Conversion and change of use to 9 apartments (Use Class C3), single storey rear extension, lowering of side roof pitch to facilitate roof top balcony, 2 side rooflights, new front hand rails, glass balustrade to side veranda, changes to windows and doors, internal alterations including new openings and blocking of openings, removal of staircase and insertion of lift, cycle store, repairs to boundary wall, new gates and landscaping) to allow for the removal of approved rooflight RS01 and approved new sunpipe ST01 on the flat roof section at second floor. Replacement with two new rooflights (WS/06 and WS/07) on the western elevation.

Parish Comments: - No Comment

Hereby Permits

PL/24/0672/FA 56 Rogers Lane, Stoke Poges, Buckinghamshire, SL2 4LF

Close existing gate opening, form new gate opening and vehicular access.

Parish Comments: The Parish Council are unhappy that this application has been decided before having the chance to comment. We asked for an extension for comments on 16 April 2024 and informed the officer that works had already started, and hedgerows removed on this Woodland Road. This is contrary to the Neighbourhood Plan which other officers are now recognising and using when making decisions, you have failed to recognise this. There are currently no hedges left in situ, but the application shows hedges. The proposal to plant new hedges should have been a condition and it is contrary to item 2.73 of the south Bucks Townscape Study and Rogers Lane is a Woodland Road.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 section Boundary Treatments on page 72.

LB 03 Design Codes

Boundary treatments Boundary treatments should reinforce the sense of continuity of the building line and help define the public realm, appropriate to the character of the area. The use of appropriate forms of boundary treatments contributes to the semi-rural and historic character of the Parish. They should be mainly continuous hedges and low brick walls, made of traditional materials found in the Parish. • It is preferred that hedges are used as boundary treatments as ‘living boundaries’, where possible. Hedges found within the parish are typically beech, which provides a great habitat for garden birds and creates a year-round dense screen.

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

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.

Hereby Grants Listed Building Consent

PL/24/1051/FA Bridlemere, Bells Hill, Stoke Poges, Buckinghamshire, SL2 4EG

Proposal: Single storey rear/side extension.

Parish Comments: No Comment.

Hereby Permits

PL/23/3772/FA 17 Sefton Paddock, Stoke Poges, Buckinghamshire, SL2 4PT.

Demolition of existing detached dwelling and erection of two semi-detached dwellings with onsite parking and amended existing and a new vehicular crossover.

Parish Comments: - Object.

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.

This proposal, if permitted would be likely to act as a precursor of further applications for similar types of development, 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 67, LB01, 1, 2, 3, & 4. Page 70, LB03. 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).

The Ecology and Trees checklist states that they are not within 200 meters of a pre-1960 or pre 1914 building or woodland which is not true.

Hereby Refuse Permission

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.

Hereby Permits

PL/24/0516/FA Stoke Park Golf Club, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG Retrospective application for construction of a single storey glasshouse and associated hard landscaping (decking)

Parish Comments:- Object, policies GB1 & C1. GB1 we do not believe that this building is ancillary to main use but is an individual events space.

Hereby Permits

PL/24/1235/VRC Spring Cottage, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU

Variation of condition 11 (approved plans) of planning permission PL/21/4616/FA (Demolition of existing house and erection of new dwelling) to allow changes to design and external fabric.

Parish Comments: No Comment.

Hereby Refuse Permission

PL/24/1223/FA 88 Hazell Way, Stoke Poges, Buckinghamshire, SL2 4DG

Demolition of existing garage and construction of single storey side and rear extensions and front porch.

Parish Comments: No Comment.

Hereby Permits

ENFORCEMENTS

APPEALS