Planning Committee - Meeting Minutes
Monday 18th August 2025
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON MONDAY 18 AUGUST 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 Wilson
In Attendance: Mrs J Simmonds (Clerk)
Also Present: One member of public
Agenda Items
042/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.
One member of the public was at the meeting to listen to comments on application PL/25/2158/FA.
043/PL/25 Apologies for Absence and Acceptance.
APOLOGIES were received and accepted for Cllr Crocker, Cllr Finan and Mr Harris.
044/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.
045/PL/25 Minutes
RESOLVED to Approve the Minutes of the Planning Meeting held on 21 July 2025, which were signed by the Chairman.
046/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.
047/PL/25 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
048/PL/25 Councillors/Members Update
A meeting was held with a Parish Councillor from Pitstone Parish Council and Cllr Carter and Cllr Wilson to discuss GDPR. Discussions are ongoing, and it was AGREED by all to write to our Unitary Officers asking for support and also BMKALC.
049/PL/25 – Buckinghamshire Council Complaints Procedure
Brought back from last meeting, it was clear that the procedure had not been looked at by individual councillors and it was agreed to take to Full Council for further decision.
050/PL/25 Correspondence.
None.
051/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.
052/PL/25 NOTED Outstanding Enforcements See Appendix 4.
053/PL/25 NOTED Next meeting date: 15 September 2025
Meeting ended at 9.38pm
APPENDIX 1
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/25/2324/KA Stoke Park House, Park Road, Stoke Poges, Buckinghamshire
T1 oak - fell, T2 sweet chestnut - fell (Stoke Park Conservation Area).
Parish Comments: We are unable to comment on this application because it is not available to view on the planning portal.
PL/25/1869/VRC 76 Hazell Way, Stoke Poges, Buckinghamshire, SL2 4DG
Variation of condition 3 (approved plans) of planning permission PL/24/2429/FA (Single storey front extension and additional side window) to allow changes to side windows.
Parish Comments: No Comment.
PL/25/2010/FA Huntsmoor, Templewood Lane, Farnham Common, Buckinghamshire,SL2 3HW
The erection of an oak-framed domestic garage with a first-floor room over with a sunroom linking it to the host dwelling.
Parish Comments: Object, policies GB1, EP3, H9 all apply. The Green Belt 50% rules also apply. This is over dominant. The NPPF Page 39, No.12, paragraph 132 also applies, Achieving well designed places.
There was a loss of the original garage in a previous application which was turned into habitable accommodation, this has now led to the applicant wanting to build another garage.
This proposal, together with previous extensions that have been carried out to the dwelling house would, by virtue of the resultant size and scale of the building when considered in relation to the original building and its potentially intrusive impact upon its setting in the landscape, contribute to the erosion of the Greenbelt which, individually and when considered in the context of accumulation of other similar proposals, would detrimentally affect the aims objectives go the Greenbelt. As such, the proposal is contrary to Policies GB1 and GB10 of the SBDC Local Plan (adopted March 1999)
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.
PL/25/2173/FA Parkfield House, Park Road, Stoke Poges, Buckinghamshire, SL2 4PE
Single storey rear extension, first floor side extension, loft conversion to include 2 x rear dormers and rooflights to front and rear roof slopes.
Parish Comments: No Comment.
PL/25/2037/OA Thames House, Bells Hill, Stoke Poges, Buckinghamshire, SL2 4EH
Outline application with all matters reserved for demolition of existing car showroom and erection of three storey plus mansard, mixed use building comprising car showroom at ground level and 28 x 1-bed flats on upper floors. Retention of existing workshop to rear with 2 MOT bays and parking space. Provision of car parking spaces, cycle storage area, and bin store (amendment to planning permission ref. PL/19/2119/FA).
Parish Comments: Object, this is contrary to our recently adopted Neighbourhood Plan. Which can be found on our website.
The section: Site Specific Design Codes Page 11-16 refers to the whole site of Thames House in the context that should the whole site be developed then it should be with a maximum of three storeys only, including the ground floor with a green buffer between block A & B providing a biodiversity net gain.
This application is for four storeys and would cause overlooking and light issues for Thomas House flats at Bells Hill, policy EP5 applies. But the preference would be two storeys.
This application is for four storeys with no green buffer therefore does not sit within the street scene. There are no other four storey buildings in Stoke Poges therefore this would set a precedent.
The existing car business on this site currently do not have enough onsite parking for operating the business so are currently using the Village Centre car park as an overflow. Concerns are that they would be reliant on on-street parking causing congestion and impacting the semi-rural nature of Stoke Poges.
There is no site visitor parking and with very poor public transport we know that visitors are likely to rely on using cars.
Policies EP3. EP4. EP5 and H9 all apply.
We recognise that this is an outline application, but the Parish Council will be strongly objecting to any Full planning application received as it does not full fill the requirements in our Neighbourhood Plan, and any such application we will ask to be called in.
PL/25/2158/FA 61 Vine Road, Stoke Poges, Buckinghamshire, SL2 4DW
Demolition and replacement with a new dwelling (part retrospective) (alternative scheme to approval PL/23/3562/FA).
Parish Comments: Object, Policies EP3 & H9 apply.
The 2m wall at the back of the property is not compatible with other boundary treatments within the locality which are either wooden fencing or soft vegetation. This is contrary to our recently adopted Neighbourhood Plan. Which can be found on our website.
Page 63 – 4.2, LB01 page 67, LB03, LB04 & LB05.
This locality is mainly made up of modest semi-detached houses therefore this five-bedroom, four-bathroom house will be out of context and set a precedent which the local authority could find increasingly difficult to resist.
The existing extension as it stands does not comply with current insulation regulations and is inferior by today’s standards.
There have been 3 planning applications on this site and 2 conditional applications.
Previous advice by the planning authority was that 4.25 meters was a condition for a maximum extension; this current application exceeds that condition.
This current application does not reflect the existing outbuilding at the back of the garden under permitted development, so this would make the garden less than 50% of the original and make a 5 bedroomed, 4-bathroom house.
This is another example of applicants circumnavigating previous planning applications and flouting planning law; therefore, the Parish Council are requesting that this application be called in.
PL/25/2164/FA Land Adjacent Jasmine Lodge, School Lane, Stoke Poges, Buckinghamshire
Retention of the change of use of the existing cabin and the retention of the converted haybarn to form a single residential dwelling and residential annexe to provide ancillary accommodation with an associated area of outdoor recreational space (retrospective).
Parish Comments: Object.
This property on the green belt has been under Enforcement investigation since 2020.
We understand that this application is seeking to regularise breaches but believe the applicant has been endeavouring to circumnavigate the system to obtain planning permission for a dwelling that he has historically been unsuccessful in obtaining.
The application erected a cabin ancillary to the use of a piggery, we believe this was a step-by-step approach to achieving a dwelling in the green belt
Policies GB1, GB2, GB3. EP3, EP4, H9 & H12 all apply.
Due to the nature of this application, the Parish Council wish to call in this application based on the above long history that is has with Enforcement and the above objections.
AMENDED PLANS
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
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
Hereby Permits
PL/25/0877/FA 20 Neville Close, Stoke Poges, Buckinghamshire, SL2 4AQ.
Part single/part two storey rear extension, first floor side extension and single storey front extension.
Parish Comments: Object
No provision has been given for three parking spaces as required for a four bedroomed house and stipulated in the Local Plan page 192 – Dwelling Houses.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023.
Under LB04 on pages 74, 75, 76 and 80 which refer to Extensions, Conversions and Infills. Page 81 AM02 talks about parking spaces and page 88 permeable paving.
Due to the change in weather in recent years Stoke Poges is suffering with flooding, and this is referred to on page 88 of the Neighbourhood Plan. There is particular flooding in Neville Close.
You will note there are several objections to this application from neighbouring properties, and they have covered everything by knowing the lay of the land better than anyone else, we refer you to those objections.
Please note we go to referendum 26th June 25
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/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.
Hereby Grants Consent.
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
Hereby Permits
PL/25/2061/KA 99 Rogers Lane, Stoke Poges, Buckinghamshire, SL2 4LP
Tree species: Unknown - Crown lifting remove low-hanging branches to achieve a minimum clearance of 2.1 metres above ground level along the public footpath. (Conservation Area: Stoke Poges West End).
Parish Comments: No objection subject to the Tree Officer report.
No TPO Required works can commence.
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.
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.
Appeal Dismissed
PL/24/1930/VRC Rotherfield, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EJ
Variation of condition 8 (approved plans) of planning permission PL/22/0492/FA (Part two storey /part single storey rear extension, first floor side extension, attached double garage to front, hip to gable front roof extension, gable to hip side roof alteration, 3 rear dormers and 2 front skylights and changes to windows) to allow for corrected drawings.
Parish Comments: OBJECT
Gable front roof extension
This is bulky in appearance. Policies EP3 and H9 apply.
The front triangular window is much larger than is shown on the approved plan and is not referenced in the variation, this should be reflected in the current plan.
We would draw your attention to the draft Stoke Poges Neighbourhood Plan, Design Codes:
LB03 Pages 70, 71 and 73.
LB04 in its entirety applies to this application
Gable to Hip side Roof Alteration
We have studied the drawings and there are four dormers not three therefore the current drawings are not accurate.
With regard to the two front skylights, we would point out that the amended drawings are inaccurate with regard to their position.
There are two Velux windows which are visible from the road. They are not on the original plans and are on one of the drawings but not declared in the amendment.
Our observations regarding the original versus the submitted variation drawings is that this
development has not been built in accordance with any previous drawings. We believe the drawings are misleading and would request a thorough site visit from the Planning Officer.
The variations should not be granted based on the fact that the development is overbearing and incongruous on the street scene. It is not subordinate in scale with the surrounding properties as such the Parish Council will request that the application is Called in.
Hereby Refuse Permission
Written Reps.