Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 19th May 2025

Table Of Contents

Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 19 MAY 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 Finan, Mr Harris and Cllr Wilson.

In Attendance: Mrs J Simmonds (Clerk)

Agenda Items

001/PL/25 To Elect a Chairman for the coming year.

Cllr Bassi proposed that Cllr Carter be Chair for the coming year, this was seconded by Cllr Wilson, RESOLVED to agree all in favour.

002/PL/25 - To Elect a Vice Chairman for the coming year.

Cllr Wilson proposed that Cllr Crocker be Vice Chair for the coming year, this was seconded by Cllr Bassi, RESOLVED to agree all in favour.

003/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

004/PL/25 Apologies for Absence and Acceptance.

APOLOGIES were received and accepted for Cllr Crocker.

005/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

006/PL/25 Minutes

RESOLVED to Approve the Minutes of the Planning Meeting held on 14 April 2025 which were signed by the Chair.

007/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.

008/PL/25 NOTED Planning Decisions, Enforcements and Appeals.

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

009/PL/25 Councillors/Members Update

Cllr Finan offered to check if the house at Decies Way is supposed to be demolished and let the Clerk know.

.010/PL/25 Correspondence.

NOTED Letter from Cornerstone regarding base station upgrade Templewood Lane, Duffield Lane.

011/PL/25 Neighbourhood Plan

Update is that a Referendum Date has been set for 26 June 2025. Official notices to be placed on Notice Boards and Website. Cllr Finan proposed that an A5 leaflet should be produced to go out with the Stoke Poges Newsletter letting every villager know about the Referendum and what is means, the leaflet content was agreed, this was seconded by Cllr Bassi, RESOLVED to agree all in favour.

012/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.

013/PL/25 NOTED Outstanding Enforcements See Appendix 4.
014/PL/25 NOTED Next meeting date: 16 June 2025

Meeting ended at 10.00pm

APPENDIX 1

APPENDIX 2

NEW PLANNING APPLICATIONS RECEIVED

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).

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).

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.

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/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.

PL/25/0908/HB Stoke Park House, Park Road, Stoke Poges, Buckinghamshire

Listed building consent for installation of a temporary lift to the second floor for a period of 12 month

Parish Comments: No Comment.

PL/25/0991/FA Stoke Park House, Park Road, Stoke Poges, Buckinghamshire

Construction of temporary extension to existing golf academy and clubhouse for a period of three years (part retrospective.

Parish Comments: We would like to draw your attention to the objections and comments put in place by the Buckinghamshire Council Ecologist, other than that we have no comment.

PL/25/1076/FA Oakmeade Park Road, Stoke Poges, Buckinghamshire, SL2 4PG.

Change of use from Use Class C3 (Residential Dwelling) to Serviced Accommodation (Use Class C1)

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.

Several properties in this area have come forward with the same requested to cumulatively resulting in a loss of housing stock.

PL/25/1086/VRC 41 Vine Road, Stoke Poges, Buckinghamshire, SL2 4DW.

Variation of condition 6 (approved plans) of planning permission PL/24/3780/FA (Two storey side, single storey rear and front extensions and conversion of existing garage to living space) to relocate the garage 1m away from the boundary and provide access to the rear garden.

Parish Comments: Object

It is considered that the proposed variation, by virtue of its scale, bulk and design would appear as a dominating and obtrusive feature that would be incongruous to the existing traditional roof form and surrounding developments, and would as such be detrimental to the character and appearance of the existing dwelling and the local area in general. The dormer, when assessed cumulatively with the proposed two storey extensions would result in a complicated and overtly bulky roof form that would wrap around the original building and fail to offer any subservience to the original roof form. The proposal is therefore contrary to policies EP3, H11 and Appendix 8 of the South Bucks District Local Plan (adopted March 1999). The NPPF is explicit in stating that planning decisions should ensure developments will function well and add to the overall quality of the area, as well as being visually attractive as a result of good architecture in order to achieve well-designed and beautiful places. The proposed development would constitute poor design and would fail to accord with Section 12 of the NPPF, C1 of the National Design Guide and the South Bucks Residential Design Guide. The proposal also conflicts with the Design Guidance and Codes document associated with the Stoke Poges Neighbourhood Plan (submission stage) Which can be found on our website.

LB03 page 70 and LB04 page 74.

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/25/1004/FA Hope Cottage, Templewood Lane, Stoke Poges, Buckinghamshire, SL2 4AN.

Construction of two storey side extension and conversion of existing garage into habitable room with associated external alterations.

Parish Comments: No Comment

PL/25/1006/FA Hope Cottage, Templewood Lane, Stoke Poges, Buckinghamshire, SL2 4AN.

Construction of single storey rear extension.

Parish Comments: No Comment

PL/25/1079/FA Kynnersley, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG.

Change of use of building from dwelling (Use Class C3) to serviced accommodation (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.

Several properties in this area have come forward with the same requested to cumulatively resulting in a loss of housing stock.

PL/25/1078/FA Pogles Cottage, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG.

Change of use of building from dwelling (Use Class C3) to Serviced Accommodation (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.

Several properties in this area have come forward with the same requested to cumulatively resulting in a loss of housing stock.

PL/25/1357/TP Land at Neville Close, Stoke Poges, Buckinghamshire

T0877 Oak - crown Lift to 4m for vehicle clearance. (TPO/SBDC/1990/02).

Parish Comments: No Objection subject to the Tree Officer Report.

PL/25/1077/FA South Lion Lodge, Stoke Poges Lane, Stoke Poges, Buckinghamshire, SL2 4NU.

Change of use of building from dwelling (Use Class C3) to office (Use Class E) 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.

Several properties in this area have come forward with the same requested to cumulatively resulting in a loss of housing stock.

AMENDED PLANS

PLANS FOR INFORMATION ONLY

TREE PRESEERVATION ORDER

APPENDIX 3

NOTED PLANNING DECISIONS

PL/25/0652/TP 29 Freemans Close, Stoke Poges, Buckinghamshire, SL2 4ER.

T1 oak - remove and T2 oak - remove (SBDC TPO 12 of 2003)

Parish Comments: - No Comment

Subject to the Tree Officers report

Hereby Refuse Consent

PL/25/0152/FA Moonraker, Park Road, Stoke Poges, Buckinghamshire, SL2 4PJ.

Part-retrospective application for the installation of a waterfowl pond and associated enclosure, single-storey sunken plant room and associated landscaping.

Parish Comments: Object. Policies GB1 g (1), (2), (3), EP3, EP4 and H13 all apply, also the NPPF page 127 & 130. The existing structure is highly visible from the road and does not sit in the street scene and is within the Green Belt, other structures on site must exceed 50% GB rules.

It was unanimously approved to discuss with the planning officer and if necessary and time allows to engage our consultants to look into this one.

Hereby Permits

PL/25/0054/FA West Tradesman Cottage, Park Road, Stoke Poges, Buckinghamshire, SL2 4PG.

Change of use of building from dwelling (Use Class C3) to office (Use Class E) in association with Stoke Park.

Parish Comments: Object, the applicants planners refer to there being no Neighbourhood Plan or no emerging Neighbourhood Plan when in fact there is a plan in process and has been since 2023, almost at Referendum stage and we refer you to it below, we also feel this would act as a precursor for other smaller properties to be turned into offices.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. Page 26 Policy SP4, loss of smaller stock housing.

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/24/1004/FA 16 Duffield Lane, Stoke Poges, Buckinghamshire, SL2 4AB.

Two storey rear extension including a rear dormer part two, part single storey front extensions, addition of rooflights to the side elevations and garage conversion to living space.

Parish Comments: Object, our previous comments from application 23/0280.FA still apply which were:

Object, out of keeping especially the glass at the rear, it is in poor design and does not sit well in the street scene. Policies EP3 and H9 apply as well as the Townscape Character Study part 3.3. 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 such, it would have an adverse impact on the street scene and the character and visual amenities of the area. The proposed roof extension, by virtue of its design, appearance, and form, would result in an unsympathetic addition to the host building, out of keeping with the general pattern of development in the locality.

Policies EP3 (c) and H9 (a) & (b) still apply.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 section LB01 & LB03.

This has now been completed via regulation 14. Which can be found on our website.

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).

Also, the Ecology report states that there are other surveys that must be adhered to!!

Hereby Refuses Permission

NOTED ENFORCEMENTS

Yew Tree Cottage Wexham Street, Stoke Poges, Buckinghamshire, SL3 6NB.

Appeal against an Enforcement Notice alleging a material change of use of a building to a self-contained dwelling and to facilitate the use, the undertaking of operational development comprising the erection of fencing without planning permission. Appellant’s name(s): Inspectorate’s Ref Council’s ref: Appeal start date: Toureen Properties Ltd APP/N0410/C/25/3363314 ES/23/00277/OPDEV 29 April 2025

NOTED APPEALS

PL/25/0125/FA 1 Plough Lane, Stoke Poges, Buckinghamshire, SL2 4JR.

Replacement single storey rear extension.

Parish Comments: Object Policy GB1 applies. The application states that the current extensions are at 57% of the original dwelling and this would take it to 65% and we object under the 50% Green Belt rules. There is no demonstration of any special circumstances shown, and this will be turning a 3-bedroom house into a 6-bedroom house which we object to.

We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. LB03, LB04 and LB05.

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 Permission.

Written Reps

Appeal Decision Type: Enforcement

Address: Land West of Wexham Street and North of Stoke Green Wexham Street Stoke Poges Buckinghamshire

Proposal: Appeal against an Enforcement Notice alleging without planning permission, a material change of use of the Land to a mixed use, comprising storage and vehicle recovery yard, and the laying of hardstanding to facilitate the unauthorised use.

Appeal Decision: Subject to the corrections the appeal is dismissed, the enforcement notice is upheld, and planning permission is refused on the application deemed to have been made under section 177(5) of the Act.

Costs Decision: Refused

Application Reference: EN/19/0146

Appeal Reference: APP/N0410/C/23/3334228