Planning Committee - Meeting Minutes
Monday 20th January 2025
Table Of Contents
Introduction
MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 20 JANUARY 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, Mr Harris and Mr Wilson
Agenda Items
101/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.
None.
102/PL/25 Apologies for Absence
APOLOGIES were received from Mrs J Simmonds (Clerk), Cllr Crocker took the Minutes.
103/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
104/PL/25 Minutes
RESOLVED to approve the Minutes of the Planning Meeting held on 9 December 2024 which were signed by the Chairman.
105/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.
106/PL/25 NOTED Planning Decisions, Enforcements and Appeals.
District Decisions made since the last Planning Committee Meeting. See Appendix 3.
107/PL/25 Councillors/Members Update
108/PL/25 Correspondence.
1. NOTED Wexham Parish Council Neighbourhood Plan Consultation – No comment
2. NOTED Email from resident regarding planning issues in Stoke Poges. Clerk to respond.
109/PL/25 Neighbourhood Plan
Update given on examiners questions.
110/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.
111/PL/25 NOTED Outstanding Enforcements See Appendix 4.
112/PL/25 NOTED Next meeting date: 17 February 2025
Meeting ended at 9.50pm
Signed/Chairman Dated.
APPENDIX 1
APPENDIX 2
NEW PLANNING APPLICATIONS RECEIVED
PL/24/3619/TP Riding for The Disabled Association, Framewood Road, Stoke Poges, SL2 4QR
T1 oak - fell to ground level, T2 and T3 oak - raising of the crown by no more than 20%. (TPO/BCC/1949/07).
Parish Comments: - No Comment Subject to the Tree Officers report.
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!
PL/24/3411/FA Land at East Drive, Stoke Park, Park Road, Stoke Poges, SL2 4PG
Retrospective application for use of land as a car park, installation of 2 security huts and 2 storage containers for a temporary period of 2 years.
Parish Comments: Object.
The proposed development, by virtue of the extent of hard surfacing required and the associated lack of landscaping, the numbers of vehicles that would be parked at the front of the building and the formal manner in which these vehicles would need to be parked, the very small and inappropriately laid out rear gardens, the increase in the intensity at which the site would be used including the introduction of significantly higher levels of vehicle movements to and from the site, and the need for significantly greater levels of bins/recycling caddies having to be presented at the road side, would appear out of character with the remaining existing development within the vicinity of the site. As such, the proposal would adversely impact upon the distinctive character and appearance of the locality, to its detriment and contrary to saved policies H9, and EP3 as set out in the South Bucks District Local Plan (adopted March 1999) and Core Policy 8 of the South Bucks Core Strategy (adopted February 2011).
This proposal to introduce more hardstanding when considered in relation to the original building and the many other planning applications that have recently been considered and its potential intrusive impact upon its setting in the landscape, contribute to the erosion of the Green Belt which, individually and when considered in the context of an accumulation of similar proposals, would detrimentally affect the aims and objectives of the Green Belt. No special circumstances have been demonstrated. Previous events such as Boodles have been well catered for with ample parking on site.
PL/24/3787/FA 1 Bunby Road, Stoke Poges, Buckinghamshire, SL2 4BS
Demolition of existing garage, part single/part two storey side/front extension, new porch with canopy, landscape and car parking layout changes to the front garden area.
Parish Comments: Object. Appendix 8 of the Local Plan, 4.1 Front Extensions apply.
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.
The proposed development by reason of its poor architectural design, rationale and layout would result in a visually discordant development which would fail to provide a high quality design that would appear appropriate within the character and scale of the surrounding area. The proposal would therefore constitute a poor form of development which fails to take the opportunity to contribute positively to making places better for people and would be detrimental to the character and appearance of the site and immediate and wider area. As such the proposal is contrary to policies EP3 and H9 of the South Bucks District Local Plan (adopted March 1999), policy CP8 of the South Bucks Core Strategy (adopted February 2011) and would fail to accord with the design aspirations of part 12 of the National Planning policy Framework, and Part 2 of the 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 67 LB 01 Design Codes, page 74 LB04 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).
PL/24/3780/FA 41 Vine Road, Stoke Poges, Buckinghamshire, SL2 4DW
Two storey side, single storey rear and front extensions and conversion of existing garage to living space.
Parish Comments: Object.
The proposed development by reason of its poor architectural design, rationale and layout would result in a visually discordant development which would fail to provide a high-quality design that would appear appropriate within the character and scale of the surrounding area. The proposal would therefore constitute a poor form of development which fails to take the opportunity to contribute positively to making places better for people and would be detrimental to the character and appearance of the site and immediate and wider area. As such the proposal is contrary to policies EP3 and H9 of the South Bucks District Local Plan (adopted March 1999), policy CP8 of the South Bucks Core Strategy (adopted February 2011) and would fail to accord with the design aspirations of part 12 of the National Planning policy Framework, and Part 2 of the National Design Guide.
The proposed extensions would result in the creation of a large, bulky and unattractive structure of excessive depth, with flank walls unrelieved by any setbacks, and with a large expanse of flat roof at high level. The extended dwelling would be lacking in pleasing proportions and would fail to respect the traditional character of the existing dwelling. The excessive depth of the extended building and the unbroken flank elevations would be apparent in angled views from the road and would result in an unduly bulky appearance that would be at odds with the traditional proportions of the existing dwelling and would be out of keeping with the general character of this residential area. In terms of design and scale, the proposed extensions and alterations cannot be considered to accord with the principles set out in policies EP3 and H11 of the South Bucks District Local Plan, and the standard of design would not comply with advice in Appendix 8 of the Plan. The development would therefore not be in accordance with guidance set out in the NPPF (2019).
If minded to approve this is likely to act as a precursor to similar applications which the local authority would find it difficult to refuse.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023. Page 74 LB04 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).
PL/24/3835/FA Cherry Tree Cottage, Hockley Lane, Stoke Poges, Buckinghamshire, SL2 4Q
Conversion of integral garage to form a habitable area.
Parish Comments: - No Comment
PL/24/3786/FA Molyns Cottage, Park Road, Stoke Poges, Buckinghamshire, SL2 4PE
Double storey and single storey southeast side extensions and part single storey / part two storey northwest side extension following demolition of conservatory.
Parish Comments: - No Comment
PL/25/0060/FA Ouroam, Templewood Lane, Stoke Poges, Buckinghamshire, SL2 4AN
The demolition of the existing garage followed by the construction of a porch and two storey side extension.
Parish Comments: Object.
The comments for refusal from Planning for the previous application PL/24/2666/FA still apply as below:
The proposed additions combined with historic additions would fail to be small scale in relation to the size of the original dwelling which would result in cumulative additions which are disproportionately larger than the original dwelling. The proposal therefore does not fall within any of the categories of specified exceptions for development within the Green Belt and as such, the proposed development constitutes inappropriate development in the Green Belt which by definition is harmful to the Green Belt. The proposal, by way of introducing additional physical built form also results in a reduction to the openness of the Green Belt. Each of the identified harms are afforded substantial weight in accordance with Paragraph 153 of the National Planning Policy Framework. 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 and GB10 of the South Bucks District Local Plan (adopted March 1999) and section 13 (Protecting Green Belt Land) of the National Planning Policy Framework (2024)
AMENDED PLANS
PL/24/3387/FA 17 Sefton Paddock, Stoke Poges, Buckinghamshire, SL2 4PT
Demolition of existing detached dwelling and erection of a pair of semi-detached dwellings including onsite parking, utilising existing vehicular crossover The application has now been amended in the following way: Amended plan and additional information received.
Parish Comments: - Object
Our previous comments apply to this amended application.
We believe that LB01, LB02 and LB05 of the Stoke Poges Neighbourhood Plan are relevant
If you are minded to approve, we would ask that the permitted development rights are removed.
PL/24/1291/FA Field House, Hollybush Hill, Stoke Poges, Buckinghamshire, SL2 4QN
Creation of vehicular access, relocation of access gates and fencing. The application has now been amended in the following way: Change of description
Parish Comments: Object. Our previous comments still apply.
We would point out that the work is already underway and near to completion.
PL/24/1291/FA Field House, Hollybush Hill, Stoke Poges, Buckinghamshire, SL2 4QN
Creation of vehicular access, relocation of access gates and fencing. The application has now been amended in the following way: Amended Plans
Parish Comments: Object. Our previous comments still apply.
We would point out that the work is already underway and near to completion.
PLANS FOR INFORMATION ONLY
TREE PRESEERVATION ORDER
NOTED APPENDIX 3
PLANNING DECISIONS
PL/24/3265/PNE 20 Neville Close, Stoke Poges, Bucks, SL2
Single storey rear extension to rear of the house to replace existing 3m conservatory.
It was agreed by all that this was a permitted development application and therefore there were no relevant policies to be able to object or make comment.
Prior Notification is Refused.
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 existing 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).
Hereby Permits
PL/24/3011/FA Tithe Farm Nursing Home, Park Road, Stoke Poges, Buckinghamshire, SL2 4PJ
Demolition of existing store and erection of single storey rear extension to ancillary office.
Parish Comments: - No Comment subject to the Heritage Officer’s report.
Withdrawn
PL/24/3256/TP Edzell, 5 Stoke Court Drive, Stoke Poges, Buckinghamshire, SL2 4LT.
T4 oak - remove (fell) to near ground level. (TPO SBDC 2009/30).
Parish Comments: We object to the loss of a healthy oak tree with a TPO on it being removed for no reason but will go with the Tree Officers Report.
Hereby Grants Consent.
PL/24/2666/FA Ouroam, Templewood Lane, Stoke Poges, Bucks, SL2 4AN
Demolition of the existing garage and outbuilding (closest to the dwelling) and construction of a two-storey side extension and porch.
Parish Comments: No comment
Hereby Refuses Permission
PL/24/3349/FA Stentorp, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU
Two storey front, first floor side and single storey rear extensions, the addition of three rear dormers, roof lights to the rear, front and side elevations and part garage conversion to living accommodation
Parish Comments: Object our previous comments on the last application PL/24/1573/FA still apply to this application and were:
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).
Also, there are many inconsistencies in the report from Arbitec. The address is wrong in the report. It says that you cannot see the property from the road, but you actually can! It says there are no trees on site with TPO’s but in fact according to the Tree Officer Mr Garnett there are several trees with TPO’s on this site. We also worry that the Green Belt 50% rules will apply.
Hereby Permits
PL/24/3471/VRC Spring Cottage, Stoke Wood, Stoke Poges, Buckinghamshire, SL2 4AU
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.
Parish Comments: -No Comment.
Hereby Permits
PL/24/3630/KA Stoke Poges Memorial Gardens, Church Lane, Stoke Poges, Buckinghamshire, SL2 4PB
T73 Leyland cypress - remove; T74 Persian ironwood - crown reduction by 2m (approximately 30%); 2x ash - fell. (Stoke Park Conservation Area).
Parish Comments: No comment subject to the Tree Officer’s report.
Does not intend to make a TPO.
PL/24/3143/FA Pond Cottage, Bells Hill, Stoke Poges, Buckinghamshire, SL2 4DY
Two storey side extension.
Parish Comments: -No Comment.
Hereby Permits
PL/24/3311/VRC MH House, Lakeside Drive, Stoke Poges, Buckinghamshire, SL2 4LX
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.
Parish Comments:
Object, policies EP3 and H9 apply. We Object based on the original planning consent which relates to condition 8: No further windows shall be inserted at or above first floor level.
Reason: To prevent overlooking and loss of privacy in the interests of the amenities of the adjoining properties
(Policy EP3 of the South Bucks District Local Plan (adopted March 1999) refers.)
The roofscape should be in keeping and in context with the surrounding properties, these are located next door to a bungalow so out of proportion and does not respect the street scene.
We would like to draw your attention to the Stoke Poges Design and Guidance Codes of the Neighbourhood Plan September 2023 section LB03, page 70 Preserving and promoting local vernacular and 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)
Hereby Permits