Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 20th February 2023

Table Of Contents

Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 20 FEBRUARY 2023 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 Harris, Cllr Knox-Scott & Mr Rawlings.

In Attendance: – Mrs J Simmonds (Clerk)                                                                   

Agenda Items

099/PL/23 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

100/PL/23 Apologies for Absence

APOLOGIES were received from Cllr Finan.

101/PL/23 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

102/PL/23 Minutes

RESOLVED to approve the Minutes of the Planning Meeting held on 16 January 2023 which were signed by the Chairman.

103/PL/23 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.

104/PL/23 NOTED Planning Decisions, Enforcements and Appeals.

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

105/PL/23 Correspondence.

NOTED Future Land Sales explanation from officer at County, to discuss and decide any action. The committee all agreed that the Clerk should write to the County Councillors to ask why this was not brought to the Parish Council.

106/PL/23 Meeting Equipment

DISCUSSED whether we need further equipment to run the planning meetings efficiently. AGREED by all to trial using google earth and personal laptops and ipads next month and having just one person speak at a time rather than several conversations going on at once, and then the following month trial using a monitor for everyone to see at the same time.

107/PL/23 Neighbourhood Plan

NOTED ongoing and waiting for Environmental policy, still a work in progress.

108/PL/23 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.

109/PL/23 NOTED Outstanding Enforcements See Appendix 4.

NOTED that the Clerk had contacted head of enforcement to see why we never get any response from them, they claim that the wrong email address is being used, however the emails do not bounce back and two delivery receipts get returned so they are forwarding themselves to the correct address.  IT is looking into.  Head of Enforcement has ensured that we will receive updates on the current list from each officer.

110/PL/23 NOTED Next meeting date:  20 March 2023

APPENDIX 1 - DELEGATED DECISIONS

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APPENDIX 2 - NEW PLANNING APPLICATIONS RECEIVED

PL/22/3954/FA 7 Hazell Way, Stoke Poges, Bucks, SL2 4BN

Demolition of detached side garage, erection of single storey side and first floor rear extensions.

Parish Comments: – No Comment.

PL/22/4083/FA Stoke Green Farmhouse, Stoke Green, Stoke Poges, Bucks, SL2 4HN

Single storey ground floor rear extension.

Parish Comments: – Object this is in the Green Belt and a Conservation Area and policies GB10, C1 and C6 apply.  We agree with the Historic England objection which refers to the NPPF 189, 195, 197, 199 & 200.

PL/23/0004/FA The South Buckinghamshire Golf Course, Park Road, Stoke Poges, Bucks, SL2 4PJ.

The Construction of two outdoor all weather floodlit padel tennis courts.

Parish Comments: – No objection to the courts in principal however we object to the floodlights with the Green belt and if minded to approve conditions should be attached.  Policies R8 (a), (b) & (c) and C9 apply.

PL/23/0036/FA 16 Home Farm Way, Stoke Poges, Bucks, SL3 6NZ.

Single storey front and rear and first floor side extensions, an additional door to side elevation, removal of existing cladding and replace with vertical hanging tiles to match existing property, changes to windows and doors.

Parish Comments: No Comment.

PL/23/0055/FA 42 Rogers Lane, Stoke Poges, Bucks, SL2 4LF.

Single storey rear extension attached side outbuilding, relocation of entrance to front elevation with new porch canopy and changes to windows and doors.

Parish Comments: – No Comment

PL/23/0132/FA Pattroyan, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JJ.

First floor side extension and roof to match ground floor and conversion of existing garage to a living space.

Parish Comments: – Object.  This property has already exceeded the Green Belt 50% rules; therefore this extension will greatly exceed them further.

PL/23/3790/FA Land adjacent to The Plough Inn, Wexham Street, Stoke Poges, Bucks, SL3 6NJ.

Two pairs of semi-detached houses with vehicular and pedestrian access.

Parish Comments: –  Object this is not in keeping with the surrounding area, they are in the curtilage of a listed building being The Plough Inn Public House and Old Cottage which are Grade II listed, there is also a war memorial nearby which is also Grade II listed.  These are not compatible in the street scene and are over dominant.  Policies H9 (a) & (b) and EP3 apply.

PL/23/0226/FA The Lodge, Park Road, Stoke Poges, Bucks, SL2 4PJ.

Part single/part two storey rear extension following demolition of existing extensions.

Parish Comments: – Object, the building is located withing the curtilage of Tithe Barn which is a grade II listed building.  The Lodge has already been demolished without prior approval! and this proposal is irrelevant because it has already been illegally demolished.  We have reported the illegal demolishment to Enforcement.

PL/23/0280/FA 16 Duffield Lane, Stoke Poges, Bucks, SL2 4AB.

Remodelling of existing dwelling with 2 storey extensions to the front, side and rear, additional side windows and rooflights and front canopy.

Parish Comments: – 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.

PL/23/0281/FA 16 Duffield Lane, Stoke Poges, Bucks, SL2 4AB

Remodelling of rear garden (part retrospective).

Parish Comments:- Object The proposed rear boundary wall, if permitted, would result in a visually intrusive feature that would appear over dominant to the existing adjoining gardens whose 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 properties overlooking and adjoining.  As such it is considered that this element of the proposal is contrary to policy EP3 of the SBD local plan.

The garden has already been decimated over the last few months and tons of vegetation has been removed along with many mature trees which have been taken out, allowing this wall will mean that the surrounding gardens will be undermined.  The Townscape Character Study part 3.3 applies.

PL/23/0404/KA Stoke Poges Memorial Gardens, Church Lane, Stoke Poges, Bucks, SL2 4PB

T11 Cherry. – fell to ground level. T23 Sycamore – remove hazard beam at 7m to south to a secondary suitable growth point. T46 Lawson Cypress – fell to ground level. T47 Lawson Cypress – fell to ground level. T62 Yew – remove storm damaged wood. T157 Cherry Plum – fell to ground level.  T157 Silver Birth – fell to ground level. T186 Cherry – fell to ground level. T323 Laburnum – fell to ground level. T331 Crab Apple – Fell to ground level. A20 Lawson Cypress – fell to ground level. (Stoke Park Conservation Area).

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

PL/23/0421/FA Woodside, Templewood Lane, Stoke Poges, Bucks, SL2 4AN

Erection of first floor side extension, outbuilding in rear garden and boundary wall to the front of the property.

Parish Comments:- Object based on the Green Belt 50% rules. 

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 Townscape Character Study part 3.3 applies as this is a woodland road and the loss of vegetation damages the street scene significantly.

PL/23/0447/FA 32 Penn Meadow, Stoke Poges, Bucks, SL2 4EB

Single storey rear/side extension with flat roof.

Parish Comments: – No Comment

AMENDED PLANS

PL/22/4210/VRC Autologic Systems, Brockhurst Park, Rickmans Lane, Stoke Poges, Bucks, SL2 4AF

Variation of condition 8 (approved plans) of pp PL/19/3391/DE (Application for reserved matters following outline pp 17/01996/OUT Redevelopment of site to provide three detached dwellings with detached garages) for access, appearance, landscaping, layout and scale) to allow for changes to landscaping and the addition of fencing, brick walls and gates.

Amendments to proposed boundary treatments.

Parish Comments: – Object, policies EP3 (e) & (f) 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.

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.

By way of design, in the context of the sites surroundings, the proposed 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.

NOTED TREE PRESERVATION ORDER

TPO/2022/0006/SOUTH Land at Meadow View, Duffield Lane, Stoke Poges, Bucks, SL2 4AH

Tree Preservation Order 2022, No 0006 of 2022 South, Notice of Confirmation

NOTED

APPENDIX 3 - PLANNING DECISIONS

PL/22/3829/VRC Spring Cottage, Stoke Wood, Stoke Poges, Bucks, SL2 4AU

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

Parish Comments: – Object.  Building a new house and leaving the existing is contrary to GB11.  We have insufficient information because there is no location plan showing where the proposed house will be sited. Should the council be minded to approving the variation who will ensure the existing house is demolished and the plot not subdivided.

Herby Permits

PL/22/3203/FA 1 Elderfield Road, Stoke Poges, Bucks, SL2 4DE.

Part two storey/ part single storey side/rear extension, front porch, loft conversion with side dormer window and 2 front, 2 rear and 1 side roof lights, changes to doors and windows.

Parish Comments: – Object.  We refer to a previous application PL/22/0653/FA which was withdrawn.  We believe that our comments also apply to this new application which were:-

Parish Comments: – Object. Policies EP3 (a),(b), (c), (d), H9 (a) & (b),  & EP5 (a), (b), (c).  H11 (a), (b), (c), (g).  This proposed development is, we understand, approximately a 200 percent increase in size of present dwelling.  The proposed development, by virtue of a combination of 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.  Contrary to 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. 

We still believe the above applies particularly H9, H11 and EP3 and we have grave concerns about the 7 windows which will overlook number 3 Elderfield Road.  We believe the proposed will have a detrimental effect and they will lose all of the privacy into their property and feel Appendix 7.2 and 7.3 apply.  The proposed would be over dominant on the street scene and because it is on top of a hill it will look down into several other properties in addition to number 3.

WITHDRAWN

PL/22/2633/FA The Clock House, Park Road, Stoke Poges, Bucks, SL2 4PE

Erection of outbuilding following demolition of pool shed and billiards room outbuilding.

Parish Comments:-  No Comment other than ensuring this conforms to the Green Belt 50% rules.

Hereby Permits

PL/22/2634/HB The Clock House, Park Road, Stoke Poges, Bucks, SL2 4PE

Listed Building Consent for: – Erection of outbuilding following demolition of pool shed and billiards room outbuilding.

Parish Comments:-  No Comment other than ensuring this conforms to the Green Belt 50% rules.

Herby Permits

PL/22/3520/FA Top Cottage, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX

Part single, part two storey side and rear extension, demolition of garage and construction of garage with a space above.

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

Object, Policies EP3, H9 (a) & (b) and H11apply, along with the NPPF section 12 paragraph 127 (c).  

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 to the detriment of its appearance and character and contrary to the content of the South Bucks Townscape Character Study. Which refers to informal asymmetrical architectural style properties under page 158 section 11.45.

The current usage of the access drive/track is limited and the potential of vehicle usage if allowed will entirely overload capacity.  TR5(c) & H11 (e) apply.

The above policies all still apply as well as the NPPF section 16 – 184, 185, 190 & 193 and the Core Strategy Section 8. 

This property is subject to an NDHA, Top Cottage and Little Chesters have group value under an NDHA, therefore this development would significantly harm the NDHA pairing meaning this group value would no longer exist!

We do feel that buildings of such value are a rarity and therefore should be persevered. The internal alterations are just as important as the external alterations in this case as such things as fireplaces for example are a reflection of an Arts and Crafts style house.

We note there is no ecology or biodiversity report attached to this application. The area of proposed development sits with in the area CP9 therefore we believe it is necessary to thoroughly assess any negative impacts.

The applicant has failed to acknowledge that this dwelling along with Little Chesters are a paired NDHA, great importance has been added to the pairing, the application is miss leading.  We also note that this proposal is a 300% increase on the existing footprint, such an increase would detract from the pairing and the increase would mean that the pairing is at odds with the balance of two Arts and Crafts designed houses.

No Ecology Report has been submitted with the application. As such, there is insufficient information to demonstrate that the proposal would conserve and enhance biodiversity; the application is therefore contrary to policy CP9 of the South Bucks Core Strategy (adopted February 2011) and the requirements of the NPPF and NPPG.

Herby Permits

PL/22/4425/FA 1 Wakefield Crescent, Stoke Poges, Bucks, SL2 4DF

Loft conversions with side dormers. (Retrospective)

No Parish Comments as only just received before being withdrawn.

WITHDRAWN

PL/22/4139/FA March Cottage, Bells Hill, Stoke Poges, Bucks, SL2 4DY

Part two, part first floor side/rear extension, new entrance door and front porch extension and window/door alterations, the addition of a roof light to rear elevation and removal of existing car port and the removal of the front elevation roof light.

Parish Comments: – No Objection subject to the Green Belt 50% rules.

Hereby Permits

PL/22/4288/FUL 3 Home Farm Way, Wexham, Bucks, SL3 6NZ

First floor side extension and ground floor store conversion to habitable space.

Parish Comments: – No Comment

Herby Permits

PL/22/4092/FA Hornbeam Cottage, Rickmans Lane, Stoke Poges, Bucks, SL2 4AF

Single storey side extension and alteration of roof line to change from hip to gable with the addition of a dormer window to north elevation.

Parish Comments: – No Comment

WITHDRAWN

PL/23/0420/FA Moonraker, Park Road, Stoke Poges, Bucks, SL2 4PJ.

Erection of outbuildings for the care and rehabilitation of small animals including reptiles, marsupials, flightless birds and small mammals (Part Retrospective).

No Parish Comments as only just received before being withdrawn.

WITHDRAWN

PL/22/4293/TP 17 Freemans Close, Stoke Poges, Bucks, SL2 4ER

T1 Lime – remove (TPO/SBDC/2003/12)

Parish Comments: – No Objection subject to the Tree Officer report

Hereby Grants Consent

PL/22/4341/TP 32 Freemans Close, Stoke Poges, Bucks, SL2 4ER

T1 Scots Pine – fell; T2 Scots Pine – fell: T3 Scots Pine – fell. (SBDC, TPO No 12, 2003, G7)

Parish Comments: – Object to the loss of three perfectly healthy trees, there is no information to that they are not healthy so we refer to the Tree Officers report.

Hereby Refuses Consent.

PL/22/4342/TP 6 Fircroft Close, Stoke Poges, Bucks, SL2 4DS.

T1 Douglas Fir Tree – Remove lower limb (SBDC TPO No. 12, 1974)

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

Hereby Grants Consent

PL/22/4050/PNE The Lodge, Park Road, Stoke Poges, Bucks, SL2 4PJ

NOV 22 – Notification under the town and country planning (General Permitted Development) Order 2015, part 1 of schedule 2 Class A for a Single storey rear extension (depth extending from the original wall of 8.0 meters, maximum heigh 3.0 meteres, eaves height 2.8 meters.

WITHDRAWN

PI/22/4037/SA The Lodge, Park Road, Stoke Poges, Bucks, SL2 4PJ

DEC 22 – Certificate of Lawfulness for proposed 2 storey rear extension.

WITHDRAWN

PL/22/3946/SA The Lodge, Park Road, Stoke Poges, Bucks, SL2 4PJ

NOV 22 – Certificate of Lawfulness for proposed single storey rear infill extension.

WITHDRAWN

PL/22/4038/SA The Lodge, Park Road, Stoke Poges, Bucks, SL2 4PJ

DEC 22 – Certificate of Lawfulness for proposed single storey side extension.

Hereby Certify.

ENFORCEMENTS

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APPEALS

PL/22/2537/FA Boundary Meadow, Collum Green Road, Stoke Poges, Bucks, SL2 4BB

Erection of new dwelling following demolition of existing house and outbuildings.

Parish Comments: – Object, our previous comments apply which were: –

We believe that EP3 and H9 and 3.3 of the Bucks Townscape Study apply to this proposed replacement dwelling.

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.  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 Collum Green Road, to the detriment of its appearance and character and contrary to the content of the Sough Bucks Townscape Character Study.

The replacement house as proposed is shown to be a large and bulky building, aggressively symmetrical and monolithic in appearance.  The detailing would appear to be out of place in this semi-rural Lane.  Although the plot is large and allows reasonable gaps to both side boundaries, the proposed house would appear overlarge and out of keeping with its surroundings and with the character of the area.  The building would be at odds with the character of this residential area.  In terms of design and scale, the proposed replacement dwelling is not considered to accord with the principles set out in policies EP3 and H9 of the South Bucks District Local Plan and the standard of design would not comply with the advice in the National Design Guide.  The development would, therefore, fail to accord with the guidance set out in the NPPF.

This proposal would, by virtue of the resultant size and scale of the building when considered in relation to the original building 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.  As such, the proposal is contrary to policies GB1, GB10 of the South Bucks District Local Plan which seeks to ensure that dwellings within the Green Belt are, inter alia, of a small scale in relation to the size of the original dwelling, and to Section 9 of the NPPF (Protecting Green Belt Land).

The Parish Council is currently in the process of preparing a Neighbourhood Plan and the house currently on this plot has been identified.

In addition to the previous comments, we refer you to the NPPF Paragraph 145 (d) & (g).  Also, the Ecology reports show that bats were present in the roof of the house which sadly has now been demolished, we would like to know what provision has been made to re-house those bats which should have been protected.

The Parish Council is in the process of compiling its Neighbourhood Plan along with a list of potential NDHA properties and this house was on the list!!!

Hereby Refuse Permission

Written Reps by 14/3/23

PL/22/3359/PAHAS Heatherset, Farthing Green Lane, Stoke Poges, Bucks, SL2 4JH

Notification under the Town and Country Planning (General Permitted Development) Order 2015, Amendment to Part 1 of Schedule 2 Class AA for additional storey to existing dwellinghouse (maximum height increase 2.7 meters)

Parish Comments: – Object. Totally out of keeping, Policies GB10 (a) (b) (c) & (d) apply as well as EP3. 

By way of design, in the context of the sites surroundings, the proposed replacement 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.

This property is already extended and we would ask that you are mindful of the Green Belt 50% rules.

Hereby Refuses Prior Approval Permission

Written Reps under Householder Appeals Service.

Meeting ended at 9.36pm