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Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 20th November 2023


Table Of Contents


Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 20 NOVEMBER 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, Cllr Finan, Mr Harris, Cllr Knox-Scott and Mr Rawlings

In Attendance: Mrs J Simmonds (Clerk)

Also Present: - 4 Members of Public.

Agenda Items

076/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.

Two members of public attended as the adjoining neighbour of application number PL/23/3562/FA they discussed the application with the committee. The other two members of public live in the same road and were here to listen to comments. It was agreed to bring that application forward to the beginning.

077/PL/23 Apologies for Absence

None

078/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

079/PL/23 Minutes

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

080/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.

081/PL/23 Planning Decisions, Enforcements and Appeals.

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

082/PL/23 Councillors/Members Update

None

083/PL/23 Correspondence.

NOTED Email from resident regarding property at Elderfield Road.

084/PL/23 Neighbourhood Plan

Update given after regulation 14 process which is now implemented. Working party have gone through the statutory and the resident’s responses and are compiling replies with the consultant. The Parish Council can now start using the Neighbourhood Plan when compiling comments.

085/PL/23 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.

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

087/PL/23 NOTED Next meeting date: 11 December 2023

Meeting ended at 9.29pm.

APPENDIX 1

DELEGATED DECISIONS

APPENDIX 2

NEW PLANNING APPLICATIONS RECEIVED

PL/23/3562/FA 61 Vine Road, Stoke Poges, Bucks, SL2 4DW.

Demolition and replacement with a new dwelling (part retrospective).

Parish Comments: - Object. Policies H9, H11 (a), (b), (c) & (d), EP3, Appendix 8 (5) 5.1, Appendix (6) 1.1, Appendix (3) 3.1, Appendix (6) C3, EP5 (a) & (b) all apply.  

Appendix 8 (5) 5.1 also applies: – Only two parking spaces are shown for a 4 bedroomed house which requires at least 3.

Under EP5 (a) and (b) The proposal is overdevelopment of the site, too big at the back and projects too far out which will impact on light into the neighbour’s conservatory and encroaches on their boundary therefore is over dominant.

We note there are inconsistencies with the drawings to scale with the adjoining property which have been highlighted to the architect, which makes the adjoining property look much larger than it actually is we believe this to be misleading, please see page 16 of the NPPF section 58 referring to enforcement and No 4-decision making when plans are not to scale.

The Ecology report says that no trees have been removed’ all trees have been removed during demolition.

Under H9 and EP3 special attention must be made to ensure that suitable materials that match the adjoining property. 

We would like to draw your attention to the approval summary in 2021 the Officers Report: -

1. The development to which this permission relates must be begin no 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. The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those of the existing building. (SM03) Reason: To safeguard the visual amenities of the area. (Policy EP3 of the South Bucks District Local Plan (adopted March 1999) refers.) 3. This permission relates to the details shown on the approved plans as listed below:

1. Due to the close proximity of the site to existing residential properties, the applicants' attention is drawn to the Considerate Constructors Scheme initiative. This initiative encourages contractors and construction companies to adopt a considerate and respectful approach to construction works, so that neighbours are not unduly affected by noise, smells, operational hours, vehicles parking at the site or making deliveries, and general disruption caused by the works. By signing up to the scheme, contractors and construction companies commit to being considerate and good neighbours, as well as being clean, respectful, safe, environmentally conscious, responsible and accountable. The Council highly recommends the Considerate Constructors Scheme as a way of avoiding problems and complaints from local residents and further information on how to participate can be found at www.ccscheme.org.uk. (SIN35)

PL/23/3149/TP 29 Freemans Close, Stoke Poges, Bucks, SL2 4ER.

T31 Oak – reduce by 2m, (TPO 12 of 2003)

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

PL/23/3390/FA Post Office Gardens, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EL.

Single storey part rear extension.

Parish Comments: - We believe that this property has had numerous extensions and is in the Green Belt so would like the Green Belt 50% rules to be taken in consideration.

PL/23/3408/FA Prestbury House, Templewood Lane, Stoke Poges, Bucks, SL2 4DA.

Side extension to existing garage.

Parish Comments: - We believe that this property has had numerous extensions and is in the Green Belt so would like the Green Belt 50% rules to be taken in consideration.

PL/23/3467/KA Little Mount, Duffield Lane, Stoke Poges, Bucks, SL2 4AA.

T1 Scots pine – reduce main lateral by 50% to relive tension on main union, remove failed limb back to source on top section; T2 Scots pine – cut sycamore branch away from trunk (Stoke Poges West End Conservation Area)

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

PL/23/3141/TP Dellamaire House, Park Road, Stoke Poges, Bucks, SL2 4PA.

T2 Douglas fir -Fell (TPO/SBDC/1998/37)

Parish Comments: - Object. We do not approve of felling a tree and the loss of a tree is unacceptable for no good reason, subject to the Tree Officers report.

PL/23/2716/FA Yew Tree Cottage, Wexham Street, Stoke Poges, Bucks, SL3 6NB.

Severance of detached building for use as a self-contained residential dwelling (retrospective) and formation of additional parking.

Parish Comments: - Object Policies H12 & H13 (a) both apply to the building before it was built. The previous reasons on your decision notice for previous application PL/20/0886/FA still apply which were: -

1. 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 conversion of the existing residential outbuilding, into a self-contained dwelling house, and use of the surrounding land as a separate residential curtilage would cause harm to the openness of the Green Belt and the purposes of including land within it by virtue of the increase in the density of housing, and the associated siting of domestic paraphernalia, permanent boundary treatments, and an increase in the intensity at which the site would be used, including vehicular movements and the parking of vehicles at the site. As such, the proposal constitutes inappropriate development within the Green Belt, which by definition is harmful. No very special circumstances have been advanced sufficient to warrant an exception to the normal operation of Green Belt policy. As such the proposal is contrary to policies GB1 and GB2 of the South Bucks District Local Plan (adopted March 1999) and section 13 (Protecting Green Belt Land) of the NPPF.

2. The creation of small independent dwelling would appear out of keeping with the prevailing character in this location. By virtue of its constrained plot size, density and form the proposed unit of residential accommodation cannot be considered compatible with the scale and generally spacious pattern of development in this rural location. The associated amenity space to the front of the dwelling is also considered to be positioned in an exposed location without reasonable privacy and would be substandard quality residential amenity space. The proposed development would adversely affect the character of the area and constitute poor design thus failing to meet the aspiration of the NPPF for the creation of well-designed places. As such, the proposal would adversely impact upon this existing character and appearance of the area, contrary to policies EP3 and H9 of the South Bucks District Local Plan (Adopted March 1999) refer) and Chapter 12 of the NPPF (2019).

3. The proposed development would result in an intensification of use of an existing access at a point where visibility is substandard and would lead to danger and inconvenience to people using it and to highway users in general. The development is therefore contrary to the National Planning Policy Framework, Buckinghamshire Council Local Transport Plan 4 (adopted April 2016) and the Buckinghamshire Council Highways Development Management Guidance document (adopted July 2018).

4. The applicant is not able to provide adequate provision for a satisfactory turning space within the site. The resultant reversing of vehicles onto or off of the highway would lead to conditions of danger and inconvenience to other highway users. The development is therefore contrary to the National Planning Policy Framework, Buckinghamshire Council Local Transport Plan 4 (adopted April 2016), the Buckinghamshire Council Buckinghamshire Countywide Parking Guidance Policy (adopted September 2015) and the Buckinghamshire Council Highways Development Management Guidance document (adopted July 2018).

5. The occupants of the proposal would add to the recreational disturbance of the Burnham Beeches Special Area of Conservation as the proposal would not contribute satisfactorily to mitigate its impacts in this respect. In the absence of a planning obligation to secure suitable strategic access management and monitoring, to the satisfaction of the Local Planning Authority, the proposal is contrary to Core Policy 9 of the Core Strategy and Section 15 of the NPPF

PL/23/3454/FA Brookdale, Bells Hill, Stoke Poges, Bucks, SL2 4ED.

Redevelopment of part of site to provide 2 semi-detached dwellings with associated parking and landscaping (partial amendment to pp PL/19/1470/FA)

Parish Comments: - Object, policies H9, EP3 and CP8 all apply. Overdevelopment. Our previous comments also apply: -Object! We object based on the parking issues as this will quickly become a densely populated site, Emergency vehicles could not get through.

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.

Our previous comments also apply: -Object! We object based on the parking issues as this will quickly become a densely populated site, Emergency vehicles could not get through.

PL/23/3164/EU The Park, Wexham Road, Wexham, SL2 5QR

Certificate of Lawfulness for existing use of the site for hosting weddings, events and conferences and the marquee buildings as operational development.

Not planning application.

Parish Comments: - No Comment

AMENDED PLANS

PLANS FOR INFORMATION ONLY

TREE PRESEERVATION ORDER

APPENDIX 3

NOTED PLANNING DECISIONS

PL/23/2926/PIP Land at Old Hill House, Framewood Road, Stoke Poges, Bucks, SL2 4QR.

Application for permission in principle for up to 5 detached dwellings.

Parish Comments: - Object. This is in the Green Belt and the Framewood Conservation Area. With reference to the Design and Access Statement 2.7, 2.8 and 2.13 this land is not located within the built form of the village or near any infrastructure, central services or transport links therefore is not considered as essential housing in order to maintain a balance of housing stock. There is no justification for this executive style housing in a gated development and is contrary to policy GB1. We do not believe that the applicant has demonstrated any exceptional circumstances.

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 application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances. house, and use of the surrounding land as a separate residential curtilage would cause harm to the openness of the Green Belt and the purposes of including land within it by virtue of the increase in the density of housing, and an increase in the intensity at which the site would be used, including vehicular movements within the Green Belt, which by definition is harmful. No very special circumstances have been advanced sufficient to warrant an exception to the normal operation of Green Belt policy. As such the proposal is contrary to policies GB1 and GB2 of the South Bucks District Local Plan (adopted March 1999) and section 13 (protecting Green Belt Land) of the NPPF.

Hereby Refuse Permission.

PL/23/2732/FA 19 Tubwell Road, Stoke Poges, Buckinghamshire, SL2 4JT.

Single storey front and side extension, part two, part single storey rear extension, demolition of the existing detached garage and the adjoining side store

Parish Comments: - No objection subject to the Green Belt 50% rules as this is a built form of the Green Belt.

Hereby Permits

PL/23/2650/FA Land West of Wexham Street, Stoke Poges, Buckinghamshire

Change of use of land to mixed use of storage and vehicle recovery yard (Retrospective)

Amended Plan Received 13/9/23.

Parish Comments: - Object Policies GB4, GB5, TR5 c & NPPF 143 and 174 all 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 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.

Hereby Refuse Permission

PL/23/2655/TP Palm Villa, 6 Stoke Court Drive, Stoke Poges SL2 4LT.

T2 yew - remove (TPO 2010/11)

Parish Comments: - Object.

The proposed removal of this tree would result in a significant loss of amenity value and has not been properly justified. The proposal negates the objectives of a Tree Preservation Order and to fell it has not been properly justified. The tree is still considered to be in good condition and the size or juxtaposition to dwelling is not sufficient reason to justify proposed work and until it significantly declines. This tree has an important amenity feature which makes a positive contribution to the local landscape. It is therefore considered that the proposed removal of this tree is unacceptable and contrary to Policy L10 of the South Bucks District Council Local Plan (Adopted March 1999)

Hereby Grants Consent

PL/23/2428/FA St Andrews Church Centre, Rogers Lane, Stoke Poges, SL2 4LN

Construction of new roofs over existing, with raised ridge height on raised walls.

Parish Comments: - No Comment.

Hereby Permits

NOTED ENFORCEMENTS

Notice EN/19/0633 - Snitterfield Farm – Breach of planning control: Alleged change of use without planning permission to a car workshop, 4 outbuildings being used for residential dwellings, two storey annex to the main dwelling built without planning permission. Notice takes effect on 30 August 2023 unless an appeal is made against it prior to that date.

19/10/23 Enforcement notice issued EN/19/0633

Appeal lodged: written reps by 30 November 2023

NOTED APPEALS

Land Adjoining Stoke Grange, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN – Issued 17 March 2022

Stoke Grange, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN.

Appeal made against above Enforcement stating the following: -

An appeal has been made to the Secretary of State against an enforcement notice issued by Buckinghamshire Council on 17 March 2022. A copy of the enforcement notice which sets out the alleged breach of planning control, reasons for issuing the notice and steps taken is attached for your attention. The appellant has appealed against the notice on the following grounds:

Ground (c) – that there has not been a breach of planning control.

Ground (d) – that, at the time the enforcement notice was issued, it was too late to take enforcement action against the matters stated in the notice.

Ground (f) – the steps required to comply with the requirements of the notice are excessive and lesser steps would overcome the objections.

Ground (g) – that the time given to comply with the notice is too short.

Appeal Dismissed.

PL/22/2802/FA 5 Chapel Cottages, Chapel Lane, Stoke Poges, Bucks, SL2 4QL.

Demolition of existing garage, outbuildings and garden structures and erection of single storey dwelling house.

Parish Comments: - Object Policy GB1 i & ii apply. This is totally out of keeping with its surroundings and the street scene, Can we draw your attention to the Core Strategy Core Policy 9 which applies.

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.

Hereby Refuses Permission

Written Reps by 27 November 2023