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Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 21st March 2022


Table Of Contents


Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON21 MARCH 2022 AT 7.30PM IN THE LIONEL RIGBY ROOM AT THE VILLAGE CENTRE, ROGERS LANE, STOKE POGES, SL2 4LP

Present:  Cllr Crocker (Chair), Cllr Bassi, Cllr Finan & Mr Rawlings, Mr Duncombe, Mr Harris

In Attendance:- Deputising – Cllr Knox-Scott

Apologies for absence: Cllr Carter, Mrs J Simmonds (Clerk)        

Agenda Items

106/PL/22 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.

One member of public came to listen to comments for PL/22/0653/FA.

107/PL/22 Apologies for Absence

APOLOGIES were received from Cllr Carter and Mrs J Simmonds (Clerk)

108/PL/22 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

109/PL/22 Minutes

RESOLVED to approve the Minutes of the Planning Meeting held on 21 February 2022 which were signed by the Chairman.             

110/PL/22 Planning Applications

  1. RESOLVED To approve delegated decisions submitted for Planning Applications for which the response date was prior to this Committee Meeting. See Appendix 1.
  2. RESOLVED To consider and formulate a response to new Planning Applications received. See Appendix 2. Plus amended plans for information only.

111/PL/22 NOTED Planning Decisions, Enforcements and Appeals.

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

112/PL/22 Correspondence.

Email from Ed Cuell of Waldon Telecom on behalf of Cornerstone and Telefonica with regards to a proposed telecommunications site to be located at Stoke Poges Lane SW, Manor Park, Slough SL1 3LN (NGR: 497410, 181880).  It mentions consultation letter and drawings but these were not attached.

113/PL/22 Meeting Equipment

Due to the planning portal being down for maintenance it was not possible to trial this method of working.  The Chair, Cllr Crocker has written to Bucks Council to complain about absence of notice of the website being taken down.

114/PL/22 Neighbourhood Plan

Updates and to make any decisions following scoping meetings.- No update.

115/PL/22 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.

116/PL/22 NOTED Outstanding Enforcements See Appendix 4.

117/PL/22 NOTED Next meeting date: 25 April 2022

APPENDIX 1 - DELEGATED DECISIONS

APPENDIX 2 - NEW PLANNING APPLICATIONS RECEIVED

PL/22/0492/FA Rotherfield, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EJ

Part two storey/part single storey rear extension, first floor side extension, attached double garage to front, hip to gable front roof extension, gable to hid side roof alteration, 4 front and 3 rear dormers in existing roof and changes to windows.

Parish Comments:-  Object.  Previous comments apply, which were:- Object: Policies EP3 (a), (b) & (c), H9 (a) & (b) all 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 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. 

We believe that this house is of merit (NDNA) in the street scene and is irreplaceable, should this development be approved we believe it will act as a precursor to further similar applications.

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.

PL/22/0466/FA 99 Rogers Lane, Stoke Poges, Bucks, SL2 4LP

Demolition of bungalow and garage and erection of detached dwelling with new access and drive position with surface parking and boundary fences.

Parish Comments:-  Object.  Previous comments apply, which were:- Object: Policies C1 (a), EP3, H9  all apply.

The new house would appear over dominant, obtrusive and as such would have an impact on the street scene and the visual amenities of the area.   This proposal would likely be likely to act as a precursor for similar types of development which the local authority would find it increasingly difficult to resist.

PL/22/0535/HB The Clock House, Park Road, Stoke Poges, Bucks, SL2 4PE

Listed building consent for erection of outbuilding and gates following demolition of existing pool shed and billiards room outbuilding.

Parish Comments:-  No comment

PL/22/0534/FA The Clock House, Park Road, Stoke Poges, Bucks, SL2 4PE

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

Parish Comments:-  No comment

PL/22/0392/FA Land of The South-West side of Park Road, Stoke Poges, Bucks.

100 solar panels to be installed on the land adjacent to Manor House, Solar Battery storage to be house within existing pool outbuilding.

Parish Comments:-  Object.  The application site is a Grade 2 Registered Park and is located within the Conservation Area and Metropolitan Green Belt as defined in the South Bucks District Local Plan (adopted March 1999) and within the Green Belt and therefore would be considered as inappropriate development.  We refer you to the Gardens Trust document with which we totally agree.  Policy C1 (a) and (b) 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.  We refer also to former application PL21/1327/SA which was refused.

PL/22/0426/FA Vanbrugh House, Fir Tree Avenue, Stoke Poges, Bucks, SL2 4NN

Repositioning of 2 dormer windows to the front elevation and installation of 3 former windows to the rear.

Parish Comments:-  No comment

PL/22/0627/FA Anerley, Bells Hill, Stoke Poges, Bucks, SL2 4EG

Single storey rear and side extension and conversion of existing garage to habitable.

Parish Comments:-  No comment

PL/22/0652/VRC  Carrillon. Hollybush Hill, Stoke Poges, Bucks, SL2 4PX

Variation of conditions 12 (first floor windows) and 13 (approved plans) of planning permission PL/19/4006/FA.  (Erection of detached house and new vehicular access adjacent to existing house) to allow for changes to first floor windows and internal layout.

Parish Comments:-  No comment

PL/22/0653/FA 1 Elderfield Road, Stoke Poges, Bucks, SL2 4DE

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

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. 

PL/22/0690/FA Blue Bell Cottage, 77 Rogers Lane, Stoke Poges, Bucks, SL2 4LW

Demolition/part demolition of single storey side and rear extension and new part single, part two storey rear and side extension.

Parish Comments:-  No comment

AMENDED PLANS FOR INFORMATION

NOTED APPENDIX 3 - PLANNING DECISIONS

PL/21/4514/FA Blue Bell Cottage, 77 Rogers Lane, Stoke Poges, Bucks, SL2 4LW

Demolition of existing single storey side and rear extensions, new part single, part two storey rear and single storey side extensions.

Parish Comments:- No Comment.

WITHDRAWN

PL/21/4616/FA Spring Cottage, Stoke Wood, Stoke Poges, Bucks, SL2 4AU

Demolition of existing house and erection of new dwelling.

Parish Comments: – No Comment

Hereby Permits

PL/19/2617/FA 7 Red Lion Cottages, Stoke Green, Stoke Poges, Bucks, SL2 4HP

Vehicular access and construction of hardstanding for one vehicle (part retrospective).

Parish Comments:-  OBJECT Policies C1 (a) No. 2, C1 (b) No. 7, C6 (a), (b), (c), (d) & (e) all apply!   With reference to the County Council Highways stating there are no parking restrictions on Stoke Green is completely wrong, the whole road is subject to double yellow lines making this report incorrect!!

Hereby Permits

PL/21/0556/FA Rotherfield, Gerrards Cross Road, Stoke Poges, Bucks, SL2 4EJ

Construction of two and a half storey dwelling with link attached triple garage and associated amenity following demolition of existing dwelling with integral garage an demolition of detached single garage.

Parish Comments:-  Object previous comments apply which were:-  Object: Policies EP3 (a), (b) & (c), H9 (a) & (b) all 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 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.   

The proposed detached double garage, by virtue of its height scale and siting, would appear unduly prominent and detrimental to the character and appearance of the street scene and the locality in general, and would therefore be contrary to Policies EP3 and H13of the SBDC Local Plan (adopted March 1999)

We believe that this house is of merit (NDNA) in the street scene and is irreplaceable, should this development be approved we believe it will act as a precursor to further similar applications. 

We do not believe that the neighbouring properties have been notified and we have alerted the planning officer and we can see no evidence of consultees on the planning portal.

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.

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.

WITHDRAWN

PL/21/4476/FA Land adjacent to 29 Decies Way, Stoke Poges, Bucks.

Erection of dwellinghouse.

Parish Comments: – Object, over dominant.  Policies EP3 (a), (b), (c), (d), (f), H9 (a) & (b), EP5 (a) & (b) apply.

Decies Way is a typical small cul-de-sac with modest size houses comprising of a mix of maisonettes, small two storey flats and terraced houses.  A six bedroomed detached house does not sit well within the size of the plot. Surrounding roads such as Penn Meadow and Sefton Close do not have any three-story houses therefore this proposal will be incongruent within this vicinity. We also believe that this house will cause overlooking affecting privacy.

With regards to the planting scheme outlined in the application, which we presume is to soften the proposed development and add some privacy to surrounding houses, we communicated with Buckinghamshire Council Planning and Enforcement on another recent application where the planning approval was subject to a conditional planting scheme. This scheme has not been delivered. The response from Enforcement was as follows:

‘We see that there is concern specifically in relation to the lack of planting along the northern boundary. In order to assess whether it is expedient for us to enforce this breach of condition, we have to look at the reason the condition was imposed.

 On this occasion it was imposed to provide a suitable amenity for the development. Having assessed the development, and the works undertaken, we agree with the case officer’s decision that the lack of planting along this boundary does not result in a poor amenity for the development.

 For this reason, there is no planning harm from the breach and therefore we are not in a position to take action. Whilst the lack of planting is a shame, given the small area available, it is unlikely that any planting would be substantial enough to have any significant impact on the scheme when viewed in the context of the entire development’.

Hereby Refuse Permission

PL/21/4500/FA 58 Hazell Way, Stoke Poges, Bucks, SL2 4DG

Single storey rear/side extension.

Parish Comments:-  No Comment

Hereby Permits

PL/21/4727/FA 14 Penn Meadow, Stoke Poges, Bucks, SL2 4EB

Two storey side, part two storey and part single storey rear extensions and changes to windows.

Parish Comments: – No Comment

Hereby Permits

PL/22/0022/FA 72 Hazell Way, Stoke Poges, Bucks, SL2 4DG

Part two, part first floor side/rear extension and single storey rear extension.

Parish Comments:- Object: Policies EP3, H9 and EP5 apply.

Google Earth shows the proximity of trees to the development is undermined.

This proposal, together with previous extensions that have been carried out to the dwelling house would, by virtue of the resultant size and scale of the building when considered in relation to the original building and its potentially intrusive impact upon its setting in the landscape, contribute to the erosion of this street which compromises of modest semi-detached houses.

The double storey aspect is intrusive and overlooking number 74.  There is already a bungalow in the back garden which we believe is habitable.

Hereby Permits

PL/21/4643/FA Hillsborough, Duffield Lane, Stoke Poges, Bucks, SL2 4AH

Part two storey, part single storey rear and side, first floor side and single storey front porch extensions and changes to windows.

Parish Comments: – No Comment

Hereby Permits

PL/21/4863/HB Old Tiles, Stoke Green, Stoke Poges, Bucks, SL2 4HN

Listed building consent for internal alterations to the first floors of the property, the removal of two windows and all associated works.

Parish Comments: – No Comment

Hereby Permits

PL/21/4862/FA Old Tiles, Stoke Green, Stoke Poges, Bucks, SL2 4HN

Removal of two windows and all associated works.

Parish Comments: – No Comment

Hereby Permits

PL/22/0072/VRC Pine Ways, Grays Park Road, Stoke Poges, Bucks, SL2 4JG

Variation of condition 5 (Permitted development rights) of planning permission 08/01662/FUL (Two storey front/side extension and single storey rear extension) to allow for the re-instatement of permitted development rights.

Parish Comments:-  Object based on being in the Green Belt. Permitted Development rights were removed for good reason, so we feel this should remain in order to protect the spaces and bulk of houses on this road.

Hereby Permits

PL/21/4795/TP Pine Ways, Grays Park Road, Stoke Poges, Bucks, SL2 4JG

Evergreen Oak T1 – Reduce by approx. 3.5m.  Ash T2 – Fell. Ash T3 – Fell. Horse Chestnut T 4 – Reduce by approx. 3m. 1 x Scots Pine – Fell (TPO/SBDC/1990/13)

Parish Comments:-  Object to the removal of healthy trees especially with TPO’s on them!

WITHDRAWN

PL/22/0061/FA New Cottage, Templewood Lane, Stoke Poges, Bucks, SL2 4AN

Single storey and part first floor rear extensions, addition of a rear dormer and roof lights to the front and side elevations, additional windows to the front and side elevations, new portico and associated changes to windows and doors, external finish, double entrance sliding gate and rendered piers with railings between them.

Parish Comments:- Object Policies H9, EP4 (b) and EP3 apply as well as the Woodland Townscape Study item 3.3 regarding built forms.

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. This collective of semi-detached cottages are a key feature of this woodland road and as so have an positive impact on the historical heritage of smaller dwellings that are in keeping with a village.

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 core strategy page 59 parts 3.3.3 and 3.3.8 apply.  

The Ecology checklist has failed to be filled in correctly as stated no to hedgerows when clearly the are removing them!

WITHDRAWN

PL/21/3409/FA Harborgill, Park Road, Stoke Poges, Bucks, SL2 4PA

Boundary Wall (retrospective) and proposed vehicular access onto Church Lane.

Parish Comments:-  Object, Policies TR5 (c), EP3 (b), H9 (a), EP4 (b), GB1 (i) (ii) & (iii) all apply.  The development when constructed in relation to the original build is intrusive and the impact upon its setting in the landscape contribute to the erosion of the landscape.  This proposal, together with previous extensions that have been carried out to the dwelling house would, by virtue of the resultant size and scale of the building when considered in relation to the original building and its potentially intrusive impact upon its setting in the landscape, contribute to the erosion of the Greenbelt which, individually and when considered in the context of accumulation of other similar proposals, would detrimentally affect the aims objectives go the Greenbelt. As such, the proposal is contrary to Policies GB1 and GB10 of the SBDC Local Plan (adopted March 1999). 

This proposal, if permitted would be likely to act as a precursor of further applications for similar types of development within this part of the Greenbelt, which the Planning Authority would find increasingly difficult to resist and which, which, cumulatively, would seriously prejudice the openness of the Greenbelt and the aims and objectives of Greenbelt policy.

The proposed access would interfere with the free flow of traffic on the highway and cause a detrimental impact on highway safety. In addition, the dwelling benefits from an existing access point; a secondary access point would unnecessarily add to the danger and inconvenience inherent in accesses to the highway. The development is therefore contrary to the National Planning Policy Framework, Policy TR5 of the South Bucks District Local Plan, Buckinghamshire Council Local Transport Plan 4 (adopted April 2016) and the Buckinghamshire Council Highways Development Management Guidance document (adopted July 2018)

Hereby Permits

PL/21/4611/FA The Stoke Poges School, Rogers Lane, Stoke Poges, Bucks, SL2 4LN

Erection of single storey classroom building.

Hereby Permits

APPEALS

PL/21/1343/OA Spring Cottage, Stoke Wood, Stoke Poges, Bucks, SL2 4AU

Outline Planning Permission for construction of two detached dwellings (all matters reserved)

Parish Comments:-  Object.  Our comments for the previous refusal still apply which were:-

Parish Comments:-  Object, policy GB1 and GB11 apply as well as NPPF Clause 144 & 145.  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.  This proposal would, by virtue of the resultant size and scale of the buildings when considered in relation to the original buildings 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 of the South Bucks District Local Plan (adopted March 1999) which seek to ensure that extensions to 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 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 out building, 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, curtilage buildings, 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.

We do not accept the argument set out within the planning statement, concerning either limited infilling in villages, nor do we accept the premise that the site is well connected to the village of Stoke Poges.  Stoke Wood is not physically a part of the village.  The suggestion it is a 30 minute walk from the village centre is an exaggeration for most people.

In addition we still Object as this will set a precedent for other infill developments.  Policies GB1, GB2 and NPPF Section 13 applies.

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 policyThe application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances.  Also 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, curtilage buildings, 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.

Appeal due to Secretary of State due to Buckinghamshire Council failing to determine the application with the statutory period.

Written Reps by 5 January 2022.

Appeal Dismissed

Meeting ended at 8.37pm