Stoke Poges Parish Council

Planning Committee - Meeting Minutes

Monday 25th April 2022

Table Of Contents

Introduction

MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON25 APRIL 2022 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 and Cllr Knox-Scott

Also present: Consultants for Wexham Springs, 3 residents.

Minutes taken by: Cllr Crocker.

Agenda Items

118/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.

A presentation was given by the consultants for the proposed development at Wexham Springs.

3 members of public were here to listen to the outcome on application PL/22/0730/FA

119/PL/22 Apologies for Absence

APOLOGIES were received from Cllr Finan, Mr Harris, Mr Rawlings and Mrs Simmonds (Clerk).

120/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.

Cllr Bassi declared an interest in the presentation given by consultants for Wexham Springs.

121/PL/22 Minutes

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

122/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.

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

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

124/PL/22 Correspondence.

None

125/PL/22 Meeting Equipment

To discuss whether we need further equipment to run the planning meetings efficiently. RESOLVED to agree to bring back to next meeting due to lack of members.

126/PC/22 CIL Training

Cllr Carter and Cllr Crocker updated on recent CIL training agreed to make an application to County.

127/PL/22 Neighbourhood Plan

Update given following scoping meetings.

128/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.

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

130/PL/22 NOTED Next meeting date:  16 May 2022

APPENDIX 1 - DELEGATED DECISIONS

APPENDIX 2 - NEW PLANNING APPLICATIONS RECEIVED

PL/22/0925/TP 2 Fircroft Close, Stoke Poges, Bucks, SL2 4DS

T1 Liquid Amber reduce by approximately 50%, leaving a final height of 14-15 meters and install a cobra brace, leaving the existing brace in situ.  (TPO/BD/1974/12).

Parish Council Comments:   

Subject to the Tree Officer’s report

PL/22/0910/FA The Nonsense House, West End Lane, Stoke Poges, Bucks, SL2 4NE

Single storey side extension.

Parish Council Comments:   

No Comment

PL/22/0705/FA West End House, West End Lane, Stoke Poges, Bucks, SL2 4NE

Retrospective application for roof alterations to first and loft floor extensions permitted by planning permission PL/19/4255/FA.

Parish Council Comments:   

No Comment

PL/22/0880/FA Brynawelon, Hollybush Hill, Stoke Poges, Bucks, SL2 4PX

Single storey rear extension.

Parish Council Comments:   

No Comment

PL/22/0922/FA 9 Penn Meadow, Stoke Poges, Bucks, SL2 4EB

Single storey rear extension and changes to windows at side elevation.

Parish Council Comments:   

No Comment

PL/22/0730/FA 16 Duffield Lane, Stoke Poges, Bucks, SL2 4AB

Remodelling of existing dwelling with two storey front, side and rear extensions, front dormer window, side rooflights and single storey detached outbuilding in rear garden, front boundary walls, side gate, alterations to driveway and vehicular access.

Parish Council Comments:  

Object

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

We believe that this development is contrary to EP3, H9, H13 for both the redevelopment and the garden room.

We also believe that Appendix 8 2.1, 2.2, 3.1, 5.1, 7.1, 7.2, 8 and 9 (garden room) apply.

We are extremely concerned that the garden room will be used as an annex to the main house and if this is the case then we believe that H12 also applies.

We believe that it would be difficult to turn down applications of this nature in the future. 

We would point out that the proposed development is opposite a Conservation Area.

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 Duffield Lane, to the detriment of its appearance and character and contrary to the content of the Sough Bucks Townscape Character Study.

The proposed extensions would result in the creation of a large, bulky and unattractive structure.  The extended dwelling would be lacking in pleasing proportions and would fail to respect the traditional character of the existing dwelling.  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 the advice in Appendix 8 of the Plan. 

The proposed front boundary wall, if permitted, would result in a visually intrusive roadside 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 on the street scene.  As such it is considered that this element of the proposal is contrary to policy to EP3 of the South Bucks District Local Plan.

By way of design, in the context of the site surroundings, the proposed redevelopment of the house and drive 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 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.

The proposed redevelopment is shown to be a large and bulky building and the detailing would appear out of place in this road.  The proposed house would appear overlarge and out of keeping with its surroundings and with the character of the area, designated a Woodland Road.  It would result in an unduly bulky appearance that would be at odds with the character of this residential area.

The proposed landscape with lighting we believe is detrimental to this semi-rural area which is directly opposite Conservation and Green Belt land.  We refer you to the Dark Skies guidance.

The Ecology report states that there are no hedgerows associated with this redevelopment.  This is untrue.  It should also be noted that many trees have already been chopped down.

With regard to Habitats it is opposite a Conservation Area.  Also, it is close to a stream.

The Parish Council Planning Committee would urge that you do a site visit to see what is already happening on the site.  We will also be seeking to call the proposed development in.

PL/22/1159/TP Shiva, Stoke Court Drive, Stoke Poges, Bucks, SL2 4LU

Acer T1 – Fell (TPO/SBDC/2010/11)

Parish Council Comments:   

Subject to the Tree Officer’s report

PL/22/1042/FA Boundary Meadow, Collum Green Road, Stoke Poges, Bucks, SL2 4BB

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

Parish Council Comments:   

Object

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 Duffield Lane, 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 terns 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.

NOTED AMENDED PLANS

PL/21/3700/FA Samovar, West End lane, Stoke Poges, Bucks, SL2 4NA

Two storey side, single storey front and attached garage incorporating dormer windows and living space above.

AMENDED PLANS AND CHANGE IN DESCRIPTION

ORIGINAL COMMENTS WILL BE TAKEN INTO ACCOUNT BUT CAN COMMENT FURTHER BY 27 APRIL 2022

NOTED APPENDIX 3 - PLANNING DECISIONS

PL/22/0279/TP Asees, West End Lane, Stoke Poges, Bucks, SL2 4NA

T1, T2 and T3 Scots Pine Fell (TPO/SBDC/2012/27)

Parish Comments:-  Object to the removal of healthy trees with TPO’s. The applicant has given no reason for removal. West End Lane is classified as a Woodland Road therefore removal of trees and soft hedges is seen as damaging to the street scene.

Hereby Grants Consent.

PL/21/4543/FA Boundary Meadow, Collum Green Road, Stoke Poges, SL2 4BB

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

Parish Comments:-  Object over the Green Belt 50% Rules.  Policies GB10, GB11, H9, EP3 & GB1 all apply.  This style and design of property is not in keeping in this Green Belt area.  This is not compatible with the street scene and will act as a precursor.  If permission were given this should ensure that the garage and outbuildings are considered with the 50% rules.

WITHDRAWN

PL/21/4525/FA Building A, Sefton Park, Bells Hill, Stoke Poges, Bucks, SL2 4JS

Removal of existing window and replace with door, remodelling of low brick wall to create level access with handrails, paved surface and tactile paving, installation of glazed porch canopy.

Parish Comments: – No Comment

Hereby Permits

PL/22/0363/FA 78 Hazell Way, Stoke Poges, Bucks, SL2 4DG

Single storey front and rear extensions.

Parish Comments: – No Objections to the plan although we have concerns about the proximity of a tree to the proposal which we believe the applicant has failed to include. Looking on Google Maps we believe a tree to be 13.5m from the proposal. We also note this has been highlighted by a resident’s letter of objection

Hereby Permits

PL/21/4604/FA The Ledgers, Park Road, Stoke Poges, Bucks, SL2 4PG

Application to define three separate and individual curtilages associated with The Ledgers, The Studio and The Annex.

Parish Comments: – Object, Policies H12(F), H13(a) (c) & (d), GB2(g) 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 Green Belt, which the Planning Authority would find increasingly difficult to resist and which, cumulatively, would further seriously prejudice the openness of the Green Belt and the aims and objectives of the Green Belt Policy.”

Policies relating to this application are as above as well as GB10 (a), GB11, GB1 (e), Appdx 8, 8.1 and 9.3.  The NPPF Page 42, 143, 144 and 145 (c) & (g). H12 (a).

In addition, there would be an increase in the level of domestic paraphernalia within each cartilage which would have an urbanising effect in the Green Belt. As such, the proposed development constitutes inappropriate development in the Green Belt which is, by definition, harmful to the Green Belt. A case of very special circumstances sufficient to outweigh the harm to the Green Belt has not been submitted. The development is therefore contrary to Section 13 of the National Planning Policy Framework and Policy GB1 of the South Bucks District Local Plan (1999).

We believe that this applicant should not have received a certificate of lawfulness in the first place and that this is now subject to a legal matter.  We do not agree that the curtilage should be split. It should remain as one curtilage.  We fundamentally disagree with the division of the plot which would not harmonise with surrounding plots that area of a generous size. 

Looking at examples in the locality where houses have been replaced with apartments, they still only have one shared curtilage.

We would also have concerns over the extra green area shown on the plan as the application refers to three dwellings. Is this about to become a fourth curtilage??

WITHDRAWN

PL/21/3920/FA Beltrees, Park Road, Stoke Poges, Bucks, SL2 4PA

First floor side extension.

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

Hereby Permits

PL/22/0055/FA Landsdowne House, Templewood Lane, Stoke Poges, Bucks, SL2 4DA

Part two storey/part first floor side/rear extension and outbuilding in side garden.

Parish Comments: –  Object, Green Belt 50% rules 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 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)

Hereby Permits

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.

Hereby Refuse Permission

NOTED ENFORCEMENTS

Land Adjoining Stoke Grange, Fir Tree Avenue, Stoke Poges, Bucks – Issues 17 March 2022

APPEALS

Meeting ended at 9.35pm.