Chiltern District Council
Summary of Responses to the Consultation on the Residential Extensions and Householder Development Supplementary Planning Document - Public Consultation Document (March 2013)
August 2013
Version 1.0
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Contents
Introduction ...... 3
Who was consulted about the SPD and how were they consulted? ...... 3
Summary of main issues in the responses and addressing the main issues raised ... 4
Table 1: Summary of Responses to the SPD ...... 5
Appendix 1 List of organisations consulted about the SPD ...... 10
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Introduction
1. This document shows a summary of the main issues which were raised in the responses to the consultation on the Residential Extensions and Householder Development Supplementary Planning Document. – Public Consultation Document (March 2013). It also shows how the main issues have been considered, how the consultation was carried out and who was consulted. This document has been prepared following the Government’s regulations for producing SPDs1and in accordance with the Council’s Statement of Community Involvement. Who was consulted about the SPD and how were they consulted?
2. In total over 300 organisations and individuals were sent a letter / email about the SPD which asked them to make comments. A response form for making comments was available on the Council’s website. The organisations consulted included Town and Parish Councils in the District, revitalisation groups, local groups, organisations and individuals on the Council’s Local Development Framework consultation data base. To see a list of organisations who were consulted about the SPD see Appendix 1.
3. The consultation period for the SPD was 8 weeks from 8th April to the 7th June 2013. This timescale was chosen so as to correspond with the consultation period for the Delivery Development Plan Document. This time period therefore complies with, and significantly exceeds, the SPD regulations, which require that the consultation period has to be not less than 4 weeks.
4. The Council used various other ways to draw attention to the opportunity to make comments on the SPD. This included publication of the SPD on the Council’s website, provision of copies of the SPD in the Planning Services area of the Council’s reception, distributing copies of the SPD to eight libraries who serve the District area (including the four community libraries) and placing a press release in the local paper at the start of the consultation period.
1 The Town and Country Planning (Local Planning) (England) Regulations 2012.
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Summary of main issues in the responses and addressing the main issues raised
5. Twelve individuals/organisations made duly made responses on the SPD. Responses came from a variety of organisations. A list of those responding and a summary of their comments, together with a proposed response, can be found below in Table 1. Potential changes to the SPD are highlighted in the last column of the table.
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Table 1: Summary of Responses to the SPD
Respondent / Support / Object / Summary of Comment(s) CDC Response Possible Change to SPD? Organisation Comment / Not Received Specified (S/O/C/N) Network Rail Not specified As Network Rail is a statutory Comments noted but not relevant to No change needed undertaker please ensure that we the contents of the SPD. are consulted on all planning applications for extensions and householder development adjacent to our land and the operational railway. Highways Not specified The HA will be concerned with Comments noted but not relevant to No change needed Agency proposals that have the potential to the contents of the SPD. impact the safe and efficient operation of the SRN. We have reviewed the consultations and do not have any comments at this time. Health and Not specified Thank you for inviting the Health and Noted. No change needed. Safety Safety Executive to comment on the Executive above documents. Health and Safety Executive does not wish to submit any comments. Chiltern Support Thank you for consulting the Support welcomed. No change needed. Conservation Chilterns Conservation Board in Board connection with the above. The Board welcomes the production of the SPD and supports the document as drafted, particularly in connection with the prominence given to the need to adhere to the advice in the Chilterns Building Design Guide and the Supplementary Technical Notes on Flint, Brick and Roofing Materials.
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Respondent / Support / Object / Summary of Comment(s) CDC Response Possible Change to SPD? Organisation Comment / Not Received Specified (S/O/C/N) Amersham Support/Comment Overall, the guidelines are extremely Support is welcomed. Officers use No change needed. District useful. With regard to applications the 45 (and 60) degree diagrams Residents for extensions - a simple guidance that you have referred to as a guide Association on the 45 degree light line from the but non compliance may not centre of a window of a normal room necessarily lead to a development to the neighbour’s proposed building proposal being unacceptable. It is line –as in some of the Council’s old considered that the wording in the documents, will save lot of SPD addresses the issue of aggravation for both the parties – the concern. applicant as well as the neighbour! Natural Not specified We have no comments to make with Noted. No change needed. England regard to this SPD. Mr. Carl Object Hiding away behind planning With regard to flat roofs, it is Flat roofs p. 5 at the end of the first Skinner documents is no substitute for face acknowledged that modern building sentence add “although modern to face meetings. The document is materials have led to a greater life building materials and methods can very one sided and is based on span for flat roofs and the text will be improve both lifespan and personal opinion rather than adjusted accordingly to reflect this. It maintenance costs.” Government guidelines on planning. is also agreed to amend the text on More specifically, the statements crown roofs. In relation to amenity, it Crown Roofs p. 5 to read “Crown made on page 5 are incorrect in that is not agreed that the SPD is roofs can result in a building which 1. flat roofs no longer have shorter misleading. appears bulky and are not generally life spans than pitched roofs 2. crown encouraged. They frequently roofs aren’t bulky when designed indicate that a building span or properly and 3. with regard to footprint is too large. Crown roofs amenity, to suggest that past may however be acceptable in precedents do not play a large part in locations where the roof form would legal disputes is misleading. not be prominent, especially if there are other acceptable examples of crown roofs in the vicinity.”
No other changes needed.
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Respondent / Support / Object / Summary of Comment(s) CDC Response Possible Change to SPD? Organisation Comment / Not Received Specified (S/O/C/N) Robin A Support/ Object This document is generally well- Support welcomed. Crown Roofs p. 5 to read “Crown Bretherick and written and helpful. The criticism of roofs can result in a building which Fraser crown roofs is however ill-founded. Crown roofs – agree to modify the appears bulky and are not generally Kirkcaldy With regard to two-storey extensions, text. encouraged. They frequently in some circumstances consideration indicate that a building span or should be given to maintaining With regard to setting back the first footprint is too large. Crown roofs apparent space around a building by floor of a 2- storey side extension, may however be acceptable in setting back the first floor of a 2- roof alterations and large flat-roof locations where the roof form would storey extension (from the front) dormer windows, it is not considered not be prominent, especially if there rather than setting in 1m from the that the advice contained in the SPD are other acceptable examples of boundary e.g. for semis. With regard should be changed. The SPD is crown roofs in the vicinity.” to roof alterations to bungalows, it is guidance and for setting out key suggested that in many principles of design. For example, Include additional text on Areas of circumstances it is preferable to raise the SPD does not preclude the Little Change in Annex 2. the roof to form a two storey dwelling raising of a bungalow roof to form a than to add dormer windows. In full two-storey dwelling. No other changes needed. addition, large flat-roof dormer windows, if well detailed (and of a Comments on Residential Parking suitably modest scale) can be are noted but it is not considered visually acceptable on the front roof necessary to amend the SPD. slope, especially for larger detached houses. Inadequate parking, as a It is agreed that Annex 2 on result of expanding an existing Planning Constraints should include house, should only be an issue in reference to Areas of Little Change. exceptional circumstances. Annex 2 Planning Constraints should make reference to the fact that stricter constraints exist within Areas of Little Change. Mr. Adrian Object Objects to the relaxation of existing Changes to the planning regulations No change needed. Norris planning regulations relating to are undertaken by the Government residential and commercial and so beyond the scope of this development extension proposals SPD. The scope of this SPD does within Green Belt and within the not include replacement dwellings. AONB, other than one for one replacement of existing houses under the current rules for development within the Green Belt/ AONB. 7
Respondent / Support / Object / Summary of Comment(s) CDC Response Possible Change to SPD? Organisation Comment / Not Received Specified (S/O/C/N) Mrs Carole Object (2 ‘Significant tree’ should be defined The SPD provides guidance and it is Daylight and Sunlight pgs. 6 and 7 Powell representations) and the SPD made clear (including not considered necessary/ helpful to amend to just refer to Daylight. deleting text in Annex 2 allowing loss define ‘significant trees’ as this will where the benefits of the need to be considered in the context No other changes needed. development outweigh the loss) that of each case. protected trees should not be lost unless deemed unsafe by a The SPD should not repeat or specialist and where lost replaced. introduce policy. It is not appropriate Policy TW3 of the Local Plan should to include the information requested be included. which is available on the Council’s website. The SPD should state residential extensions should not include There is a presumption that TPOed windows that overlook neighbouring trees would be retained within a properties; not block the light of proposed development, unless there neighbouring properties or gardens; was a good reason for its removal, discourage two storey extensions as as set out in Annex 2 of this far as possible and (overbearing document. Applications for nature); have clear guidance on development will be determined parking provision for extended against the Development Plan properties; and existing density. informed by the guidance in the SPD. All relevant CDC policies and legal points should be included in the The advice on blocking light from document – the public should not be neighbouring properties has been expected to source the information reviewed and will be changed to from elsewhere (e.g. national Green make it clearer. Belt policy, Policy CS20, policy on privacy and AONB). In relation to the other concerns, it is considered that the SPD appropriately addresses these. English Not specified English Heritage has no comments Noted. No change needed. Heritage to make on this document.
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Respondent / Support / Object / Summary of Comment(s) CDC Response Possible Change to SPD? Organisation Comment / Not Received Specified (S/O/C/N) Ian Corbett Object (2 ‘Significant tree’ should be defined to The SPD provides guidance and it is Daylight and Sunlight pgs. 6 and 7 representations) prevent the loss of protected/ not considered necessary/ helpful to amend to just refer to Daylight. unprotected trees unless deemed define ‘significant trees’ as this will unsafe by a tree specialist. Text in need to be considered in the context Garages and Outbuildings pg 11 Annex 2 allowing loss of protected of each case. There is a add the following text “Care needs trees were the benefits of the presumption that TPOed trees would to be taken in the siting of garages, development outweigh the loss be retained within a proposed particularly in areas characterised deleted. Where trees are lost through development, unless there was a by open frontages which are clear of being unsafe then they should be good reason for its removal, as set built form. In these areas it is replaced. out in Annex 2 of this document. unlikely to be acceptable to site a Applications for development will be garage forward of a dwelling as this Local distinctiveness should include determined against the could disrupt the existing pattern of windows not overlooking Development Plan informed by the development.” neighbouring properties and not guidance in the SPD. block out light to neighbouring No other changes needed. properties or gardens. Overlooking windows and lighting is not considered a local All relevant CDC policies and other distinctiveness matter. Advice on information should be included in the these, with amendment to the SPD (e.g. Policy CS20 written out in lighting section, is covered in the full; national Green Belt policy; listed SPD. buildings; a list of conservation areas; privacy; Chilterns Design The SPD should not repeat or Guidance). The SPD is not clear introduce policy. It is not appropriate enough as to which policies relate to to include the information requested the Green Belt. which is available on the Council’s website. The SPD will apply to all The SPD should make it clear that areas of the District, including the prevailing density should not be Green Belt. exceeded; building patterns/ lines should be maintained; more In relation to ‘building lines’ it is guidance on Site Assessment is considered that the text on Garages needed; two storey extensions and Outbuildings should have discouraged due to overbearing; and additional text. sufficient parking provision made within the site for extended In relation to other concerns, it is properties and discourage considered that the SPD extensions built on existing car appropriately addresses these. parking space. 9
Appendix 1 List of organisations consulted about the SPD
Respondent Name / Organisation name number
Statutory Consultees (emails)
3086 Bucks County Council - Place Service
3191 Bucks County Council - Place Service
3085 Bucks County Council - Place Service
3198 Bucks County Council - Place Service
3122 English Heritage
3128 Great Missenden Parish Council
2887 Natural England
3962 Thames Valley Police
Statutory Consultees (post)
3179 Affinity Water
3075 Amersham Town Council
3078 Ashley Green Parish Council
3242 Aston Clinton Parish Council
3079 Aylesbury Vale District Council
3065 Beaconsfield Town Council
3235 Berkhamsted Town Council
291 BNP Paribas Real Estate
3234 Bovingdon Parish Council
3080 BT Group plc
3203 Bucks County Council - Transportation (Highways)
3263 Bucks Fire and Rescue Service
3482 Bucks Primary Care Trust
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3297 Bucks Primary Care Trust
368 Chalfont St Peter Parish Council
3714 Chalfont St Peter Parish Council
3092 Chalfont St. Giles Parish Council
3097 Chartridge Parish Council
3099 Chenies Parish Council
3238 Chepping Wycombe Parish Council
3101 Chesham Bois Parish Council
3107 Chesham Town Council
3110 Cholesbury Parish Council
3068 Chorleywood Parish Council
3112 Coleshill Parish Council
3118 Dacorum Borough Council
3067 Denham Parish Council
3083 Department of Transport (Railways Section)
3244 Drayton Beauchamp
3489 EDF Energy Networks
27 Entec UK Ltd
3123 Environment Agency
3233 Flaunden Parish Council
3125 Forestry Commission
3066 Gerrards Cross Parish Council
3241 Great and Little Hampden Parish Council
3239 Hazlemere Parish Council
3130 Hertfordshire County Council
3149 Hertfordshire County Council - Forward Planning
3131 Hertfordshire County Council (Minerals)
3132 Highways Agency
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3963 Housing Solutions
3240 Hughenden Parish Council
353 Latimer Parish Council
3291 Little Chalfont Parish Council
3154 Little Missenden Parish Council
3259 Member of Parliament
3257 Mobile Operators Association
3111 National Air Traffic Services
3207 National Grid Gas Distribution
3035 National Grid Wireless Group
354 Network Rail
3978 Network Rail
3236 Northchurch Parish Council
3031 O2 UK
3162 Penn Parish Council
286 RPS Planning & Development
3069 Sarratt Parish Council
3321 Secretary of State for Transport
3168 Seer Green Parish Council
3169 South Bucks District Council
3494 Southern Gas Networks
3171 Sport England
3170 SSE Power Distribution
3037 T Mobile
401 Thames Valley Police
3174 Thames Valley Police
2993 Thames Valley Police Property Services
3175 Thames Water Property Services
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3443 Thames Water Property Services
358 Thames Water Utilities Ltd
3177 The Lee Parish Council
3178 Three Rivers District Council
3033 Vodafone
3245 Wendover Parish Council
3237 Wiggington Parish Council
3181 Wycombe District Council
General Consultees (email)
3184 Action4Youth
3967 Adlington
300 Adrienne Hill Ltd
3960 AKT Planning + Architecture
1936 Amersham & District Residents Association
3308 Amersham Action Group
3076 Amersham and Wycombe College
3942 Amersham in Transition
3216 Aston Homes Ltd
3947 Banner Homes
15 Barker Parry Town Planning Ltd
3722 BCC Councillor - Chalfont St Peter
3200 Beaconsfield Society
4 Bell Cornwell Partnership
3973 Bellway Homes
64 Boyer Planning
3966 BRIAN BARBER ASSOCIATES
321 Brian Barber Associates
3491 Bromford Carinthia Housing Group
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290 Brookside Planning Consultants
326 Brown Associates Buckinghamshire Thames Valley Local Enterprise 3977 Partnership
3117 Bucks & Milton Keynes Environmental Records Centre
3496 Bucks County Council - Green Infrastructure
3569 Bucks County Council - School Place Commissioning
2999 Bucks County Council (Adult & Family Wellbeing)
3476 Bucks County Council (Archaeological Services)
3190 Bucks County Council (Human Resources)
3498 Bucks County Council (Public Transport Development)
3274 Bucks County Council (Youth Services)
3006 Bucks Healthcare NHS Trust
3143 Bucks Housing Association
3320 Bucks Primary Care Trust - Estates
864 Bucks, Berks and Oxfordshire Wildlife Trust
3971 Campaign for Real Ale
293 Carter Jonas
2 Carter Planning Ltd
3273 Catalyst Housing Group
25 Cerda Planning Ltd
2351 Chalfont St Peter Church of England School
1886 Chalfont St. Giles Conservation Area Committee
3094 Chalfont St. Giles Revitalisation Steering Group
3485 Chesham Action Partnership
3708 Chesham Community
3208 Chesham Community Vision
3103 Chesham Grammar School
3105 Chesham Park Community College
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3106 Chesham Society
2119 Chesham Society
2882 Chesham Walkers are Welcome
3497 Children and Young People's Services
3301 Chiltern DC - Policy and Improvement
3314 Chiltern DC - Private Sector Housing
3436 Chiltern DC - Strategic Environment
3269 Chiltern Liberal Democrats
3188 Chiltern Railways
3109 Chiltern Society
3150 Chilterns Conservation Board
3560 Cholesbury-cum-St Leonards Parish Council
3140 Citizens Advice Bureau
3486 Community Impact Bucks
1986 Copas Farms
3088 CPRE
3213 Croudace Homes
218 Dale Venn Architects Ltd
249 David Ames Associates
292 David Parker Architects
192 David Parker Architects
35 Derbyshire Gypsy Liaison Group
3957 District Valuation Office
5 DLA Town Planning
33 DLP Planning Ltd
3979 DLP Planning Ltd
251 DPDS
271 DPDS
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3119 Dr. Challoner's Grammar School
266 Drivers Jonas Deloitte
3121 English Golf Union
3271 Enmat International - Consulting Engineers
3996 Estates & Property Services Ltd
3959 Fisher German
3250 Flying Service Engineering & Equipment
78 Fraser Kirkcaldy Architects
3331 Freight Transport Association
268 G R Planning Consultancy Ltd
3969 Gladman Developments
3294 Great Missenden Parish Revitalisation Group
1040 Groundwork
175 Hall Partnership
86 HAP Chartered Architects
3488 Hastoe Group
166 Hawkins Eades Planning
363 HG Bird (South Heath) Ltd
3970 HIGH SPEED TWO (HS2) LTD Hightown Praetorian and Churches Housing 3145 Association
3270 Hivings Hill Residents Association
2746 Holmer Green Travelling Showmen
3972 Holy Trinity Church
2867 Homes & Communities Agency
3492 Housing 21 Head Office
1599 Housing Interaction Trust
23 Howard Sharp & Partners llp
8 Hunterhill Estates Ltd
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3951 Inland plc
3980 Januarys Consultant Surveyors
55 John Nash & Company
3137 Jordans Environment Trust
3138 Jordans Village Ltd
3937 JPPC
3938 Keystone Law
3061 Kings Church Amersham
62 Kyle Smart Associates
3183 L & Q Beacon Housing Association
6 Lambert Smith Hampton
3961 Lambert Smith Hampton
167 Leith Planning Ltd
3305 Licence to Kill Productions Ltd
3152 Little Chalfont Community Association
3153 Little Kingshill Village Society
3156 London Transport
355 London Underground
185 Lucas Land and Planning
72 Maurice Phillips Partnership
280 Maze Planning Limited
3157 Misbourne School
104 MWH UK Ltd
3550 Nationcrest
124 Newell Projects Ltd
340 NFU South East Region
19 Nick Shute Associates
3946 Northern Trust
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3161 Old Amersham Business Association
3965 One Housing Group
3176 Oxford Diocesan Board of Finance
3108 Paradigm Housing Group
181 Peacock and Smith
3304 Planning Inspectorate
119 Planning Issues
28 Planning Works Ltd
29 Plato Estates Ltd
269 PPML Consulting Ltd
243 PRO Vision Planning and Design
3975 Rapleys LLP
3462 RC Diocese of Northampton
3998 Red Loft
2002 River Chess Association
3982 River Chess Association
133 Robin Bretherick Associates
327 Roger Tym & Partners
3976 Roger Tym and Partners
3987 Savills
283 Savills Plc
84 Seabrook Architects LLP
3018 Securon (Amersham) Ltd
3195 SENSE4CSP
332 Shire Consulting
3958 Skanska Residential
93 Spiritus Design Ltd
245 Stewart Ross Associates
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3252 Stubbs Wood Residents Association
3253 Stubbs Wood Residents Association
3950 Sustrans
3994 Tanner & Tilley
3172 Thames Valley Chamber of Commerce and Industry
3943 Thames Valley Housing
1 The Planning Bureau Ltd.
3945 The Prestwood Society
3265 The Theatres Trust
3964 Thomas Eggar LLP
16 Tim North & Associates Ltd
3990 Traveller Law Reform Project
3991 Turley Associates
3954 Turley Associates
3193 Universal Consolidated Group
3995 Vail Williams
7 Vail Williams LLP
3974 Woodland Trust
General Consultees (post)
3487 A2 and Dominion North Ltd
3071 Amersham Action Group
3072 Amersham Allotment Association
3002 Amersham and Wycombe College
3299 Amersham Old Town Community Revitalisation Group
3073 Amersham School
3074 Amersham Society
3077 Ashley Green - District Community Association
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3721 BCC Councillor - Amersham
3921 BCC Councillor - Amersham
3725 BCC Councillor - Chesham East
3920 BCC Councillor - Chesham North West
3728 BCC Councillor - Chess Valley
3723 BCC Councillor - Chiltern Ridges
3724 BCC Councillor - Great Missenden
3726 BCC Councillor - Penn, Coleshill & Holmer Green
3720 BCC Councillor - The Chalfonts & Seer Green
3727 BCC Councillor - The Chalfonts & Seer Green
3993 Boyer Planning
3298 Buckinghamshire Business First
3087 Bucks Archaeological Society
3001 Bucks County Council (Corporate Estates)
3459 Bucks County Council (LEA)
3000 Bucks County Council (Library Service)
2998 Bucks County Council (Youth & Community)
3023 Bucks County Council (Youth Service)
3148 Bucks New University
187 CB Richard Ellis
661 Chalcross & Chalfont St Peter Chamber of Commerce
3089 Chalfont Heights Residents Committee
3090 Chalfont St. Giles Business & Trade Association
3091 Chalfont St. Giles Conservation Area Committee
3093 Chalfont St. Giles Residents Association
3095 Chalfont St. Peter Chamber of Commerce
3264 Chalfont St. Peter Community Appraisal Group
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3719 Chalfont St. Peter Community Appraisal Group
3096 Chalfonts Community College
3098 Chenies Estate Residents Association
3159 Chenies Village Society
3664 Chesham Bois Parish Council
3102 Chesham Chamber of Trade & Commerce
3104 Chesham Old Town Residents Association
3199 Chesham Over 50's Positive Action Group
3300 Chiltern DC - Emergency Planning
3084 Community Impact Bucks
3114 Community Matters
3591 Decco McMinn
3952 DLP Planning
14 DMH Stallard
3120 Dr. Challoner's High School
3261 E. East & Son
3202 English Rural Housing Association
3124 Equality and Human Rights Commission
284 Gerald Eve
3246 Great Kingshill Residents Association
3127 Great Missenden Chamber of Trade
3129 Health and Safety Executive
3133 Hilltop and Lye Green Residents Association
3134 Holmer Green Upper School
3144 Home Group (Warden Housing Association)
3136 Hyde Heath Village Society
237 Ian Baseley Associates
3881 Lincoln Park Residents Association
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3155 Little Reeves Avenue Residents Association
3549 Michael Shanly Homes
1722 Milton Cottage Museum
3146 National Housing Federation - South East
3457 NHS South Central Strategic Health Authority
3163 Penn and Tylers Green Society
3463 Religious Society of Friends (Quakers)
3166 RSPB
135 Savage and Partners
3953 Seer Green and Jordans Society
3147 Shelter and Housing Aid
56 Synergy CPC LLP
3944 The Guinness Trust
2232 The Little Theatre Trust
3164 The Prestwood Society
3981 Transport for London
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