Agenda, decisions and minutes

The minutes of the Area South Committee held on 4^th October 2017 copies of which had been circulated, were agreed as a correct record and signed by the Chairman.

Apologies for Absence were received from Councillors Kaysar Hussain, Peter Seib and Rob Stickland.

In accordance with the Council's current Code of Conduct (as amended 26 February 2015), which includes all the provisions relating to Disclosable Pecuniary Interests (DPI), personal and prejudicial interests, Members are asked to declare any DPI and also any personal interests (and whether or not such personal interests are also "prejudicial") in relation to any matter on the Agenda for this meeting. 

Members are reminded that they need to declare the fact that they are also a member of a County, Town or Parish Council as a Personal Interest.  Where you are also a member of Somerset County Council and/or a Town or Parish Council within South Somerset you must declare a prejudicial interest in any business on the agenda where there is a financial benefit or gain or advantage to Somerset County Council and/or a Town or Parish Council which would be at the cost or to the financial disadvantage of South Somerset District Council. 

Planning Applications Referred to the District Council’s Regulation Committee

The following members of this Committee are also members of the Council's Regulation Committee:

Councillors Peter Gubbins, Graham Oakes, David Recardo and Gina Seaton.

Where planning applications are referred by this Committee to the Regulation Committee for determination, Members of the Regulation Committee can participate and vote on these items at the Area Committee and at Regulation Committee. In these cases the Council's decision-making process is not complete until the application is determined by the Regulation Committee.  Members of the Regulation Committee retain an open mind and will not finalise their position until the Regulation Committee.  They will also consider the matter at Regulation Committee as Members of that Committee and not as representatives of the Area Committee.

Councillor Gina Seaton declared a Personal and Prejudicial interest in Item 18 Planning Application 17/04220/DPO. She would leave the meeting during consideration of that item.

Councillor Mike Lock also declared a Personal and Prejudicial interest in Item 18 Planning Application 17/04220/DPO. He would leave the meeting during consideration of that item.

There were no questions from members of the public.

There were no Chairman’s Announcements.

This is an opportunity for Members who represent the Council on outside organisations to report items of interest to the Committee.

Councillor John Clark on behalf of the Westfield Community Association informed members that the outcome of the lottery bid for the Community Hall should be known within the next couple of weeks. 

The Corporate Strategic Housing Manager presented the report and proceeded to go through the agenda report and referred members to the report that went to the District Executive in July which provided far greater detail of the Affordable Housing Delivery Programme for the district as a whole.  He then proceeded to highlight to members:

·         Over 4 year period between 2014/2018 the delivery of affordable housing in Yeovil has been just under 39% of the total delivery.

·         2016/17 year and continuing into 2017/18 all delivery of affordable housing has been through grant funded schemes. 2 social rent commissioned through Yarlington Housing Association with majority of programme through Stonewater at West Hendford and Jacobs Courts – 87 units in total largely funded through Homes and Communities Agency (HCA) as affordable rent.

·         No affordable housing delivered through planning obligations in the last or this financial year due to the timing of various private developments.

·         Seven properties in this year’s programme are all acquisitions.  2 acquired by Knightstone using the specialist NHS funding and the rest through Bournemouth Churches Housing Association (BCHA).

·         The Homes and Community Agency (HCA) had dropped the requirement for code three rating for sustainable homes, but current building regulations are now much nearer to this rating and therefore the difference is marginal.

The Corporate Strategic Housing Manager explained that the Council had been approached by Rentplus, an organisation that provides an intermediate form of housing through planning obligations and that a trial had been agreed to test the model and its effectiveness in the Yeovil area.

He then introduced Sue Coulson from Rentplus and Stuart Francis-Dubois from Tamar Housing who with the aid of slides proceeded to explain the Rentplus model and how it would be delivered as a housing solution.

In response to questions Sue Coulson confirmed that:

·         10% gifted deposit provided for tenants at purchase.

·         Opportunity for tenants to purchase their properties at 5, 10, 15 and 20 years at a discount.

·         As homes are sold every effort made to replace in the same area to maintain numbers of affordable homes.

In response to a member question the Section 106 Monitoring Officer understood that with regard to the Community Infrastructure Levy (CIL) that should an affordable housing provider sell a property before the seven period had passed a claw back option would then apply.

The Chairman thanked the Corporate Strategic Housing Manager for his excellent report and thanked Sue Coulson from Rentplus and Stuart Francis-Dubois from Tamar Housing for their informative presentation.

                                                                        NOTED

With the aid of slides the Countryside Manager presented the report as set out in the agenda and highlighted to members:

·         Diverse Public Events Programme with leather craft workshops sponsored by Pittards.

·         Success of attending the Yeovil Show.

·         Working with many Educational Groups and local schools.

·         Excellent valuable work of the volunteers including the conservation of wildfire as a management priority this summer swans successfully bred and cygnets were ringed.

·         Much improved Social media presence.

·         Reptile monitoring and translocation policy implemented.

·         Yeovil Country Park V3 Heritage Lottery Project continues to go well and heritage mural completed.

·         Success of the Halloween trail where over 1000 children attended.

·         Winner of the London & Manchester trophy for Outstanding Environmental Initiative as part of the in Bloom achievement for the District.

·         The success of Yeovil Country Park which helps to benefit the Health and Well Being of Yeovil’s residents plus award winning environmental management for habitats and species; providing access to nature for our communities.

During a discussion members praised the excellent work done by the Countryside Team and raised several points including the following:

·         Sought clarification regarding the current situation and upkeep of the Lime Kiln and Norton car parks at Ham Hill.

·         Referred to the continuing problem of giant hogweed within the Yeovil waterways and whether this caused problems within Yeovil Country Park.

·         Praised the work and excellent condition of the Yeovil Country Park.

The Countryside Manager noted the comments made by members reporting that she was confident the land owner issues regarding the Lime Kiln and Norton car parks would be resolved in early 2018 and acknowledged the issues associated with giant hogweed confirming that any sightings within Yeovil Country Park are chemically treat as soon as possible.

The Chairman then thanked the Countryside Officer for her excellent report and the work of the team.

NOTED

The Section 106 Monitoring Officer presented the report as detailed in the agenda and explained the background to his role and specific responsibility for ensuring all requirements of S106 obligations, including the collection and spending of financial contributions are monitored and managed.

He also informed members that the three main key sites within Area South were deliberately omitted from the report as there would be a further detailed report brought to the Area South committee in March next year regarding Lyde Road, Brimsmore and Lufton key sites due to their significant strategic nature.

The Section S106 Monitoring Officer presented the monitoring log report (Appendix A).  In response to a question, he acknowledged the problems of the viability challenges made by developers since recent legislative changes.  However he found that more recently developers were trying to come back where developments are largely complete and in those cases the Council have been able to successfully defend these applications.  

Members thanked the officer for his excellent work and informative report and endorsed the actions taken in respect of the monitoring and managing of Section 106 Planning Obligations.

NOTED

(Voting: unanimous)

The Area South Development Lead presented the report and invited comments from members.

During a short discussion, members supported the work undertaken by the Partnership to help maintain and promote the line.  Councillor John Clark wished to highlight the importance of the involvement of SSDC and its continued support of the partnership.  It was then proposed that members approve the funding contribution of £1,000 to the Heart of Wessex Rail Partnership.  On being put to the vote this was carried unanimously.

(Voting: unanimous)

(Voting: 14 in favour, 0 against, 1 abstention)

The Neighbourhood Development Officer presented the report and with the aid of slides showed members the work done to date.  He asked that members agree a contribution of up to £5,000 which equated to 21% of the total project costs. 

Following a short discussion, members considered it a worthy project with the majority of members agreeing that £5,000 was the correct amount to contribute towards the installation of the new play equipment.  On being put to the vote this was carried by 14 votes in favour, 0 against and 1 abstention. 

(Voting: 14 in favour, 0 against, 1 abstention)

The Area South Development Lead presented the report and proceeded with the aid of slides to highlight some of the work and projects undertaken by the Area South Development Team. These included:

·         Success of the Super Saturday and the positive feedback it had received.

·         Completion of the Wyndham Park Hub.

·         Current work being done at the Lufton estate to establish the Kingfisher Community Association.

·         Completion of the Lufton estate primary school which should be delivered in June 2018.

During the ensuing discussion, the Area South Development Lead and the Chairman noted the comments of members and in response to questions explained that:

·         Discussions were taking place to agree to Yeovil Super Saturday Event taking place three times a year including one to coincide with the Yeovil Half Marathon in March.

·         Work being undertaken for the forthcoming Christmas market with excellent take up of stalls.  All local business have been invited.

·         An update report regarding the Markets Improvement Strategy is to be brought to committee next month.

Members thanked the Area South Development Lead and the team for the work undertaken on the delivery of projects within Area South. 

NOTED

The Democratic Services Officer told members that the Citizens Advice South Somerset presentation would now take place at the February committee. She also updated members that the quarterly update presentation from SCC on the Yeovil Western Corridor Improvements has had been arranged and timetabled into the forward plan.

In response to a request from Cllr David Recardo following the recent Grenfell fire and the lack of adequate facilities of many Fire Authorities, the Area South Development Lead agreed to obtain more detail from the Safer Somerset Partnership who had already discussed this issue. 

(Voting: Without dissent)

Members noted the Appeals.

Members noted the Schedule of Planning Applications.

The Planning Officer presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans. 

He updated members that he had received correspondence from the applicants who wished to make it clear that a recent application had been granted earlier this year for a storage barn for tractors adjacent to this proposed site.

The Planning Officer clarified the two main issues for consideration being the character of the area and the impact the proposal would have upon the setting of the Grade II listed building.  He considered the area to be of a very long linear form of development and believed this proposal would be contrary to this built form. 

He also referred to case law as set out in his agenda where the setting and the overall ambience of the area should be considered and that the Conservation Officer had raised an objection in this respect.  He acknowledged the access did not meet current guidelines however the entrance already served two other dwellings and there were many properties along the road with similar access.  He therefore concluded that for reasons set out in the agenda report his recommendation was to refuse the application.

In response to members’ questions the Area Lead South and Planning Officer confirmed that:

·         The recent granted tractor store would share the same access as this proposal.

·         Under the adopted 2015 Local plan there is defined development area only in the Yeovil area.  Therefore this case has to be considered on its own merits in relation to the principle of the development for this area.

Mrs Caroline Mornement the applicant then addressed the committee. She stated the proposed dwelling was not in the curtilage of the listed building, was of a sensitive design and cannot be seen from any locality.  She referred to the adjacent planning application which had raised no concerns, noted there had been no neighbour objections to this proposal and that East Coker Parish Council support the application.   She clarified the materials to be used and believed this to be an energy efficient and eco-friendly building where her and husband can live releasing a larger property for a family to live in the village. 

Councillor Cathy Bakewell, Ward member believed the area consisted of differing styles and were not all of linear form.  She noted the recent adjacent planning permission and that this dwelling was an environmental friendly single storey dwelling of excellent design.  She believed the location of the proposal would not have a significant impact on the area or the setting of the listed building and therefore would support the application.  

Councillor Gina Seaton, Ward member considered the dwelling to be of an excellent environmental friendly design with good low energy usage.  She also believed the proposal would not have a significant impact on the area or the setting of the listed building and was positioned in a suitable location.  She noted no objections had been received from neighbours and that  ...  view the full minutes text for item 38.

The Planning Officer presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans. 

He updated members with comments from the Area South Development Team who support the application and considered it to be an excellent facility and focal point for the community.  He also confirmed that West Coker Parish Council were in full support of the application. 

He believed the proposal to be a well-designed building and of acceptable distant from the existing boundary fence and adjacent replacement bungalow.  Historic England and the SSDC Conservation Officer also voiced support of the application and therefore concluded that for reasons set out in the agenda report his recommendation was to approve the application.

David Neal Chairman of West Coker Parish Council addressed the committee.   He explained the development of the project so far and the excellent support from various organisations including help from the Heritage Lottery.  He believed the visitor centre was not only an excellent asset for the village but for Area South and the district as a whole.

Chris Barker the applicant also addressed the committee and invited members to visit the project to see the excellent work undertaken in restoring the buildings and site.

Ward members Councillors Cathy Bakewell and Gina Seaton both voiced their full support of the application. 

The Chairman also expressed his full support and appreciation of the project and believed the work undertaken in restoring the site, its buildings and machinery is outstanding and has created a wonderful facility.

Following a short discussion, members believed the project to be an excellent facility and voiced full support of the application.  It was then proposed and subsequently seconded to approve the application as per the officer’s recommendation as set out in the agenda report.  On being put to the vote this was carried unanimously.

RESOLVED:

That application 17/03659/FUL be granted subject to the following:

01.       The proposals by reason of their size, scale and subject to appropriate conditions would not adversely affect residential or visual amenity, character of the area or Conservation area, the listed buildings, contamination, archaeology and highway safety. As such the proposals comply with policies SD1, SS1, EP8, TA5, EQ2, EQ3 and EQ7 of the adopted South Somerset Local Plan and the aims and objectives of the NPPF.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development hereby permitted shall be carried out in accordance with the following approved plans: 326/01 received 7 September 2017, amended drawing 326/06A received 3 October 2017 and 326/04B and 326/05B received 17 October 2017.

            Reason: For the avoidance of doubt and in the interests of proper planning.

03.       No work shall be carried out on site to any external walls or roofs unless particulars of the materials  ...  view the full minutes text for item 39.

(Having earlier declared a Personal & Prejudicial Interest Councillors Mike Lock and Gina Seaton left the room during consideration of this item).

The Area South Lead presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans. 

He explained the application is to vary the S106 agreement to allow the applicant to replace the obligation to undertake highways works with a financial contribution of equivalent value.  He understood the request for a financial contribution rather than the developer undertaking the works originates from the Highways Authority as the works will now be incorporated into the Yeovil Western Corridor scheme being implemented by Somerset County Council.

He noted that both the Highways Authority and Brympton Parish Council were happy with this agreement and that subject to no adverse comments being received his recommendation was to approved the modifications as requested and instruct the Council’s Solicitor to modify the planning obligation.

In response to members’ questions the Area Lead South confirmed that:

·         If significant adverse comments are received from other Parish Council’s then the application would need to be brought back to committee for determination.

·         A clause is set to ensure the financial contribution is secured for this specific scheme.

·         The proposed trigger for payment is 17,629m2 of occupied total ground floor area.

There being no debate it was then proposed and subsequently seconded to approve the application as per the officer’s recommendation as set out in the agenda report.  On being put to the vote this was carried unanimously.

RESOLVED:

Subject to no adverse comments being received by 16th November 2017:

1.         To approve the modifications as requested.

2.         To instruct the Council's Solicitor to modify the planning obligation.

(voting: unanimous)