Agenda and minutes

Councillor John Field requested an amendment to minute 130, to indicate that he was the member who declared an interest in Agenda Item 13 and left the room during consideration and not Councillor John Clark as stated in the minutes.

Members were then content that the minutes of the meeting held on the 2^nd March 2016, copies of which had been circulated, be approved and signed by the Chairman as a correct record, subject to the amendment being made to minute 130.

Apologies for absence were received from Councillor Peter Gubbins as he was conducting interviews for the post of the Crematorium Manager.  Councillor David Recardo therefore took the Chair and members agreed Councillor Wes Read as Vice-Chairman for the duration of the meeting. 

Apologies for absence were also received from Kaysar Hussain and Graham Oakes.

In accordance with the Council's current Code of Conduct (adopted July 2012), 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.  A DPI is defined in The Relevant Authorities (Disclosable Pecuniary Interests) Regulations 2012 (SI 2012 No. 1464) and Appendix 3 of the Council’s Code of Conduct.  A personal interest is defined in paragraph 2.8 of the Code and a prejudicial interest is defined in paragraph 2.9. 

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.  As a result of the change made to the Code of Conduct by this Council at its meeting on 15^th May 2014, 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.  If you have a prejudicial interest you must comply with paragraphs  2.9(b) and 2.9(c) of the Code.

In the interests of complete transparency, Members of the County Council, who are not also members of this committee, are encouraged to declare any interests they may have in any matters being discussed even though they may not be under any obligation to do so under any relevant code of conduct.

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, in accordance with the Council's Code of Practice on Planning, 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.

There were no Declarations of Interest.

Councillors are requested to note that the next Area South Committee meeting is scheduled to be held at 2.00pm on Wednesday 4 May at the Abbey Community Centre, The Forum, Abbey Manor Park, Yeovil, BA21 3TL

The Chairman advised members that the Area South Committee on 1^st June 2016 is to be held at Abbey Community Centre and not the 4^th May 2016 as stated in the agenda. The May meeting with be held in the Council Chamber, Brympton Way as normal.

This is a chance for members of the public and representatives of Parish/Town Councils to participate in the meeting by asking questions, making comments and raising matters of concern.  Parish/Town Council representatives may also wish to use this opportunity to ask for the District Council’s support on any matter of particular concern to their Parish/Town. The public and representatives of Parish/Town Councils will be invited to speak on individual planning applications at the time the applications are considered.

There were no questions from members of the public.

The Chairman advised members that following the close of today’s meeting we ask that members stay behind to attend the short briefing on Area South Priorities for 2016/17 as it is important that we have your input.

The Assistant Director, Communities also informed members of the following:

Area South Regeneration Board Feedback

This inaugural meeting happened this morning with your Chairman and Councillor Tony Lock present.  Thanks to all of you who provided your views on priorities for Economic Development (ED) and Regeneration to assist Peter with the discussions. Some of your contributions were part of wider community regeneration and can be picked up in the ADP.

·         It was noted that as a result of the new AS Regeneration Board being set up the Terms of Reference for the Yeovil Vision will have to be revised.  A report on these proposed changes will be added to the forward plan & brought back to Area South in May.

·         A discussion about the ED “top 10” projects was held and it was felt that a revised, focused study and plan, to take in key traffic management and vacant sites in the town centre should be a priority.  This to act as a tool to market the towns growth opportunities and provide the basis for removing existing barriers such as poor traffic layouts.  It would be a more focused version of the UDF update and would need input from consultants, so requiring a brief and funding to be agreed (this could be considered by Yeovil Vision Board).

·         Petters Work Space Hub – there was a discussion of an outline costed proposal to develop under-utilised areas of Peters House (ground floor and lower ground floor) as a work space hub to attract young, fledging businesses.  The initial work looks promising and the Chairman has asked ED for further details of the assumptions to check if a return on investment was feasible with 2 years.  The support of ASC is sought to follow this up.

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

Councillor Gina Seaton advised members that following funding granted by Area South Committee the West Coker Commemoration Hall had now been modernised and facilities upgraded to modern standard including wi-fi and was now available for hire.

The Community Safety Co-ordinator presented the report and introduced Police Sargent Claire Leonard and Amanda Thomas Yeovil Town Beat Manager who also attended the meeting.  He was pleased to inform members that the CCTV cameras were now fully installed in position and were awaiting BT to connect into the infrastructure in the next few days.

The Community Safety Co-ordinator responded to members’ questions on points of detail regarding specific cases and noted their concern. He was happy to advise and support members with any issues they had within their wards.

In response to a member request on behalf of Yeovil Town Council, the Community Safety Co-ordinator agreed to discussions regarding the Town Council CCTV systems.

During a short discussion issues were also raised regarding the removal of fence panels creating an open access from Redwood Road into Wyndham Park. Local residents were concerned regarding the anti-social behaviour and ongoing drug issues in the area.

In response the Area South Lead Officer advised members that he was aware of the problems within the area and that discussions were taking place with the Police and local Ward members to resolve the issue.  He explained that there was not an easy straight forward outcome to this issue, as when planning permission was granted for the Wyndham Park site this area had been allocated for a bus route access into Wyndham Park and to help residents access to and from the site. 

Members thanked the Community Safety Co-ordinator for work on the completion of the installation of the CCTV cameras and were happy to note the contents of his report.

NOTED

The Development Manager presented the report and with the aid of a power point presentation provided member’s information in relation to them agreeing to the making of an Article 4 Direction and provided guidance as to the extent of the area that should be subject to the Direction. This included:

·         Map from translated data showing the main area of high concentration of HMO’s within Yeovil.

·         Proposed roads to be included within the East, Central, West and South Wards of Yeovil.

·         Validation requirements including every application for an HMO to include a survey of adjacent uses; Car Parking plan and Cycle storage plan; Refuse and recycling storage plan.  These requirements will be complemented by a document setting how the LPA will consider HMO applications.

·         Assessment procedure once application submitted – The validation requirements will be complemented by a document setting how the LPA will consider HMO applications. 

In response to questions the Development Manager and Area South Lead Officer informed members that:

·         Should prior claim be made in regard to HMO’s, evidence of use would be required. Normal enforcement procedures would commence if this was not the case.

·         Appreciate applicants should be aware of the expectations hence the validation requirements will be complemented by a document setting how the LPA will consider HMO applications. 

·         Unsure of the exact amount of unlicensed HMO’s with Area South, however estimate of approx. 500 across the district. 

·         No HMO’s under 6 beds will be retrospectively addressed.

·         Car parking can be a material consideration when assessing HMO applications.  All applications will be taken on a case by case basis.

At the conclusion of the debate, members agreed to the making of an Article 4 Direction and provide guidance as to the extent of the area that should be subject to the Direction and to be brought back to committee within 6 months for adoption.

RESOLVED: That members agreed to the making of an Article 4 Direction and provide guidance as to the extent of the area that should be subject Direction

(voting: unanimous)

The Assistant Director Communities presented the report and highlighted to members the work undertaken by the Area Development Team including the following:

·         Work with Yeovil Vision and Regeneration Board to guide road improvements and other measures to improve the success of the town centre.

·         Community Development – including comprehensive support for community groups and intensive work in areas planned for growth to secure better community facilities.

·         Economy – provide support to the events programme and carried out quarterly audits of empty premises in Yeovil town centre.

·         The LEADER programme now gone ‘live’. It is designed to help small businesses in qualifying areas with funding support to expand.  A local business is advancing its expansion through the programme.

·         Success of the Community Rail conference by Great Western Railway which was held in Yeovil and showcased what the town has to offer to attendees from across the region.

·         Markets – success of the Vintage Market.  A future report to be brought to Area South Committee regarding enhancement of markets.

·         Grants and Funding.  A wide range of groups and parishes have had fundraising help or have been supported with small grants.  Through the community grants programme over £4 of investment has been secured for each £1 of grant aid.

There being no further discussion members were content to note the report.

NOTED

The Assistant Director, Communities updated members that the Area South Development Plan and a Yeovil Vision report would be brought to the May committee. 

She also advised members that the Annual Grant Update Report would now be brought to the June meeting and a report on the Birchfield Park Bicycle Facility to the July meeting. 

(Voting: Without dissent)

Members noted the Schedule of Planning Applications.

The Development Manager presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans. 

He explained to members that this application was approved at the April 2015 Area South Committee subject to the Section 106 Legal Agreement.  He explained that following the resolution to grant permission the viability of the scheme has been raised and following information provided by the applicant and figures assessed by the District Value this application is brought back to Area South for a new resolution.

In response to members’ questions, the Development Manager explained:

·         The Highway Authority raised no requirement for this application and therefore cannot impose any financial contribution for this purpose.

·         Due to the unpredictable housing market conditions and the Authority’s approach to encourage housing development to come forward, it is suggested that the insertion of a review mechanism which allows for any improvement in market conditions should a surplus or large profit be made by the proposal. This was usual standard procedure should any revision be made to a Section 106 Legal agreement.

·         Clarified that the Community building to be completed upon occupation of 15 units and not 30% of occupation as previously agreed.

·         The Strategic Housing team will be charged with the investment of the affordable housing off-site contribution, however noted concern that money be intended specifically for bungalows.

·         The age restriction of 55+ was considered acceptable which gave additional flexibility to the development.  It was noted the applicant was not concerned either way in this case.

Iris Coton from Yeovil Without Parish Council spoke in support of the application.  She said the Parish Council were in support of the application and revised resolution and that there was a genuine need within the parish and town for this type of development.  She believed the age restriction of 55+ was a sensible idea and supported the proposed off-site contribution for affordable housing.

Mr Peter Concannon then addressed the committee.  As a local resident he considered the application to be an excellent scheme and questioned the need for the applicant to contribute toward off-site affordable housing when he had already offered up his land for this development.   He also supported the revised 55+ age restriction.

Matt Frost, the agent addressed the committee.  He supported the recommendation and revision to the Section 106 Legal agreement and believed that due to the specialist characteristics of the development it would be unsuited to on-site affordable housing and hoped that members support this application with the revisions proposed. 

Councillor Mike Lock, Ward member believed the applicant had produced an excellent scheme in a great location and supported the revised resolution.

During a short debate, members discussed the 55+ age restriction and a proposal was made and seconded to amend the recommendation to change the restriction on age to 60+.  On being put to the vote this was lost by 4 votes in favour, 11 against and 0 abstentions.

There being no further discussion, is was  ...  view the full minutes text for item 144.

Members noted the Planning Appeals.