Agenda and minutes

To approve the minutes of the meeting held on 17^th April 2018.

The minutes of the Regulation Committee held on 17^th April 2018 copies of which had been circulated, were agreed as a correct record and signed by the Chairman.

Apologies of absence were received from Councillor Mike Best who was substituted by Councillor Carol Goodall, Councillor Neil Bloomfield who was substituted by Dean Ruddle and Councillor Martin Wale who was substituted by Councillor Linda Vijeh.

There were no Declarations of Interest.

There were no questions from members of the public.

Application Proposal: The erection of 80 No. dwellings including associated public space an all other associated works (Reserved matters application following approval of 13/03483/OUT)

The Planning Officer presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans.  He reminded members that a scheme for 94 dwellings on the same site had previously been considered by the Area North Committee, which members had resolved to refuse. 

He referred to the key considerations of the application, that being the Highway safety, design and appearance, loss of the beech hedge and Local Amenity.  He noted the current proposal now met the requirements for the width of the estate roads and that since outline approval the addition of a crossing point near the new access was now proposed.

He said careful consideration had been given to the types of material used with dwellings situated to the northern edge of the site and being reconstructed stone to respond better to the more sensitive frontage. He confirmed these dwellings would be located some 50-60 metres from the listed buildings at the Kelways site. 

The Planning Officer acknowledged that much correspondence had been received regarding the avenue beech hedge and wishes from the local community for it to be retained.  However the Landscape Architect and Tree Officer considered it not worthy of retention and that ecology surveys had been carried out and satisfied appropriate conditions were in place. 

He also acknowledged concern of the existing resident accessing his property opposite the site, and whilst appreciated this was a difficult situation, access of the site had already been approved at outline stage.  He therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, his proposal was to approve the application subject to the conditions as set out in the agenda report.

Andy Nellis, Highways consultant reiterated the comments made regarding the access of the site and confirmed that this stage was to review the proposed estate road layout which had been considered acceptable.

One member of the Huish Episcopi Parish Council and three members of the public spoke in objection to the application. Their comments included:

·         The detailed proposal lacks imagination and character.

·         Concerns about additional traffic and impact on the local schools and the surgery.

·         This scheme would exceed the housing target for the area by well over one hundred houses.

·         The Trial Ground is a unique site directly opposite the historic Old Kelways building.

·         The context with Old Kelways is important and to preserve that context the central hedge avenue, which is a prominent landscape feature, should be retained.

·         Proposal is too close to, and will have an impact on, the nearby listed building, and is contrary to national and local policies regarding protection of heritage assets.

·         Believe a site visit should be taken before any decision is made to appreciate the unique location of the site.

·         Concern regarding the impact and highway safety of the  ...  view the full minutes text for item 22.

Application Proposal: The erection of 315 No. dwellings with associated access and infrastructure and provision of off site playing pitches.

The Area Lead Planner presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans.  He reminded members that the principle was supported by the Chard local plan to provide homes within the area and associated infrastructure.  

He explained the concept of the distributor road and of individual development sites within Chard each bringing forward a section of the road at various stages, with this development providing an element of this highway structure.  He noted the central junction in Chard is at capacity in terms of road use, and therefore to alleviate these issues, this scheme would help to provide alternative highway infrastructure.  He also noted that the application had been amended to provide only one vehicular access from Tatworth Road which addressed concerns about the highway impact of the scheme.

The Area Lead Planner acknowledged this development had come forward earlier than outlined in the Chard local plan.  He recognised the Chard central junction is at overcapacity and that this will clearly add to the overall traffic, however the Highways authority had undertaken a transport assessment and do not consider this development would have a severe impact, and on this basis, find the scheme acceptable. 

He highlighted the key considerations explaining the site is within Chard Local plan, that highway concerns have been fully assessed and considered acceptable and amendments have been made to the proposed dwellings situated at the boundary edge in relationship to the existing houses at Holbear.   He said the overall density of the site does not exceed policy guidelines and that the proposed distributor road running through the site, although debatable, was considered acceptable.  He noted the site was located within flood zone 1 which was classed as low risk and although the site suffered from some surface water the appropriate drainage system would be included and the Environment Agency and Lead Flood authority had raised no objections.

The Area Lead Planner explained that provision for an offsite playing pitch had been identified and that the Sport & Leisure team considered this option acceptable and that for viability reasons CIL (Community Infrastructure Levy) would not be charged on Chard Regeneration sites. 

He therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, his proposal was to approve the application subject to the conditions as set out in the agenda report.

The Senior Planning Advisor then proceeded in detail to explain to members the four main reasons for refusal as resolved by the Area West Committee and set out in the agenda report.

The Area Lead Planner, Senior Planning Advisor and Highways consultant responded to members’ questions on points of detail which included the following:

·         The internal space of the garages was in accordance with the car parking standards set by the County Council.

·         Confirmed the location  ...  view the full minutes text for item 23.

The next scheduled meeting of the Regulation Committee is on Tuesday 21^st August 2018 at 10.00am.  However this meeting will only take place if there is business to conduct.

The next scheduled meeting of the Regulation Committee will be on Tuesday 21^st August 2018 at 10.00am.