Agenda and minutes

To approve the minutes of the previous meeting held on 18 September 2018.

The minutes of the Regulation Committees held on 18^th September 2018 copies of which had been circulated, were agreed as a correct record and signed by the Chairman.

Apologies of absence were received from Councillors Anna Groskop and Angie Singleton who was substituted by Councillor Ric Pallister.

In the absence of Councillor Angie Singleton the Chairman Councillor Peter Gubbins asked that member agree that Councillor Tony Lock be elected as Vice-Chairman for the duration of the meeting.  This was agreed unanimously by members.

There were no declarations of interest.

There were no questions from members of the public.

Application Proposal: Outline planning application for a mixed-use development comprising the erection of up to 65 dwellings and convenience store (Class A1), community hub (Class B1); and associated access and landscaping works on land at Station Road with access and associated works.

The Planning Officer presented the application as detailed in the agenda and clarified to members the reason for the application being referred to Committee as set out in his agenda report.  He told members that the applicant had since responded to the requests from Milborne Port Parish Council proposing a change to the scheme regarding the community hub building.  The developer has given the option to either relinquish the land to the Parish Council or alternatively the developer constructs a 100 metre community hub building to be let back to Milborne Port Parish Council at a peppercorn rent for an agreed minimum term.

He also updated members that:

·         Received an email, which members of the committee had also received, which was critical of his report, however he stood by his comments and recommendation as set out in the agenda report.

·         Two further emails had been received expressing concern regarding the fire risk and water pressure in the area.

·         Received email reiterating concerns already raised as set out in the agenda report.

·         Milborne Port Parish Council had also requested that should the proposal for a convenience store not be forthcoming the building would be marketed to find a suitable alternative intended for commercial/retail use.  He confirmed the applicant had agreed with this request.

·         Received a further letter of objection from the CPRE (Campaign to Protect Rural England).

With the aid of a power point he proceeded to give a comprehensive presentation showing the site and proposed plans including proposed access arrangements, outline drainage and landscape plans.

The Planning Officer referred to the key considerations with this application being the principle of development, scale of development, highways, visual amenity, residential amenity, ecology, flooding and drainage, fire risk and planning balance.  He considered that although approval of this development would take the number over the target figure set for this area, this is a minimum figure set and would still lie short off the next tier of the settlement hierarchy. 

He also confirmed no objections had been received from statutory consultees, considered the proposed scheme to be of an acceptable design and density for the area and although there was specific concern locally regarding fire risk due to low water pressure Devon and Somerset Fire and Rescue Service had been consulted and have raised no concerns.

In conclusion the Planning Officer considered the benefits to this scheme including a shop, land for Community Hub, village square and improvements to the highways outweigh the adverse impacts and therefore after considering all of the responses and advice, as outlined in the agenda report, his proposal was to approve the application subject to a Section 106 legal agreement and conditions as set out in the agenda report.

In response to members’ questions the Planning  ...  view the full minutes text for item 42.

Application Proposal: Residential development comprising the erection of up to 50 dwelling houses and formation of access.

The Area Lead Planner presented the application as detailed in the agenda and updated members on the following:

·         Email received raising concern on the impact on the adjacent single storey dwelling.

·         The site had previously been allocated as a No Development Area. It is understood that this was because the land was being considered for recreation land but this has not materialised.  The No Development Area policy was not taken forward into the new local plan.

·         Letter received referring to the current review of the settlement hierarchy.

·         Response received from the Sport and Leisure team requesting £70,500 toward local facilities and commuted sum of £40,000.

·         Response from SCC education requesting contributions towards Merriott 1st School to mitigate the potential increase in school places.

He then presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans highlighting the key considerations being the principle of development, scale of development and use of brownfield site.

In response to questions, the Area Lead Planner informed members that:

·         Acknowledged Merriott was reaching a position where it was having a fair amount of development, however the Housing Needs Survey highlighted a housing need in the area.

·         It was acceptable for the access to be considered as part of the detailed matters stage.

·         Clarified the policies as specified by Area West Committee as reasons for refusal.

Ward member, Councillor Paul Maxwell voiced his support of the Area West Committee’s reasons for refusal as set out in the agenda report as believed it worthy to protect the area’s villages and land around it. He said the site was located close to a conservation area and the loss of hedgerows would have a significant impact on this part of the streetscene of Merriott.  He noted the site was a greenfield site and had historically been designated for no development in the Village Plan.  He said Merriott was classed as a rural settlement with development growth now reaching capacity with development now stopped at the Tail Mill site having only sold a few properties.  He believed future development should be delayed until the brownfield site within the village comes forward, there was a low need for housing in the village, the school was already over capacity and there was poor local public transport services to the village.  He believed the development was unstainable and contrary to policy and could not support the application.

The Chairman of Merriott Parish Council addressed the committee.  He said the application did not fill any employment requirement, improve local services or demonstrate any housing need.  He said there had been significant growth in the area already which was more than enough and believed the current brownfield site within the village would come forward for development in the near future.  He believed affordable housing had not been demonstrated for local need and that Merriott was  ...  view the full minutes text for item 43.

Application Proposal: Demolition of the existing buildings and the erection of 19 No. dwellings with associated access and parking (outline application).

The Planning Officer presented the application as detailed in the agenda and updated members on the following:

·         The applicant would need to make a contribution towards primary education which would require a Section 106 Legal agreement.

·         Confirmed the Local Lead Flood Authority (LLFA) had yet to comment on the application and therefore the recommendation to approve planning permission would need to include ‘subject to no objections from the LLFA’.

·         The application had been deferred from the 21^st August 2018 Regulation Committee pending the resolution of outstanding ecology matters.  The ecology issues have since been resolved, as such the application had been brought back to committee with the inclusion of an additional ecology condition.

With the aid of a power point presentation she proceeded to showed the site and proposed plans highlighting the key considerations being the principle of residential development, with the access to be determined at outline stage and all other matters such as design to be determined at reserved matters.  Also the impact upon amenities of neighbours and the provisions of the Section 106 legal agreement.

The Planning Officer considered the proposal was fairly unobtrusive to the area with no substantial harm to nearby residents.  She confirmed the Highways Authority were satisfied with the proposed access and therefore after considering all of the responses and advice, as outlined in the agenda report, her proposal was to approve the application subject to a Section 106 legal agreement to include education contributions and the inclusion of additional wording to her recommendation to grant planning permission ‘subject to no objections from the LLFA’.

In response to questions, the Planning Officer and Senior Planning Advisor informed members that:

·         There were no policies which mention the retaining of existing care homes.

·         A pre-commencement condition could be imposed to ensure that the applicant submits a detailed plan for a suitable foul drainage and surface water drainage scheme in perpetuity. 

In agreement with the Chairman Councillor Nick Weeks then read out comments from Ward member, Councillor Hayward Burt on his behalf as he was unable to attend the meeting.  These comments included:

·         Templecombe was a rural settlement.

·         Proposal would add to the pressure on local services.

·         Application fails policy SS2 as the scheme does not enhance the village and that affordable housing units should be included within the proposal.

·         Application is contrary policy TA5, 2 and 3 of the adopted SSDC Local plan as fails to provide safe pedestrian and cycle access.

The Agent then addressed the committee and believed the application would contribute to the Local plan targets and complies with policy.   It would provide onsite housing, improve the vitality of existing local and that all other matters other than access would be considered at reserve matters stage.  He believed it was an excellent opportunity to provide homes in accordance with the Local plan in a sustainable location. 

Following a short discussion,  ...  view the full minutes text for item 44.

The next scheduled meeting of the regulation Committee will be held on Tuesday 18 December 2018 at 10.00am. However this meeting will only take place if there is business to conduct.

Members noted that the scheduled meeting of the Regulation Committee will be held on Tuesday 18^th December 2018 at 10.00am.