Agenda item

Application Proposal:Application for reserved matters following approval of 14/01514/OUT to include details of access, appearance, landscaping, layout and scale.

The Planning Officer presented his report to members, with the aid of a PowerPoint presentation showing photographs and plans of the site.

He informed members that this was an application for all reserved matters following an approval of an outline approval. He advised members that there had not been any objections from statutory consultees and that it was his recommendation that the application be approved.

Mr S Jones and Mrs A Jones spoke in objection to the application. Their comments included;

·         The retaining ‘prison-like’ wall is too high and will be ugly and inappropriate for the surrounding area. Concerns were raised over stability of the wall

·         The site is close to historic buildings, some of which were listed.

·         Concerns over flooding and drainage. Flooding has been an issue in the area and this could exasperate the problem.

·         The access has been amended from the outline approval which was approved.

·         Questioned why the outline application was approved without being determined by the Committee.

Mr A Preston, the planning agent, addressed the Committee. He advised members that following the outline approval, the principle of development had already been established. He advised that the details of access were considered at the outline planning stage, however conditions included on the 2014 permission stated that drawings were now required at reserved matters stage to confirm the ground levels, access and landscaping. He advised that amended plans had been submitted to reflect the view of the neighbours in relation to wall heights and overlooking. He pointed out that the landscape officer and the tree officer were now satisfied with the plans and that relevant conditions had been suggested. He further stated that although he understood the views of the neighbours, that outline permission had been approved prior to them purchasing the property.

Councillor Sarah Dyke, Ward Member, supported the concerns of the neighbours. She expressed her concern over the access as the lane was very narrow and busy, and also had no footpath. The position of the access and the retaining wall should be carefully considered. She felt that the height of the wall would have a significant negative impact on the neighbours and that they will that they are overlooked. She further expressed her concerns over the landscaping plans and pointed out that the proposed dwelling could have been better positioned.

During the discussion, members questioned whether the wall was necessary to support the road and whether the wall height had been amended following the outline approval. The planning officer confirmed that the wall was required to support the road and that the increase in height fitted in with the existing embankment and the leat.

The Planning Officer answered members’ questions. He confirmed that the application site was outside of the Conservation Area and advised that the adjacent property, although historic, was not a listed building.

He further stated that the access plans which were provided at outline stage were slightly different; however the access drawings which were now provided were more in line with what the Planning Officer had hoped to see. 

He also stated that the outline planning approval in 2014 was a delegated planning officer approval in line with the Councils Scheme of Delegation.

On the subject of flooding, members agreed that a condition that required surface water management to be approved should be included.

Following the discussion, it was proposed and seconded that the application be approved as per the officer recommendation, subject to an additional condition to require a surface water management plan to be agreed before commencement.

On being put to the vote, this was carried 8 votes in support with 2 against.

RESOLVED:  that planning application 17/02438/REM be approved for the following reason;

01.       The proposal, by reason of its location, represents appropriate infill within the defined development area and does not foster growth in the need to travel and is therefore sustainable and can achieve an acceptable highways access and on site highway arrangements in accordance with the aims of objectives of policy EQ2, EQ3, TA5 and TA6 of the South Somerset Local Plan 2006- 2028.

SUBJECT TO THE FOLLOWING CONDITIONS;

01.       The development hereby permitted shall be carried out in accordance with the following approved plans: 2430-PL-01A, -02A, -03A, -04B, and 05A (omitting retaining wall detail to be agreed under condition 03).

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

02.       Notwithstanding the Tree Protection Plan ref: TPPOM (Arboricultural Methodology Statement) detail, in accordance with the applicant's e-mail of 29 August 2017 and prior to commencement of the approved development, full particulars concerning the design and installation of the retaining structures and below-ground services required within the designated Root Protection Areas shall be submitted to the Council for their approval in-writing. Such details shall be undertaken on site and thereafter retained.

            Reason: To preserve existing landscape features (trees) in accordance with the Council's policies as stated within The South Somerset Local Plan (2006 - 2028); EQ2: General Development, EQ4: Bio-Diversity & EQ5: Green Infrastructure.

03.       The submitted scheme of tree protection measures (the Arboricultural Method Statement and Tree Protection Plan; Ref: TPPOM "Final Revised" - as prepared by Hellis Arboriculture, Landscape and Design, received 30 August 2017) - specifically the requirement for pre-commencement arboricultural supervision and the installation of the specially engineered access driveway) shall be implemented in their entirety for the duration of the construction of the approved development.

            Reason: To preserve existing landscape features (trees) in accordance with the Council's policies as stated within The South Somerset Local Plan (2006 - 2028); EQ2: General Development, EQ4: Bio-Diversity & EQ5: Green Infrastructure.

04.       No development hereby approved shall be carried out until particulars of following have been submitted to and approved in writing by the Local Planning Authority:-

a.         details of materials (including the provision of samples where appropriate)  to be used for the external walls and roofs;

b.         a sample panel, to be prepared for inspection on site, to show the mortar mix, coursing and pointing of the external walls;

c.         details of the rainwater goods and eaves and fascia details and treatment.

d.         full particulars of window, and door details

e.         details of the boundary enclosing the garden curtilage (red outline) on north side of house

            Once approved such details shall be fully implemented unless agreed otherwise in writing by the Local Planning Authority.

            Reason: To safeguard the character and appearance of the area in accordance with saved policies EQ2 of the South Somerset Local Plan 2006- 2028.

05.       Prior to commencement of the vehicular access full particulars detailing a scheme of surface water drainage that also secures that no surface water accesses the highway, shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage details shall be completed and become fully operational before the development hereby permitted is first brought into use.  Following its installation such approved scheme shall be permanently retained and maintained thereafter.

            Reason: In the interests of highway safety and neighbour amenity, further to Policy EQ2 and TA5 of the South Somerset Local Plan 2006-2028.

(Voting: 8 votes in support and 2 against)