Agenda item

The Area Lead Planner presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans.  She noted the application has been two starred for reasons explained at the beginning of the report and also updated members that:

·         Three additional letters of objection had been received reiterating objections already outlined in report and concerns regarding visibility access, internet speed, hedgerow removal and definition of a caravan.

The Area Lead Planner referred to the key considerations being the principle of the development, landscape impact, flooding, highways and amenity.  She considered the site was within a sustainable location with well-defined boundaries and explained the Local Flood Authority had raised no objections to the proposal and was satisfied the imposition of a condition to impose an acceptable surface water drainage scheme. 

She acknowledged the concern regarding the access of the site but noted the Highway Authority raised no objection and believed the proposal would not generate a significant increase in traffic movements at the site.  She also considered that the proposed units were single storey and given the distance and proposed boundary treatments did not consider the proposal would have a significant impact on the neighbouring properties.

The Area Lead Planner therefore concluded that after considering all of the responses and issues, as outlined in the agenda report, her proposal was to approve the application and the conditions as set out in the agenda report.

In response to members’ questions the Area Lead Planner and Senior Planning Adviser confirmed that:

·         Under this proposal all hedgerows were to be maintained.

·         As the Council cannot currently demonstrate a 5-year housing land supply it is considered that the current policies can only be given a modest amount of weight.

·         Clarified that no response had been received from the Emergency Services regarding the emergency access at Orchard Close.

·         Acknowledged the concerns of the local residents but believed there was a need to provide these types of homes which would predominately be occupied by the 50 plus age group of the community. 

·         Acknowledged members concerns regarding the emergency access at Orchard Close and that a revision could be made to Condition 8 to safeguard unauthorised access of the site. As part of this condition the Council would expect and seek a reply from the emergency services with their requirements.

·         A condition has been included to ensure that no more than 14 units shall be placed on the land.  Should the applicant wish to amend this figure a further application would need to be submitted for approval.

·         Proposed units are double twinned and would be delivered in two halves.  All 14 units have dedicated parking areas.

A representative from Yeovil Without Parish Council then addressed the committee.  She noted that the village of Yeovil Marsh had limited community facilities, there to be no evidence of identified housing need and a lack of community engagement and local public consultation.  She also referred to the importance of Policy SS2 of the Local Plan as grounds for refusal and that the committee should be minded to defer the application for further information and to hold a site visit.  She also raised concern regarding the proposed emergency access and the need to control unauthorised access.

Three members of the public then spoke in objection to the proposed development.  Their comments included:

·         No evidence of identified housing need for the area.

·         Considered the proposal not within a sustainable location with a considerable amount of affordable housing already in the village.

·         Concerns regarding the surface water drainage which will exacerbate the current flooding issues in the area.

·         Risk of highway safety due to the increase in traffic using the existing inadequate access onto what is a narrow village road.

·         Emergency access is inappropriately designed and will impact negatively on existing residents.

·         Lack of community facilities with no shop in the village and poor pedestrian access to services.

·         Poor internet access in the village; new residents will place further demand on this service.

·         Impact of overlooking and noise to neighbouring properties due to elevation of the site.

·         Lack of employment opportunities.

The agent then addressed the committee.  He believed the proposal would deliver a sustainable scheme with 14 high quality low cost housing units.  It will help contribute to the housing supply and be geared to the 50 plus age group therefore benefitting others by freeing up larger family homes.  He said Park homes were positively recognised by the local plan and the scheme acceptable with Local Plan Policy SS2.  Public engagement showed support of the proposal with the applicant making amendments to the application to help mitigate any local concern.  He noted all Statutory consultees had raised no objections and that the Lead Flood Authority were satisfied with the proposed surface water drainage scheme and the Highways Authority satisfied with the proposed visibility splay given the agreement of the removal of the neighbouring hedge.

Councillor Graham Oakes, Ward member believed Yeovil Without had already received a considerable amount of development and questioned the inconsistency of planning rules with regard to housing supply. He raised concern regarding the insufficient almost dangerous emergency access and proposed existing access to the site and the impact the proposal would have on the village road and its pedestrians given the lack of footpaths and street lighting. He voiced his disappointment at the refusal of his request for a site visit which he believed would highlight these concerns.  He also believed the development was too big and would change the character of the village; it did not comply with the Local Plan as was not a rural sustainable location, would create no real employment and would exacerbate the current flooding issues in the area.  He therefore could not support the application.

During members’ discussion, varying comments were made including the following:

·         Appreciate the highway safety issues and concerns raised, however can see no planning justification to refuse the application as the proposed access is deemed to be acceptable.  However request the revision of condition 8 to ensure and safeguard unauthorised access of the site.

·         Acknowledged the comments made by all statutory consultees and given no objections from the Lead Flood Authority or Highways Authority could not see any justification to refuse the application. 

·         Questioned the criteria of Policy SS2 of the Local Plan and what classifies as a rural sustainable location.

·         Believed sometimes under pressure to approve development due to the failure of the Council being able to demonstrate a five year housing land supply.

·         Appreciated the concerns and frustration of local people however on balance and given the proposal was for 14 units with sufficient parking believed the application to be acceptable.

During a short debate members’ agreed that should the application be approved condition 8 be revised to safeguard any unauthorised use of the emergency access. 

Following a further discussion it was then proposed and subsequently seconded that planning permission be approved as per the officers recommendation with the inclusion of the revised condition 8 to ensure prior approval of appropriate access for emergency vehicles and prevent unauthorised use of the emergency access.

On being put to the vote this was carried by 5 votes in favour, 3 against and 3 abstention.

RESOLVED:

That application 18/00116/FUL be approved for the following reasons:

01.       The Council cannot demonstrate a 5-year housing land supply. Yeovil Marsh is an appropriate location for this level of development and the site is suitable in terms of its services. By reason of its juxtaposition with existing built form and its scale the proposal represents an appropriate and logical rounding-off and the development would not cause demonstrable impact upon residential amenity, highway safety or upon the character and appearance of the area in accordance with the aims of objectives of the National Planning Policy Framework, and policies SS2, HG5, EQ2, TA5 and TA6 of the South Somerset Local Plan (2006-2028).

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:

            Site Location Plan Dwg No.10332-0002-03

            Site Layout & Landscaping Dwg No.10332-0001-07

            Floor Plan & Elevations Dwg No.10332-0003-01

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

03.       Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority.  Such provision shall be installed before the site is first brought into use and thereafter maintained at all times.

            Reason: In the interests of highway safety and in accordance with Policy TA5 of the South Somerset Local Plan (2006-2028).

04.       The development hereby permitted shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority (in consultation with Somerset County Council). The plan shall include construction vehicle movements, construction operation hours, construction vehicular routes to and from site, construction delivery hours, expected number of construction vehicles per day, car parking for contractors, specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice and a scheme to encourage the use of public transport amongst contractors. The development shall be carried out strictly in accordance with the approved Construction Traffic Management Plan.

            Reason: In the interests of highway safety and in accordance with Policy TA5 of the South Somerset Local Plan (2006-2028).

05.       The area allocated for parking and turning on the submitted plan shall be kept clear of obstruction and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted.

            Reason: In the interests of highway safety and in accordance with Policy TA5 of the South Somerset Local Plan (2006-2028).

06.       No development shall be commenced until details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority.  The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes.  Such works shall be carried out in accordance with the approved details.

            Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015).

07.       The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels; all planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

            Reason: In the interesets of preserving the visual amenity of the site and surrounding landscape and in accordance with policy EQ2 of the South Somerset Local Plan (2006-2028).

08.       Prior to the commencement of the development a scheme demonstrating the design and delivery of access to the site by emergency vehicles along with details of the surfacing of the track into the site and gating to prevent unauthorised access through the emergency access shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

            Reason: To ensure appropriate access for emergency vehicles and prevent unauthorised use of the emergency access in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.        

09.       No more than 14 units shall be placed on the land and the units must be 'caravans' as defined in the Caravan Sites and Control of Development Act 1960 (as amended).

            Reason: To ensure an appropriate level of development that respects the rural landscape in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.

Informatives:

01.       The applicant is advised that the they will need to apply for a variation to the existing site licence to allow for the site expansion.

02.       The applicant's attention is drawn to the conclusions of the Yeovil Marsh Park Preliminary Appraisal dated October 2017.

03.       The applicant is requested to follow the advice of the Landscape Officer (8/2/2018) with regard to the proposed planting for the landscaping plan.

(voting: 5 in favour, 3 against, 3 abstentions)