Agenda item

Proposal: The erection of a single dwellinghouse (Outline application with all matters reserved).

The Planning Officer presented the application as detailed in the agenda. He explained the indicative plans for the site which showed all of the existing trees were to be retained. He explained that the existing access was deemed acceptable by the Highway Authority, and use by one additional property was not considered to be so harmful as to warrant recommending refusal of the application.

Three members of the public made comments in objection to the proposal. Their points included:

·         The site location was a beautiful spot with many trees and wildlife seen from the public footpath.

·         Wildlife is important and otters have been seen nearby. Ask that the site is kept as a wildlife zone.

·         There aren’t many woodlands in Martock and it would be nice to see the area protected.

·         Many historical and listed buildings neighbouring the site and nearby.

·         Possible that the Conservation Area may be extended.

·         If approved, the environmental harm will be irreversible.

·         The proposal will be out of keeping with the area and will have a detrimental impact.

·         The footprint of the building on the indicative plans is very large and will be bigger than the 7 bedroom Manor House.

·         Concern about width of the private driveway as it’s not wide enough along its length for two cars to pass.

·         Feel there will be more traffic movements than those estimated and stated in this outline application.

One of the applicants and the agent, then addressed members. Their comments included:

·         They wanted to move to the village due to the history and culture.

·         Highways had no objections regarding the access.

·         Advice from various officers had suggested that a building might be acceptable.

·         It was felt there were misunderstandings about the size of a dwelling. There was no need for a five bedroom house as they currently lived in a three bedroom property.

·         The proposal is clearly sustainable development, respects the local area, unlikely to have a detrimental impact, and doesn’t go against any policies.

·         It is a well screen site with all trees to be retained. No protected species would be affected by the proposal and surveys had been completed to the satisfaction of the Ecologist.

Ward member, Councillor Neil Bloomfield, noted that Martock has an emerging Neighbourhood Plan and referred to figures and policies within the Local Plan. He noted he had visited the site some time ago. He was concerned it was outline application, about what might be built and the indicative size of the dwelling. He felt there would be a detrimental impact on the setting of listed buildings collectively.

During discussion varying opinions were expressed including:

·         Due to the dense screening it was difficult to see why the proposal would be detrimental.

·         It’s in a discrete area and see no reason to refuse.

·         Martock is a beautiful village but it feels like its gradually being destroyed, feel this site is one that should be saved.

·         Concerned about highway safety and the access.

·         Statutory consultees have no issues with the application.

·         It’s a sensitive area and the reserved matters will be carefully considered.

·         Difficult to see how the access meets visibility criteria, and the applicant will have no control over the neighbouring boundaries along the highway.

·         There is restricted open space available for a build to be sited and will limit the size of a dwelling.

·         Would be more in favour if the trees could be protected by preservation orders.

·         See no reason to refuse at this stage but would like to have seen a better indication of the size of dwelling intended.

·         If sold as a development site it may not be the current applicants building out the site

The Senior Planning Advisor and Planning Officer responded to points of detail raised during discussion, including:

·         The recently published National Planning Policy Framework 2018 was not considered to be significantly different to that published in 2012.

·         The officer report focussed on addressing the objections raised.

·         Development would not stop just because a notional figure has been met.

·         At the current time it was not be possible for the Committee to insist that a future reserved matters application come back to Committee for consideration.

·         An additional condition could be added to limit the number of dwellings to one.

·         Private rights and ownership regarding the access track to the site were not a concern for the Committee, and were an issue for the applicants to resolve not members.

·         Use of the existing access was deemed acceptable and with adequate visibility splays to the satisfaction of the Highway Authority.

·         The trees would not have preservation orders but there would be a general protection condition during any construction and that they be retained.

·         Tree Preservation Orders could be triggered by anyone at any time and the proposed conditions, if approved, would not provide for immediate protection. It was noted the applicant was present at the meeting and listening to the comments made and therefore was aware of concerns raised about the trees.

Early in discussion it had been proposed to approve the application, as per the officer recommendation, but with an additional condition to limit the site to a single dwelling. Later a counter proposal was put forward to defer the application in order to gain more information about how to ensure the trees could be retained and protected into the future.

A vote was taken first on the initial proposal to approve the application, and this was carried 7 in favour, 4 against with 2 abstentions, and the counter proposal fell.

(Voting: 7 in favour, 4 against, 2 abstentions)