Agenda item

Application for Reserved Matters following approval 13/01869/OUT to include approval of appearance, landscaping, layout and scale for the erection of 97 dwellings, Land at Bunford Hollow, West Coker BA20 2HE

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.  She also updated members that:

·         The application to vary the section 106 agreement which had been submitted at the same time as this application had now been withdrawn, therefore this application is supported by the requirements of the original Section 106 agreement including affordable housing.   She did expect a new application be submitted at some stage in the future however the viability of that application would be considered at that time.

·         Conditions regarding the Biodiversity enhancements and bin storage be amended so that compliance be required after development reaches damp proof course rather than prior to commencement. 

The Area Lead Planner referred to the key considerations being the principle of the development, landscape impact/setting of Listed Building, highways and affordable housing.  She considered the site already had outline permission and considered the scale and materials acceptable with the site surrounded by trees much of which are to be retained. 

She explained a thorough assessment had been carried out by Historic England and noted the Highway Authority had raised no objection.  She explained that given the authority could not demonstrate a 5 year housing land supply and the amendment to bring back development from the western edge of the site she considered the public benefits outweigh any substantial harm to the historic assets of the area. 

The Area Lead Planner believed this was well designed scheme for the area and her proposal was therefore to approve the application and the conditions as set out in the agenda report with the amendment to conditions regarding biodiversity and bin storage.

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

·         All archaeological issues had been addressed for this site.

·         Confirmed the Local Lead Flood Authority were satisfied with the proposed drainage scheme.

·         Believed by retaining the majority of trees screening the site and the proposed walled hamstone entrance, considered this proposal was of a quality design and in keeping with the area.

·         Appreciated concerns should the applicant submit a future application to vary the Section 106 legal agreement, however this would be a separate issue and does not preclude members from determining the application at this time.

The agent then addressed the committee stating the principal of development had already been established and that this application was to approve the appearance, landscaping and layout scale of the scheme.  The applicant had worked closely with all parties to provide a scheme that benefits the community with the inclusion of 34 affordable homes, LEAP and open spaces with financial contributions towards recreation, highways and education.   He said the access of the scheme had already been approved with proposed excellent cycleway links and materials will reflect the local area with excellent proposed landscaping scheme and that the proposal had been amended several times to accommodate the concerns of Historic England.  He believed the benefits to the community outweigh any harm to the local Heritage Assets and would provide much needed market and affordable housing for the local area.

Councillor Gina Seation, Ward member voiced her support of the application and reiterated the need for affordable homes within the area.  She believed the design of the scheme fits well within the area, does not have a significant impact on the Historic Building and noted no objections had been received from the highways authority.

During a short debate members voiced their full support of the application and noted the effort to mitigate any harm toward the Heritage Asset Brympton D’Evercy.  It was then proposed and subsequently seconded that planning permission be approved as per the officers recommendation with the amendment to conditions regarding biodiversity and bin storage.

On being put to the vote this was carried unanimously.

RESOLVED:

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

01.       The proposal is of a satisfactory layout, appearance, scale and landscaping that would have no adverse impacts on visual or residential amenity, ecology, flood risk, highways safety, heritage assets or landscape character. The proposal would result in less than substantial harm to the setting of the heritage asset and the public benefits of the proposal outweigh this harm. As such the proposal complies with the policies of the South Somerset Local Plan 2006-2028 and the provisions of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be carried out in accordance with the plans as set out on the Plans List as set out in the agent's email of 16 July 2018.

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

02.       All protected species mitigation measures, prior to and during development, as outlined in the Ecological Impact Assessment (Greenecology, January 2018), shall be undertaken in full unless otherwise agreed in writing with the local planning authority.

            Reason: To minimise the risk of harm to legally protected species in accordance with the Wildlife and Countryside Act 1981 (as amended) and for the protection of biodiversity in accordance with NPPF and Local Plan Policy EQ4.

03.       No building operations above damp proof course level of the dwellings and garages shall take place until details of measures for the enhancement of biodiversity (e.g. bat and bird boxes, wildflower sowing and management) shall be submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in accordance with the approved details unless otherwise approved in writing by the local planning authority.

            Reason: For the enhancement of biodiversity in accordance with NPPF and Local Plan Policy EQ4.

04.       No building operations above damp proof course level of the dwellings and garages shall take place until details of:

            - specific external wall materials, finishes and colours including sample panels for approval on site to show masonry coursing, jointing, bond and pointing and render finishes.

            - details of any proposed parapets, string courses, plinths and mouldings

            - specific window and door design details including sections and wall opening details including arch. lintel, cill, window/door surround and reveal depth.

            - details of any porches and door hoods

            - position and details of meter boxes and any external flue, vent and extract terminals

            - roof materials, including samples

            - roof ridge, hip, eaves, verge and rainwater goods details

            - any chimney, dormer and roof light details.

            - external works details of any steps, walls and copings, railings and fencing.

            - details of any permanent external lighting proposed on building including any street lighting to be mounted on buildings (not including individual security lighting).

            Reason: To ensure that attention to detail is given to provide quality of design in the proposed development in accordance with Policy EQ2 of the South Somerset Local Plan.

05.       The development shall take place fully in accordance with the Woodland Management Plan and Arboricultural Method Statement dated March 2018 unless otherwise agreed in writing by the Local Planning Authority. 

            Reason: To ensure appropriate planting is carried out and existing trees and hedgerows protected in accordance with Policies EQ2, EQ4, EQ5 and EQ6 of the South Somerset Local Plan.

06.       The proposed landscape scheme shall be carried out in accordance with details as indicated on approved plans SPP 3012 92-01 Rev F Planting Plan and SPP 3012 P001 Rev H Landscape Master Plan, unless otherwise agreed in writing by the Local Planning Authority. 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 any part of the development hereby permitted 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 interests of visual amenity, in accordance with policy EQ2 of the South Somerset Local Plan 2006 and advice within the National Planning Policy Framework.

07.       Prior to the commencement of the development hereby permitted, details of the drainage systems as required by the Local Lead Flood Authority in their email of 11 July 2017 shall be submitted to and agreed in writing. The development shall take place fully in accordance with the agreed details unless otherwise agreed in writing by the Local Planning Authority.

            Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site in accordance with the NPPF.

08.       No building operations above damp proof course level of the dwellings and garages shall take place until a strategy for the storage and collection of domestic recycling and refuse for that phase or part thereof shall be submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include the locations of collection points (communal if necessary).

            Reason: To promote sustainable construction as advocated by the National Planning Policy Framework.

09.       The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car, motorcycle and cycle parking, and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.

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

10.       The gradients of the proposed drives to the dwellings hereby permitted shall not be steeper than 1 in 10 and shall be permanently retained at that gradient thereafter at all times.

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

11.       In the interests of sustainable development none of the dwellings hereby permitted shall be occupied until a network of cycleway and footpath connections has been constructed within the development site in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.

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

12.       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 first occupation 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).

13.       There shall be an area of hard standing at least 5.5 metres in length (as measured from the nearside edge of the highway to the face of the garage doors), where the doors are of a roller shutter/sliding/inward opening type.

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

14.       There shall be an area of hard standing at least 6 metres in length (as measured from the nearside edge of the highway to the face of the garage doors), where the doors are of an up-and-over type.

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

15.       The area allocated for parking and turning on the submitted plan, drawing number C-05515/C/0105, 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).

Informatives:

01.       You are reminded that legal Agreement under S106 of the Town and Country Planning Act associated with outline planning permission 13/01869/OUT remains applicable.

02.       You are reminded that a Right of Way crosses this site which will require a formal Diversion Order. Advice can be gained from the Rights of Way Officer.

03.       All Highway, footway and cycleway works will require a legal agreement with SCC Highway Authority well in advance of works and before they start. Requirement to secure an agreement under Section 278 Highways Act 1980 for the necessary works.

(voting: unanimous)