Agenda item

Planning Application 18/03891/FUL - Land North of Tall Elms Broadstone Lane Hardington Mandeville

Minutes:

The erection of 3 dwellings and formation of a new vehicular access Land North of Tall Elms Broadstone Lane Hardington Mandeville

The Planning Specialist presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans.

She referred to the highway safety issues regarding the proposed access onto Broadstone Lane and that both the Council’s Highway Officer and the County Highway Authority had considered the scheme acceptable as per their comments within the report. She also referred to the number of trees to be removed onsite to make way for the proposed access and reported that the Council’s Tree Officer had made comments on the application but had raised no strong Arboricultural objections to the removal of these trees.

The Planning Specialist confirmed that a further letter of objection had been received raising issues already included within the agenda report and that she had now received an application for Listed Building Consent regarding the front wall.

She summarised the key considerations and concluded that this was a well designed scheme that respects the character of the area without resulting in unacceptable harm to highway safety and neighbour amenity and considered the public benefits outweigh any harm to the setting of the listed house. Her recommendation was therefore to approve the application for reasons as set out in the agenda report.

In response to questions the Planning Specialist informed members that:

· The landscaping and tree protection conditions and the existing TPO would ensure the protection of the retained trees, planting and maintenance of new trees.

· Believed the site was originally part of the garden and curtilage to the Historic Building.

· Noted the concern regarding the maintenance of the existing stone boundary wall and suggested that if members were minded to approve the application a condition be included to ensure the future maintenance of the boundary wall.

A representative of Hardington Mandeville Parish Council then addressed the committee. His comments included:

· The application should be refused on highway traffic safety grounds.

· Considered the application harmful to the adjacent listed building.

· Suggested that a preferred access off Rectory Lane was considered, however the applicant was not accommodating to this proposal.

· Confirmed the Parish Council were against the approval of this application as it stands.

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

· Proposed access was located on a dangerous blind bend and vehicle speeds are very high.

· Broadstone Lane was a single carriageway with no footpath.

· Proposal was in an inappropriate location and considered outside the footprint of the village.

· Rectory Lane was wider than Broadstone Lane and therefore considered a better option for access to the site.

· Proposal is Contrary to Policy SS2.

· Appreciate the need for low cost housing however proposed dwellings does not require to current local need.

· Changes to the boundary wall will adversely impact the village and listed building.

· Dangerous to create a new access onto a narrow road which is used by local walkers, cyclists and horseriders.

The agent then addressed the committee. She told members that good local consultation work had been carried out which had resulted in an excellent well designed scheme, the site was currently unused land in a sustainable location and the access replicates others within the area. She said the boundary wall would be reinstated and repaired to a better state than at present, a proposed vehicular and pedestrian point would be provided and believed the proposal would not have a significant adverse effect on the area.

Ward member, Councillor Gina Seaton raised her concern regarding the highway safety issues at Broadstone Lane. She believed the current high vehicle speeds and no lighting within the area would be a significant danger to all road users and contrary to the NPPF. She agreed with the concerns already raised and therefore would not support the application.

Ward member, Councillor Nicola Clark also raised her concern regarding the highway safety issues.

During discussion, members raised comments including the following:

· Appreciated the concerns regarding the access, however both the Council’s Highway Officer and Somerset Highway Authority have raised no objection to the proposal.

· Requested an informative be made to ensure that future occupiers are advised of the TPO on the site.

The Chairman also advised members that they should not consider another access point at this time, as only that which is proposed in this application should be considered.

Following a short discussion it was proposed and seconded to approve the application as set out in the agenda report with an additional condition to include maintenance of the boundary wall and an informative be included regarding the TPO.

On being put to the vote this was carried by 13 votes in favour, 2 against and 1 abstention.

RESOLVED:

That Planning Application 18/03891/FUL be approved for the following reason:

01. The Council cannot demonstrate a 5-year housing land supply. Hardington Mandeville 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 appropriate development that would not cause demonstrable impact upon residential amenity, highway safety or upon the character and appearance of the area. 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 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: Drawing No.'s 17223-6 Rev A, 17223-01 Rev F, 17223-04 Rev C, 17223-03 Rev B, 17223-05 Rev B.

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

03. No work shall be carried out in relation to any of the below elements until particulars of that element have been submitted to and approved in writing by the Local Planning Authority:

a) materials (including the provision of samples where appropriate) to be used for the external

walls and roofs;

b) the mortar mix and coursing of the external walls (best illustrated through the provision of

a sample panel);

c) the recessing, materials and finish (including the provision of samples where appropriate)

to be used for all new windows (including any rooflights) and doors;

d) all hardstanding and boundaries

e) the rainwater goods and eaves and fascia details and treatment.

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 policies EQ2 and EQ3 of the South Somerset Local Plan.

04. No development shall commence unless a Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out strictly in accordance with the approved plan. The plan shall include:

o Construction vehicle movements;

o Construction operation hours;

o Construction vehicular routes to and from site;

o Construction delivery hours;

o Expected number of construction vehicles per day;

o Car parking for contractors;

o Specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice;

o A scheme to encourage the use of Public Transport amongst contactors; and

o Measures to avoid traffic congestion impacting upon the Strategic Road Network.

o On-site vehicle wheel washing facilities

Reason: Broadstone Lane is a narrow rural route and the introduction of larger vehicles will increase conflict with existing highway users during the construction phase. This Authority needs to know that any adverse effects, such as conflict, verge over-running, or surface damage are mitigated against during this phase in the interests of highway safety and efficiency and in accordance with policy TA5 in the South Somerset Local Plan.

05. The proposed access shall be provided prior to occupation and have a minimum width of 5 metres, incorporating radii not less than 6 metres, and shall be surfaced in bound material for the first 5 metres measured from the highway boundary.