Agenda item

Application Proposal: Reserved Matters for the erection of 2 No. dwellings

The Specialist Planning Officer introduced the application with the assistance of a PowerPoint presentation of images to show the location of the site, the proposed plans and photographs of the site and the access.  She advised that outline planning permission had already been granted by an appeal Inspector for two 3 bedroom properties and the application now proposed two 4 bedroom properties set further back on the site. She said the principle of development was established at the site and so recommended approval.

The Ward Member, Councillor Henry Hobhouse, said he had been advised that as the Planning Inspector had granted permission, the Committee were now unable to refuse this subsequent application despite the narrow access and problems it may cause with the delivery of building materials during construction.

The other Ward Member, Councillor Kevin Messenger, also regretted the sub-standard access road.

During discussion, it was suggested that a condition be added for the submission of a Construction Management Plan and also a sprinkler system within the properties as any Fire appliance may have difficulty accessing the site in an emergency.  The Specialist Planning Officer said a Construction Management Plan could be added as a condition but the sprinkler system would be addressed as an informative to the permission. 

It was proposed and seconded to grant permission with the additional condition for a Construction Management Plan and informative to include consideration of installing sprinkler systems in the properties.  On being put to the vote, this was carried unanimously.

RESOLVED: That planning application 18/02433/REM be APPROVED for the following reason:

This detailed scheme, by reason of its scale, layout, design and materials, respects the character and setting of the conservation area without resulting in any demonstrable harm to visual amenity, residential amenity, highway safety, flooding or other environmental concern and therefore accords with the aims and objectives of policies SD1, TA5, TA6, EQ1 and EQ2 of the South Somerset Local Plan and the provisions of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

01.       The development hereby approved shall be as shown on approved plans drawings numbered 1295/001 (Location Plan), 1295/003 (Combined Plans) and 1295/002 Rev B (Site Plan).

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

02.       No works shall be carried out above damp course level for the dwellings hereby permitted unless particulars of the following 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 all external walls and roofs;

b)    full details of the new natural stonework walls, including the materials, coursing, bonding, mortar profile, colour and texture, to be provided in the form of a sample panel to be made available on site;

c)    details of the design, materials and external finish for all external doors, windows, boarding and openings, including detailed sectional drawings, lintels and entrance gates;

d)    details of all roof eaves, verges and abutments, including detailed section drawings, and all new guttering, down pipes and other rainwater goods, and external plumbing;

e)    details of the surface material for the parking and turning area.

            Reason: In the interest of visual amenity to accord with policy EQ2 of the South Somerset Local Plan.

03.       Prior to the first occupation of the dwellings hereby permitted details of all new and retained boundary treatment shall be submitted to and agreed in writing by the local planning authority. The development shall be carried out in complete accordance with the agreed boundary treatment details and shall be maintained in that fashion thereafter at all times, unless otherwise agreed by the local planning authority.

            Reason: To safeguard neighbour amenity and in the interest of visual amenity to accord with policy EQ2 of the South Somerset Local Plan.

04.       The internal ground floor levels of the dwellings hereby permitted shall accord with the details set out on drawing number 1295/002 Rev B, unless otherwise agreed in writing by the local planning authority.

            Reason: In the interest of residential and visual amenity to accord with policy EQ2 of the South Somerset Local Plan.

05.       The development hereby permitted shall not be commenced unless there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping. 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 first occupation of any of the dwellings or the completion of the development, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the landscaping scheme, 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 interest of visual amenity to accord with policy EQ2 of the South Somerset Local Plan.

06.       The development hereby permitted shall not be commenced unless surface water drainage details to serve the development and to prevent the discharge of surface water onto the highway, have been 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 and shall thereafter be permanently retained and maintained.

            Reason: In the interest of highway safety and to ensure the site is adequately drained in order to prevent the increased risk of flooding elsewhere accordance with policies TA5 and EQ1 of the South Somerset Local Plan and the requirements of the National Planning Policy Framework.

07.       The access, parking and turning areas detailed on the approved plans shall be kept clear of obstruction at all times and shall not be used other than for the purpose of access, parking and turning of domestic vehicles in connection with the development hereby permitted.

            Reason: In the interest of highway safety to accord with Policies TA5 and TA6 of the South Somerset Local Plan.

08.       Any entrance gates shall be hung to open inwards and shall be set back a minimum of 5 metres from the carriageway edge.

            Reason: In the interest of highway safety to accord with Policy TA5 of the South Somerset Local Plan.

09.       A charging point for electric vehicles of at least 16 amps shall be provided within the curtilage of each of the dwellings hereby permitted prior to first occupation.

            Reason: To facilitate and encourage low carbon means of transport in the interests of addressing climate change, in accordance with policies TA1 and EQ1 of the South Somerset Local Plan.

10.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), there shall be no new openings formed above ground floor level within the north and south elevations of the dwellings hereby permitted without the prior express grant of planning permission.

            Reason: In the interest of residential amenity to accord with Policy EQ2 of the South Somerset Local Plan.

11        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:

·      Construction operation hours;

·      Expected number of construction vehicles per day;

·      Car parking for contractors;

·      Construction delivery hours;

·      Construction vehicle movements, in particular in relation to vehicle movements associated with the delivery of construction materials and equipment to and from the site including the maximum size of vehicle to access Baker Street and / or the site and any alternative arrangements where the delivery vehicle exceeds this size;

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

·      Measures to ensure that all vehicles leaving the site are in such condition as not to emit dust or deposit mud, slurry or other debris on the highway

Reason: In the interests of highways safety and residential amenity, in accordance with policies EQ2 and TA5 of the South Somerset Local Plan (2008-2028) and the provisions of the NPPF.

Informative 1 – The applicant is requested to contact the Local Authority Building Control Team and the local fire service to ascertain an appropriate scheme of fire protection given the limited access to the site for a fire appliance.

(Voting: unanimous in favour)