Agenda item

Proposal:Construction of three dwelling units and associated works following the demolition of existing dwelling and industrial unit

The Development Management Specialist introduced the report which proposed two semi-detached houses to the front of the site with a bungalow to the rear.  The industrial unit had already been removed and the two semi-detached houses to the front of the site would be set down in the bank so would be no higher than the existing bungalow.

Visibility was reasonable and the access would be improved.  There were no Highway Authority concerns so his recommendation was to approve the application.

The Committee were then addressed by a representative of the Parish Council.  He said the applicant had originally discussed his proposals for the site with the Parish Council but the subsequently submitted plans did not reflect those discussions.  He said the site was surrounded by bungalows and two houses, though reduced in height, were not in keeping.  He also mentioned a nearby flood alleviation scheme which should not be damaged during construction.

The Committee were then addressed by the Agent for the applicant.  He said this was in infill site, within the village.  The applicant lived in the village and the comments made by the immediate neighbours could be accommodated. The development would not affect the nearby storm drain and CIL payments would be made.

In his absence, the comments of Ward Member, Councillor Crispin Raikes, were read out.  He said that the applicant had attended a Parish Council meeting with some plans and had a constructive discussion.   But, when the application was submitted it bore no relation to that presented and took no account of the discussion that had previously taken place.  He said the roofline of the semi-detached houses to the front of the site may be a similar height to the existing bungalow but digging out the grass bank and replacing it with a ground floor of a full house would have a significant impact.

In response to a question, the Development Management Specialist confirmed the site was in Flood Zone 1 and the surface water from the site was dealt with in condition 4 of approval.

Members briefly discussed the application and felt the site was reasonable infill within the village.  It was proposed and seconded to approve the application and, on being put to the vote, this was carried by 8 in favour, 0 against and 2 abstentions.

01.       The proposal reason of size, scale and materials, is acceptable as it respects the character of the site and its surroundings, and has no detrimental impact on local ecology, residential amenity or highway safety. As such, the proposed development is considered to accord with the aims and objectives of policies SD1, TA5, TA6, EQ2 and EQ4 of the South Somerset Local Plan and the aims and objectives of the NPPF.

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 complete accordance with the following approved plans: 1046 P01 Rev A, 1046 P02 Rev D, 1046 P05 Rev E, 1046 P06 Rev D, 1046 P07 Rev E, 1046 P08 Rev D, 1046 P09 Rev E and 1046 P010 Rev C.

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

03.       No work shall be carried in respect to the construction of the external surfaces of the dwellings hereby permitted unless details of materials (including the provision of samples) to be used for the external walls and roofs, have been submitted to and approved in writing by the Local Planning Authority. Such details shall include finish of the roof verges, and the provision of a sample panel of new stonework for inspection on site. Once approved such details shall be fully implemented and thereafter shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: In the interests of visual amenity, in accordance policy EQ2 of the South Somerset Local Plan (2006-2028) and the aims and objectives of the National Planning Policy Framework.

04.       Details of foul and surface water drainage to serve the development, shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage details shall be completed and become fully operational before any of the dwellinghouses hereby permitted are first occupied. Following its installation such approved scheme shall be permanently retained and maintained thereafter.

            Reason: In the interests of highway safety and to ensure that the development is served by a satisfactory system of drainage, in accordance with policies TA5, EQ1 and EQ2 of the South Somerset Local Plan) aims and objectives of the National Planning Policy Framework.

05.       The areas allocated for parking and turning on the approved plans 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, in accordance with policy TA5 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework.

06.       There shall be no obstruction to visibility greater than 900 millimetres above adjoining road level in advance of the visibility splays shown to the south of the access, as indicated on the approved plans. Such visibility shall be fully provided before any of the dwellinghouses hereby permitted are first occupied and shall thereafter be maintained at all times.

            Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework.

07.       In order to avoid the illumination of the scattered trees along the northern and western boundary, no artificial lighting associated with the development shall be operated on any part of the subject land unless details of all new lighting have been first submitted to and approved in writing by the Local Planning Authority. Any such lighting scheme should include details of specifications such as downward lights, and motion sensors, and how this would be achieved. Such approved details, once carried out shall not be altered without the prior written agreement of the Local Planning Authority.

            Reason: For compliance with the Wildlife and Countryside Act 1981, and for the conservation of biodiversity, in accordance with NPPF and Policy EQ4 of the South Somerset Local Plan.

08.       The development hereby permitted shall include the following biodiversity enhancements, details of which shall be submitted to and agreed in writing by the Local Planning Authority.

•     2 x Schwegler 2FN bat box (https://www.wildcare.co.uk/bat-box-55.html ) to be erected on the proposed new dwellings or any suitable trees on site. This should be installed facing a southerly direction approximately 3-5m above ground.

•     1 x bee brick (https://www.nhbs.com/bee-brick) to the southern of western elevation of each separate dwellings.

•     Garden fencing between properties will feature small mammal holes at the base of the fence, keeping to the minimum size of 13x13cm, to allow hedgehogs to move freely between the new and existing properties.

            The agreed biodiversity enhancements shall be provided prior to the dwellinghouses hereby permitted being first occupied.

            Reason: To ensure appropriate provision of mitigation measures for protected species in accordance with Policy EQ4 of the South Somerset Local Plan and the aims and objectives of the NPPF.

09.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows, including dormer windows, or other openings (including doors) shall be formed in the dwellings hereby permitted without the prior express grant of planning permission.

            Reason: In the interests of residential amenity in accordance with policy EQ2 of the South Somerset Local Plan and the aims and objectives of the NPPF.

10.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), there shall be no extensions to the dwellings hereby permitted without the prior express grant of planning permission.

            Reason: In the interests of residential amenity, and to safeguard the character and appearance of the area in accordance with policy EQ2 of the South Somerset Local Plan and the aims and objectives of the NPPF.

Informatives:

01.       Please be advised that approval of this application by South Somerset District Council will attract a liability payment under the Community Infrastructure Levy.  CIL is a mandatory financial charge on development and you will be notified of the amount of CIL being charged on this development in a CIL Liability Notice.

You are required to complete and return Form 1 Assumption of Liability as soon as possible and to avoid additional financial penalties it is important that you notify us of the date you plan to commence development before any work takes place.  Please complete and return Form 6 Commencement Notice.

You are advised to visit our website for further details https://www.southsomerset.gov.uk/cil or email cil@southsomerset.gov.uk.

02.       The applicant will be required to secure an appropriate legal agreement/ licence for any works within or adjacent to the public highway required as part of this development, and they are advised to contact Somerset County Council to make the necessary arrangements well in advance of such works starting.

03.       The developers and their contractors are reminded of the legal protection afforded to bats and bat roosts under legislation including the Conservation of Habitats and Species Regulations 2017.  In the unlikely event that bats are encountered during implementation of this permission it is recommended that works stop and advice is sought from a suitably qualified, licensed and experienced ecologist at the earliest possible opportunity.

04.       The developers and their contractors are reminded of the legal protection afforded to nesting birds under legislation including the Wildlife and Countryside Act 1981. In the event that nesting birds are encountered during implementation of this permission works should stop and advice be sought from a suitably qualified, licensed and experienced ecologist at the earliest possible opportunity.

(Voting: 8 in favour, 0 against, 2 abstentions)