Agenda item

19/01069/OUT - Land Adjoining 17 Batchpool Lane, Horsington

Minutes:

Application Proposal: Outline application for the demolition of outbuilding, formation of new vehicular and pedestrian access and erection of 3 discount market homes for local residents, 1 retirement bungalow and 4 dwellings with associated access, parking and garaging

 

The Planning Specialist presented his report to members. He explained that the proposal included affordable homes for local residents. Using a PowerPoint presentation, he provided images to show the location of the site and photographs of the site. He also provided images to show the existing dwellings on the land adjoining the site.

 

He explained to members that there had been some local concern over the mix of houses and the scale and appearance of the dwellings, however he pointed out that the application was an outline application only and that the access was the only matter being considered, rather than the design. He confirmed that there were no highway objections.

 

He pointed out that 37.5% of the proposed dwellings would be affordable homes for local people.

 

He also made the Councillors aware that although this proposal sought to provide affordable housing and this was very much welcomed, had the scheme been proposed as 100% open market then the scheme still would have received a positive recommendation for approval given the 5yr land supply matter and status of Policy SS2.

 

Members of the public addressed the Committee to speak in objection to the proposal. Their points raised included;

 

·         Local materials should be used. Concerned about the appearance of the dwellings.

·         The road is dangerous and cars park on the road.

·         Additional cars parking on the road will make emergency access difficult.

·         There are no shops in Horsington and the school is at full capacity.

·         This additional dwellings will result in a 13% increase in dwellings in Horsington, which is too many and excessive for a small village.

·         2 or 3 dwellings would be a more acceptable amount.

 

Members of the public spoke in support of the application. Their comments included;

 

·         The Parish Council supported the application.

·         There is a housing shortage.

·         It is difficult for local families to remain in the village and affordable homes in the village would make this easier.

·         The site is an ideal infill, in a sustainable location and is outside of the Conservation Area.

·         There is a pub, school and a church in the village. The train station is only 1 mile away.

·         The number of residents in the village is reducing year after year. Many of the homes are families’ second homes.

·         There are no other homes in the village that are affordable.

·         Affordable dwellings would allow families to remain in the village and for children to go to local primary school.

 

The applicant addressed the Committee. He explained that having lived in the village for many years, he would like to remain in the village with his wife, but needed a bungalow. He added that he had been involved with many community projects over the years and hoped that the affordable housing needs would be considered, as well as the needs of his wife.

 

The agent addressed the Committee. He referred to the layout plan of the proposed houses and pointed out the position of the bungalow. He advised members that 50% of the development would be provided for local residents, of which 3 or 4 of the dwellings would be discount market dwellings. The other dwelling would be a bungalow for the applicant. He added that a S106 agreement would be in place to secure this in perpetuity.

 

He explained to members that the number of homes owned by people under 35 had plummeted and explained that this proposal would allow some families to remain in the village.

 

He pointed out to members that there had been significant support from local residents as well as the Parish Council. The proposal will provide affordable homes for the village. He explained that the village had a church, village hall and a public house. He also explained that the highways team had not objected to the proposal and that adequate parking was proposed.

 

Councillor William Wallace, Ward Member, noted that there had been some objection to the application, however explained that the Parish Council offered their support. He agreed that parking was currently difficult around the site.

 

Councillor Hayward Burt, also Ward Member, spoke in support of the application. He explained that the Parish Council supported the application and pointed out that it was a rare opportunity for the village to gain affordable dwellings on a development of this small size. He explained that there were no dwellings for sale in the village for under £250,000. He felt that sufficient parking was proposed and offered his support to the application.

 

During the discussion, members questioned whether the Parish Council could help ensure that the dwellings were provided for local people only.

 

The Specialist Planner advised that it was not known whether a housing association would be involved and it was likely that the houses would be advertised on the open market, with attention drawn to the requirements of the S106. The S106 would specify that preference would be given to purchasers with a connection to the village, before looking at adjoining parishes.

 

The Planning Agent advised that he had been involved with a similar scheme in Sedgemoor, where the District Council Housing Team checked the eligibility of potential purchasers. He felt that in this case, the S106 would ensure that local residents would be given preference to purchase the properties before the properties would be available to others outside of the parish.

 

The Senior Legal Lawyer advised that if the Committee was so minded, the S106 could be worded to ensure that when houses are advertised for sale, that the Parish Council should be consulted and thereby give the Parish Council the opportunity to notify any potential purchases of which it is aware.

 

Councillor Kevin Messenger, Ward Member, spoke in support of the application. He explained that the applicant had chosen to provide affordable homes in the village for the benefit of the local community.

 

One member questioned whether there could be a prohibition on sub-letting these properties. The applicant confirmed that he was happy with this.

 

Another member requested that local materials should be used in the construction. He also welcomed the Parish Council involvement, to ensure that the homes would continue to be purchased by local residents.

 

One member questioned whether the access road would be adopted by the highways authority and whether the wall would be maintained by a management company.

 

The Lead Specialist explained that there was no reason to suspect that that the access road would not be adopted by the County Council. He added that the areas of green space would be subject to a management agreement, unless the applicant was proposing to transfer this land to the Parish Council.

 

One member suggested that the land could be transferred to the Parish Council.

 

Members offered their support to the proposal.

 

It was proposed and seconded that the application should be approved as per the officer report, subject to a condition to ensure that the dwellings are constructed in natural stone and a section 106 agreement to ensure that the Parish Council are consulted when a property is put up for sale in perpetuity.

 

On being put to the vote, this was carried 9 votes in support, with 1 abstention.

 

RESOLVED:  that planning application 19/01069/OUT be approved as per the officer report, subject to an additional conditions to ensure that the dwellings are constructed in local natural stone and subject to a Section 106 Agreement to secure 37.5% of the scheme (3 dwellings) being in the form of discount market housing (affordable housing sold at 20% less than market value) with priority towards a local housing need in consultation with Parish Council but an allowance for adjoining parish then district cascade, to be retained and maintained in perpetuity thereafter.

 

For the following reason;

 

01.         It is considered that given the lack of a five year housing land supply given the sustainable location of the proposed site and its proximity to services that residential development is acceptable in this location.  The provision of affordable housing for local people is extremely important and should be encouraged in accordance Policy HG3 of the South Somerset District Local Plan (2006-2028)  The proposal complies with advice contained with the National Planning Policy Framework and Policies SD1, SS1, SS2, SS4, SS5, TA1, TA5, TA6, EQ1, EQ2 and EQ4 of the South Somerset District Local Plan (2006 - 2028)

 

Subject to the following conditions;

 

01.       The development hereby permitted shall be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

             

            Reason:  as required by section 90(2) Town and Country Planning Act 1990.

02.       The following will be installed into or on to new dwellings accordingly unless otherwise agreed in writing by the local planning authority:

           

            Clusters of four Schwegler 1a swift bricks or similar not less than 60cm apart will be built into the wall in northern gable ends and away from windows at least 5m above ground level in two dwellings.

           

            One Schwegler 1SP Sparrow terraces or similar under the eaves and away from windows of north elevations of two dwellings.

           

            One bee brick built into the wall about 1 metre above ground level on the south elevation of five dwellings.

           

            Drawings showing the installed features will be submitted to and approved by the local planning authority prior to the commencement of construction works.

           

            Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 170(d) of the National Planning Policy Framework.

           

03.       The development hereby permitted shall be carried out in accordance with the following approved plans:

           

            Proposed Site plan.  Dated 25/10/18.  Scale 1:500.  Ref 18083-1C

            Site Location plan.  Dated 2/4/19.  Scale 1:1250.  Ref. 18083-2

           

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

 

04.       At the proposed access there shall be no obstruction to visibility greater than 600 millimetres above adjoining road level within the visibility splays shown on the submitted plan (Drawing No 18083-1 Rev C).  Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained at all times.

           

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

 

05.       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 and approved in writing by the Local Planning Authority.  Such provision shall be installed before the occupation of the dwellings hereby approved and thereafter maintained at all times.

           

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

 

06.       The dwellings hereby permitted shall not be occupied until sufficient parking spaces for the dwellings have been provided in a position approved by the Local Planning Authority.  The said spaces and access thereto shall be properly consolidated and surfaced, and shall thereafter be kept clear of obstruction at all times and not used other than for the parking of vehicles or for the purposes of access.

           

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

07.       No work shall be carried in respect to the construction of the external surfaces of the dwellings (which will be in natural stone) 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.

 

 

Informatives:

 

01.       The County Highway Authority advises:

 

The applicant will be required to enter into a suitable legal agreement with the Highway Authority to secure the construction of the highway works necessary as part of this development.

 

02.       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

 

(voting: 9 in support, with 1 abstention)

Supporting documents: