Agenda item

Proposal: Proposed extensions and internal reconfiguration at The Elms Residential Home.

The Specialist, Development presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans.  She informed members that there were no further updates to the report.

She referred to the key considerations being the Landscape impact, design, residential amenity and highways and parking.  She considered the proposal to be a well contained site which would not be overly obtrusive in the wider landscape and an appropriate size extension.  She felt the boundary treatments were acceptable and that the parking plans had been amended in accordance with the Council’s highway consultant. 

The Specialist – Development noted the concerns raised regarding the drainage issues within the village but explained that as this proposal was to the north of the site she understood any surface water would be out to the rear of the property and therefore would have minimal impact on the village centre.  She also confirmed that the foul sewer would link into the existing local network. 

She concluded that after considering all of the responses and advice, as outlined in the agenda report, her proposal was to approve the application as set out in the agenda report.

In response to members’ questions she confirmed that:

·         The proposed parking provision was in excess of current parking standards.

·         Acknowledged the lack of cycle provision but that the Highway consultant believed this would not be the main form of transport for this site.  She noted that additional provision could be made available on site.

·         Should the application be approved the applicant would need to gain agreement with the Wessex Water Authority regarding foul water drainage.

The applicant then addressed the committee.  She said they currently provided a very high quality service and care for the local area and with a 98% occupancy rate were in high demand.  She said they currently employed between 25 – 30 staff working with the local hospitals and public sector and that there was a need to expand to be viable for the future.

The agent addressed the committee and said that the amended plans now included the addition of three extra parking spaces.  He believed this was a pioneering dementia care home, that the proposal would help individual living and designed for the resident’s well-being and that there was a great need for this type of care in the area.

Ward member, Councillor Rob Stickland then read out comments on behalf of Ward member, Councillor Graham Oakes.  His comments included concerns regarding the surface water and sewerage drainage issues which he believed were already at capacity in the village.  He sought assurance that this proposal would not exacerbate the issues in the village.

Ward member, Councillor Rob Stickland also reiterated his concerns regarding the drainage on the site and requested that should the application be approved a condition be included to ensure appropriate drainage at the site.

In response the Specialist – Development confirmed that an additional condition could be included to ensure that details of the proposed foul drainage system be submitted and approved by the Council and in liaison with the Wessex Water Authority.

There being no further debate, it was then proposed and seconded that the application be approved, as per the officers recommendation as set out in the agenda report with an additional condition to ensure appropriate drainage at the site. On being put to the vote this was carried unanimously.

RESOLVED: 

That application 18/02802/FUL be approved for the following reasons:

01.       Yeovil Marsh is an appropriate location for this level of development and the site is suitable in terms of its services. The development would not cause demonstrable impact upon residential amenity, highway safety or upon the character and appearance of the area in accordance with the aims of objectives of the National Planning Policy Framework, and policies SS2, HG6, EQ2, EQ4, TA5 and TA6 of the South Somerset Local Plan (2006-2028).

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. 17-21.06, 17-21.02B, 17-21.08, 17-21.01, 17-21.07, 17-21.06, 17-21.05.

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

03.       No building operations above damp proof course level of the development shall take place until details of the materials to be used in the construction of the external surfaces (doors/windows/stonework/render/brick/roof finish) of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

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

04.       No later than within the first planting season following first occupation of any of the units hereby approved, a hard and soft landscaping scheme shall be carried out and completed in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority. 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 to accord with policy EQ2 of the South Somerset 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 to and approved in writing by the Local Planning Authority. Such provision shall be installed before the site is first brought into use 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). 

06.       The development hereby permitted shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority (in consultation with Somerset County Council). The plan shall include construction vehicle movements, construction operation hours, construction vehicular routes to and from site, construction delivery hours, expected number of construction vehicles per day, car parking for contractors, specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice and a scheme to encourage the use of public transport amongst contractors. The development shall be carried out strictly in accordance with the approved Construction Traffic Management Plan.

            Reason: In the interests of residential amenity and highway safety and in accordance with Policies EQ2 and TA5 of the South Somerset Local Plan (2006-2028).  

07.       The area allocated for parking and turning on the submitted plan 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 approved. 

            Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan (2006-2028).

08.       No development shall be commenced until details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. Such works shall be carried out in accordance with the approved details.  

            Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015).

09.       No removal of vegetation or works to or demolition of buildings or structures shall take place between 1st March and 30th September inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.

            Reason: In the interests of nesting wild birds and in accordance with policy EQ4 of the South Somerset Local Plan

10.       Provision should be made for:

            Nesting swallows, for example within car ports or other open fronted structures, and with provision of 3 x nest cups

            The installation of 5 x Schwegler 1a swift bricks built under the apex of an east, west or north facing gable end at least 60cm apart and 5 metres above ground level

            The installation of 1 x Habibat 001 bat boxes or similar integrated into the structure of buildings at least 4 metres above ground level and away from windows

            The installation of 2 x bee bricks 1 metre above ground level on a south facing elevation

            A scheme showing how this will be implemented should be submitted to and approved in writing by the Local Planning Authority prior to work commencing on site.

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

11.       Before the installation of any drainage required as part of development hereby permitted, details of the proposed foul drainage system/connections to serve the development, shall be submitted to and approved in writing by the Local Planning Authority and such approved drainage details shall be completed and become fully operational before the development hereby permitted is first brought into use.  Following its installation the drainage shall be retained and maintained in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure appropriate drainage at the site

(voting: unanimous)