Agenda item

(This agenda item was taken before agenda item 11) (Councillor Peter Gubbins took over as Chairman and Councillor David Recardo resumed as Vice Chairman at the beginning of this item)

Proposal:  The formation of a hard surface airstrip, associated lighting and ancillary lighting control building.

The Specialist, Development Management presented the application as detailed in the agenda and with the aid of slides showed the site and proposed plans.  She updated members that an additional condition and informative be included as requested by the Local Lead Flood Authority (LLFA).  The full wording was shown on the powerpoint presentation for members information.

She referred to the key considerations being principle, residential amenity, setting of Listed buildings and visual amenity, drainage and highways impact.  She said the proposal was for the existing use of the business for helicopters and light aircraft only and that there is essentially no change to the airstrip itself.  She said the drainage had now been addressed by the LLFA and recommend a highways construction traffic management plan

The Specialist, Development Management  also updated members that the MOD have confirmed they have no safeguarding objections and therefore 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:

·         Acknowledged member’s concern regarding the nearby culvert and run off surface water, however the LLFA and Environment Agency consider the detailed drainage scheme and maintenance plan to be acceptable.

·         A construction traffic management plan is proposed as a condition to ensure the times of activity on the site.

The agent then addressed the committee and believed this proposal was necessary to enhance and bring forward the airfield to an appropriate standard to help continue to serve this aerospace company.  His comments also included:

·         The application complies with the Civil and Military Aviation Authority.

·         The proposed airstrip is approximately 300 metres shorter than the previous and only suitable for small fixed wing and helicopters and confirmed there is no possibility that other aircraft would use this strip.

·         All statutory consultees consider the application acceptable and although acknowledge concerns raised, noted the LLFA now consider the scheme acceptable.

He concluded the application was part of an investment for the whole of the site, which will help secure the future of this company and the town.

Ward member, Councillor Andy Soughton was satisfied the LLFA had now addressed the flooding concerns and believed the application will help enhance the future of the company and therefore would support the application.

During a short debate, members voiced their support for the application and considered it long overdue.  It was then proposed and subsequently seconded to approve the application as set out in the agenda report and subject to the additional condition and informative as requested by the LLFA. On being put to the vote this was carried unanimously. 

RESOLVED:

That application 19/02614/FUL be approved for the following reasons:

01.       The proposal supports the essential infrastructure of an important local employer which will not unacceptably impact upon residential and visual amenities, the setting of adjacent listed buildings/structure, highway safety, drainage and ecology. As such, the proposals comply with Policies SD1, SS1, YV4, TA5, EQ2, EQ3, EQ4 and EQ7 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:

            Site Location Plan                                                             3980-BB-XX-XXX-DR-A0001     16/09/19

            General Arrangement                                           129792/1000/D                         05/02/19

            Construction Phasing General Arrangement129792/1001                        26/09/19

            Runway Plan and Long Sections 1 of 3                    129792/1100/B                                 18/04/19

            Runway Plan and Long Sections 2 of 3                    129792/1101/B                                 18/04/19

            Runway Plan and Long Sections 3 of 3                    129792/1102/B                                 18/04/19

            Taxiway and Access Road Plan and Long Section   129792/1103/B                                 18/04/19

            Proposed grading contours                                    129792/1104/B                        18/04/19

            Runway Cross Sections Sheet 1 of 5                     129792/1105/B                       18/04/19

            Runway Cross Sections Sheet 2 of 6                     129792/1106/A                       28/06/19

            Runway Cross Sections Sheet 3 of 5                     129792/1106/A                       28/06/19

            Runway Cross Sections Sheet 4 of 5                     129792/1108/A                       28/06/19

            Runway Cross Sections Sheet 5 of 5                     129792/1109/A                       28/06/19

            Taxiways and Access Road Cross Sections            129792/1110/A                      28/06/19

            External Works General Arrangement                     129792/1200/B                      28/06/19

            External Works Sections                                                   129792/1201/B                         28/06/19

            Proposed Sloping Ground Test Area General Arrangement129792/1202/A     28/06/19

            Proposed Runway External Works Details                129792/1203/B                                28/06/19

            Vehicle Tracking                                                               129792/1250/B                         03/06/19

            Proposed Runway White Lining General Arrangement         129792/1500/B                     28/06/19

            Runway Plan AGL Ducting LayoutSheet 2 of 4         129792/2201/A                                28/06/19

            Drainage Standard Details Sheet 1 of 2                    129792/2002/B                                24/06/19

            Drainage Standard Details Sheet 2 of 2                    129792/2003/A                                24/06/19

            Manhole Schedule                                                 129792/2004/A                        24/06/19

            Drainage Outfall                                                                129792/2005/B                         24/06/19

            Indicative Contractors Site Compound Location        129792/2100/B                                23/05/19

            Runway Plan AGL Ducting Layout Sheet 1 of 4        129792/2200/A                                28/06/19

            Runway Plan AGL Ducting Layout Sheet 4 of 4        129792/2203/B                                28/06/19

            B-Centre Building Proposed External Works General Arrangemens (sic)    129792/4000/B 03/06/19

            B-Centre Building Proposed General Arrangement   129792/4001/B                      03/06/19

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

03.       Prior to the first use of the airstrip hereby approved a detailed plan for the restoration of the site to include landscaping details shall be submitted to and approved in writing by the Local Planning Authority. 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 use of the development hereby permitted or the completion of the development, whichever is the sooner; and 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, in accordance with policy EQ2 of the South Somerset Local Plan 2006.

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:

·                     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;

·                     Efficient means for cleaning the wheels of all lorries leaving the site;

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

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

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

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

05.       Before the commencement of the development hereby permitted the applicant, or their agents or successors in title, shall have secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation (WSI) which has been submitted and approved in writing by the Planning Authority. The WSI shall include details of archaeological evaluation and subsequent excavation, the recording of the heritage asset, the analysis of evidence recovered from the site and publication of the results.  The development hereby permitted shall be carried out in accordance with the approved scheme.

            Reason: To ensure appropriate recording of archaeological remains in accordance with Policy EQ3 of the South Somerset Local Plan 2006-2028.

06.       Prior to the installation of any lighting associated with the airstrip details shall be submitted to an approved by the Local Planning Authority. The development hereby permitted shall be carried out in accordance with the approved scheme and retained and maintained in the agreed manner unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of visual and residential amenity in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.

07.       Prior to the commencement of the development hereby permitted, a Dust Management Plan to follow the advice contained in the Air Quality Assessment (prepared by Air Quality Consultants Ltd dated April 2019) shall be submitted to and approved in writing by the Local Planning Authority. The development shall take place in full accordance with the approved plan.

            Reason: In the interests of residential amenity in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.

08.       No development shall be commenced until details of the surface water drainage scheme based on the Flood Risk Assessment and Drainage Strategy Issue 3 (dated 20/08/19) and 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.

These details shall include: -

• Details of phasing (where appropriate) and information of maintenance of drainage systems during construction of this and any other subsequent phases.

• Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance (6 metres minimum), the methods employed to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters.

• Any works required off site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant).

• Flood water exceedance routes both on and off site, note, no part of the site must be allowed to flood during any storm up to and including the 1 in 30 event, flooding during storm events in excess of this including the 1 in 100yr (plus 40% allowance for climate change) must be controlled within the designed exceedance routes demonstrated to prevent flooding or damage to properties.

• A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management company or maintenance by a Residents’ Management Company and / or any other arrangements to secure the operation and maintenance to an approved standard and working condition throughout the lifetime of the development

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 throughout the lifetime of the development, in accordance with National Planning Policy Framework (July 2018) and the Technical Guidance to the National Planning Policy Framework.’

Informatives:

01.       Attention is drawn to the response from Wales and West Utilities dated 23/10/2019.

02.       The developers are reminded of the legal protection afforded to badgers and their resting places under the Protection of Badgers Act 1992 (as amended). It is advised that during construction, excavations or large pipes (>200mm diameter) must be covered at night. Any open excavations will need a means of escape, for example a plank or sloped end, to allow any animals to escape. In the event that badgers or signs of badgers are unexpectedly encountered during implementation of this permission it is recommended that works stop until advice is sought from a suitably qualified and experienced ecologist at the earliest possible opportunity.

03.       Nesting birds are afforded protection under the Wildlife and Countryside Act 1981 (as amended). As such, no vegetation removal works around the site should take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of the shrubs and scrub and tall ruderal vegetation to be cleared for active birds' nests immediately before works proceed and ensure that appropriate measures are in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.

04.       Water voles are fully protected under the Wildlife and Countryside Act 1981 (as amended). A riparian survey of stream banks for water voles and other notable and protected riparian species should be carried out prior to the final design of the drainage infrastructure proposed off-site to the north of the proposal. The results of the survey should inform the final drainage design, ensuring negative impacts are avoided. A copy of the survey report should be issued to South Somerset District Council before any drainage infrastructure is constructed.

05.       It is recommended that the applicant consider a biodiversity and mitigation plan which could include (if in accordance with operational constraints at the site):

·                     Installation of 4 X Kent bat box, purchased or built, on to mature trees along the northern end on site, facing south or west, at a height above 3m.

·                     Planting of Three 10x2 metre stretches of wildflower beds along the northern boundary. All new plants must be high nectar producing to encourage a range of invertebrates to the site, to provide continued foraging for bats. The shrubs must also appeal to night-flying moths which are a key food source for bats. The Royal Horticultural Society guide, "RHS Perfect for Pollinators, www.rhs.org.uk/perfectforpollinators" provides a list of suitable plants both native and non-native.

‘06.      Somerset County Council is the Lead Local Flood Authority (LLFA) as defined by the Flood and Water Management Act 2010 and the Flood Risk Regulations 2009.

Under section 23 of the Land Drainage Act there is a legal requirement to seek consent from the relevant authority before piping/culverting or obstructing a watercourse, whether permanent or temporary. This may also include repairs to certain existing structures and maintenance works. This requirement still applies even if planning permission has been granted.

For more information, please visit https://www.somerset.gov.uk/waste-planning-and-land/apply-for-consent-to-work-on-an-ordinary-watercourse/’

(voting: unanimous)