Agenda item

Proposal: The erection of 120 dwellings together with associated infrastructure including access/highway improvements, drainage and attenuation, play area, open space and landscaping (Re-Submission)

The Agency Planner introduced the report and provided members with an update, which included:

·         Ash Parish Council have objected on the grounds of overdevelopment, lack of local infrastructure and local services unable to cope.

·         Martock Parish Council had commissioned a highways consultant (SLR) to review the transport assessment, which concludes the sustainability of the site  is not considered to be optimised.  Concerns also raised regarding car parking, the site is not within walking distance to the village amenities, inaccurate accident data and the assessment has discounted against the previous application.

·         The highways consultant for the applicant had provided a response to the review, believing the SLR consultants were trying to ‘muddy’ the waters.

·         Noted the key consideration that Highway Authority had not raised any objections to the proposal.

He then proceeded to give a detailed presentation, with the aid of slides explained the site and proposed plans in detail, covering:-

·         The key considerations being detailed planning application, principle of development, visual amenity/local character, residential amenity, highway safety and drainage issues.

·         Landscape and boundary of the site.

·         Layout of the site including the two proposed attenuation basins.

·         Pedestrian and cycle links from the site including the agreement from the applicant to upgrade Hills Lane surface.

·         The increase in the provision of car parking spaces by 41 bringing a total of 311 spaces, therefore fully policy compliant.

·         Proposed layout plan which omits any 5 bed houses and the reduction in 4 bed units to 2-3 bed units.

·         Proposed access plans of the site and tracking of refuse vehicles. The Highway Authority consider these acceptable.

·         An additional condition was suggested to commit the applicant to the reduction in carbon emissions produced by the development to be in accordance with the sustainability statement produced by Environmental Economics dated 12 Dec 2019.

·         Noted site was in flood zone 1 and LPFA and Wessex Water have not raised any objections to the surface water mitigation.

·         Inclusion of Section 106 agreement will secure the contributions toward the provision of sports/play and strategic facilities, off site public open space, education and affordable housing.

·         Design and layout of proposed dwellings.

·         Proposed landscaping scheme including retaining mature boundary hedging and significant amount of new tree planting.

·         The applicant offered to reduce the time in which to commence the development to 1 year as way of a commitment to deliver the proposal in a timely manner and that the standard time commencement condition should be amended accordingly.

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

In response to questions from Members, the Agency Planner and Lead Specialist - Planning advised:

·         Do not consider the increase of 6% in housing from one site would be detrimental to Martock.

·         Appreciate the comments made by the Crime Officer regarding the proposed car parking spaces in proximity to the play area.  However, it is the opinion that this is not a significant issue given other similar applications and sites, which already have car parking spaces close to play areas. 

·         Within the section 106 legal agreement the developer will be invited to submit details of a management company.  If chosen it is likely that the residents would have to pay a fee for the management and maintenance of the public open space and play area.

·         Confirmed that a condition is already included to ensure trees planted are appropriate for their setting, however an extra informative can be included to help maximise the number of trees on the site in consultation with the Council’s tree officer.

·         Appreciate not always agree with the Statutory Consultees advice, however would need to have valid planning reasons to do so.

·         Confirmed that existing trees on the northern boundary will be retained and increased planting on Coat Road.

Councillor Louise Clarke, Ward member voiced her objection of the application.  She believed the village infrastructure is not equipped to deal with the increase in housing with the local school and doctor’s surgery already at capacity. She said it was wonderful to have proposed new trees and parking spaces but the main issue is where are the residents of these homes going to work and where are the children going to go to school.

Four members of the public then spoke in opposition of the application.  Their comments included:

·         Concern regarding the carbon emissions of the development including the poor solar orientation on most of the houses.

·         The proposed dwellings do not meet the required insulation standards and carbon emission of out commuting to Yeovil. 

·         Believe there is a need to reduce the number of proposed houses on the site to help mitigate the traffic issues on the local road network and surrounding villages.

·         Concern regarding the overlooking and impact of residential amenity and contravention of guidelines regarding the 21-metre distance ruling on adjacent properties.

·         Developers do not care about the damage that they inflict on the local community.

·         This development is for the wrong number of houses of the wrong type in the wrong place at the wrong time.

·         Martock is already ahead of its housing needs target and therefore this development is not required at this time.

·         Believe this development to be in an unsustainable location, which will result in a huge increase in car journeys, therefore should be sited near the major towns where there will be less of an environmental impact.

The Applicant then addressed the committee.  His comments included:

·         Clarified there is a commitment by the applicant to achieve the reduction in carbon emission by various means within the scheme.

·         Clarified there are no close boarded fencing within the public domain.

·         Anticipate the maintenance and management of the public open space including the LEAP and attenuation ponds will go out to a management company in perpetuity.

·         Noted that the principle of development had now been approved on the site.

Councillor Neil Bloomfield, Ward member voiced his opposition of the application. His comments included:

·         Believe the development would have a huge environmental impact and should consider the Council’s environmental policy.

·         120 houses is too many on this site in the wrong place.

·         Believe this development will be bolted on to the side of Martock and will be detrimental to the villages of Martock and Ash.

·         Disappointed that we keep destroying open countryside.

·         Disappointed only minimal carbon reduction by the developer.

·         Extremely disappointed for the people of Martock if permission is granted and that the development will add nothing to the village.

During members’ discussion, comments were made including:

·         Acknowledge the increase in commuter traffic; however, the assumption that everyone will commute to Yeovil is not founded.

·         The Local plan states that 71% of housing should be built in Yeovil.

In response to further questions the Lead Specialist – Planning clarified to members:

·         Policy EQ2 relating to residential amenity and guidance that relates to ascertaining window to window distances and his reason for considering this to be acceptable in relation to the close proximity of the adjacent No 29 property.

·         Showed on the proposed plan the houses selected and considered acceptable where the roof slops are fully aligned for solar panels for that purpose.

Following a short discussion it was then proposed and subsequently seconded to approve the application as per the officer’s recommendation, as set out in the agenda report and subject to the additional Condition 21: that the development be carried out in accordance with the Sustainability Statement produced by Environmental Economics dated 12 December 2019 (the dwellings shall not be occupied unless all measures have been fully carried out), and, the additional informative 08 which was linked to Condition 12 regarding trees and landscaping at the site.

It was also unanimously agreed by members that a named vote be taken.

On being put to the vote this was taken as 9 votes in favour, 2 against and 1 abstention.

RESOLVED:

That planning application 19/02656/FUL be approved subject to:-

i.     The prior completion of a Section 106 planning obligation (in a form acceptable to the Council's solicitor(s)) before the decision notice granting planning permission is issued, to secure the following:

a)    Secure a contribution of £193,365 towards the provision of sport, play and strategic facilities (to the satisfaction of the Local Planning Authority);

b)    Ensure the provision, including future ownership and management of an outdoor equipped play area, to accord with SSDC LEAP specifications, (to the satisfaction of the Local Planning Authority);

c)    Secure a contribution of £3,204.51 towards the provision of off-site public open space enhancements and  £18,000 (or reduced amount, if the developer carries out some of the work, with the Council's guidance and specification) towards a mitigation fund to enhance the Sustainable Urban Drainage System (SuDs) (to the satisfaction of the Local Planning Authority;

d)    Secure a contribution of £187,814 towards early year’s places to the satisfaction of Somerset County Council. A contribution towards primary places of £50,000 will also be required;

e)    Ensure at least 35% of the dwellings are affordable with an appropriate tenure split (to the satisfaction of the Local Planning Authority); and

ii.     conditions, as set out below:

01.       Notwithstanding the local concerns, the development proposed in this sustainable location is considered to be acceptable by reason that it respects the character and appearance of the area and would not be harmful to general visual amenity, residential amenity, ecology, archaeology or highway safety, without compromising the provision of services and facilities in the settlement, and provides for appropriate drainage mitigation. As such the proposal complies with the policies of the South Somerset Local Plan (2006-2028) and the aims and objectives of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be begun before the expiration of one year from the date of this permission.

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990, and to demonstrate the applicant's commitment to delivering the proposed housing in a timely manner.

02.       Unless where superseded by any of the following conditions, or by the obligations contained within the accompanying Section 106 Agreement, the development hereby permitted shall be carried out in accordance with the approved plans listed:

• Affordable Housing Statement (Origin 3)
• Arboricultural Impact Assessment and Method Statement (Green Ecology)
• CEMP (Barratt Homes)
• Design and Access Statement (Roberts Limbrick)
• Ecological Impact Assessment (Green Ecology)
• Flood Risk Assessment and Drainage Strategy (Calibro)
• Landscape Risk Assessment and Soft Landscape Proposals (Golby and Luck)
• Outdoor Lighting Report and Drawings (Designs for Lighting)
• Planning Statement (Origin 3)
• Site Waste Management Plan (Barratt Homes)
• Statement in Support of Planning Application (BDW Developments)
• Statement of Community Involvement (Foundation Communications)
• Sustainability Statement (Environmental Economics)
• Transport Assessment and Travel Plan (Calibro)
• Drawings:
• PL01 Site Location Plan
• PL02 Existing Site Plan
• PL03 B Proposed Site Plan
• PL04 B Proposed Boundaries Plan
• PL05 B Proposed Materials Plan
• PL06B Affordable Housing Plan
• PL07B Proposed Heights Plan
• PL08B Proposed Waste Management Plan
• PL09B Proposed Car Parking Plan
• PL13 Land Ownership Plan
• PL14 Proposed Site Sections
• PL15 Street Elevation
• PL20A Kenley Housetype
• PL21A Palmerston Housetype
• PL22A Maidstone T1 Housetype
• PL23A Maidstone T2 Housetype
• PL24A Moresby Housetype
• PL25A Chester Housetype
• PL26A Alderney Housetype
• PL27A Radleigh Housetype
• PL28A Typoe 58-59 Housetype
• PL29A Type 50 Housetype
• PL30A Type 51 Housetype
• PL31A Type 52 Housetype
• PL32 Kenley Housetype
• PL33 Palmerston Housetype
• PL34 Maidstone T1 Housetype
• PL35 Moresby Housetype
• PL36 Chester Housetype
• PL37 Alderney Housetype
• PL38 Radleigh Housetype
• PL39 Type 50 Housetype
• PL50 Garages
• PL51 Substation
• PL52 Bin and Cycle Store                                                                                                                 

            Reason: For the avoidance of doubt as to the development authorised and in the interests of proper planning.

03.       Details of the following shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of each element of the proposal respectively;

a)  details of materials (including the provision of samples where appropriate) to be used for the external walls and roofs, including details of roof verge finishes; 

b)  details of the recessing, materials and finish (including the provision of samples where appropriate) to be used for all new windows (including any roof lights) and doors;

c)  details of position and colour finish of meter cupboards, gas boxes, rainwater goods, soil and waste pipes (soil and waste pipes are expected to be run internally).

d)  Details of the material finish and construction of the private residential parking spaces. Unless otherwise agreed in writing by the Local Planning Authority, the parking spaces shall be constructed of porous materials;

e)  Details of the final treatment of Cobdens Rhyne, including materials and finish of the proposed bridge and culvert headwalls;

f)  Details of the materials for the construction of the proposed bin/cycle stores and bin collection points;

g)  Details of the design and material finish of the proposed sub-station.

            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 with policy EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

04.       Within two months of the commencement of the permission hereby approved, details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation, management 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.  The submitted details shall also include a management and maintenance plan, which shall include, details of land ownership, maintenance responsibilities, a description of the system, the identification of individual assets, services and access requirements, and details of routine and periodic maintenance activities. The scheme shall subsequently be implemented in accordance with the approved details before any of the dwellings hereby permitted are first occupied. Following its installation such approved scheme shall be permanently retained, managed and maintained thereafter, in accordance with the details agreed.

            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, EQ2 and EQ7 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

05.       The works, including groundworks and vegetative clearance, shall not in any circumstances commence unless the Local Planning Authority has been provided with either:

            a) a copy of the licence issued by Natural England pursuant to The Protection of Badgers Act 1992 authorising the development to go ahead; or

            b) a statement in writing from the ecologist to the effect that he/she does not consider that the development will require a licence.

            Reason: In the interests of a UK protected species and its resting places, and in accordance with policy EQ4 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

06.       All external lighting shall be installed strictly in accordance with the specifications and locations set out in the design (Designs For Lighting LTD, Document Ref. 0906-DLF-LC-001-A, Dec 2018) as submitted and shall be maintained thereafter in accordance with the design. Under no circumstances should any other external lighting be installed without prior consent in writing from the Local Planning Authority.

            Reason: In the interests of the 'Favourable Conservation Status' of populations of European protected species and in accordance with policy EQ4 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

07.       No vegetation removal works around the site shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of the 10m hedgerow section to be removed and any trees, shrubs and scrub and tall ruderal vegetation to be cleared for active birds' nests immediately before works proceed 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: Nesting birds are afforded protection under the Wildlife and Countryside Act 1981 (as amended). Although this is a legal obligation the law does not specify a time period - some species can breed outside the time frame given.

08.       Prior to clearance (same day) the 10m section of hedgerow to be cleared will first be inspected by a suitably qualified ecologist for presence of any nests or any other evidence of dormice. If hedgerow removal is undertaken between May and October, then following the hedge being found clear of any evidence of dormice it will be removed by hand and by mechanical excavator under the supervision of a suitably qualified ecologist. If hedgerow removal is to begin outside of these months, then it must be undertaken in two stages. Firstly any trees and shrubs within the section of hedgerow to be cleared will be cut down to 1m high above ground level, leaving trunks and root systems intact, between November and March inclusive, to avoid the period when dormice might be found in nests above ground and when the foliage on the vegetation is minimal. The clearance will be undertaken sensitively by hand using hedge cutters and saws. All cut material will be removed from the site. The second phase of the hedge removal will involve the removal of the root bases of the cleared trees and shrubs. This will be undertaken between May and October, when the animals are active and able to respond immediately. Clearance of the hedge will be undertaken by hand and by mechanical excavator under the supervision of a licensed ecologist. If any evidence of dormice is found all work will immediately cease and Natural England contacted. A letter confirming the successful undertaking of the hedgerow section will be sent to the LPA.

            Reason: In the interests of a UK and European protected species. To ensure the development contributes to the Government's target of no net biodiversity loss and to provide gain where possible as set out in the National Planning Policy Framework; policy EQ4 of the South Somerset Local Plan (2006-2028); and the council's obligations for biodiversity under the Natural Environment and Rural Communities Act 2006.

09.       Any works in the existing attenuation basin should be undertaken with care to avoid unnecessary harm to amphibians and reptiles encountered. Any animals found should be carefully moved to a nearby place of safety. In the unlikely event that a great crested newt is encountered, works must stop and Natural England consulted. If habitat management to the attenuation basin is required, e.g. strimming, this should be undertaken in winter, or at other times of year to a height of at least 50mm.

            Reason: Reptiles and amphibians species are afforded protection from intentional and reckless killing or injury under the Wildlife and Countryside Act 1981 (as amended). Outside the period from April to October these species are likely to in torpor or hibernation when disturbance is likely to pose a risk to survival.

10.       The scheme hereby approved shall be carried out in accordance with the details and recommendations identified with the submitted Landscape Management Plan (Golby and Luck - Ref. GL1040, dated 20th December 2018) and the submitted Ecological Impact Assessment (Green Ecology - Ref. 0748-EcIA-FM, dated December 2018).

            Reason: To ensure the development contributes to the Government's target of no net biodiversity loss as set out in the National Planning Policy Framework; policy EQ4 of the South Somerset Local Plan (2006-2028); and the council's obligations for biodiversity under the Natural Environment and Rural Communities Act 2006.

11.       Prior to commencement of the development, site vegetative clearance, demolition of existing structures, ground-works, heavy machinery entering site or the on-site storage of materials, the submitted scheme of tree and hedgerow protection measures prepared by Green Ecology (Ref: 0748-AMS -AE & 0748/TPP pp1-3) shall be installed in their entirety and made ready for inspection. Prior to commencement of the development, the suitability of the tree and hedgerow protection measures shall be confirmed in-writing by a representative of the Council (to arrange, please contact us at planning@southsomerset.gov.uk or call 01935 462670). The approved tree and hedgerow protection measures shall remain implemented in their entirety for the duration of the construction of the development and may only be moved, removed or dismantled with the prior consent of the Council in-writing.

            Reason: To preserve the health, structure and amenity value of existing landscape features (trees) in accordance with the policies EQ2, EQ4 and EQ5 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

12.       A scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained. 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 completion of the development hereby permitted or after the development hereby permitted is first brought into use, whichever is 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 (2006-2028) and the provisions of the National Planning Policy Framework. (Note: Informative 08)

13.       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 phasing of the investigations, the archaeological 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: In the interests of safeguarding any archaeological remains on the site and in accordance with Policy EQ3 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

14.       No building shall be occupied within a phase as set out within the WSI until the site archaeological investigation for that phase has been completed and post-excavation analysis has been initiated in accordance with Written Scheme of Investigation approved under the Program of Works condition and provision made for analysis, dissemination of results and archive deposition has been secured.

            Reason: In the interests of safeguarding any archaeological remains on the site and in accordance with Policy EQ3 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

15.       The scheme hereby approved shall be carried out in accordance with the details contained within the submitted Construction Environmental Management Plan (BDW Exeter, dated December 2018), unless otherwise agreed in writing by the Local Planning Authority.

            Reason: To safeguard residential amenity and highway safety, in accordance with policies TA5 and EQ7 of the South Somerset Local Plan (2006-2028 and the provisions of the National Planning Policy Framework.

16.       The proposed estate roads, footways, footpaths, tactile paving, cycleways, verges, junctions, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car, motorcycle and cycle parking, and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins.  For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.

            Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

17.       The proposed roads, including footpaths and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.

            Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

18.       The area allocated for parking and turning on the submitted plans unless otherwise agreed in writing by the Local Planning Authority, and shall thereafter be kept clear of obstruction used only for parking and turning of vehicles in connection with the development hereby permitted. The approved parking spaces shall be provided before each dwelling to which they relate are first occupied.

            Reason: In the interests of highway safety, in accordance with policies TA5 and TA6 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

19.       At the proposed access onto Coat Road, there shall be no obstruction to visibility greater than 300mm above adjoining road level in advance of lines drawn 2.4m back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 48m to the west and 54m to the east of the access. Such visibility shall be fully provided before the development hereby permitted is 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 (2006-2028) and the provisions of the National Planning Policy Framework.

20.       Within six months of the commencement of the permission hereby approved, a scheme shall be provided to enable a footpath/cycle link to be created, linking the application site to the Public Right of Way to the south (PROW Y 16/31 Hills Lane). The scheme should include the provision of a level and properly consolidated (hard surfaced) path, at least 3m in width, taken up to the existing hard surfaced (tarmacked) parts of Hills Orchard and Beech Road, unless an alternative scheme is agreed in writing by the Local Planning Authority. Unless otherwise agreed in writing by the Local Planning Authority, the scheme shall be agreed prior to the occupation of the 60th dwelling of the development hereby permitted and the works shall be fully carried out prior to the occupation of the 100th dwelling.

            Reason: In the interests of providing safe and accessible routes to local services and to promote healthy and safe communities, in accordance with policies SD1, TA1 and EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of the National Planning Policy Framework.

21.       The development hereby permitted shall be carried out in accordance with the Sustainability Statement produced by Environmental Economics dated 12 December 2019. The dwellings shall not be occupied unless all measures have been fully carried out.

Reason: To ensure the development addresses climate change by utilising sustainable construction methods to minimise carbon dioxide emissions in accordance with Policy EQ1 of the South Somerset Local Plan (2006-2028) and the aims and objectives of the National Planning Policy Framework.

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.       During construction, excavations or large pipes (>200mm diameter) must be covered at night. Any trenches will need a means of escape, for example a plank or sloped end, to allow any animals to escape.

04.       The applicant is advised that prior to works commencing onsite Land Drainage Consent is required under section 23 and 66 of the Land Drainage Act 1991, from the Parrett Internal Drainage Board for any construction in or within 9m of a watercourse and for the introduction of additional flow into a watercourse in the  Board's District.

05.       Water efficiency measures should be incorporated into this scheme.  This conserves water for the natural environment and allows cost savings for future occupants.   The development should include water efficient systems and fittings such as: dual-flush toilets; water-saving taps; water butts; showers and baths. Greywater recycling and rainwater harvesting should also be considered.

06.       Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. We recommend the applicant refer to our Pollution Prevention Guidelines, which can be found at: https://www.gov.uk/guidance/pollution-prevention-for-businesses.

07.       If any controlled waste is to be removed off site, then site operator must ensure a registered waste carrier is used to convey the waste material off site to a suitably authorised facility. If the applicant require more specific guidance it is available on our website https://www.gov.uk/how-to-classify-different-types-of-waste

08. In relation to Condition 12: In discharging this condition consultation will be undertaken with South Somerset District Council’s Tree Officer and in conjunction with the Portfolio Holder for Environment regarding tree planting.

(voting: 9 in favour, 2 against, 1 abstentions)