Agenda item

Planning Application 19/00817/FUL - St Peter and St Pauls Church, Langport Road, Muchelney.

Meeting of Area North Committee, Wednesday 29th January 2020 4.00 pm (Item 87.)

Minutes:

Proposal: Construction of a disabled WC extension between the North Porch and North Chapel, accessed externally, with amended stone path for access.

The Specialist (Planning) presented the application noting the special context of the site and the locations of nearby historical buildings. She highlighted the comments of Historic England, and presented many photographs to illustrate the context of the proposal. The current proposal was to locate the facility on the east side of the North Porch, whereas Historic England favoured a position away from the porch alongside the tower.

Two members of the public, the applicant and the agent addressed members in support of the application. Some of their comments included:

· Want to make the church more community friendly and encourage use.

· During the severe flooding in 2014, the church became a meeting point for the community, a café for the emergency services, doctor surgeries and a drop off point for supplies

· Been discussing the proposal for six years and there had been many difficulties. Following meetings with the Diocese and conservation officers it was concluded the proposal in the application was the best location, however Historic England disagree.

· There are no public loos in Muchelney except at the Abbey which has restricted opening.

· If located where Historic England suggest it will be right alongside the path and hence no opportunities to screen with vegetation, and there would also be limited access for disabled users.

· The Historic England location would be directly under the rainwater channelling off the tower roof and the proposed structure will be made of wood.

· Do not feel the Historic England location will meet Health and Safety requirements.

· Proposal is part of a larger project.

· The proposed location is considered to be the least detrimental, least problematic and least prominent position.

· The community benefit outweighs the heritage

Ward member, Councillor Mike Stanton, commented he had considered the application in detail and no location was without problems. He noted that wedding parties usually used the tower door rather than the porch, so if any photos taken the loo would be in view if located alongside the tower. The facility had long been needed, and his view the application should be supported.

During a brief discussion most members expressed their support for the application and some of the comments included:

· Church is much used by the community

· Proposed site is already partly screened.

· Diocese are experts in churches.

· Feel this is the only realistically suitable location.

· Spirit of the community is commendable.

It was proposed to approve the application, contrary to the officer recommendation, on the grounds of community benefit and acceptable location. On hearing the comments made the Specialist (Planning) suggested wording for the justification and detailed the conditions required for approved plans, time limit, materials, archaeology and tree protection. On being put to the vote, the proposal was carried 7 in favour, 1 against.

RESOLVED:

That planning application 19/00817/FUL be APPROVED, contrary to the officer recommendation, subject to the following:

Justification

The provision of the proposed WC is considered to be an appropriate form of development that will enhance the viability and accessibility of this community building and the resulting public benefit is sufficient to offset the less than substantial harm, in accordance with policy EQ3 of the South Somerset Local Plan (2006-2028) and the requirements of the National Planning Policy Framework (paragraphs 190, 193-194 and 196).

Subject to the following conditions:

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 drawings numbered 0070.P.003, 0070.P.026 Rev B, 0070.P.025 Rev B.

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

03. No works shall be carried above existing ground level unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority;

a) materials and details of their finish (including the provision of samples where appropriate) to be used for all external walls and roofs (slate hooks shall not be used);

b) full details of the new natural stonework walls, including the materials, coursing, bonding, mortar profile, colour and texture, to be provided in the form of a sample panel to be made available on site;

c) details of the design, materials and external finish for all external doors, windows, boarding and openings, including detailed sectional drawings;

d) details of all roof eaves, verges and abutments, including detailed section drawings, and all new guttering, down pipes and other rainwater goods, and external plumbing;

Reason: To safeguard the character and setting of the listed building in accordance with policy EQ3 of the South Somerset Local Plan (2006-2028).

04. 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 shall have been submitted to and approved in writing by the Local Planning Authority. The WSI shall include details of 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: To ensure that adequate opportunity is afforded for investigation of archaeological or other items of Interest in accordance with policy EQ3 of the South Somerset Local Plan (2006-2028).

05. The development hereby permitted shall not be first brought into use until the site archaeological investigation has been completed and post-excavation analysis has been initiated in accordance with Written Scheme of Investigation approved under the POW condition and the financial provision made for analysis, dissemination of results and archive deposition has been secured.

Reason: To ensure that adequate opportunity is afforded for investigation of archaeological or other items of Interest in accordance with policy EQ3 of the South Somerset Local Plan (2006-2028).

06. 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, a scheme of tree and hedgerow protection measures shall be prepared by a suitably experienced and qualified arboricultural consultant in accordance with British Standard 5837: 2012 - Trees in relation to design, demolition and construction and submitted to the Council for their approval. Upon approval in writing by the Council, the scheme of tree and hedgerow protection measures (specifically any required ground-protection, fencing and signage) shall be installed prior to any commencement of the development and it shall be inspected and confirmed as being satisfactory by the appointed arboricultural consultant in-writing. 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 requirements 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 existing landscape features (trees and hedgerows) and the setting of the conservation area and listed building in accordance with policies EQ2, EQ3, EQ4 and EQ5 of the South Somerset Local Plan (2006-2028).

(Voting: 7 in favour, 1 against, 0 abstentions)

Supporting documents:

Agenda item

Planning Application 19/00817/FUL - St Peter and St Pauls Church, Langport Road, Muchelney.

Council and Democracy