Agenda item
Planning Application 20/01078/FUL - Land At Wearne Farm, Wearne Main Road, Wearne TA10 0QJ
Minutes:
Proposal: Demolition of buildings, the erection of a dwelling and the conversion of an existing building into ancillary living accommodation and garaging.
The Principal Planner (Development Management) presented the application as detailed in the agenda and highlighted the key considerations. He explained in further detail the reasons for the recommendation of refusal of the application, including impact on the heritage assets.
A representative for Huish Episcopi Parish Council addressed members in support of the application and some of her points included:
· The Parish Council unanimously supported the application.
· Other dwellings are being built in similar rural settlements to Wearne.
· The applicant was looking to move to a more suitable location for her needs and to secure her future.
· She referred to a similar approved proposal at Pibsbury.
· This proposal would enhance the area as the almost derelict agricultural buildings at the front of the site would be converted into ancillary living accommodation.
The agent then addressed members and some of his points included:
· The restoration of the roadside stone barn had been granted listed building consent, however, the renovation would probably not go ahead if the application for the new dwelling is not approved.
· The proposal for the new dwelling was based on a similar scheme not far from the current application site, where two dwellings had been built.
· Some car use may be needed in rural areas, but that does not mean the site is unsustainable. The site was probably closer to the town than some recently approved dwellings at Picts Hill and Pibsbury.
· The current usage of the site was for storage of up to 10 caravans, and removal of that commercial aspect would provide a visual benefit.
· Applicant is willing to negotiate on design if required.
· This is a modest infill proposal with no objections from the Parish Council, local residents or Highway Authority.
In response to a point of detail about measurements for sustainability, the Principal Planner (Development Management) explained there was no specified figure for distance stated in policies. Each application was considered on its own merits, and other factors as well as distance were considered before an officer formed an opinion regarding sustainability of a proposal.
Ward Member, Councillor Clare Paul, commented there was a need to consider policy and expectations. The new dwelling would release the larger dwelling as a family home and she did not agree that the site was unsustainable. She referred to a similar application at Wick where members had considered Wick as a settlement cluster to the nearby larger settlement with facilities. She felt it was a suitable location for such a proposal. She acknowledged the officer position but felt members needed to consider this application on its merits.
Ward Member Councillor Tiffany Osborne concurred with the comments made by her fellow ward member. In her opinion the proposal was infill development, with suitable nearby footpaths. The location was sustainable and the proposal was supported locally and would improve the look of the site.
During discussion varying points and opinions were raised including:
· Currently the location is unsightly and this proposal will tidy the area.
· Good number of footpaths surrounding the area.
· Been other recent developments in Wearne.
· Garage on the corner of the A372 should be included as a local service.
· Location is sustainable.
· 800m is often used in terms of sustainability.
· Concern about the gradual encroachment of our heritage.
At the end of debate it was proposed to approve the application as it was felt the site was in a sustainable location, would be infill development, provide a needed home, and concerns about highway safety are not upheld.
On hearing the proposal made, the Specialist (Development Management) suggested wording for a justification and advised about the conditions that would be required.
The proposal to approve the application, subject to the conditions as suggested by the officer, was put to the vote and carried some conditions, and after being put to a vote the proposal was carried 7 in favour and 1 against and no abstentions (one member didn’t vote as they had joined the meeting after the officer presentation).
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RESOLVED: |
That Planning Application 20/01078/FUL be APPROVED, contrary to the officer recommendation, subject to the following:
Justification:
It was considered that the site is in a sustainable location and provides an infill plot providing much needed new residential accommodation in the village with safe access to facilities and services. It is considered that the proposal complies with Policies SS1 and SS2 of the South Somerset District Local Plan and advice contained within the National Planning Policy Framework.
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:
All prefixed 6938 Survey Drawing, Location Plan and Existing Photos 01 Proposed elevations, roof plan and site plan 03 Proposed plans and sections 02
Reason: For the avoidance of doubt and in the interests of proper planning.
03. The visibility splays as shown on plan ref '6938-03' shall be fully provided before the development hereby permitted is brought into use and shall thereafter be retained and maintained at all times.
Reason: In the interests of highway safety and in accordance with policies TA5 and TA6 of the South Somerset District Local Plan 2006-2028
04. The proposed parking and turning areas as shown on plan ref: '6938-03' shall be fully provided and available for parking and turning purposes and thereafter be retained and maintained as such for the lifetime of the development.
Reason: In order to maintain off-street parking and in accordance with Policy TA5 and Policy TA6 of the South Somerset District Local Plan.
05. The entrance gate(s) shall be set back a minimum distance of five metres from the edge of the adjoining carriageway and the sides of the access shall be splayed from the centre of the access at such distance from the carriageway edge at an angle of 45 degrees. These works shall be fully implemented before the access concerned is first brought into use.
Reason: In the interests of highway safety and in accordance with Policy TA5 of the South Somerset District Local Plan.
06. Prior to first occupation of any building or structure, a lighting design for bats shall be submitted to and approved in writing by the Local Planning Authority. The design shall show how and where external lighting will be installed (including through the provision of technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. Under no circumstances should any other external lighting be installed without prior consent from the Local Planning Authority.
Reason: In the interests of biodiversity and in accordance with policy EQ4 of the South Somerset Local Plan
07. Gaps between the area labelled store and the area labelled workshop in the L shaped building, as shown on figure 3 of the Preliminary Ecological Appraisal (Abbas Ecology, dated March 2020) will be retained. Only rough sawn, untreated timber will be used in the roof structure of the L-shaped building to ensure that bats are able to roost on the beams. Two Kent bat boxes will be fixed to the rafters in the storage area. Photographs of the bat boxes will be submitted to the Local Planning Authority prior to first occupation of the L-shaped building.
Reason: In the interests of biodiversity and in accordance with policy EQ4 of the South Somerset Local Plan
08. No works to the L-shaped barn shall take place between 1st March and 30th September inclusive, unless a competent ecologist has undertaken a careful, detailed check for active birds nests immediately before works to the building commences and provides 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 by the ecologist. In no circumstances should netting be used to exclude nesting birds.
Reason: In the interests of nesting wild birds and in accordance with policy EQ4 of the South Somerset Local Plan
09. Provision shall be made for nesting swallows, with artificial three artificial nest cups with dropping boards fitted beneath to prevent the fouling of vehicles with the car port installed on the high up on the back wall of the L-shaped building. Photographs of the installed features will be submitted to and approved in writing by the Local Planning Authority prior to first occupation of the L-shaped building
Reason: In the interests of biodiversity and in accordance with policy EQ4 of the South Somerset Local Plan
10. Before the development hereby permitted is commenced, foul and surface water drainage details 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 such approved scheme shall be permanently retained and maintained thereafter.
Reason: In the interests of the proper drainage of the area and in accordance with Policy EQ2 of the South Somerset District Local Plan
11. The accommodation to be provided within the L-shaped barn hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the proposed new dwelling to the south of the L-shaped barn.
Reason: The site is not considered suitable for another separate new dwelling and in accordance with Policy EQ2 of the South Somerset District Local Plan. |
(Voting: 7 in favour, 1 against, 0 abstentions)
Supporting documents:
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