Agenda item

The Area Lead East presented the report as detailed in the agenda and gave several updates including:

·         A comment that had been received from Sparkford PC to say there were no comments to the amended plans;

·         An additional condition that was to be added to the report regarding a programme of archaeological work/investigation;

·         An amendment to the figures quoted on page 30 of the report that should now read:

Leisure Policy: seek a contribution of £152,455 (£5,445 per dwelling) towards towards the increased demand for outdoor playing space, sport and recreation facilities should the scheme be approved as follows:

•           £94,973 for local facilities, to go towards enhancing off-site equipped play provision and youth facilities at Sparkford Playing Field  and changing room provision at Sparkford Cricket Club and towards the enhancement of Sparkford Village Hall;

•           £39,929 for strategic facilities, to go towards theatre provision and an indoor tennis centre in Yeovil, , artificial pitches and swimming pool provision in Wincanton and a new sports hall;

•           £17,553 as a commuted sum towards local services;

With the aid of a power point presentation the officer showed the plans and amended layout, he explained that policy SS2 of the emerging local plan was relevant to Sparkford and his recommendation was to approve the application.

Mr J Crawford of Sparkford PC explained that while there was support for the commercial unit there was concern about the impact the extra dwellings would have on the local sewage system and felt that there was no identified need for more housing in Sparkford.

Mr Piper spoke in support of the application; he explained how the business needed more space to be able to continue, and by having a larger business unit they would be able to expand and add to their staff and take on apprentices

The agent Mr C Winter urged members to approve the application which would include low cost home ownership and maintain job opportunities.

Ward Member Cllr Mike Lewis said housing should be secured for local people now that the Local Plan had been adopted. He was concerned about the sewage that currently came down from the local private school once it re-opened after the long summer holiday closedown and effected local residents. Wessex Water had been unable to resolve that situation.  Cllr Lewis suggested that a letter should be sent to Wessex Water on behalf of AEC highlighting concerns about the sewage system in Sparkford.  In conclusion he welcomed the expansion of the business and he felt that it would be unreasonable to object to the application.

During discussion varying views were expressed including:

·         Concerned about the impact any additional noise from the commercial unit would have on the nearby dwellings;

·         A lower level of social housing was required;

·         Affordable dwellings should be split into rented and shared ownership to help local young people

·         Supported the expansion of the local business.

A proposal was made and seconded to approve the application as per the officer’s recommendation, to include in the S106 obligation that at least 35% of the dwellings were affordable dwellings and to be available, initially, to those with a local connection, as either rented or intermediate options. If not taken up they should be offered in the first instance as intermediate options (shared ownership/affordable rent) with any untaken units being offered at social rent. A letter to also be sent to Wessex Water highlighting concerns about the sewage system to include input from the Ward Member and the chairman of AEC.

On being put to the vote the motion was unanimously carried in favour.

RESOLVED:

That application reference 14/01958/FUL be approved as per the officers recommendation subject to 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:-

(a)     A contribution of £152,455 (£5,445 per dwelling) towards offsite recreational infrastructure, to the satisfaction of the Assistant Director (Wellbeing) broken down as:

·      £94,973 for local facilities, to go towards enhancing off-site equipped play provision and youth facilities at Sparkford Playing Field  and changing room provision at Sparkford Cricket Club and towards the enhancement of Sparkford Village Hall;

·      £39,929 for strategic facilities, to go towards theatre provision and an indoor tennis centre in Yeovil, , artificial pitches and swimming pool provision in Wincanton and a new sports hall;

·      £17,553 as a commuted sum towards local services;

(b)     At least 35% of the dwellings as affordable dwellings of a tenure that is acceptable to the Corporate Strategic Housing Manager.

and the following conditions.

Justification:

Notwithstanding the local concerns, by reason of the range of services and facilities to be found in the locality this is considered to be a sustainable location in principle for appropriate development. The erection of 28 dwellings and a commercial unit would provide employment opportunities, make provision for enhancements to community facilities and would contribute to the supply of local housing without undue impacts in terms of landscape, residential amenity, ecology, drainage or highway safety impacts and would respect the setting of nearby heritage assets. As such the proposal accords with the policies of the South Somerset Local Plan 2006 - 2028 and the provisions of 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 (except where directed otherwise by the conditions below):

·         Site location plan – 2878/110A received 28/01/15

·         Proposed layout – 2878/100 C received 06/02/15

·         Landscape proposal  - 633-01B received 05/02/15

·         drawing numbers 2878/101B; 2878/102B; 2878/103B;  2878/104B; 2878/105B; 2878/106B; 2878/108A; 2878/109A; 2878/111A; 2878/112A; 2878/113A; 2878/114A; 2878/115A; 2878/116A; 2878/117A; 2878/118A; 2878/119A; 2878/120A; 2878/122A received 16/01/15.

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

03.       No development hereby approved shall be carried out unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority;

a)      materials (including the provision of samples where appropriate) to be used for all external walls and roofs;

b)      details of the design, materials and external finish for all external doors, windows, boarding, openings and lintels;

c)      details of all roof eaves, verges and abutments and all new guttering, down pipes and other rainwater goods, and external plumbing;

d)      details of all hard surfacing and boundary treatments.

Once approved such details shall be implemented as part of the development unless agreed otherwise in writing by the local planning authority.

Reason: In the interest of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan 2006-2028.

04.       Before any of the development hereby permitted is commenced details of the internal ground floor levels of the dwellings to be erected on the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in complete accordance with the agreed details.

Reason: In the interest of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan 2006-2028.

05.       The development shall be carried out in accordance with the landscaping shown on drawing 633/01B. All planting, seeding, turfing or earth moulding shown on this approved plan shall be carried out in the first planting and seeding season following the completion of the relevant part development. 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: To safeguard the rural character of the area and for the conservation of biodiversity to accord with policies EQ2 and  EQ5 of the South Somerset Local Plan 2006-2028.

06.       The development hereby permitted shall not commence unless a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall include construction operation hours, construction vehicular routes to and from site, construction delivery hours, car parking for contractors and specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice. Once approved the development shall be carried out in accordance with the approved Construction Management Plan.

Reason: To safeguard the amenities of the locality in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.

07.       No development hereby approved shall commence until a detailed surface water drainage schemefor the site, generally in accordance with the submitted Flood Risk Assessment by Gary Gabriel Associates has been submitted to and approved in writing by the local planning authority. Such scheme shall include measure to prevent the run-off of surface water from private plots onto the highways. The scheme shall subsequently be implemented in accordance with the approved details before the development is occupied.  

Reason:  To ensure the development is properly drained in accordance with policy EQ1 of the South Somerset Local Plan 2006-2028 and the provisions of the National Planning Policy Framework

08.       No development approved by this permission shall be occupied or brought into use until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details agreed.

Reason:  To ensure the development is properly drained in accordance with policy EQ1 of the South Somerset Local Plan 2006-2028 and the provisions of the National Planning Policy Framework

09.  __ No removal of any hedge (or part thereof) shall be undertaken until a Method Statement detailing precautionary measures for the avoidance of harm to dormice has been submitted to and approved in writing by the local planning authority.  All hedge removal shall be undertaken in full accordance with the approved Method Statement unless otherwise approved in writing by the local planning authority.

Reason: For the conservation and protection of species of biodiversity importance in accordance with policy EQ4 of the South Somerset local Plan 2006-2028.

10.       No removal of vegetation that may be used by nesting birds (trees, shrubs, hedges, bramble, ivy or other climbing plants) nor works to or demolition of buildings or structures that may be used by nesting birds, shall be carried out between 1^st March and 31^st August inclusive in any year, unless previously checked by a competent person for the presence of nesting birds.  If nests are encountered, the nests and eggs or birds, must not be disturbed until all young have left the nest.

Reason: For the conservation and protection of species of biodiversity importance in accordance with policy EQ4 of the South Somerset local Plan 2006-2028.

11.       Prior to the commencement of the dwellings hereby approved details of measures for the enhancement of biodiversity shall be submitted to and approved in writing by the Local Planning Authority.  The biodiversity enhancement measures shall be implemented in accordance with the approved details unless otherwise approved in writing by the local planning authority.

Reason: For the conservation and protection of species of biodiversity importance in accordance with policy EQ4 of the South Somerset local Plan 2006-2028.

12.       The proposed access shall be constructed in accordance with details shown on the submitted plan, drawing number Transport Statement Figure 3.1, and shall be available for use before any commencement on site.  Once constructed the access shall be maintained thereafter in that condition at all times.

Reason: In the interests of highways safety in accordance with Policy TA5 of the South Somerset Local Plan 2006-2028.

13.       The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, 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 highways safety and to safeguard the visual amenities of the locality in accordance with policies EQ2 and TA5 of the South Somerset Local Plan 2006-2028.

14.       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 highways safety in accordance with Policy TA5 of the South Somerset Local Plan 2006-2028.

15.       The areas allocated for parking and turning on the submitted plan, drawing number 2872/100C, 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 permitted.

Reason: In the interests of highways safety and to safeguard the residential amenities of the locality in accordance with policies EQ2, TA5 and TA6 of the South Somerset Local Plan 2006-2028.

16.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order), the use of any garage hereby permitted, as part of this development shall not be used other than for the parking of domestic vehicles and not further ancillary residential accommodation, business use or any other purpose whatsoever.

Reason: In the interests of highways safety and to ensure that adequate parking provision is maintained in accordance with policies TA5 and TA6 of the South Somerset Local Plan 2006-2028.

17.       All the recommendations of the Approved Travel Plan shall be implemented in accordance with the timetable therein. Thereafter the development shall operate the Approved Travel Plan or any variation of the Travel Plan agreed in writing by the Local Planning Authority.

Reason:  In the interests of promoting sustainable development in accordance with the provisions of the National Planning Policy Framework

18.       At the proposed access there shall be no obstruction to visibility greater than 300 millimetres above adjoining road level within the visibility splays shown on the submitted plan, drawing number Transport Statement Figure 3.1.  Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained at all times.

Reason: In the interests of highways safety in accordance with Policy TA5 of the South Somerset Local Plan 2006-2028.

19.       The commercial building hereby approved shall only be used for purposes of a vehicle upholstery business or for uses falling within B1 or B8 of the Use Classes Order.

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

20.       No development hereby approved shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the local planning authority.        

Reason: In the interests of protecting heritage assets and in accordance with paragraph 141 of the NPPF.

Members also requested that a letter be sent to Wessex Water highlighting concerns about sewage system in Sparkford. The wording to be agreed by the Ward Member and the chairman of AEC; the latter to sign.

(Voting: Unanimous in favour)