Agenda item

The Planning Officer presented the report as detailed in the agenda; she updated members with comments from a near neighbour who was concerned about the size of the extension, access from the proposed driveway and poor visibility.  With the aid of a power point presentation the officer showed access on to Queens Grove, aerial views of the site, existing floor plans and proposed floor plans.  She confirmed that the recommendation was to approve the application as detailed in full in the agenda.

Mrs J Steadman the chairman of Pen Selwood PC addressed members in objection to the application due to concern regarding access close to the turning into Queens Grove; and considered the proposal would be out of proportion and out of character.

A letter of objection from Mrs L Elson representing CPRE Somerset was read out to members.

Ward Member Cllr Mike Beech was concerned about the access and the fact that the proposed vehicular access and driveway apparently came under permitted development and as such, that part of the proposal would not need to be considered in detail.

The Area Lead East explained that as the road was unclassified there would be no requirement to request any changes to the proposed visibility splay and would be up to SCC to deal with any relevant issues, it would not come under the remit of the Local Authority therefore there would be no justification to refuse this application on Highway grounds.

During the short discussion varying views were expressed some of which included:

·         The extension would improve the existing property;

·         Although concerned about the proposed access there was no justification to refuse the application on highway grounds;

·         The proposed access would alter the streetscene;

·         Members were asked to consider the extension only and if approved must agree the materials to be used;

·         Visual and residential amenity would be harmed by the provision of a parking area to the front of the house;

·         Concerned about the state of the hedge along the frontage that needed to be cut back.

In response to several queries the Area Lead East explained that a condition could not be used for the access as that was outside the scope of the application. Render was the suggested medium for the extension as the existing stone was hard to match.  Although details of the frontage could be conditioned, neighbours could not be controlled and told to cut hedges.

The Legal Services Manager advised that conditions regarding the access could not be justified; the General Permitted Development Order was covered by its own conditions, which did include a general prohibition against jeopardising highway visibility, but could only be enforced once the works were completed. 

A proposal was made and seconded to approve the application as detailed in the agenda report.

On being put to the vote the motion was carried by 6 votes in favour; 3 against and 1 abstention.

RESOLVED: that Planning application 15/01886/FUL be approved as per the officers recommendation for the following reason:

The proposal, by reason of its size, scale and materials, respects the character of the area of outstanding natural beauty, and causes no demonstrable harm to residential amenity, in accordance with the aims and objectives of Policies EQ2 and TA5 of the South Somerset Local Plan and the aims and provisions of the NPPF.

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: VHP1, VHP2, VHP3, VHP4, VHP5, and VHP14 received 06 May 2015

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

03.       No work shall be carried out on site until particulars of the following have been submitted to and approved in writing by the Local Planning Authority:

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

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

            c)         details of all hardstanding and boundaries

            d)         details of the rainwater goods and eaves and fascia details and treatment.

            Once approved such details shall be fully implemented unless agreed otherwise in writing by the Local Planning Authority.

            Reason: To safeguard the character and appearance of the area in accordance with policy EQ2 of the South Somerset Local Plan.

(Voting: 6 in favour: 3 against; 1 abstention)