Agenda item

The Planning Officer presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans. 

He provided members with a detailed update from both the SCC Highways and the SSDC highways consultant and explained to members to be mindful that these comments have been made collectively with regard to this application and applications 15/02535/FUL and 16/02888/OUT which are also being considered today. Comments included:

·         SCC Highways – Expected the proposal would see an increase in vehicle movements however considered not significant enough to warrant an objection on traffic grounds from SCC.

·         SSDC Consultant - believes the proposal would generate an additional 16 movements in peak hours per day. This is likely to be the worst-case scenario for the full capacity of 16 pupils.  The implementation of a travel plan may reduce the volume of vehicular traffic.

The Planning Officer referred to the key considerations including:

·         the Highway Implications/Increased traffic within Lufton Lane and any mitigation measures.

·         Impact upon setting of listed building.

He believed that on the basis of the submission of the transport assessment and conditioning of the travel plan and that the building is currently well screened from the main principal listed building his recommendation was for approval for reasons as set out in the agenda report.

In response to members’ questions, the Area South Lead confirmed that the Highways advice submitted relates to the situation at present.  He acknowledged that there is a clause within the S106 legal agreement in relation to the Lufton Key site (05/00931/OUT) regarding the traffic access along Lufton Lane that is currently unresolved, however he deemed it not to be an issue in this application as access to the college would have to be maintained in any case. 

He concluded the loop road proposed within the reserved matters application of the Lufton Key site is of sufficient width and capacity to serve these additional movements and that the Highways authority would have taken this into account when considering this application.  Therefore he does not believe these movements would make any significant difference and should not prejudice this application

Maggie Baker a member of the public then spoke in objection to the application.  She raised concern regarding the increase in traffic on the surrounding highway network and believed that until the proposed changes as part of the Lufton Key site development had been completed any other applications should not be considered at this time that could result in further increase in traffic.

Adam Wilkinson the agent then addressed the committee and explained the services of the college for both residential and day students. He considered this to be a safe rural environment and a necessary requirement to meet the needs and quality of life of students and who have suffered trauma in their young lives.  He believed the traffic impact to be minimal as many car share and that vehicle movements be largely confined to the start and finish of the school day.

Councillor Sarah Lindsay, Ward member considered this to be a great facility and raised no objections to the increase in students, however voiced serious concern regarding road safety due to the traffic movements and the impact this would have along these narrow lanes.

Councillor Peter Seib, Ward member referred to the original condition imposed on the site and appreciated the intent of only a slight proposed increase in students.  He also raised concern regarding the prematurity issue regarding the uncertainty at end of the lane but appreciated that co-ordinated advice had been given collectively with the other two applications within this area.

There being no further debate, it was proposed and seconded to approve the application as per the officers recommendation as set out in the agenda report.  On being put to the vote this was carried unanimously. 

RESOLVED:

That application 16/02464/S73 be approved subject to:

Grant permission for the following reason:

01.     The proposed increase in day students to 40 has been demonstrated would not adversely affect residential amenity or highway safety. As such the proposal complies with Policies TA5 and EQ2 of the adopted South Somerset Local Plan (2006 - 2028) and the aims and objectives 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 permission hereby granted shall ensure and the use hereby permitted shall continue only for so long as the use for non-residential training shall comprise an integral part of the educational use comprising residential training within the single planning units shown on than approved plans. There shall be no fragmentation of the planning unit to facilitate separation of the uses comprised in the mixed use.  The use hereby permitted shall also cease upon the cessation of any of the other use(s) comprised within the mixed use.

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

03.       The number of day students using Manor Farm site (as shown on site location plan 1) shall not exceed a daily maximum of 11 and the number of students using the Lufton Manor site (as shown on site location plan 2) shall not exceed a daily maximum of 29 unless otherwise agreed in the express grant of planning permission.

            Reason: In order that the Local Planning Authority can exercise control in the interests of highway safety and residential amenity and in accordance with Policy EQ2 and TA5 of the adopted South Somerset Local Plan (2006 - 2028).

04.       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 sustainable transport in accordance with Policy TA4 of the adopted South Somerset Local Plan (2006 - 2028) and the aims and objectives of the NPPF.

05.       The area allocated for parking and turning on the submitted plan, drawing number AR107-15 (100)-04 P1 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 parking and turning in accordance with Policy TA6 of the adopted South Somerset Local Plan (2006 - 2028).

06.       The development hereby permitted shall be carried out in accordance with the following approved plans: AR107 - 15 (00)-01 S1, Ar107-15 (100)-01 P1, Ar107-15 (100)-02 P1, AR107-15 (100)-04 P1, Site Location Plan 1 and Site Location Plan 2.

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

(voting: unanimous)