Agenda item

Planning Application 16/04453/FUL - Land Adjoining Fosse Way Farm, Stoke Road, Martock

Minutes:

Proposal: The erection of 1no. dwellinghouse.

The Planning Officer presented the application as detailed in the agenda report, noting that the proposal was not considered to be something particularly in keeping with the local area. The principle of a modest replacement dwelling was not disputed, but the bulk, design and impact of the proposed dwelling was the main reason for an officer recommendation of refusal.

Mr S Travers, agent, noted there was only one issue which was the subjective matter of taste. He noted the applicants liked the design and the footprint was similar to that of the extant permission for a four bedroom house. There were no objections from neighbours or statutory consultees, and the site was well contained. He noted the NPPF stated you should not try to imply architectural styles.

Ward member, Councillor Neil Bloomfield, acknowledged as an LPA we had a responsibility for design, but this was a well hidden site along a national speed limit road with no pavement. He commented that the design may not be to everyone’s taste but had had no issue with the building proposed.

Ward member, Councillor Graham Middleton, noted it was difficult to see into the site even during the winter when there is little foliage. He supported the application and proposed approval.

During a short discussion several members voiced support for the application commenting that it was a good design, nicely proportioned and it was good to see a change of design.

As members appeared minded to approve the application, the Area Lead advised that conditions would be required for time limit, approved plans, landscape scheme, and removal of the existing barn which has extant permission. Based on comments made during discussion he suggested the wording for the justification would be the opposite of the reason shown in the report.

During a brief further discussion some members commented they would be nice to see the existing hedge protected if possible. It was also queried if there was any benefit to removing Permitted Development Rights (PDR). In response the Area Lead noted there was no reason to removed PDR given that it was a large site.

At the conclusion of debate, it was proposed to approve the application, contrary to the officer recommendation, subject to the conditions and wording of the justification as suggested by the Area Lead. On being put to the vote, the proposal was carried 9 in favour with 1 abstention.

RESOLVED:

That planning application 16/04453/FUL be APPROVED, contrary to the officer recommendation, subject to the following:

Justification:

The proposal, by reason of its siting, design, scale, proportions, bulk and massing, represents a form of development that respects the established character and appearance of the locality, in accordance policies SD1 and EQ2 of the South Somerset Local Plan (2006-28) and aims and objectives of the National Planning Policy Framework.

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: 3671/001’, ‘3671/002 Rev A’, ‘3671/003’, ‘3671/004’ and ‘3671/006’, received 12^th October 2016.

Reason: For the avoidance of doubt as to the development authorised and in the interests of proper planning.

03. The existing barn, as indicated on the submitted topographical survey) (drawing no. ‘3671/1005’), and for which prior approval has been granted for conversion to a residential dwelling under decision ref. 15/01837/PAMB, shall be completely removed from the site in its entirety (notwithstanding any element indicated for retention on approved plan ‘3671/003’), prior to any works commencing on the construction of the dwellinghouse hereby permitted.

Reason: To ensure that two dwellings are not provided, as the site is inappropriate for unjustified residential development due to its location beyond any established settlement boundaries and at distance from essential local services, and as the proposal does not occupy the same part of the site as the building to be removed that has received prior approval for conversion to a dwellinghouse, in accordance with policies SD1, SS1 and SS2 of the South Somerset Local Plan (2006-2028) and to the aims and objectives of the National Planning Policy Framework.

05. A scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels. All planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be carried out in the first planting and seeding season after the development hereby permitted is first brought into use; and 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: In the interests of visual amenity, in accordance with policy EQ2 of the South Somerset Local Plan 2006 and the provisions of chapters 7 and 11 of the National Planning Policy Framework.

(Voting: 9 in favour, 0 against, 1 abstention)

Supporting documents: