Agenda item
Planning Application - 16/03673/OUT - Land Adjacent to Fouracres, Picts Hill, High Ham.
Minutes:
Proposal: Outline application for alterations to existing accesses and erection of four detached dwellings.
The Area Lead presented the application, noting it was accepted with nearby developments that the site was in a sustainable location. The gap between existing dwellings and the required need to remove substantial hedging would damage the current visual gap, and hence the opinion was that this was the wrong site to be developed.
Mr D Vigar, spoke on behalf of High Ham Parish Council, noting they offered support to principle of development having undertaken a site visit and meeting with local residents. They felt there would be benefits to the residents of Picts Hill in terms of security and highway safety. He noted the roadside hedge was secondary growth and the original hedge was about 6 feet in from the road. They felt the design of buildings could be done in keeping with the street scene, and hoped the views of the parish council would be taken into consideration.
Mr C Miller, agent, noted the main reason for a recommendation of refusal was due to a change in the landscape character and buffer. He noted the proposal would bring some highway safety improvements including repositioned roadside planting, matrix signs and road markings. The semi-rural street scene would be maintained with a new grass bank and hedgerow planting, and the proposal was supported by the local community.
In response to comments made, the Area Lead clarified the highway benefits referred to. The benefits would be delivered by a Section 106 offered by the applicant but they were not required by the Highway Authority. The Highway Authority had not requested any obligations, and also there was no planning need for the offer to maintain an area of trees. He advised members that if they were minded to approve the application there was no planning need for a Section 106.
Ward member, Councillor Gerard Tucker, welcomed the opportunity to improve highway safety even with just changes to visibility splays. Any highway improvements needed should be required to be implemented prior to any development commencing. He supported the application.
During a short discussion mixed opinions were expressed including:
There have been other recent approvals nearby along Picts Hill
· Don’t feel proposal will be detrimental, and trees being removed could be replaced.
· It’s an application for four dwellings not highway improvements, so Section 106 not needed.
· There will be some highway improvements
· Houses will be squeezed in
On hearing comments made, the Area Lead clarified that the applicant was suggesting there would be some highway improvements without the Section 106, through the removal of the existing hedgerow and creating a pavement in accordance with the plans.
It was proposed to approve the application, contrary to the officer recommendation, on the grounds it is acceptable development in a sustainable location, with the justification being the opposite to the reason stated in the agenda report. On being put to the vote, the proposal was carried 5 in favour, 4 against with no abstentions.
The Area Lead advised conditions should be required for time limit, reserved matters, plans, details of roadside wall, ecology, drainage and highways conditions as recommended by the Highways Oiffcer, and these were agreed by members.
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RESOLVED: |
That planning application 16/03673/OUT be APPROVED, contrary to the officer recommendation, subject to the following:
Justification:
01. The proposal would represent an acceptable form of infill development in a sustainable location without detriment to visual or residential amenity or harm to highways safety. As such the proposal complies with policies SD1, SS2, EQ1, EQ2 and TA5 of the South Somerset Local Plan (2006-2028) and the policies contained within the National Planning Policy Framework.
Subject to the following conditions:
01. Details of the appearance, landscaping and layout (herein after called the "reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.
Reason: As required by Section 92(2) of the Town and Country Planning Act 1990.
02. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission and the development shall begin not later than 3 years from the date of this permission or not later than 2 years from the approval of the last "reserved matters" to be approved.
Reason: As required by Section 92(2) of the Town and Country Planning Act 1990.
03. The development hereby permitted shall be carried out in accordance with drawing numbers:- 510 (00) 04 A; 510 (00) 02 J; 510 (00) 03 C; L:AN-01 and the submitted site location plan.
Reason: For the avoidance of doubt and in the interests of proper planning.
04. No dwelling hereby permitted shall be occupied until such time as roadside he retaining wall has been provided in accordance with details to be submitted to and approved in writing by the local planning authority prior to its erection.
Reason: In the interests of visual amenity in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.
05. No works shall commence until dormouse and reptile mitigation measures have been submitted to, and approved in writing by, the local planning authority. The approved mitigation measures shall be implemented in full.
Reason: For the conservation of biodiversity priority species in accordance with NPPF and Local Plan policy EQ4 and to ensure compliance with the Wildlife and Countryside Act 1981.
06. Prior to the commencement for the dwellings hereby approved a detailed surface water drainage scheme for the site, shall be 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
07. No dwelling hereby approved shall be occupied until such time as the proposed access, including the provision of the pavements across the site frontage, has been constructed in accordance with details shown on the submitted site plan, drawing number 510 (00) 02 J. 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. |
(Voting: 5 in favour, 4 against, 0 abstentions)
Supporting documents:
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