Agenda, decisions and minutes

The minutes of the meeting held on 16^th May 2018, copies of which had been circulated, were taken as read, and having been approved were signed as a correct record of the meeting.

Apologies for absence were received from Councillors Amanda Broom, Paul Maxwell and Sue Osborne.

In accordance with the Council's current Code of Conduct (as amended 26 February 2015), which includes all the provisions relating to Disclosable Pecuniary Interests (DPI), personal and prejudicial interests, Members are asked to declare any DPI and also any personal interests (and whether or not such personal interests are also "prejudicial") in relation to any matter on the agenda for this meeting.

Members are reminded that they need to declare the fact that they are also a member of a County, Town or Parish Council as a Personal Interest.  Where you are also a member of Somerset County Council and/or a Town or Parish Council within South Somerset you must declare a prejudicial interest in any business on the agenda where there is a financial benefit or gain or advantage to Somerset County Council and/or a Town or Parish Council which would be at the cost or to the financial disadvantage of South Somerset District Council. 

Planning Applications Referred to the Regulation Committee

The following members of this Committee are also members of the Council's Regulation Committee:

Councillors Mike Best, Angie Singleton and Martin Wale.

Where planning applications are referred by this Committee to the Regulation Committee for determination, Members of the Regulation Committee can participate and vote on these items at the Area Committee and at Regulation Committee.  In these cases the Council's decision-making process is not complete until the application is determined by the Regulation Committee.  Members of the Regulation Committee retain an open mind and will not finalise their position until the Regulation Committee.  They will also consider the matter at Regulation Committee as Members of that Committee and not as representatives of the Area Committee.

Councillors Dave Bulmer and Garry Shortland declared personal interests in Planning Application No. 16/02874/FUL, as members of Chard Town Council.  

Councillors Mike Best and Angie Singleton declared personal interests in Planning Application No.18/00754/FUL, as members of Crewkerne Town Council.

Councillors are requested to note that the next Area West Committee meeting is scheduled to be held on Wednesday 18^th July 2018 at 5.30pm at The Guildhall, Chard.

Members noted that the next meeting of the Area West Committee would be held on Wednesday 18^th July 2018 at 5.30pm at The Guildhall, Chard.

Members were reminded that a workshop for members to identify the area priorities for the new Area Plan would be held prior to the July Area West Committee meeting.

This is a chance to ask questions, make comments and raise matters of concern.

Parish/Town Councils may also wish to use this opportunity to ask for the District Council’s support on any matter of particular concern to their Parish/Town.

Anyone wishing to raise matters in relation to items on the agenda may do so at the time the item is considered.

There were no questions from members of the public.

The Chairman reminded Members about the Annual Town and Parish Meeting taking place on Thursday 28^th June at 6.30pm-8.30pm at the Henhayes Centre, Crewkerne.  Items on the agenda included Transformation and Area+ and Connecting Devon and Somerset. 

The Locality Team Manager introduced the report updating members on the progress of the Town Centre Events Programme which was created to fund new events and activities to stimulate footfall and participation in the town centres of Crewkerne, Chard and Ilminster.  

He advised that this was an interim report and that a further detailed report would be brought back to the Committee in October or November giving further information about the events that have been delivered.

(Resolution passed without dissent)

Reason: To appoint two members to act as substitutes for the Chairman and Vice-Chairman in the exercising of the scheme of delegation for planning and related applications for the municipal year 2018/19.

(Resolution passed without dissent)

Reason: To appoint two members to act as substitutes for the Chairman and Vice-Chairman in the exercising of the scheme of delegation for planning and related applications for the municipal year 2018/19.

The Communities Lead advised that she would bring forward the update report on the LEADER Programmes in Area West to the July meeting.  The report would include information on the recently made available Making It Local funding for agricultural projects.

Members felt that it would be useful to receive feedback from the Chard Regeneration consultation event held on 15^th and 16^th June as soon as possible rather than wait until September.  The event had been very positive with over 500 people attending.

Members were informed that a Workshop to allow member input into the new Economic Development Strategy would be held prior to the August or September Area West Committee.

Members noted the report that detailed planning appeals which had been lodged, dismissed or withdrawn.

The Chairman announced that she would be changing the order of the planning applications and would be taking Agenda Item 14 first followed by Agenda Item 16, Agenda Item 13 and finally Agenda Item 15.

Application Proposal: The erection of 315 No. dwellings with associated access and infrastructure and provision of off-site playing pitches

The Senior Planning Advisor presented the report, as detailed in the agenda.  With the aid of slides and photographs he outlined the location of the site, proposed access and playing pitches.  The proposed dwellings would comprise a number of different house types including an element of affordable housing.  He highlighted the key considerations and explained that the principle was supported by the Local Plan and the Chard Regeneration Plan.  He advised that the scheme layout had been amended to address concerns raised by local residents with regard to residential amenity.  He noted that the application had been amended to provide one vehicular access only from Tatworth Road which addressed concerns about the highway impact of the scheme.  He was recommending approval of the application subject to appropriate conditions as outlined in the report.

The Senior Planning Advisor responded to members’ questions on points of detail which included the following:

·         Explained the relationship between the new distributor road and this planning application.

·         Tatworth Road was big enough to take access and egress from this kind of development.

·         The location was appropriate and the development was an opportunity for homes to be located in the countryside but not significantly outside of the settlement and would be of benefit to the regeneration of Chard.

·         The Highway Authority had concluded that the traffic and highway impact of the scheme would not be significant.

·         The road would be built to distributor road standard.

·         There would be emergency access to the site although details were still to be resolved.

·         The Planning Officer was satisfied with regard to the boundary fencing, landscaping and gardens being more than sufficient to retain private amenity and prevent overlooking.

·         It was felt that a multiple car parking area could work in this scheme as long as it was properly enforced.

·         A nearby scheme mirrored the same density, garden design and car parking.

·         The current Local Plan was not out of date. Officers would bring forward the application for approval regardless of whether the Council had a 5 year housing supply.

·         The internal space of the garages was in accordance with the car parking standards set by the County Council.

·         All of the units would have car parking spaces. The one bed properties would have car parking spaces located within an appropriate distance.

·         Clarified information regarding road tolerances and the proposed informatives outlined in the report.

·         The scheme although located on the edge of the town centre was attached to the town centre and considered to be within a sustainable location.

·         Confirmed the location of the social homes and the blocks of flat.

County Councillor Gemma Verdon addressed the Committee.  Comments made included the following:

·         Further housing and infrastructure improvements were essential.

·         More choice of housing was required giving older people the opportunity to downsize.

·         The town footfall needed to increase to make businesses viable.

·         Any development must provide the appropriate infrastructure.

·         Insufficient  ...  view the full minutes text for item 17.

Application Proposal: Demolition of existing buildings and the change of site to a tarmac ‘pay and display’ car park for 60 vehicles to include lighting columns

It was proposed and seconded to defer the application to a future meeting of the Area West Committee to allow outstanding issues to be resolved with Crewkerne Town Council.

(Voting: unanimous in favour)

Application Proposal: Application to vary condition 02 (approved plans) of planning permission 12/02295/FUL to amend site layout

The Area Lead Planner explained that the original plans for the erection of 3 dwellings were approved with a boundary wall and pathway along Boundary Lane with a parking area at the rear.  When development commenced it had become clear that the buildings had not been built strictly in accordance with the approved plans. Each of the buildings had been shuffled along towards Crow Lane and the boundary wall had decreased the width of the road.  Members were informed that part of the boundary wall had now been demolished and the telegraph pole was in the process of being re-sited.  The Area Lead Planner confirmed that she was satisfied with the side window not being obscurely glazed.

The Area Lead Planner updated members with details of further emails received between a local resident, the District Council and the County Highway Authority regarding the location of the highway splay and the safety of the access in terms of visibility.  The County Highway Authority had commented that the removal of the wall was acceptable and was also content with the visibility subject to the removal of the telegraph pole.

The Area Lead Planner recommended approval of the application as outlined in the agenda report subject to an additional condition requested by the County Highway Authority requiring bollards to be placed either side of the air conditioning unit which was located on the side of the dwelling.

The Committee was addressed by the Chair of Donyatt Parish Council.  Concerns raised related to the following:

·         Restricted line of vision for vehicles attempting to leave Crow Lane towards Chard.

·         Telegraph poles adding to poor visibility and risk to drivers.

·         Reduced visibility splay.

·         New rear curved boundary car park wall restricts cars from turning.

·         Width of Crow Lane obstructed by Air Conditioning Unit.

·         The need to establish whether the road has been built upon.

Members noted the comments of two people in objection to the application.  Comments made related to the following:

·         Uncertainty over ownership of strip of land bordering Crow Lane.

·         Reduced width of Crow Lane.

·         Non-compliance in relation to providing appropriate documentation to clarify issues.

·         Concerns over the wall obstructing visibility.

·         The adopted highway being built upon.

·         Highway drain and pipework illegally removed and now part of the foundation of the house.

The Applicant’s Agent advised that the Applicant had purchased the site in good faith with full planning permission in place and the site boundaries clearly shown.  He explained that the Applicant had chosen to build natural stone walls to enhance the local character which meant that the buildings had moved slightly.  He referred to the land issue being an unfortunate occurrence.  He explained that part of the site being owned by Somerset County Council had been missed in the conveyancing of the land.  He emphasised that everything had been done to try and mitigate the situation and all the measures suggested by the Highway Authority  ...  view the full minutes text for item 19.

Application Proposal: Erection of 24 bed residential home and formation of new vehicular access (outline)

The Senior Planning Advisor presented the application and highlighted the key considerations.  He explained that Highways were supportive in principle of the proposed access.  The Planning Officer was recommending that a residential care home should be located closer to a town centre where it has a range of facilities and it was therefore considered that the site was located within an unsustainable location.

In response to member questions, the Senior Planning Advisor informed members of the following:

·         The enforcement of a 30mph speed limit along the road was a Police issue.

·         The scheme did not warrant putting in traffic lights or a pelican crossing.

·         On balance Officers considered the application site to be isolated and not located within a sustainable location.  Housing schemes should be within the existing hierarchy in town centres and rural settlements that have significant community facilities.  The Local Plan did not support the development of a new settlement in this location.

The Committee was addressed by the Applicant’s Agent.  He commented that the application was supported by the Parish Council and there was no local objection to the scheme.  The application was identical to the one granted in 2008 and there had been no change in policy.  The applicant would be willing for the design to be considered as part of reserved matters.  The care home would be located in a quiet location for the benefit of its residents and was highly accessible to the road network which would be to the benefit of visitors.

The Ward Member did not agree that the site was unsustainable.  She commented that the location was better served than many of the communities within the area.  A public house was located down the road; there was also a Church, Monks Yard and a Petrol Station close by. She felt that a brownfield site should not be left undeveloped and that a business on the site would generate more traffic movements than a residential home.

During the discussion on the application, a number of members supported the views of the Ward Member.  They were of the opinion that the application was located within a sustainable location and did not cause demonstrable harm to the surrounding area.

At the conclusion of the debate, it was proposed and seconded to approve the outline application contrary to the Planning Officer’s recommendation as the site was considered to be within a sustainable location, was in close proximity to a range of facilities and was not considered harmful to the surrounding area.  On being put to the vote, the proposal was carried by 9 votes in favour and 3 against.