Agenda and minutes

To approve the minutes of the Regulation Committee held on 21^st July 2020.

The minutes of the Regulation Committee meeting held on 21^st July 2020, copies of which had been circulated, were agreed as a correct record and would be signed by the Chairman.

Apologies for absence were received from Councillor Henry Hobhouse who was substituted by Councillor Tony Capozzoli.

Apologies for absence were also received from Councillor Neil Bloomfield and Councillor Martin Cavill.

There were no declarations of interest.

There were no questions from members of the public.

Members noted the schedule of planning applications.

Application Proposal: The erection of 252 No. dwellings with associated access and infrastructure.

The Specialist, Principal Planner presented the application as detailed in the agenda. He reminded members that this application had been deferred from a previous Regulation Committee for the reasons as set out in the agenda report.  He clarified that all these reasons have now been addressed.

He also updated members on the following:

·         Proposal should be amended to read ‘one bedroom houses’ and not ‘one bedroom apartments’.

·         Affordable housing contribution is now for 88 units and not 110 as originally sought due to reduction in overall housing, nonetheless was still policy compliant.

·         Approved plans list to be updated to reference latest plans.

·         One further letter of objection had been received since the report had be written, in relation to potential impact on a nearby dwelling and boundary treatment.

·         Original application had two highway points, however this application proposes vehicular access solely from Tatworth Road.  Access from Forton Road was now limited to pedestrian/cycle and emergency access until such time as the next phase of the eastern relief road is ready for connection.

·         Ecological issues raised have now been addressed by latest revised layout.

·         Football pitch issue now been resolved through a transfer of land to the council to go along with a parcel of land to provide this facility as part of the wider sports strategy.

·         Sport England have withdrawn their concern regards pedestrian access acknowledging a strategic contribution is to be made.

·         As the site overlaps with both South West Water and Wessex Water the developer has selected and agreed that sewerage disposal be connected to the Wessex Water network and disposed outwards towards the River Axe, therefore there is no phosphate impact from this development.

·         No issues raised from Somerset Archaeology.

·         Local Lead Flood Authority (LLFA) are now content with the surface water attenuation design and method of disposal.

The Specialist also highlighted the site was part of the housing allocations along the eastern side of Chard and it is not caught by the phosphates issue. He also noted amendments to the proposed schedule of conditions being:

·         Conditions 6,7,8 and 13 as set out in the agenda report and relate to the introduction and agreement of the phasing scheme.

·         Condition 14 to be removed.

·         Informative no. 1 to be amended to refer to correct condition numbering.

The Accelerated Housing Delivery Programme Manager then provided a short summary on the Strategic contribution the development site would provide and with the aid of a map showed members the Chard Framework development growth area including highway infrastructure and phasing plan. 

He reported this site would provide 35% affordable housing equating to approximately 88 units and that sites further to the north would be affected and ultimately delayed as they would be captured by the mitigation strategy regarding the current phosphates issues.  He confirmed that the Council’s current 5 year housing land supply has been calculated at 6.03 years.

The Specialist, Principal Planner, Accelerated Housing Delivery Programme Manager and  ...  view the full minutes text for item 138.

Application Proposal: Outline application with all matters reserved save for access from A371 - Lawrence Hill for Light Industrial (Use Class B1), general Industrial (Use Class B2), Storage & Distribution (Use Class B8) & Residential Development (Use Class C3) with associated works

The Specialist, Principal Planner presented the report and updated members on the conditions list.  This being that Condition 2 should be removed as it is duplicated by condition 4 and Condition 18 and 19 concerning ground investigations are not required.

He confirmed this was an outline application with all matter reserved part from the access off Lawrence Hill and highlighted the key consideration being; outline application with access for consideration, Principle of Development, Highways, Landscape setting, Ecology, Flooding and Viability.

Other updates included:

• All statutory consultees had responded positively.
• Eight letters of objection had been received and summarised the comments made, including:
  • Wincanton cannot cope with another development
  • The town had exceeded its housing allocation
  • Facilities within the town such as health centres and schools cannot cope with additional people
  • Brownfield sites available for development
  • Inadequate bus services available
  • Inadequate access for construction and emergency vehicles
  • Safety highway implications
  • Landscape concerns.

With the aid of a powerpoint presentation the Specialist, Principal Planner then proceeded to show the site and proposed plans. 

He confirmed the applicant had submitted a Viability report which included two appraisals, one including 35% affordable housing and one with zero affordable housing. This has been reviewed by the District Valuer who concludes that neither scenario was viable. 

He also highlighted that:

·         The applicant was prepared to enter into a Section 106 legal agreement incorporating financial contributions towards education, public open space and travel planning but without any affordable housing thereby accepting lower profit margins.

·         Wincanton is one of the few areas within the District that does not fall within the catchment area of the Somerset Level and Moors Ramsar site and therefore does not contribute to the phosphates loading and acceptable to bring the proposal forward.

·         The residential part of development is supported by the Wincanton Neighbourhood Plan.

·         Employment land is beneficial to Wincanton with a phasing condition to be imposed to ensure this comes forward for delivery.

He therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, his proposal was to approve the application subject to the conditions as set out in the agenda report.

In response to questions the Specialist, Principal Planner confirmed the only vehicular access at present was at one point, however at reserve matters the applicant may propose an additional access point at Crocker Way. 

The Agent then addressed the committee.  He highlighted this was an outline application for mixed development in the direction of growth for Wincanton. He said the current proposed access was via Primrose Hill will all other matters reserved.   He noted there were no objections from any statutory consultees and that the applicant will make a considerable financial contribution towards education and local leisure but without any affordable housing thereby  ...  view the full minutes text for item 139.

Application Proposal: The erection of solar photovoltaic panels and associated works and infrastructure, including switchgear, inverter stations, access tracks, security fencing, security cameras, grid connection, together with temporary construction access, compound and unloading area (without complying with condition 04 of planning permission 15/03373/FUL and condition 03 of planning permission 18/03338/S73A to extend the operational time to 23rd March 2057).

The Interim, Planning Lead presented the report and with the aid of a poweproint presentation highlighted the site and existing solar farm.

He explained this application was merely seeking permission to extend the time period for the operation of the existing solar farm. He said that as a result of market changes and technological advancement this application is seeking an extension of approximately 16 years from the operative permission until 23^rd March 2057.

He noted that one third party representation had objected to the application as they believe there is no justification to further extend the operational life of the solar park.  However he considered that the application supports the Council’s Climate change emergency position, The National Planning Policy Framework (NPPF) and Local Plan Policy. 

He therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, his proposal was to approve the application subject to the conditions as set out in the agenda report.

The Agent addressed the committee and confirmed that no further physical development is being proposed.  He felt the original landscape mitigation provided, will over time, enhance the area along with the biodiversity benefits and carbon dioxide savings and provide clear environmental benefits.

During a short debate members voiced their support of the application and acknowledged technological advancement and improved efficiency over time. It was then proposed and seconded that the application be approved 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 reference 20/03701/S73A be approved for the following reason:

01.          The proposal to vary the operational lifespan of the solar farm for a temporary period of up to 40 years from the date the solar farm was first registered with OFGEM is considered acceptable, and has no material impact on the temporary nature of the permission, which continues to respect the character of the area and causes no demonstrable harm to neighbour amenity and highway safety or the impact on the setting and local environment. The proposal is in accordance with the aims and objectives of the NPPF and Policies SD1, TA5, EQ1, EQ2, EQ4, EQ5 and EQ7 of the South Somerset Local Plan.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be carried out in accordance with the following approved plans which form part of the planning permission dated 14th December 2018 (ref 18/03338/S73A):

Drawing no. 1088-0200-01 "Site Boundary Plan";

Drawing no. 694-03S "Landscape Proposals";

"Addendum to provide updated Landscape and Ecology Management Plan (LEMP)" dated 10th October 2018; and

"Planning statement" dated 10th October 2018,

together with the  ...  view the full minutes text for item 140.

The next scheduled meeting of the Regulation Committee will be held on Tuesday 18^th May 2021 at 10.00am. However this meeting will only take place if there is business to conduct.

Members noted the date of the next meeting.