Agenda item

Application Proposal: Reserved Matters application for the erection of 125 dwellings, open space, highways, car parking, landscaping and ancillary development.

The Specialist Development Control Officer presented his report to Members.He advised that the application was for the reserved matters, following an outline application which was approved following an appeal.

He advised that since the report had been published, he had received further comment from Ansford Parish Council. They had concerns over the proposed materials, design of proposed layout and pointed out that there were no links to existing footways and had concerns over future development on the area of green space within the site.

Using a PowerPoint presentation, the Specialist Development Management Officer provided images to show the submitted plans and photographs of the site. He also provided an image to show the existing footpaths close to the site and the proposed footpaths within the proposed development.

The Specialist Development Management Officer explained that the principle of development had already been agreed at outline planning application stage. He advised members that the majority of the roads within the site would be finished to an adoptable standard and that these had been considered in detail by SCC Highways Department.

He explained that the landscaping scheme was considered to be acceptable and that there were no ecology objections. He noted that there was concern over the lack of footpath links to existing footpaths, however felt that this did not provide a sufficient reason to refuse the application. He explained that this was not included within the masterplan which formed part of the outline application.

A representative of the Parish Council spoke in objection. He advised that there would be three new housing developments built along on this road, which already amounted to 186 homes. Anyone wishing to walk to Ansford and Castle Cary town centre, residents would need to rely on a single sided footpath along Station Road. He had concerns over highway safety, highlighting that many homes would be built in this area. He felt that links should be made to the existing footpaths and felt that is was disappointing that they had been omitted from the application.

The Acting Planning Chairman of Castle Cary addressed members. She explained that the footpath links were fundamental to the neighbourhood plan and hoped that the footpaths would like up with the site which had been designated for a new primary school. She explained that it was unlikely that many tenants would have a car. She advised that the members of the town council would be happy to broach the idea to link the footpaths with the adjoining landowner. She explained that the Parish Council had serious concern over future development on the site. She explained that the layout differed significantly from the outline approval which had been approved.

The applicant addressed the Committee. She advised members that they had delivered many schemes across South Somerset. She explained that the homes would be affordable homes and that once the homes are built; Stonewater would retain ownership of the site and green spaces within it. She confirmed that they were not proposing to build any more than 125 homes, which would be a mix of houses and bungalows. She added that there would be financial contributions, which would benefit the local community, as well many areas of green space within the site. She felt that the scheme would offer a lot to Castle Cary and Ansford.

The agent addressed members. She explained that there would be a minimum of 35% affordable homes within the scheme and that the homes would meet local housing needs. She explained that the design of the buildings had been carefully considered. She added that the scheme provided ample parking within the site. Financial contributions had been agreed to benefit the community.

Boundaries adjoining existing properties had been strengthened, additional gates to provide rear access have been added and the road layout had been amended in response to Somerset County Council Highway comments.

She added that the links to existing footpaths were not envisaged at outline stage. She explained that the boundary along the existing footpath was an important wildlife corridor and the addition of a footpath through the hedgerow would need to be subject to an assessment from the council’s ecologist.

Councillor Henry Hobhouse, Ward Member, pointed out an existing bridleway that linked to the site and explained that Castle Cary Town Council and Ansford Parish Council had offered to help the developer link footpaths within the development to existing footpaths, which ran close to the site. He noted that the developer did not own the adjoining land; however he felt that with the help of the town and parish council, that the footpaths could link.

He also expressed his disappointment that none of the houses contained Cary stone in their design. He added that he was happy with the layout of the homes.

The agent confirmed that Cary stone had not been included within the design.

Councillor Nick Weeks, also Ward Member, hoped that all the roads within the development standard. He was very disappointed that the footpaths within the proposed development could not link to existing footpaths. He added that not everyone had cars and that the residents would enjoy being able to walk into the countryside from the site. He also added that he would like to see a condition to ensure that swift and swallow boxes were added to the homes.

The Specialist Development Management Officer provided an image to show the roads which would be built to an adoptable standard. He clarified that the vast majority of the site would be built to this standard.

The Senior Planning Advisor explained that some residents had raised concerns over damage to roofs which had been created by adding swift and swallow boxes. He explained that he was currently looking at this in further detail, with the help of a large housing developer. However, he noted that these birds needed helping. He explained that an informative could be added to advise that swift and swallow boxes should be added.

During the discussion, members commented on the footpaths and the link to existing footpaths.

It was proposed and seconded that the planning application should be approved as per the officer report, subject to conditions to ensure that a footpath link is made between the existing footpath and the proposed footpaths within the site and to ensure that local Cary stone is used within the development.

One member commented that a condition to ensure the footpath link, on land, which was outside of the ownership of the applicant, would be unsuitable and should not be added.

Another member raised concern over the highways and she hoped that they would all be adopted.

One member suggested that an informative should be added to advise the applicant that measures should be taken within the Travel Plan towards enhancing sustainable transport initiatives in Ansford/Castle Cary, for example the CAT bus service.

The Senior Planning Advisor advised that it was not usual practice to add conditions which controlled land outside of the ownership. However, he advised that the applicant had previously signalled that they would be acceptable to a Grampian condition to ensure the footpaths are linked. However, he advised that the applicant could appeal the decision to add this decision.  He added that an informative to advise that local transport initiatives should be supported as part of the travel plan could be added.

He felt that it would difficult to include a condition that required the properties to be built in local stone, however suggested that it would be reasonable to add an informative to request that Cary stone is used on dwellings which were in situated in key areas within the development.

Members agreed that a Grampian condition should be added to cover the possibility of linking together the new and existing footpaths.

The Specialist Development Management Officer advised that a condition could be added to ensure that some of the units, in prominent positions around the development, could be finished with local stone.

Councillor Nick Weeks pointed out the positions of the existing footpaths.

The applicant confirmed that it would be possible to provide footpaths to the boundary of the site, however she pointed that there might be ecology issues as there was a wildlife corridor around some areas of the site.

The Specialist Development Management Officer suggested that a condition could be added to ensure that before the 75^th unit is occupied, that the details and positions of footpaths are agreed by the planning office in consultation with the ward member.

It was also suggested that an additional condition could be added to ensure that local natural stone could be used at 9 units situated at key junctions within the development.

Prior to the vote, the Specialist Development Management Officer clarified that members had agreed that two additional conditions were required to ensure that;

1.    Local natural stone would be required on at least 9 units which were situated at key junctions within the site.

2.    The prior to the 75^th unit being occupied, that a detailed layout of footpaths within the site would be agreed by the Local Planning Authority, in agreement with the Ward Members.

And two additional informatives to advise that;

1.    Swift and Swallow boxes should be installed on the properties.

2.    That the travel plan should include measures to provide contributions towards local community transport, such as the SSCAT bus.

On being put to the vote, this was carried 11 votes in support, with 1 vote against.

RESOLVED:  that planning application 18/02986/REM be approved as per the officer report, subject to additional conditions;

1)    Notwithstanding the details shown on the approved plans listed above, prior to the occupation of the 75^th dwelling, provision shall be made for pedestrian links on the southwest boundary of the site, details of which shall have been agreed in writing with the local planning authority. Once constructed, the pedestrian links shall be retained and maintained in perpetuity.

Reason: In the interests of providing enhanced pedestrian connectivity and in accordance with policy TA5 of the South Somerset Local Plan.

2)    Notwithstanding the details shown on the approved plans listed above, local natural stone shall be used as the primary external wall facing material on at least 9 dwellings in prominent locations within the development, the location of which shall have been agreed in writing with the local planning authority. No new stonework shall be constructed on site unless full details of the new natural stonework walls, including the materials, coursing, bonding, mortar profile, colour, and texture along with a written detail of the mortar mix, have been be provided in writing; this shall be supported with a sample panel to be made available on site and approved in writing by the Local Planning Authority. The work shall be carried out in accordance with the agreed details, and the sample panel shall remain available for inspection throughout the duration of the work.

Reason: In the interests of visual amenity and in accordance with policy EQ2 of the South Somerset Local Plan.

And Informatives;

1)    The developer is advised that any travel plan (in consultation with Somerset County Council) should include measures towards enhancing sustainable transport initiatives in Ansford/Castle Cary, for example the CAT bus service.

2)    The developer should be aware of the Council’s desire, as expressed by ward members, for the inclusion of swift and swallow boxes within the biodiversity enhancement measures on site.

For the following reason;

01.       The proposal, by reason of its size, scale and materials, respects the character of the area, and causes no demonstrable harm to residential amenity or highway safety in accordance with the aims and objectives of policies EQ2, TA5 and TA6 of the South Somerset Local Plan and the aims and provisions of the NPPF.

Subject to the following;

01.       The development hereby permitted shall be carried out in accordance with the following approved plans:

            P17-2562_01 Rev L

            P17-2562_02 SLP

            P17-2562_05 Rev D

            P17-2562_08 Rev C

            P17-2562_09 Rev C

            P17-2562_10 Rev C

            P17-2562_11 Rev C

            P17-2562_12 Rev C

            P17-2562_13 Rev C

            P17-2562_17 Rev A

            P17-2562_19 Rev A

            P17-2562_03 Rev D

            P17-2562_14 Rev D

            P17-2562_16 Rev E (1 of 3)

            P17-2562_16 Rev E (2 of 3)

            P17-2562_16 Rev E (3 of 3)

            1754_200 Rev D

            1754_700 Rev A (1 of 2)

            1754_701 Rev A (2 of 2

            1754_1000 Rev E (1 of 3)

            1754_1001 Rev E (2 of 3)

            1754_1002 Rev E (3 of 3)

            14622.003 Rev A Biodiversity Enhancement Plan

            1754-504 Attenuation Basin Details

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

02.       All planting, seeding, turfing or earth moulding comprised in the approved details of landscaping, as specified on drawings P17-2562_03 Rev C, P17-2562_14 Rev C and P17-2562_16 Rev D (1,2, and 3), shall be carried out in the first planting and seeding season following the first occupation of the buildings or the completion of the development, whichever is the sooner; 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: To safeguard the character and appearance of the area in accordance with policy EQ2 of the South Somerset Local Plan.

03.       The gradients of the proposed drives to the dwellings hereby permitted shall not be steeper than 1 in 10 and shall be permanently retained at that gradient thereafter at all times.

            Reason: In the interests of highway safety and in accordance with policies TA5 and TA6 of the South Somerset Local Plan.

04.       None of the dwellings hereby permitted shall be occupied until a scheme of street lighting has been installed within the development in accordance with a design and specification to be approved in writing by the Local Planning Authority.

            Reason: In the interests of highway safety and in accordance with policy TA5 of the South Somerset Local Plan.

05.       Prior to first occupation of the dwellings hereby permitted, electric charging points (of a minimum 16amps) for electric vehicles shall be provided for each dwelling adjacent to their designated parking spaces or garages shown on the approved plan. Sufficient electric charging points for at least one per dwelling shall be provided in this way. Once installed such parking points shall be retained and maintained in working order, unless otherwise agreed in writing with the Local Planning Authority.

            Reason: To ensure that the development is resilient and sustainable in accordance with Policy TA1 (Low Carbon Travel) of the adopted South Somerset Local Plan and the provisions of the NPPF.

06.       The demolition of the bungalow (farmhouse) shall not commence until there has been submitted to and approved in writing by the Local Planning Authority, full details of a Bat Method Statement detailing timing restrictions and protective measures to avoid harm to bats.  The works shall be implemented in accordance with the approved details and timing of the method statement, as modified to meet the requirements of any 'European Protected Species Mitigation Licence' issued by Natural England.

            Reason: For the conservation and protection of species of biodiversity importance in accordance with NPPF and Policy EQ4 of the South Somerset Local Plan, and to ensure compliance with the Wildlife and Countryside Act 1981 and The Habitats Regulations 2017.

07.       Prior to the installation of any external lighting, a lighting scheme sensitive to bats, shall be submitted to and approved in writing by the local planning authority.  The scheme shall:

            a) identify those areas/features on site that are particularly sensitive for bats;

            b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or navigating through the site.

            c) include an impact assessment and supporting information for the lighting proposals from a licenced bat consultant.

            All external lighting shall be installed in accordance with the specifications and locations set out in the scheme, and these shall be maintained thereafter in accordance with the scheme, unless otherwise agreed in writing with the local planning authority.

            Reason: For the conservation and protection of legally protected and priority species (lesser horseshoe bats) in accordance with Policy EQ4 of the South Somerset Local Plan, and to ensure compliance with the Wildlife and Countryside Act 1981 and The Habitats Regulations 2017.

08.       Prior to (but not earlier than 6 months before) commencement, an update survey for badger setts will be undertaken by a qualified ecological consultant, and if any setts are deemed to be at risk of harm from development activities, details of mitigation measures, shall be submitted for approval to the local planning authority.  Any approved mitigation measures shall be implemented in full.

            Reason: For the conservation and protection of legally protected species and to ensure compliance with the Wildlife and Countryside Act 1981, and The Protection of Badgers Act 1992.

09.       The measures for the enhancement of biodiversity, as detailed in figure 1 of Ecological Appraisal (Engain, 17th September 2018) shall be implemented in full. Prior to sale of the final dwelling, an inspection and confirmation of implementation by a qualified ecological consultant shall be submitted for approval in writing to the local planning authority.

            Reason: To ensure compensation for the loss of a bat roost, and measures for the enhancement of biodiversity, are provided in accordance with NPPF and Local Plan policy EQ4.

10.       Notwithstanding the details shown on the approved plans listed above, prior to the occupation of the 75^th dwelling, provision shall be made for pedestrian links on the southwest boundary of the site, details of which shall have been agreed in writing with the local planning authority. Once constructed, the pedestrian links shall be retained and maintained in perpetuity.

Reason: In the interests of providing enhanced pedestrian connectivity and in accordance with policy TA5 of the South Somerset Local Plan.

11.       Notwithstanding the details shown on the approved plans listed above, local natural stone shall be used as the primary external wall facing material on at least 9 dwellings in prominent locations within the development, the location of which shall have been agreed in writing with the local planning authority. No new stonework shall be constructed on site unless full details of the new natural stonework walls, including the materials, coursing, bonding, mortar profile, colour, and texture along with a written detail of the mortar mix, have been be provided in writing; this shall be supported with a sample panel to be made available on site and approved in writing by the Local Planning Authority. The work shall be carried out in accordance with the agreed details, and the sample panel shall remain available for inspection throughout the duration of the work.

Reason: In the interests of visual amenity and in accordance with policy EQ2 of the South Somerset Local Plan.

Informatives:

01.         Before demolition of the bungalow can commence, a European Protected Species Mitigation Licence (under The Conservation (Natural Habitats, &c.) Regulations 2010) will be required from Natural England.  You will need to liaise with your ecological consultant for advice and assistance on the application for this licence.  Natural England will normally only accept applications for such a licence after full planning permission has been granted and all relevant (protected species) conditions have been discharged.  However, the information required for the Natural England licence application will often also be suitable for submission to the Council when applying for discharge of the relevant condition.

02.         The developer is advised that any travel plan (in consultation with Somerset County Council) should include measures towards enhancing sustainable transport initiatives in Ansford/Castle Cary, for example the CAT bus service.

03.         The developer should be aware of the Council’s desire, as expressed by ward members, for the inclusion of swift and swallow boxes within the biodiversity enhancement measures on site.

(Voting: 11 in support, 1 against)