Agenda item

Planning Application 18/03822/FUL - Batstone Farm, Priddles Lane, Combe St Nicholas


Application Proposal: The change of use and conversion of existing outbuilding to form a dwelling and the removal of agricultural storage building


The Specialist – Development Management presented the application and outlined the key considerations as detailed in the agenda.  He advised that the site was located in an isolated location and the building was still in use as a cattery and was therefore not considered redundant.  The Specialist’s recommendation was for refusal.


In response to questions from Members, the Specialist – Development Management confirmed that:


·         Half of the building was subject to change of use, the remainder was for agricultural use.

·         There were 3 buildings located on the site.

·         The development did not qualify for change of use under Permitted Development Rights.

·         A 10 minute walk to the nearest services and facilities was considered to be an isolated location.


The Committee was addressed by the Applicant who confirmed that the restricted half of the building was still in use but would close later in the year.  The other half of the building had been redundant for 15 years.  She explained that the building was of brick and block construction.  In referring to the enhancement of the landscape setting of the site, she felt that the planting of additional hedges and trees would assist in enhancing the visual appearance of the area. Reference was made to a number of similar applications in the vicinity that had been allowed.  She advised that the site was within walking distance of Combe St Nicolas and confirmed that the application had full support from the Parish Council.


Ward Member, Councillor Martin Wale did not consider the site to be located in an isolated location and had access to the services and facilities within Combe St Nicolas.  The proposed development had no effect on the visual impact of the AONB.  He referred to other applications within the vicinity that had been allowed that were within a more isolated location.  He noted that the shape and style of the building would not be altered and considered that the installation of windows and French doors would enhance the immediate surroundings.  He concluded that the proposal was in accordance with Policy SS1 and supported the reuse of an existing building.


The other Ward Member, Councillor Jenny Kenton supported the proposal and could not see the development causing any harm.


During the discussion, members supported the comments made by the Ward Members and felt that the development would enhance the area and was not considered to be located in an isolated location.  The building would cause no harm to the landscape and make good use of existing buildings.


It was proposed and seconded to approve the application contrary to the Specialist’s recommendation for the following reasons: 


·         Acceptable size, scale and materials

·         Reuse of an existing building

·         Enhance landscape setting of the site

·         No harm to highways

·         No harm to residential amenity

Conditions suggested by the Specialist and agreed by members included:


·         Time limit

·         Plan

·         External materials

·         Visibility splays

·         Soft landscaping scheme

·         PDR for new domestic buildings


A vote was taken and the application was unanimously approved.



That Planning Application No. 18/03822/FUL be APPROVED contrary to the Specialist’s recommendation for the following reason:


01. The proposal by reason of its size, scale and materials, reuse of an existing building and proposed landscaping would enhance the landscape setting for the site and would not harm highway safety or residential amenity. As such the proposal would accord with Policy SS1, EQ2, TA5, and TA6 of the South Somerset local Plan (2006-2028).




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. Other than as required by conditions the development hereby permitted shall be carried out in accordance with the following approved plans: 2640-PL-01 rev. A; 2640-PL-02 Rev. A; 2640-PL-04 Rev. A only.


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


03. Prior to the installation of external facing materials for the walls and the roof, details of the materials, including colour and finish and to include the submission of samples where appropriate shall be submitted and approved in writing by the Local Planning Authority.


Reason: In the interests of visual amenity to accord with policy EQ2 of the South Somerset Local Plan (2006-2028).


04. The visibility splays illustrated on plan number 2640-PL-02 Rev. A shall be provided prior to the first occupation of the dwelling hereby approved and shall be retained in accordance with the approved details in perpetuity.


Reason: In the interests of highway safety to accord with Policy TA5 of the South Somerset Local Plan (2006-2028).


05. Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 ("the 2015 Order") (or any order revoking and re- enacting the 2015 Order with or without modification), there shall be no outbuildings constructed within the curtilage of the dwelling hereby permitted without the prior express grant of planning permission.


Reason: To protect the character of the area accordance with policy EQ2 of the South Somerset Local Plan.


06. No later than within the first planting season following commencement of the development a soft landscaping scheme shall be carried out and completed in accordance a scheme that shall have been submitted and approved in writing by the Local Planning Authority. The 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 following the occupation of the building 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 protect the character of the area in accordance with policy EQ2 of the South Somerset Local Plan.




01. In accordance with paragraph 38 of the NPPF, the council, as local planning authority, approaches decisions on proposed development in a positive and creative way, working proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area by:

o offering a pre-application advice service, and

o as appropriate updating applications/agents of any issues that may

arise in the processing of their application and where possible suggesting solutions.

(Voting: Unanimous)


Supporting documents: