Agenda item

Application Proposal: Erection of 10 dwellings and associated works including the formation of 2 No. accesses (outline)

The Specialist – Development Management presented the application as detailed in the agenda and explained that the application was an amended application from that originally proposed.  The amended proposal was an outline application for the erection of 10 dwellings and associated works including the formation of two accesses.  The layout of the site had been designed to allow for a greater view of the church.  She advised that the site was located within a sustainable location and as the Council could not demonstrate a 5-year housing land supply, the scheme would make a valuable contribution towards meeting the Council’s housing needs.  She considered that the proposal would result in less than substantial harm to the setting of the listed Church and the public benefits of the proposal outweighed the harm. She recommended that the application be approved subject to conditions.

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

·         The site was considered to be within a sustainable location.

·         The size of the site had been reduced compared to the original application.

·         The Regulation Committee had approved an application for 25 dwellings in Ashill.

·         The level of development was supported by Policy SS2.

·         An area TPO covered the whole site.

·         Historic England were of the view that any harm would need to be outweighed by the public benefit.

·         The original application site extended along the roadside.

·         The dwellings at the top of the site had been removed to open up the views through to the Church.

·         Many of the trees located in the orchard were old and had become wind-thrown.

·         The majority of the proposed dwellings would be two-storey.

·         There was a need for housing across the district.

The Committee was addressed by a representative of Ashill Parish Council and four people in opposition to the application.  Concerns raised related to the following:

·         No support for the development within the village.

·         The need to protect this piece of greenbelt.

·         Impact upon the setting of the Grade II listed church and loss of views.

·         The existing orchard was an important setting to the cider house.

·         No environmental impact assessment had been undertaken.

·         Concerns about impact on wildlife located on the site.

·         Increased vehicle movements.

·         Concerns over increase in flooding in Kenny where properties already flood.

·         The need for adequate drainage provision and maintenance.

·         No proven need for additional housing.

·         Limited bus service.

·         Lack of facilities.

·         Unsustainable location.

·         Services must include adequate supply of water.

·         The proposed two storey properties will be overbearing to neighbouring properties which are predominately bungalows.

The Committee was then addressed by the Applicant’s Agent who explained that he had worked closing with Planning Officers in revising the application.  He referred to the proposed development assisting with the Council’s 5-year housing land supply and being supported by Policy SS2.  He advised that the vehicular access was considered acceptable by the Highway Authority.  He said that there would be no further development coming forward on the site and that the scheme would deliver a high quality development.  He advised that he had worked closely with the Conservation Officer with regard to reducing the impact on the Listed Church and Historic England no longer objected to the development.

Ward Member, Councillor Linda Vijeh, addressed the Committee and raised several objections to the application.  These included:

·         Ashill was already making a disproportionate contribution to the delivery of housing need.

·         No justified need for development.

·         Adverse impact on the setting of the Listed Church.

·         Lack of basic services.

·         No information provided to overcome risk of flooding.

·         Lack of biodiversity survey.

During the discussion members were unable to support the application for the following reasons:

·         Development located on a greenfield site within a rural location

·         Development would cause harm to the setting of the Grade II Listed Church

·         Harm to the natural environment

·         Lack of facilities

·         Lack of public transport

·         No public benefit

Members noted that the application has been 2-starred under the Scheme of Delegation and that if the Committee were minded to refuse the application, the final determination would be made by the Regulation Committee.

It was proposed and seconded to recommend refusal of the application.  The Specialist – Development Management suggested to members the following reason for refusal based on the issues raised during the debate:

The proposed development would result in harm to the setting of the Grade II* Listed Church of the Blessed Virgin Mary and the public benefit of the scheme does not outweigh this harm. The proposal is therefore contrary to Policy EQ3 of the South Somerset Local Plan 2006-2028 and advice contained within the NPPF.

Members agreed with the suggested reason for refusal and on being put to the vote this was unanimously approved.