Agenda item

Application Proposal: Application for reserved matters following approval of 13/03318/OUT (approved at appeal) for erection of 34 dwellings to include details of access, layout, scale, appearance and landscaping

The Planning Consultant presented his report to members. He explained to members that the application was for approval of reserved matters following an outline permission which was granted on appeal. He explained that the original outline application was for up to 44 dwellings, however the current reserved matters application being considered was for a maximum of 34 dwellings.

Using a PowerPoint presentation, he pointed out the location of the site. He also pointed out the conservation area and any listed buildings which were close to the site. He provided photographs to show the site and plans to show the proposed dwellings. He also pointed out which of the proposed dwellings would be single storey and which would be two storey dwellings.

He confirmed the heights of the proposed dwellings in relation to existing dwellings on Greenway Close. The also clarified the distances from the existing dwellings on Greenway Close to the proposed new dwellings, ranging from approx. 20m to approx. 35m in distance. He explained that there were no specific policies in relation to minimum distances, however general guidance had been fully detailed within his report.

He advised that the road layout of the site had been designed in consultation with Somerset County Council Highways and that Wessex Water had raised no objection to the layout. He explained that the existing culverts and land drainage facilities had been considered and that a representative from the Lead Local Flood Agency was available should members have any questions. He pointed out condition 7 which addressed concerns over drainage and flooding on the site.

He provided further photographs of the site to show existing dwellings and the proposed access to the site.

He clarified that following the appealed approval, the principle of development had already been established and following some amendments to the site, he considered the impact on the residential amenity for existing residents to be of an acceptable level.

He summarised some late letters of representation that had been received in respect of drainage, overlooking and access. He referred to a letter from a property called Panorama, in which concerns were raised over the stability and damage which might be made to a supporting wall. He advised that although he had responded to the letter, that it was a civil matter and not a planning consideration.

He advised that Wincanton Town Council had recommended that the application be approved, subject to tree protection measures to the trees on the western boundary. He explained that an additional condition had been suggested in relation to tree and hedgerow protection.

The Planning Consultant also recommended that condition 22 be amended as it referred to an incorrect name.

Members of the public addressed members to speak in objection to the application. Their comments included;

·         There are privacy issues for residents of Greenway Close.

·         Drainage concerns have not been adequately considered.

·         There is no provision to remove surface water. Existing provision of soakaway will no longer be sufficient.

·         There are sewage issues and foul drainage concerns for the site.

·         The drainage plan indicated that connections will be made to a manhole cover which was situated in an existing residents garden. The owner of the adjoining land has not given permission for this to happen, nor has he been contacted by the developer to discuss this.

·         The trees along the western boundary of the site will cause issues for future residents of the new dwellings.

In response to a question from a member, the Planning Consultant advised that he would clarify the history of any relevant section 106 agreements on this site and the Deansely Way site. He agreed to confirm these findings with the Wincanton Ward Members.

Councillor Colin Winder, Ward Member, spoke in objection to the application. He explained that he had concerns over the proposed conditions 1, 7 and 8 and expressed concerns over drainage and foul sewage. He also pointed out that there was a culvert running through the site.

The Planning Consultant advised that the Planning Inspectorate allowed up to 44 dwellings to be built on this site and to connect to the existing sewerage system. He pointed out that the application being considered was for a fewer number of dwellings and it would be hard to defend a decision to refuse on sewerage grounds, especially as Wessex Water had not raised any objection to the application.

In response to concerns raised over the trees, he reminded members that he has suggested an additional condition to ensure protection of the trees.

Councillor Nick Colbert, also Ward Member, spoke to give his views on the application. He explained that there were drainage issues on the site and felt that the drainage should be investigated further. He pointed out that 34 dwellings was a better option than 44 dwellings and thanked the Planning Consultant and the developer for reducing this figure. He raised concern about the roots from the existing trees and the stability of the supporting wall at Panorama. He added that he would have welcomed some bungalows on the site.

The Planning Consultant introduced Helen Smith, from the Lead Local Flood Agency. She explained that she had worked closely with the Planning Consultant to develop detailed planning conditions in relation to flooding and surface water drainage. She explained that she was aware of existing problems of flooding to the south of the site and the existing dwellings. She referred to a soakaway/land drainage scheme on site. She explained that there was pre-commencement condition which had been included within the report to ensure that further investigative measures were carried out on the site prior to commencement of works. This would allow the existing soakaway and its ability to connect to existing network to be evaluated. She confirmed that the surface water leaving the site should not increase from the amount of water, which should leave the site naturally.

In response to a question from a member, the Planning Consultant advised that it would be likely that a management company would be responsible for the open spaces within the site, however he would need to check the terms of the section 106 to confirm this.

In response to a members question, the Sustainable Drainage Officeradvised that there was an existing issue with flooding and that the aim was to try and minimise the flood risk and add additional protection to the existing dwellings.

It was proposed and seconded that the planning application be approved, as per the officer report, subject to conditions to ensure that;

1.    Future maintenance and management responsibilities of the drainage scheme, when finalised and approved, must not fall on individual householders of the new development.

2.    Existing trees are protected

and an additional informative to draw the developers attention to possible issues over encroachment of roots and suckers from trees currently located along the western boundary of the site into the site itself.

On being put to the vote, this was carried 10 in support, with 1 abstention.

RESOLVED:   that members agreed to approve planning application 17/03816/REM for the following reason;

01.       The principle of development has been established by the previous grant of outline approval. The proposed design, appearance and siting of the development would result in no significant adverse impact on the character and visual amenities of the area, and would cause no demonstrable harm to the landscape, residential amenity, or highway safety. Accordingly, the proposed scheme is considered to accord with Policies SD1, SS1, TA5, TA6, HW1, EQ1, EQ2, EQ3, EQ4 and EQ5 of the South Somerset Local Plan and relevant guidance within the NPPF. In addition, the proposed development does not conflict with the aims and provisions set out within the Wincanton Neighbourhood Plan.

Subject to the following conditions;

01.       Unless otherwise indicated by other conditions attached to this decision, the development hereby permitted shall be carried out in accordance with the following approved drawings and documents:

            Drawing no. D04/001: Location Plan

            Drawing no. D04/010 B: Existing Site Plan

            Drawing no. D04/021 D: Proposed Site Plan

            Drawing no. D04/025 E: Materials Layout Plan

            Drawing no. D04/030 E: Enclosure and Fencing Plan

            Drawing no. D04/035 F: Proposed Heights Plan

            Drawing no. D04/040 E: Landscaping Layout Plan

            Drawing no. D04/045 B: Simplified Heights Plan

            Drawing no. D04/050 C: Proposed Site Sections

            Drawing no. D04/055 D: Proposed Site Sections

            Drawing no. D04/505 A: Bungalow Type A1

            Drawing no. D04/506 A: Bungalow Type A2

            Drawing no. D04/508 A: Bungalow Type A4

            Drawing no. D04/510 A: Bungalow Type B

            Drawing no. D04/515 A: Bungalow Type C

            Drawing no. D04/520 A Bungalow Type D

            Drawing no. D04/525 A: Proposed Bungalow - Type E

            Drawing no. D04/530: House Type F1

            Drawing no. D04/531: House Type F2

            Drawing no. D04/532: House Type F3

            Drawing no. D04/533: House Type F4

            Drawing no. D04/534: House Type F5

            Drawing no. D04/535 A: House Type G1

            Drawing no. D04/536 A: House Type G2

            Drawing no. D04/538 A: House Type G4

            Drawing no. D04/540 A: House Type H1

            Drawing no. D04/541 A: House Type H2

            Drawing no. D04/545 B: House Type J

            Drawing no. D04/550 A: House Type K

            Drawing no. D04/555 A: House Type L1

            Drawing no. D04/556 A: House Type L2

            Drawing no. D04/560: Proposed Garages

            Drawing no. D04/575 A: Bungalow Type P

            Drawing no. D04/580 A: House Type Q1

            Drawing no. D04/585: House Type Q2

            Drawing no. D04/5055: Bungalow Type A5

            Drawing no. D04/5065: Bungalow Type A6

            Drawing no. D04/5305: House Type F6

            Drawing no. D04/5315: House Type F7

            Drawing no. D04/5325: House Type F8

            Drawing no. D04/5345: House Type F9

            Drawing no. D04/5385 A: House Type G6

            Drawing no. 173120_G_01 Rev G: Preliminary Highway Layout

            Drawing no. 173120_PDL_01 Rev K: Preliminary Drainage Layout

            Drawing no. 173120_S38_01 Rev B: Section 38

            Drawing no. 173120_SK_01 Rev G: External Works

            Drawing no. 173120_SPA_01 Rev G: Swept Path Analysis Refuse Vehicle

            Drawing no. 173120_SPA_02: Private Driveway Tracking

Drawing no. 173120_G_02: Western Footway Widening Bus Stop Provision Plan

            Drawing no. 173120_P_01_E: Highway Profiles

            Drawing no. 173120_P_02: Visibility Splays & Profiles

            Drawing no. 173120_P_03: Bayford Hill Sections

            173120_NT1_v3: Diversion Micro Drainage Calculations

            SW_NET2_v3: Micro Drainage Calculations

            Drainage Note. 172120-TN-006v1.1, September 2019

Landscape and Ecological Management Plan prepared by Clarkson & Woods, Ecological Consultants, September 2017

            Technical Note - Highways

Planting Specification & Landscape Plan Rev A prepared by Ben Rose, Arboricultural Consultant - Bosky Trees, dated 3rd September 2019, including drawing no. LP/1 Rev A: Landscape Plan

Arboricultural Impact Assessment & Tree Protection Plan prepared by Nick Baxter, Arboricultural Consultant - Bosky Trees, dated 3rd October 2018, including drawing no. TPP-1: Tree Protection Plan 

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

02.       Prior to commencement of the development, site vegetative clearance, demolition of existing structures, ground-works, heavy machinery entering site or the on-site storage of materials, the submitted scheme of tree and hedgerow protection measures (Ref: The Arboricultural Method Statement & Tree Protection Plan as prepared by Bosky Trees Arboricultural Consultancy, dated 3rd October 2018) shall be installed in their entirety and made ready for inspection and confirmed in writing as having been fully implemented in accordance with the approved details by the Local Planning Authority.

The approved tree and hedgerow protection measures shall remain implemented in their entirety for the duration of the construction of the development and shall only be moved, removed or dismantled with the prior written consent of the Local Planning Authority.

Reason: To preserve existing landscape features (trees and hedgerows) in accordance with the Council's Policies EQ2, EQ4 and EQ5 of the South Somerset Local Plan and relevant guidance within the NPPF.

03.       No work shall commence on the application site (other than site clearance and that detailed in condition 06) until a vehicular access to Bayford Hill, in accordance with that shown on drawing no. 173120_G_01 Revision G, has been provided in accordance with a design and specification to be approved in writing by the Local Planning Authority and to be fully implemented in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interests of highways safety and in accordance with Policies TA5 and TA5 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

04.       No development shall commence unless a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out strictly in accordance with the approved CEMP. The CEMP shall include:

            a) construction vehicle movements;

            b) construction operation hours;

            c) construction vehicular routes to and from site;

            d) construction delivery hours;

            e) expected number of construction vehicles per day;

            f) car parking for contractors;

g) specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice;

            h) a scheme to encourage the use of Public Transport amongst contactors;

i) measures to ensure that dust, mud, slurry and debris will not be deposited onto the highway by vehicles leaving the site;

j) measures to avoid traffic congestion impacting upon the Strategic Road Network;

k) measures to ensure that deliveries to the development do not result in the loading or unloading of vehicles on Bayford Hill, or the storing of plant or materials on the public highway; and

l) details of any temporary drainage measures to be installed during the construction phase of the development.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

05.       A Condition Survey of the existing public highway shall be carried out and agreed with the Local Planning Authority in consultation with the Local Highway Authority prior to any works commencing on site, and any damage to the highway occurring as a result of this development is to be remedied by the developer to the agreement of the Highway Authority once all works have been completed on site.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

06.       No development shall commence (with the exception of site clearance and that detailed in this condition) until a site investigation to determine the process, extent and condition of the land / cut off drainage along the southern boundary of the application site has been undertaken. If no such land / cut off drainage exists, the developer shall install a temporary intercept ditch or provide a new land / cut off drain along the southern boundary in accordance with details previously submitted to and approved in writing by the Local Planning Authority prior to the rest of works commencing on site.

Reason: To ensure that surface water is managed during the construction of the site in accordance with Policy EQ1 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

07.       No development shall commence (with the exception of site clearance and that detailed in condition 06) until details of two new bus stops in the vicinity of the access to the site from Bayford Hill have been submitted to and approved in writing by the Local Planning Authority. The specification for the bus stops shall include shelters and high access kerbs and shall be completed in accordance with the approved details before any dwelling hereby permitted is first occupied.

Reason: In the interests of promoting sustainable travel and highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

08.       Prior to the construction above slab level / damp proof course level of any dwelling hereby permitted, details of the design, implementation, maintenance and management of the sustainable drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. Those details shall include:

a) information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance, the methods employed to delay, and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and / or surface waters;

b) any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant);

            c) flood water exceedance routes, both on and off site;

d) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management company or maintenance by a Residents' Management Company and / or other arrangements to secure the operation and maintenance to an approved standard and working condition throughout the lifetime of the development. For the avoidance of doubt such management and maintenance arrangements shall not become the responsibility of any individual householder of the development hereby permitted.

e) a timetable for the implementation of the approved sustainable drainage scheme.

Works shall be carried out in accordance with the approved details and thereafter shall be retained and maintained.

Reason: To ensure that the development is served by a satisfactory system of drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with Policy EQ1 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

09.       There shall be no construction above slab level / damp proof course level of any dwelling hereby permitted until the existing land / cut off drainage is either refurbished / improved or, should one not exist, a new land / cut off drainage is created along the extent of the southern boundary of the application site. This shall include the submission to and approval in writing by the Local Planning Authority of drawings and cross sections of existing / proposed land / cut off drainage, programme of works and future maintenance provision.

At no time shall any planting, new buildings, structures or other building or engineering operations be carried out, constructed or placed over or on the existing or new land / cut off drainage along this extent of the southern boundary.

Reason: To ensure that the development is served by a satisfactory system of drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with Policy EQ1 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

10.       The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car, motorcycle and cycle parking, and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority for written approval.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

11.       Notwithstanding the details indicated on drawing no. D04-025 E (Materials Layout Plan), prior to the construction above slab level / damp proof course level of any dwelling hereby permitted a schedule of materials and (colour) finishes (including samples and trade descriptions / brochure details where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. Such a schedule should include:

            a) a sample panel of the render and brick to be used;

            b) details of the materials to be used for all windows, doors and roofs; and

c) the locations, heights, sizes, materials of construction and colour finishes of all flues, ducts, rainwater goods, external vents, meters and any other external attachments.

The development shall be constructed in accordance with the approved schedule of materials and completed before the development is first occupied (or completed to a stage previously agreed in writing by the Local Planning Authority) and thereafter shall be retained and maintained in that form, unless the Local Planning Authority gives prior written approval to any subsequent variation.

Reason: To enable the Local Planning Authority to consider the details of all external finishing materials prior to their installation / construction at an appropriate stage in the course of the development, to ensure that the development displays good design practise and reflects local distinctiveness, in accordance with Policy EQ2 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

12.       No dwelling hereby permitted shall be occupied until pedestrian links to the existing network generally in accordance with that shown on drawing no. 173120_G_01 Rev G (including but not limited to new footway along the frontage of the application site, an informal pedestrian crossing of Bayford Hill to the east of the site entrance and the widening of the existing southern footway on Bayford Hill to the west of the site such that a minimum width of 900mmm is maintained) have been provided in accordance with a design and specification to be approved in writing by the Local Planning Authority and to be fully implemented in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

13.       No dwelling hereby permitted shall be occupied until a pedestrian / cycle link to the existing facilities to the south-east of the site have been constructed in accordance with details which have previously been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

14.       No dwelling hereby permitted shall be occupied until provision has been made within the application site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been previously submitted to and approved in writing by the Local Planning Authority. Such surface water disposal provision shall be installed before the occupation of any dwelling hereby approved and thereafter maintained at all times.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

15.       The proposed roads, including footpaths and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling, before it is occupied, shall be served by a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

16.       No dwelling hereby permitted shall be occupied until a network of cycleway and footpath connections has been constructed within the application site in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of highway safety and sustainable development in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

17.       No dwelling 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 Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

18.       Notwithstanding the details indicated on the submitted drawings, the development hereby permitted shall not be occupied until parking spaces for the dwellings and properly consolidated and surfaced turning space for vehicles have been provided and constructed within the site in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority.

Such parking and turning spaces shall be kept clear of obstruction at all times and shall not be used other than for the parking and turning of vehicles in connection with the development hereby permitted.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

19.       Prior to first occupation of any dwelling hereby permitted, secure cycle parking at the rate of one space per bedroom shall be provided for that dwelling in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of highway safety and in accordance with Policies TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

20.       Prior to first occupation of any dwelling hereby permitted, facilities for the charging of electric vehicles shall be provided for that dwelling in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

            Reason: In the interests of promoting renewable energy in accordance with

Policy EQ1 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

21.       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 and relevant guidance within the National Planning Policy Framework.

22.       All trees to be planted within a grass environment (notwithstanding the mulched radius around each tree) shall have an Arbortech Standard Strimmer Guard installed to protect the base of each trunk from strimmer damage.

Reason: In the interest of protecting high quality trees for the lifetime of the development in accordance with Policy EQ2 of the South Somerset Local Plan and relevant guidance within the National Planning Policy Framework.

23.       The landscape planting scheme set out in the submitted document and plan "Planting Specification & Landscape Plan" Rev A, prepared by Ben Rose, Arboricultural Consultant of Bosky Trees dated 3rd September 2019, including drawing no. LP/1 - Rev A, shall be fully implemented and thereafter retained and maintained. 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 first occupation of any dwelling 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, and to accord with Policy EQ2 of the South Somerset Local Plan and relevant guidance within the NPPF.

24.       The development hereby permitted shall neither be occupied or brought into use until a scheme for the safeguarding of the ecology of the application site has been carried out in accordance with the recommendations of the Ecological Survey by Michael Woods Associates, dated November 2013, and received by the Local Planning Authority on 18th November 2013, and the Landscape and Ecological Management Plan prepared by Clarkson & Woods, Ecological Consultants, September 2017.

Reason: To provide ecological, environmental and biodiversity benefits, having regard to Policies EQ2, EQ3 and EQ4 of the South Somerset Local Plan and relevant guidance within the NPPF.

25.       In respect of the dwellings comprising plots 9 to 27 inclusive, notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking, re-enacting or modifying that Order), no development of the types described in the following Classes of Schedule 2 shall be undertaken without the express grant of planning permission, other than that expressly authorised by this permission:

            (a) Part 1, Class B (additions etc to the roof of a dwellinghouse);

            (b) Part 1, Class C (other roof alterations);

Reason: To enable the Local Planning Authority to exercise control over development in order to prevent unacceptable harm being caused to the residential amenity of occupiers of adjoining properties in Greenway Close, having regard to Policy EQ2 of the South Somerset Local Plan and relevant guidance within the NPPF.

26.       Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking, re-enacting or modifying that Order), no construction of any gas compounds, electricity substations, buildings for the purposes of electronic communications or water pumping stations shall commence prior to the submission to and written approval from the Local Planning Authority relating to details of the siting, levels, elevations, dimensions, external materials, access arrangements, boundary treatments and landscaping for each of those utility buildings or compounds. Development shall thereafter be undertaken only in accordance with the approved details.

Reason: To ensure that the siting and external appearance of any utility compounds and buildings is acceptable in relation to the character and visual amenity of the development and the wider area and in the interests of protecting the amenity of occupiers of neighbouring dwellings and buildings; maintaining highway safety; protecting biodiversity; protecting green infrastructure resources; preventing flood risk; and having regard to Policies EQ1, EQ2, EQ4, EQ5, TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the NPPF.

Informatives:

01.          The provision of the highway works required by conditions 03 and 12 will require a legal agreement and contact should be made with the Highway Authority well in advance of commencing the works so that the agreement is complete prior to starting the highway works.

02.       The developer's attention is drawn to the encroachment of roots and suckers from trees currently located along the western boundary of the site into the site itself and possible future interference with the structural integrity of new houses to be erected in the vicinity of said trees. Adequate means of mitigation and protection are recommended to safeguard both the stability of the properties and the long term health and stability of the trees.

(voting: 10 in support, 1 abstention)