Agenda item

Application Proposal: The erection of an attached dwelling and formation of associated parking.

The Planning Consultant presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans. He updated members that the proposal was for a two-bedroom dwelling and not three-bedroom dwelling as stated in the agenda report. 

He referred to the key consideration being the principle of development, the impact on visual and residential amenity and Highway safety.  He clarified that there had been other ‘infill’ development within the vicinity, the proposal was in line with the current building line, that there was sufficient additional associated parking and that the highways authority had not raised any objections. 

He updated members that one additional letter of objection had been received reiterating concerns already raised including traffic congestion and the imposing nature on the neighbour to the east.

The Planning Consultant therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, his proposal was to approve the application.

In response to questions, the Planning Consultant said that each application must be considered on its merits but there must also a consistency in decision making.

A member of the public then spoke in objection to the application.  She believed that this proposal would de value her house as it would now become an end of terrace and not semi-detached as it now stands.  She also raised concern regarding the parking issues already in the area and that this proposal would only exacerbate the issue.  She also raised concern regarding location of refuse bins and the unsightly problem this would have on the streetscene.

The applicant then addressed the committee.  He said the site was within walking distance of the town and that there were ‘infill’ developments already permitted in the area.  The proposed associated parking would take existing vehicles off the road and that the proposed materials were in keeping with the character of the houses already in the area.  He believed the proposal to be a modest two-bedroom home that would benefit first time buyers and add to the housing supply. 

Both Ward members Councillor Nick Colbert and Councillor Colin Winder could see no policy reasons to refuse the application and therefore on balance would support the application.

During a short debate the majority of members voiced their support of the application and it was therefore proposed and subsequently 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 by 10 votes in favour, 0 against and 2 abstentions.

RESOLVED:  That planning application 19/01462/FUL be approved as per the officer report, subject to conditions, for the following reason;

01.       The proposal, by reason of its design and layout, represents appropriate infill that is responsive to the established built form and character of the area, and does not cause demonstrable harm to visual amenity or residential amenity and is therefore in accordance with Policies SD1, SS1, EQ2, TA5 and TA6 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

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

            Drawing no. PL4109/1 - Location Plan.

            Drawing no. PL4109/2 - Existing Block Plan.

            Drawing no. PL4109/3 - Existing Plans.

            Drawing no. PL4109/4A - Existing Elevations.

            Drawing no. PL4109/5 - Proposed Block Plan.

            Drawing no. PL4109/6 - Modifications in Existing Dwelling.

            Drawing no. PL4109/7 - Proposed New Dwelling Plans

            Drawing no. PL4109/8A - Proposed Elevations.

            Drawing no. PL4109/9A - Proposed Section.

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

03.  Notwithstanding the details indicated on the submitted drawings, prior to construction/progression of any part of the development hereby permitted above slab level/ground floor level, particulars of the materials (including the provision of samples where appropriate) to be used for external walls and roofs shall be submitted to and approved in writing by the Local Planning Authority.

       The development shall be constructed in accordance with the approved details 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: In the interests of visual amenity to accord with Policy EQ2 of the South Somerset Local Plan and relevant guidance in the NPPF.

04.  Prior to construction/progression of any part of the development hereby permitted above slab level/ground floor level, a scheme of hard and soft landscaping, as well as details of any changes proposed in existing ground levels, shall be submitted to and approved in writing by the Local Planning Authority.

       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: In the interests of visual amenity to accord with Policy EQ2 of the South Somerset Local Plan and relevant guidance within the NPPF.

05.  Prior to occupation of the dwelling hereby permitted, a scheme of foul drainage and effluent disposal shall be implemented in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be retained and maintained thereafter.

       Reason: in order to safeguard against pollution, having regard to Policies EQ2 and EQ7 of the South Somerset Local Plan and relevant guidance within the NPPF.

06.  Prior to occupation of the dwelling hereby permitted, a scheme of surface water disposal from the new dwelling and all hardened areas shall be implemented in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be retained and maintained thereafter.

       Reason: in order to safeguard against pollution and flooding, having regard to Policies EQ1, EQ2 and EQ7 of the South Somerset Local Plan and relevant guidance within the NPPF.

07.  Prior to any vehicular use of the new parking spaces hereby permitted, the parking spaces and vehicular accesses thereto shall be constructed and completed in accordance with details previously submitted to and approved in writing by the Local Planning Authority. Such details shall include and confirm the following:

       a) Each parking space to measure 4.8 metres x 2.4 metres;

       b) Each parking space to be properly consolidated and surfaced (not loose stone or gravel) and delineated, the details of such hardsurfacing materials and methods of delineation to be submitted to and approved in writing by the Local Planning Authority;

       c) The installation of drainage measures to the rear of the pavement (such as an ACO drain leading to a private soakaway) to ensure that surface water from the parking spaces does not discharge onto the highway;

       d) The gradients of the proposed parking spaces shall not be steeper than 1 in 10 and shall be permanently retained at that gradient thereafter at all times;

       e) The provision of a 2.4m back and parallel visibility splay across the whole site frontage with no obstruction greater than 600mm within the splay; and

       f) The creation of dropped kerbs installed at the carriageway edge and a vehicle crossover constructed across the footway fronting the site for the width of the parking spaces as a whole.

       Thereafter such approved details shall be retained and maintained in perpetuity.

       Reason: In the interests of highway safety further to Policies TA5 and EQ2 of the South Somerset Local Plan and relevant guidance within the NPPF.

08.  The parking spaces hereby permitted shall be maintained and retained for such purposes of parking and turning of vehicles (including motorcycles and bicycles) incidental to the occupation and enjoyment of the particular dwelling to which they serve, and kept permanently free from any other forms of obstruction.

       Reason: To protect the visual and residential amenities of the site and surrounds and to ensure that adequate on-site parking and turning spaces are provided and thereafter retained, in the interests of and for the safety of persons and vehicles using the development and the adjoining road, having regard to Policies EQ2 and TA5 of the South Somerset Local Plan and relevant guidance within the NPPF.

09.  The dwelling hereby permitted shall not be occupied until electric vehicle charging points (EVCP) rated at a minimum of 16 amps have been provided for within one of its associated parking spaces and within one of the parking spaces to be used by no. 11 Balsam Fields. Such provision shall be in accordance with details indicating the siting, design, rating and appearance of the EVCP's which shall be previously submitted to and approved in writing by the Local Planning Authority.

       Reason: To ensure provision of EVCP's for low emission vehicles as part of the transition to a low carbon economy, having regard to Policy TA1 of the South Somerset Local Plan and relevant guidance within the NPPF.

10.  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 A (enlargements, improvements or other alterations);

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

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

       (d) Part 2, Class A (gates, fences, walls or other means of enclosure);

       (e) Part 2, Class B (means of access to a highway).

       Reason: To enable the Local Planning Authority to exercise control over development in order to safeguard the character and appearance of the development itself and the locality in general, by ensuring there are no inappropriate extensions or roof alterations to the dwelling that would cause unacceptable detriment to the residential amenities of neighbouring properties, and to safeguard on-site parking and circulation areas; having regard to Policies EQ2, TA5 and TA6 of the South Somerset Local Plan and relevant guidance within the NPPF.

Informatives:

01.       CIL

Please be advised that approval of this application by South Somerset District Council will attract a liability payment under the Community Infrastructure Levy. CIL is a mandatory financial charge on development and you will be notified of the amount of CIL being charged on this development in a CIL Liability Notice.

You are required to complete and return Form 1 Assumption of Liability as soon as possible and to avoid additional financial penalties it is important that you notify us of the date you plan to commence development before any work takes place. Please complete and return Form 6 Commencement Notice.

You are advised to visit our website for further details https://www.southsomerset.gov.uk/cil or email cil@southsomerset.gov.uk

02.       Highway Works

The applicant will be required to secure a licence from the Highway Authority for works on or adjacent to the highway necessary as part of this development, and the applicant is advised to contact Somerset County Council at least four weeks before starting such works.

(Voting: 10 votes in favour, 0 against, 2 abstentions)