Agenda item

Planning Application 19/02401/FUL - Ridgeleigh, Chardleigh Green, Wadeford

Minutes:

Application Proposal: The erection of 2 No. dwellings and the erection of a detached garage to serve Ridgeleigh and alterations to existing vehicular access

The Specialist – Planning presented the application as detailed in the agenda and outlined the key considerations which were principle of development – sustainability, visual amenity, residential amenity and highway safety. She advised that the application was recommended for refusal based on sustainability. She explained that Wadeford was a small settlement with only a pub in the village so was not considered to be a rural settlement under Policy SS2. The site should be treated as open countryside and was therefore not considered to be an appropriate location for new development. The site was close to Combe St Nicolas however you would have to walk along a busy road to access the village facilities and the nearest pavement was 350 metres away. She concluded that the site was considered to be an unsustainable location for new build development and therefore recommended refusal of the application.

In response to members’ questions, the Specialist – Planning confirmed the following:

· The distance to the public house was approximately 263 metres.

· The reason for refusal was on sustainability grounds only.

· Each application should be considered on its own merits.

· Wadeford lacked services and was not within walking distance to any services.

· There was no record of any pre-application advice given.

· Wadeford did not meet the minimum requirement of providing 2 key services as outlined in Policy SS2.

The Ward Member, Cllr. Martin Wale expressed his support for the proposal and noted that there had been no objections to the application. He did not consider the location to be a greenfield site but a site in a hamlet that was connected to Combe St Nicolas which had many facilities and services. The site was a garden in a row of houses which he considered to be ribbon development along a road with plenty of room on the site for two dwellings. He noted that the bus route went past the site and the bus stop was located further down the road by the pub. He considered the site to be sustainable and recommended that the application be approved.

During the discussion, members made the following comments:

· Properties were located close by

· The site was a garden and not a field

· The location was considered to be sustainable

· There was already a property on the site

· The space could adequately accommodate two dwellings

· The site was also close to Chard

It was proposed and seconded to approve the application. The Lead Specialist – Planning suggested to members the following reason for approval based on the issues raised during the debate:

Located within the parish of Combe St Nicholas and close to Chard, the proposed site is in a sustainable location on a bus route which represents an acceptable scheme in accordance with ST1 and SS2 of the South Somerset Local Plan (2006-2028) and the National Planning Policy Framework.

Conditions suggested by the Specialist – Planning included:

· Time Limit

· Approved Plans

· Materials

· Access

· Parking

· Electric Charging Points

· Remove permitted development rights for garages

· Biodiversity & Enhancement Plan

· Tree protection & hedgerow protection measures

Members agreed with the suggested reason for approval and conditions and on being put to the vote the application was approved by 7 votes in favour, 1 against and 1 abstention.

RESOLVED:

That Planning Application No. 19/02401/FUL be APPROVED contrary to the Specialist – Planning’s recommendation for the following reason:

1. 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

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

Drawing no. 18.58.01 received 30 August 2019

Drawing no. 18.58.10 received 30 August 2019

Drawing no. 18.58.11A received 20 September 2019

Drawing no. 18.58.13 received 30 August 2019

Drawing no. 18.58.14 received 30 August 2019

Drawing no. 18.58.15 received 30 August 2019

Drawing no. 18.58.16 received 30 August 2019

Drawing no. 18.58.17 received 30 August 2019

Drawing no. 18.58.18 received 30 August 2019

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

3. The materials to be used shall be as indicated on the approved plans, unless otherwise agreed in writing by the local planning authority.

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

4. Prior to the first occupation of the dwellings, hereby approved, works to the access as indicated on approved drawing no. 18.58.11A (in relation to width, consolidation, visibility splays, drainage) shall be fully implemented and thereafter maintained at all times.

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

5. The areas allocated for parking on the approved plans, shall be implemented prior to the first occupation of the dwellings hereby approved and shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the dwellings hereby approved.

Reason: In the interests of highway safety, in accordance with policies TA5 and TA6 of the South Somerset Local Plan 2006-2028.

6. Prior to first occupation of the dwellings hereby permitted, one 16amp electric charging point, for electric vehicles, shall be provided either adjacent to one of the parking spaces provided for each dwelling or within the garage allocated for each dwelling. Once installed such electric charging 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.

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), the use of the garages hereby permitted, as part of this development, shall not be used other than for the parking of domestic vehicles and not for further ancillary residential accommodation, business use or any other purpose whatsoever.

Reason: In the interests of highway safety, in accordance with policy TA5 and TA6 of the South Somerset Local Plan 2006-2028.

8. A Biodiversity Mitigation and Enhancement Plan (BMEP) shall be submitted to, and be approved in writing, by the local planning authority before any development above Damp Proof Course level on either plot 1 or 2, such approved details shall be fully implemented prior to the first occupation of the dwellings hereby approved. The content of the BMEP shall include the following:

- 1 x integrated bee bricks (https://www.nhbs.com/bee-brick or similar) must be built into the external wall space of each new dwelling. The bricks will be placed one meter above ground level on a south facing aspect, vegetation must not block the entrance holes. Solitary bees are harmless and do not sting.

- Any new fencing must have accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgerows into and out of the site.

- All new shrubs must be high nectar producing to encourage a range of invertebrates to the site, to provide continued foraging for bats. The shrubs must also appeal to night-flying moths which are a key food source for bats. The Royal Horticultural Society guide, “RHS Perfect for Pollinators, www.rhs.org.uk/perfectforpollinators” provides a list of suitable plants both native and non-native.

- Installation of 1 X Kent bat box, purchased or built, to be installed within the south or west facing external wall of each new dwelling at a height of over 3 metres.

- Installation of 1 X standard bird boxes, purchased or built, to be installed within the east or north facing external wall of each new dwelling. These are best fitted under the eaves and need to be at least three meters high and close to vegetation.

Reason: To ensure the development contributes to the Government’s target of no net biodiversity loss as set out in the National Planning Policy Framework; South Somerset District Council Local Plan - Policy EQ4 Biodiversity; and the council’s obligations for biodiversity under the Natural Environment and Rural Communities Act 2006.

9. 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, a scheme of tree and hedgerow protection measures shall be prepared in-writing and submitted to the Council for their approval. Upon approval in writing by the Council, the scheme of tree and hedgerow protection measures (specifically any required ground-protection, fencing and signage) shall be installed and made ready for inspection. Prior to commencement of the development, the suitability of the tree and hedgerow protection measures shall be confirmed in-writing by a representative of the Council (to arrange, please contact us at planning@southsomerset.gov.uk or call 01935 462670). The approved tree and hedgerow protection requirements shall remain implemented in their entirety for the duration of the construction of the development and may only be moved, removed or dismantled with the prior consent of the Council in-writing.

Reason: To preserve existing landscape features (trees and hedgerows) in accordance with the Council’s policies as stated within The South Somerset Local Plan (2006 - 2028); EQ2: General Development, EQ4: Bio-Diversity & EQ5: Green Infrastructure.

(Voting: 7 in favour, 1 against, 1 abstention)

Supporting documents: