Agenda item

(Councillor Peter Gubbins left the meeting before consideration of this item and Councillor David Recardo took over as Chair).

The change of use and extension to building to form a single larger holiday let or rental rather than two one-bedroom units.

The Lead Specialist, Principal Planner presented the application as detailed in the agenda and with the aid of a powerpoint presentation proceeded to show the site and proposed plans.  She explained the application had been brought to committee as the applicant was a member of the committee.

She informed members that West Coker Parish Council fully supported the application and clarified that because this was a single unit of accommodation, there is no increase of phosphate loading and therefore no need for a HRA assessment.  She therefore recommended that the application be approved as set out in the agenda report. 

Following a short discussion members were in full support of the application, however it was requested that an informative be included so that the applicant considers the installation of solar panels to provide an alternative form of green energy for the unit.

There being no further debate it was proposed and seconded to approve the application as set out in the agenda report with the addition of the informative regarding solar panels.  One being put to the vote this was carried unanimously.

RESOLVED: That members of Area South Committee recommend to the Chief Executive that planning application 20/03082/FUL be APPROVED, for the following reasons:

01.       The proposal by reason of size, scale and materials, is acceptable as it respects the character of the site and its surroundings, and has no detrimental impact on local or wider ecology, residential amenity or highway safety. As such, the proposed development is considered to accord with the aims and objectives of policies SD1, TA1, TA5, TA6, EQ2 and EQ4 of the South Somerset Local Plan and the aims and objectives of the NPPF.

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 plans:

            Drawing No.'s 3831/20/5, 3831/20/4a, 3831/20/3a

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

03.       No work shall be carried out to render the existing walls or erect any walls or roofs unless particulars of the materials (including the provision of samples where appropriate) to be used for external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. The development shall take place in accordance with the approved details.

            Reason: In the interests of visual amenity and in accordance with policy EQ2 of the South Somerset Local Plan 2006-2028.

04.       (i) The occupation of the holiday accommodation hereby permitted shall be restricted to bona fide holidaymakers;

            (ii) The holiday accommodation shall not be occupied as a person's sole, or main place of residence;

            (iii) A register of holidaymakers shall be kept and made available for inspection by an authorised officer of the Local Planning Authority at all reasonable times.

            Reason: To ensure that the approved holiday accommodation is not used for unauthorised permanent residential occupation, in accordance with policy EP8 of the South Somerset Local Plan 2006-2028.

05.       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 1, Class D (porches)

            (e) Part 1, Class E (buildings etc incidental to the enjoyment of a dwellinghouse)

            Reason: In the interests of visual amenity and the character of the area in accordance with policy EQ2 of the South Somerset Local Plan 2006-2028.

06.       The area allocated for parking on the submitted plan (Drawing No. 3831/20/5) shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the development hereby permitted.

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

07.       There shall be no obstruction to visibility greater than 900mm above adjoining road levels in advance of lines drawn 2.0 m back from the carriageway edge on the centreline of the access and extending to points on the nearside carriageway edge 70m either side of the access.  Such visibility splays shall be maintained at all times.

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

08.       Any gates would need to be hung to open inwards and be set back a minimum distance of 4.5m from the adjoining carriageway edge.

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

09.       Prior to the occupation of the dwelling hereby permitted, one 16amp electric charging point, for electric vehicles, shall be provided adjacent to one of the parking spaces. Once installed such electric charging point 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.

10.       The following will be integrated into the design of the building:

            a) A Beaumaris Woodstone maxi bat box or similar

            b) One Vivra Pro Woodstone House Martin nests or similar

            Photographs of the installed features will be submitted to the Local Planning Authority prior to first occupation of the converted building.

            Reason: In accordance with Government policy for the enhancement of biodiversity within development as set out in paragraph 170(d) of the National Planning Policy Framework

Informatives:

01.         The developers and their contractors are reminded of the legal protection afforded to bats and bat roosts under legislation including the Conservation of Habitats and Species Regulations 2017. In the unlikely event that bats are encountered during implementation of this permission it is recommended that works stop, and advice is sought from a suitably qualified, licensed and experienced ecologist at the earliest possible opportunity.

02.         The developers are reminded of the legal protection afforded to nesting birds

under the Wildlife and Countryside Act 1981 (as amended). In the unlikely event that nesting birds are encountered during implementation of this permission it is recommended that works stop until the young have fledged or then advice is sought from a suitably qualified and experienced ecologist at the earliest possible opportunity.

03.         The applicant is requested to consider the installation of solar panels to provide an alternative form of green energy for the unit.

(voting: unanimous)