Agenda item

Proposal: Demolish farm buildings and domestic garage and erect three detached houses and two semi-detached dwellings, garages with parking and amend field access.

The Specialist, Planning presented the application as detailed in the agenda, and with the aid of PowerPoint presentation, continued to show the site and proposed plans. His key considerations were policy SS2, highways and ecology. The site was already found to be sustainable and suitable for housing with an application already approved on the site. There had been no highways objections. He felt the application for 5 houses were beneficial. A recent bat survey had been completed and no bats had been found. He recommended a couple of minor condition amendments to conditions 3 and 7 if members were minded to approve the application.

The Agent then addressed members and some of his comments included:

·         He thanked the planning officer for setting out the application clearly.

·         The client bought the site with planning permission granted, and saw the opportunity to benefit the community with 2 smaller houses rather than 4 large houses.

In response to a member’s question, The Planning Specialist confirmed there was a likelihood of permitted development where existing buildings could be developed if the application was not approved.

Ward member Councillor Hayward Burt didn’t feel that the application met policy SS2 in terms of providing employment opportunity or meeting housing needs. Since a 5-year land supply could not be proved, he didn’t feel this objection on policy SS2 could be made.

Ward member Councillor William Wallace agreed with Councillor Hayward Burts comments and had nothing further to add.

There was a short discussion and some of the following comments made included:

·         This was a brownfield site with planning already approved on the site

·         Highways and Ecology had no objections

·         How Zero Carbon the build would be?

·         EV charging points were within the conditions of the application

The agent confirmed that the scheme would be fully compliant with building regulations. They were looking at heating options such as air source heat pumps.

At the end of discussions, it was proposed and seconded to approve the application in line with the officer recommendation. On being put to the vote the proposal was carried with 11 votes in favour and 2 abstentions.

RESOLVED:

That members of Area East committee recommend to the Director –Strategy & Support Services that Planning Application 20/03243/FUL be approved in accordance with the officer’s recommendation and with agreed amended conditions to the report, for the following reason;

01.  The principle of development is considered acceptable as the identified harm does not significantly and demonstrably outweigh the benefits of the scheme. The proposed development of the site would respect the character of the area, with no demonstrable harm to highway safety, flood risk and drainage, protected species, or residential amenity. As such the proposal complies with local plan policies SD1, SS1, TA5, TA6, EQ2, and EQ4, 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: Location and Site Plan 5016 D01 rev C 5016 proposed plans and elevations 1096-01-PHL-101-A Lowans Ecology 7 Associates biodiversity Assessment Version no 2 Landmark sitecheck report

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

03.  The development shall be carried out in accordance with the construction and Environmental Management Plan dated June 2021, received 15^th July 2021.

      Reason: In the interests of the amenities of surrounding occupiers in accordance with policy EQ2 of the south Somerset Local Plan.

04.  Prior to their first use on the building, details of the materials to be used shall be submitted to and approved in writing by the Local planning authority. The works shall be carried out in accordance with the approved details.

Reason - in the interests of visual amenity in accordance with policy EQ2 of the south Somerset Local Plan

05.  Before the dwellings hereby permitted are first occupied, a properly consolidated and surfaced access shall be constructed (not loose stone or gravel) for at least the first 5 metres from the highway edge, and shall be maintained in that fashion thereafter at all times.

Reason: In the interests of highway safety and in accordance with policy TA5 of the South Somerset Local Plan.

06.   The drainage details shown on plan 5016 D01 rev C shall be completed and become fully operational before the development hereby permitted is first brought into use. Following its installation such approved scheme shall be permanently retained and maintained thereafter.

Reason: In the interests of local amenities in accordance with policy EQ2 of the South Somerset Local Plan.

07.  Prior to occupation of any of the dwellings hereby approved a scheme of landscaping shall have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details and it shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels; 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 and in accordance with policy EQ2 of the South Somerset Local Plan.

08.  Prior to first occupation of the dwellings hereby permitted, 16amp electric charging points for electric vehicles shall be provided adjacent to the parking spaces or within the garages shown on the approved plan 2532-PL-02B. Sufficient electric charging points for at least one per dwelling shall be provided in this way. Once installed such parking 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. 09. The development shall be carried out in accordance with the recommendations contained in the biodiversity report carried out by Lowans Ecology & Associates updated 21.05.21.

Reason - In the interests of Ecology in accordance with policy EQ4 of the South Somerset Local Plan and the provisions of the national Planning Policy Framework.

09.  In the event that any signs of pollution such as poor plant growth, odour, staining of the soil, unusual colouration or soil conditions, or remains from the past use, are found in the soil at any time when carrying out the approved development it must be reported in writing within 14 days to the Local Planning Authority (LPA). The LPA will then consider if the findings have any impact upon the development and development must be halted on that part of the site. If the LPA considers it necessary then an assessment of the site must be undertaken in accordance with BS10175. Where remediation is deemed necessary by the LPA a remediation scheme must be submitted to and approved in writing by the LPA and then implemented in accordance with the submitted details. Evidence of compliance with the watching brief, including details of any findings or none shall be submitted to and approved in writing by the Local Planning Authority.

Reason - In the interests of appropriate remediation in accordance with policy EQ7 of the south Somerset Local Plan.

10.  Provision shall be made within the site for the disposal of surface water so as to prevent discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed before the first occupation 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.

11.  The area allocated for parking and turning on the submitted plan, drawing number 2532-PL-02B, including the proposed garages, shall be kept clear of obstruction 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.

Informatives:

01.  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.  The applicant may be required to enter into a suitable legal agreement/licence with the Highway Authority to secure the construction of the highway works necessary as part of this development. The developer should contact the Highway Authority to progress this agreement will in advance of commencement of development.

03.  The lighting scheme should comply with the Institution of Lighting Engineers Guidance Note on Light Pollution dated 2005. It should be designed so that it is the minimum needed for security and operational processes and be installed to minimise potential pollution caused by glare and spillage.

(Voting: 11 in favour, 0 against & 2 abstentions)