Agenda item

Proposal: The formation of a hard surface airstrip, associated lighting and ancillary lighting control building. S73 application to vary conditions 04, 05, 07 and 08 of planning approval 19/02614/FUL to amend wording of pre-commencement conditions.

The Specialist, Principal Planner presented the report and explained this Section 73 application is brought to committee to merely seek approval to vary conditions 04, 05, 07 and 08 of planning application 19/02614/FUL to amend wording of pre-commencement conditions previously approved. 

She explained this would allow the bringing forward of the associated lighting and ancillary lighting control building and that the previous approval of the application in 2019 was a significant material consideration with the principal already being established by the consent.  

With the aid of slides she then proceeded to show the site and previously proposed plans highlighting the ancillary lighting building.  She also highlighted the key considerations being:

·         Principle already established.

·         Residential Amenity- no change to previous approval.

·         Highway Safety – no objections to a small building being built.

·         Setting of Listed Buildings – no change to previous approval.

·         Drainage – 2 letter’s had been received from local residents raising concern, however the Lead Local Flood Authority have raised no objection and consider the proposed small building to have no significant impact on surface water drainage, and that the previously approved detailed surface water drainage  condition be sufficient.

·         Ecology.

She therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, her proposal was to approve the application subject to the conditions as set out in the agenda report.

The agent then addressed the committee.  His comments included:

·         Highlighted the application itself had already been approved and that this application was merely to enable works to start on the development by building the lighting shed.

·         The lighting building would be tucked away by an existing factory building and built on an existing hardstanding area.

During a short discussion, a member raised concern regarding biodiversity. However following advice from the Specialist, Principal Planner it was acknowledged that whilst it be encouraged that the applicant look to attract wildlife with appropriate means, there would be a significant impact on the safety operation of the airstrip and aircraft should any further conditions be imposed.

There being no further debate it was then proposed and seconded to approve the application as per the officer’s recommendation and as set out in the agenda report. On being put to the vote this was carried unanimously.

RESOLVED:

That Regulation Committee recommend the Chief Executive to:

Approve planning application reference 21/02788/S73 for the following reason:

01.       The proposal supports the essential infrastructure of an important local employer which will not unacceptably impact upon residential and visual amenities, the setting of adjacent listed buildings/structure, highway safety, drainage and ecology. As such, the proposals comply with Policies SD1, SS1, YV4, TA5, EQ2, EQ3, EQ4 and EQ7 of the South Somerset Local Plan 2006-2028.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be begun before the expiration of three years from the 05th December 2019, (being the decision date of original planning permission 19/02614/FUL).

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:

            Site Location Plan       3980-BB-XX-XXX-DR-A000116/09/19

            General Arrangement 129792/1000/D           05/02/19

            Construction Phasing General Arrangement 129792/1001   26/09/19

            Runway Plan and Long Sections

            1 of 3

                        129792/1100/B            18/04/19

            Runway Plan and Long Sections

            2 of 3   129792/1101/B            18/04/19

            Runway Plan and Long Sections

            3 of 3   129792/1102/B            18/04/19

            Taxiway and Access Road Plan and Long Section   129792/1103/B            18/04/19

            Proposed grading contours    129792/1104/B            18/04/19

            Runway Cross Sections Sheet 1 of 5 129792/1105/B            18/04/19

            Runway Cross Sections Sheet 2 of 6 129792/1106/A            28/06/19

            Runway Cross Sections Sheet 3 of 5 129792/1106/A            28/06/19

            Runway Cross Sections Sheet 4 of 5 129792/1108/A            28/06/19

            Runway Cross Sections Sheet 5 of 5 129792/1109/A            28/06/19

            Taxiways and Access Road Cross Sections  129792/1110/A            28/06/19

            External Works General Arrangement           129792/1200/B            28/06/19

            External Works Sections        129792/1201/B            28/06/19

            Proposed Sloping Ground Test Area General Arrangement 129792/1202/A            28/06/19

            Proposed Runway External Works Details    129792/1203/B            28/06/19

            Vehicle Tracking         129792/1250/B            03/06/19

            Proposed Runway White Lining General Arrangement         129792/1500/B            28/06/19

            Runway Plan AGL Ducting Layout

            Sheet 2 of 4    129792/2201/A            28/06/19

            Drainage Standard Details

            Sheet 1 of 2    129792/2002/B            24/06/19

            Drainage Standard Details

            Sheet 2 of 2    129792/2003/A            24/06/19

            Manhole Schedule      129792/2004/A            24/06/19

            Drainage Outfall          129792/2005/B            24/06/19

            Indicative Contractors Site Compound Location        129792/2100/B            23/05/19

            Runway Plan AGL Ducting Layout

            Sheet 1 of 4    129792/2200/A            28/06/19

            Runway Plan AGL Ducting Layout

            Sheet 4 of 4    129792/2203/B            28/06/19

            B-Centre Building Proposed External Works General Arrangemens (sic)    129792/4000/B            03/06/19

            B-Centre Building Proposed General Arrangement  129792/4001/B            03/06/19

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

03.       Prior to the first use of the airstrip hereby approved a detailed plan for the restoration of the site to include landscaping details 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 first use of the development hereby permitted 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, in accordance with policy EQ2 of the South Somerset Local Plan 2006.

04.       Other than the development of the ancillary lighting control building, no development shall commence unless a Construction Environmental Management Plan 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 plan. The plan shall include:

            o          Construction vehicle movements;

            o          Construction operation hours;

            o          Construction vehicular routes to and from site;

            o          Construction delivery hours;

            o          Expected number of construction vehicles per day;

            o          Car parking for contractors;

            o          Efficient means for cleaning the wheels of all lorries leaving the site;

            o          Specific measures to be adopted to mitigate construction impacts in pursuance

            o          of the Environmental Code of Construction Practice;

            o          A scheme to encourage the use of Public Transport amongst contactors; and

o          Measures to avoid traffic congestion impacting upon the Strategic Road Network.

Reason: In the interests of highway safety and residential amenity in accordance with Policies EQ2 and TA5 of the South Somerset Local Plan 2006-2028.

05.       Other than the development of the ancillary lighting control building, the applicant, or their agents or successors in title, shall have secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation (WSI) which has been submitted and approved in writing by the Planning Authority prior to the commencement of the hard surface airstrip hereby permitted. The WSI shall include details of archaeological evaluation and subsequent excavation, the recording of the heritage asset, the analysis of evidence recovered from the site and publication of the results. The development hereby permitted shall be carried out in accordance with the approved scheme.

Reason: To ensure appropriate recording of archaeological remains in accordance with Policy EQ3 of the South Somerset Local Plan 2006-2028.

06.       Prior to the installation of any lighting associated with the airstrip details shall be submitted to an approved by the Local Planning Authority. The development hereby permitted shall be carried out in accordance with the approved scheme and retained and maintained in the agreed manner unless otherwise agreed in writing by the Local Planning Authority.

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

07.       Other than the development of the ancillary lighting control building, a Dust Management Plan to follow the advice contained in the Air Quality Assessment (prepared by Air Quality Consultants Ltd dated April 2019) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the hard surface airstrip hereby permitted. The development shall take place in full accordance with the approved plan.

Reason: In the interests of residential amenity in accordance with Policy EQ2 of the South Somerset Local Plan 2006-2028.

08.       Other than the development of the ancillary lighting control building, no development hereby permitted shall be commenced until details of the surface water drainage scheme based on the Flood Risk Assessment and Drainage Strategy Issue 3 (dated 20/08/19) and sustainable drainage principles, together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. Such works shall be carried out in accordance with the approved details.

            These details shall include: -

            o          Details of phasing (where appropriate) and information of maintenance of drainage systems during construction of this and any other subsequent phases.

o          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 (6 metres minimum), 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.

o          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).

o          Flood water exceedance routes both on and off site, note, no part of the site must be allowed to flood during any storm up to and including the 1 in 30 event, flooding during storm events in excess of this including the 1 in 100yr (plus 40% allowance for climate change) must be controlled within the designed exceedance routes demonstrated to prevent flooding or damage to properties.

o          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 any other arrangements to secure the operation and maintenance to an approved standard and working condition throughout the lifetime of the development

Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained throughout the lifetime of the development, in accordance with National Planning Policy Framework (July 2018) and the Technical Guidance to the National Planning Policy Framework.

Informatives:

01.       Attention is drawn to the response from Wales and West Utilities dated 23/10/2019

02.       The developers are reminded of the legal protection afforded to badgers and their resting places under the Protection of Badgers Act 1992 (as amended). It is advised that during construction, excavations or large pipes (>200mm diameter) must be covered at night. Any open excavations will need a means of escape, for example a plank or sloped end, to allow any animals to escape. In the event that badgers or signs of badgers are unexpectedly encountered during implementation of this permission it is recommended that works stop until advice is sought from a suitably qualified and experienced ecologist at the earliest possible opportunity.

03.       Nesting birds are afforded protection under the Wildlife and Countryside Act 1981 (as amended). As such, no vegetation removal works around the site should take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of the shrubs and scrub and tall ruderal vegetation to be cleared for active birds' nests immediately before works proceed and ensure that appropriate measures are in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.

04.       Water voles are fully protected under the Wildlife and Countryside Act 1981 (as amended). A riparian survey of stream banks for water voles and other notable and protected riparian species should be carried out prior to the final design of the drainage infrastructure proposed off-site to the north of the proposal. The results of the survey should inform the final drainage design, ensuring negative impacts are avoided. A copy of the survey report should be issued to South Somerset District Council before any drainage infrastructure is constructed.

05.       It is recommended that the applicant consider a biodiversity and mitigation plan which could include (if in accordance with operational constraints at the site):

o          Installation of 4 X Kent bat box, purchased or built, on to mature trees along the northern end on site, facing south or west, at a height above 3m.

o          Planting of Three 10x2 metre stretches of wildflower beds along the northern boundary. All new plants 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.

(voting: unanimous)