Agenda item

Redevelopment of former Park School site consisting of the conversion of existing buildings to 7no dwellings, conversion of and works to the Grade II Listed Kingston House to 8no dwellings, erection of 30no. new dwellings, demolition of 3 existing school buildings and associated infrastructure, access enhancements, landscaping and all associated works.

The Principal Planner presented the application as outlined in the agenda report together with Planning Application 20/01088/LBC.  With the aid of slides she highlighted the application site, proposed plans and associated access.

She updated members to include:

·         Agent had confirmed that Stonewater Ltd will provide 31 affordable homes on the site. 

·         Friends of Sydney Gardens have re submitted their petition which has raised concerns regarding increase traffic around the site and at the Preston Road junction.

The Principal Planner also highlighted the key considerations and summarised why each were not significant to warrant refusal as follows:

·         Principle of Development – Brownfield site in sustainable location.

·         Highways and Parking – Site already benefits lawful use as a school and as such highways considered the traffic generated from this proposal would not cause a highways safety issue given the existing lawful use of the site and that parking deemed acceptable given the town centre location of the site.

·         Phosphates – As the applicant is a social housing provider, they are able to provide a phosphates solution through the introduction of water efficiency measures within their older housing stock.  Natural England felt this an acceptable scheme as deemed nutrient neutral.

·         Ecology – The Ecologist considers the proposals acceptable subject to the appropriate conditions and mitigation measures proposed.

·         Heritage – Conservation Specialist considers the public benefits of the proposal outweighs any harm to the Listed Building and character of the structures and respects the historic features, and that the proposed designs reflect the character of the conservation area and secures future viability of the site and buildings.

·         Residential Amenity – Believe the site is well contained with good screening and that the distance and proposed height of the buildings will not have any overbearing impact or loss of light to neighbouring properties.

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

In response to questions from members, the Principal Planner and Lead Specialist advised:

·         Cladding of buildings will be controlled by the Building Regulations and have been updated to address these issues.

·         As the accesses are already considered in lawful use of the site as a school, the Highways Authority believe the proposal to be acceptable.

·         Clarified that the entrance and exit onto Kingston will only service the front end of the proposed site with the reminder being serviced from the Park with specified ‘in and ‘out’ entrances.

·         A traffic management plan would look to control any construction traffic with the understanding this would come off the Park and not via Kingston.

·         Confirmed that a full phosphate validation report would need to be submitted before first occupation.

·         Believe under building regulations energy efficiency measures would be required.

·         Confirmed that the internal roads would be private and not adopted, therefore, to be maintained by the management company controlled by the applicant Stonewater Ltd.  These will however be required to be built to an adoptable standard.

·         Due to the sustainable location of the site believe the parking provision to be acceptable.

·         Should members be minded to refuse the application, there would be a need to demonstrate very clear reasons why these outweigh the policies of the NPPF, given the current deficiency in the housing land supply.

Members of the public then spoke in objection to the application. Their comments included:

·         Proposal will result in increase of traffic and need for parking.

·         Difficult for emergency vehicles to access given the current width of entrance and exit from the site.

·         Raised safety concerns regarding the vehicular access onto Kingston.

·         Proximity to the town centre does not mean people will be less dependent on cars as needed to travel to work.

·         There are no cycle paths within the vicinity.

·         Acknowledge the need for new homes but consider this to be overdevelopment of the site.

·         Believe the site could still be used for a much needed school.

·         Proposed vehicular accesses onto both Preston Road and Kingston is extremely difficult and this will only exacerbate the situation.

·         Concern raised regarding the management of the construction traffic.

·         Development is out of character of the area and nearby conservation area.

·         Development is not inclusive as affordable and private dwellings are separated.

·         Proposed design of properties is not in keeping with the area and nearby Sydney Gardens.

·         Safety concerns for children and the community trying to access the site.

·         Highlighted the petition signed by over hundred local residents.

·         Raised concern regarding the entrance width from the Park and the limited access for emergency vehicles.

·         Proposed parking is inadequate and will further exacerbate on street parking issues.

·         Consider the proposed scheme to show inadequate entrance and exit from the site.

The agent then addressed the committee. His comments included:

·         Confirmed that traffic from 14 dwellings will exit the site onto Kingston, the rest exiting from the Park.

·         No solar panels are being proposed due to the heritage issues surrounding the site.

·         Confirmed the maintenance of the roads would be provided by Stonewater Ltd.

·         The proposal is on a brownfield site in a highly sustainable location.

·         Proposal would bring much needed affordable housing and contribution towards the council’s housing land supply and local plan targets.

·         With a phosphates strategy agreed these housing can be delivered quickly.

·         Will provide a viable use and long term conservation of the listed buildings on the site.

·         Believe the scheme has been sympathetically designed and enhanced the setting of the heritage buildings.

·         No highway objections raised.

·         Proposed level of parking is policy compliant in a sustainable location.

·         Believe the scheme will help deliver homes for local people and preserve the local heritage.

Councillor Wes Read, ward member raised concern regarding the ongoing maintenance of the roads and requested that should the application be approved a condition be imposed to ensure the internal streets are properly maintained in the future.

Councillor Pauline Lock, ward member reiterated the concerns of her fellow ward member and supported the submission of a maintenance plan should the application be approved.  She felt it important to preserve the heritage buildings of the area and although acknowledged the concerns regarding traffic she felt the proposal was in a sustainable location within walking distance to the town centre and was much needed housing.  She felt therefore on balance would look to support the application.

Councillor John Clark, ward member acknowledged the concerns of the local community, however believed the proposal is in a sustainable location and if refused would be very difficult to defend at appeal. He also sought clarification regarding the delivery of market or social housing of the scheme.

In response the Principal Planner, confirmed that the proposed scheme was considered not to be viable should any affordable housing be imposed, however it should be noted that as Stonewater Ltd is a housing provider they are committed to providing 31 affordable homes.

She also explained that the only way for a phosphates solution to be provided on this site is through a housing provider as it provides works to their existing housing stock.

During discussion, members raised several comments regarding the application including:

·         Believe the concerns previously raised have now been addressed within the report.

·         Appreciate the comments raised, however cannot find any planning reasons to refuse the application.

·         Proposal in a sustainable location within walking distance to the town centre.

·         Proposal will provide much needed housing.

·         Sought clarification regarding the construction traffic entering and exiting the site.

·         Several members raised concern regarding the access and egress of the site onto Kingston and the impact of traffic safety.

With the aid of the slides, the Principal Planner highlighted the entrance and exit of the site and confirmed that there were no proposed changes to be made to the access in and out of the site.

Following discussion, it was then proposed and seconded to approve the application, as set out in the agenda report, subject to an additional condition to ensure that the internal roads are properly maintained in the future.  On being put to the vote this was carried by 9 votes in favour, 2 against and 2 abstentions.

RESOLVED:

That planning application 20/01087/FUL be approved for the following reason, subject to:

(a)        the prior completion or submission of an appropriate legal mechanism (in a form acceptable to the Council's solicitor) before the decision notice granting planning permission is issued, to secure:

i)          the provision of water efficiency measures (as described within the Phosphorous Mitigation Strategy by Turley November 2021) within at least 125 dwellings of the applicants housing stock

(b)        the imposition of the planning conditions set out below on the grant of planning permission.

01.       The site is located within a sustainable location within the Strategically Significant Town of Yeovil, where the principle of residential development is acceptable. The development of the site would respect the character of the area with no demonstrable harm to highway safety, protected species, flood risk, contamination or residential amenity. The proposal would lead to less than substantial harm to the significance of the conservation area/setting of listed building and the limited harm that would result would be outweighed by the provision of dwellings within a sustainable location.   As such the proposal complies with policies SD1, SS1, SS4, SS5, SS6, HG2, HG3, HG5, TA1, TA3, TA4, TA5, TA6, HW1, EQ1, EQ2, EQ3, EQ4, EQ5 and EQ7 of the South Somerset Local Plan 2006-2028 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 Issue Sheet 3968 - The Park School (dated 04/05/2020) received 26/06/2020. 

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

03.       No building operations above damp proof course level of the dwellings shall take place until details of the materials to be used in the construction of the external surfaces (doors/windows/stonework/render/brick/roof finish) of the dwellings hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Brickwork details shall be supported by a sample panel that shall be made available for inspection on site. The development shall be carried out in accordance with the approved details.

            Reason: In the interest of visual amenity and the setting of heritage assets to accord with policies EQ2 and EQ3 of the South Somerset Local Plan.

04.       No work shall be carried out to erect any boundary treatment unless full details of the boundary treatments, including walls, fences, railings, gates, gateposts have been submitted to and approved in writing by the Local Planning Authority. The work shall be carried out in accordance with the agreed details, and permanently retained and maintained.

            Reason: In the interests of visual amenity and in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan.

05.       Noise emissions from the site during the development of the site i.e. the demolition, clearance and redevelopment of the site, shall be limited to the following hours where noise is audible at any point at the boundary of any noise sensitive dwelling:

            Mon - Fri           08.00 - 18.00

            Sat                    08.00 - 13.00

            All other times, including Sundays, Bank and Public Holidays there shall be no noisy activities.

            Reason: To safeguard residential amenity of neighbouring residential properties prior to and during the construction of the approved development and to ensure there is no detrimental effect upon the amenities of the area in accordance with Policies EQ2 and EQ7 of the South Somerset Local Plan and relevant guidance within the NPPF.

06.       There shall be no burning of materials arising on site during any phase of the demolition, site clearance and redevelopment.

            Reason: To safeguard residential amenity of neighbouring residential properties prior to and during the construction of the approved development and to ensure there is no detrimental effect upon the amenities of the area in accordance with Policies EQ2 and EQ7 of the South Somerset Local Plan and relevant guidance within the NPPF.

07.       Before the commencement of the development hereby permitted 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 includes provision for evaluation and building recording that has been submitted and approved in writing by the Planning Authority. The WSI shall include details of the archaeological 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: In the interests of securing appropriate evaluation of archaeological remains in accordance with Policy EQ3 of the South Somerset Local Plan.

08.       No development shall be commenced until details of the surface water drainage scheme, based on sustainable drainage principles, together with details of 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. This scheme should aim to enhance biodiversity, amenity value, water quality and provide flood risk benefit (i.e. four pillars of SuDS) to meet wider sustainability aims, as specified by The National Planning Policy Framework (July 2018) and the Flood and Water Management Act (2010). The drainage scheme shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume of 50% betterment over the existing brownfield rates.  Such works shall be carried out in accordance with the approved details.

            These details shall include: -

            o Details for provision of any temporary drainage during construction. This should include details to demonstrate that during the construction phase measures will be in place to prevent unrestricted discharge, and pollution to the receiving system

            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 sustainable 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. This should include details on how ay pre-existing surface water flooding may impact the surface water drainage system, to ensure that the system will function appropriately.

            o Any works required on and 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). This should include details on the existing drainage channel, including the exact use and any works to this feature.

            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, sustainable 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  and the Technical Guidance to the National Planning Policy Framework.

09.       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 vehicular routes to and from site including a map showing the route

            o Construction delivery hours

            o All construction deliveries being made off highway

            o On-site turning facility for delivery vehicles and egress onto highway only with

            guidance of a trained banksman

            o Expected number of construction vehicles per day

            o All contractor vehicle parking being accommodated off highway including a plan

            showing the onsite parking arrangements

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

            the Environmental Code of Construction Practice

            o A scheme to encourage the use of Public Transport amongst contractors

            o On-site vehicle wheel washing facilities and the regular use of a road sweeper for

            local highways

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

10.       The proposed access arrangements shall be constructed in accordance with details shown on the submitted plan and shall be available for use before first occupation. Once constructed the accesses shall be maintained thereafter in that condition at all times.

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

11.       The south-eastern access onto Kingston shall be used for the purpose of "Entry Only" and appropriate physical measures shall be installed which shall have been agreed in writing with the Local Planning Authority before the development hereby permitted is first brought into use to ensure compliance with this arrangement. All measures shall be retained thereafter.

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

12.       The north-western access onto Kingston shall be used for the purpose of "Exit Only" and appropriate physical measures shall be installed which shall have been agreed in writing with the Local Planning Authority before the development hereby permitted is first brought into use to ensure compliance with this arrangement. All measure shall be retained thereafter.

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

13.       The Development hereby permitted shall not be occupied until the parking spaces for the dwellings and properly consolidated and surfaced turning spaces for vehicles have been provided and constructed within the site in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. Such parking and turning spaces shall be kept clear of obstruction at all times 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 (2006-2028).

14.       Prior to first occupation of the dwellings hereby permitted, a scheme for the provision of electric charging points (of a minimum 16amps) for electric vehicles shall be submitted and approved in writing by the Local Planning Authority. Once installed such 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.

15.       Prior to commencement of the development, site vegetative clearance, demolition of existing structures, ground-works, heavy machinery entering site or the onsite storage of materials, the submitted scheme of phased tree protection measures as prepared by Brynley Andrews Associates (Ref: R.AMS & TPP. Park-school.2021 - update.v1) shall be implemented in-entirety. The appointed supervising Arboricultural Consultant must confirm in-writing to the Council (please contact us at

            planning@southsomerset.gov.uk quoting Planning Ref: 20/01087/FUL) that the  various phased protection measures are being satisfactorily monitored and implemented in-compliance with the terms of the approved scheme on an on-going basis throughout the course of construction of the development (inclusive of special

            engineering, as well as the hard and soft landscaping measures) and those precautionary measures may only be altered, removed or dismantled with the prior consent of the Council in-writing.

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

16.       Prior to the occupation of Plots 12, 21, 22, 23 & 24, a scheme of precautionary signage and/or fencing measures to safeguard the future occupants from the toxicity of Yew trees must be submitted to the Council for their approval in- writing and those approved measures must be installed satisfactorily. All planting installation measures comprised within the submitted Planting Plan (Dwg No. 3968- BBLA- SP- 000- DR- 200 RevA) and Planting Schedule (Ref: 3968- BBLA- SP- 000- SC- 292) must be carried out within the first available dormant planting season (November to February inclusively) upon or prior to the first occupation of the development hereby approved; and if any trees or shrubs which within a period of ten years from the completion of the development die, are removed or in the opinion of the Council, become seriously damaged or diseased, they must be replaced by the landowner in the next dormant planting season with trees/shrubs of the same approved specification, in the same location; unless the Local Planning Authority gives written consent to any variation.

            Reason: To preserve existing landscape features (trees) and to ensure the planting of new trees and shrubs in accordance with the Council's statutory duties relating to The Town & Country Planning Act, 1990 (as amended)[1] and the following policies of The South Somerset Local Plan (2006 - 2028); EQ2: General Development, EQ4: Bio-Diversity & EQ5: Green Infrastructure.

17.       No proposed access works and associated development shall take place (including ground works and vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:

            a)         Risk assessment of potentially damaging construction activities.

            b)         Identification of "biodiversity protection zones".

            c)         Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements) to biodiversity on site, including habitats (trees) and protected species (bats, birds and badgers), followed by appropriate mitigation, as required.

            d)         The location and timing of sensitive works to avoid harm to biodiversity features.

            e)         The times during construction when specialist ecologists need to be present on site to oversee works.

            f)          Responsible persons, lines of communication and written notifications of operations to the Local Planning Authority

            g)         The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person [including regular compliance site meetings with the Council Biodiversity Officer and Landscape Officer (frequency to be agreed, for example, every 3 months during construction phases)];

            h)         Use of protective fences, exclusion barriers and warning signs.

            i)          Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction works

            The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

            Reason:  In the interests of European and UK protected species. UK priority species and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006 and in accordance with South Somerset District Council Local Plan - Policy EQ4 Biodiversity

18.       Prior to occupation, a "lighting design for bats", following Guidance note 8 - bats and artificial lighting (ILP and BCT 2018), shall be submitted to and approved in writing by the local planning authority. The design shall show how and where external lighting will be installed (including through the provision of technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.

            Reason: In the interests of the 'Favourable Conservation Status' of populations of European protected species and in accordance with South Somerset District Council Local Plan - Policy EQ4 Biodiversity

19.       A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior to the commencement of the development. The content of the LEMP shall include the following:

            a)         Description and evaluation of features to be managed.

            b)         Ecological trends and constraints on site that might influence management.

            c)         Aims and objectives of management.

            d)         Appropriate management options for achieving aims and objectives.

            e)         Prescriptions for management actions.

            f)          Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).

            g)         Details of the body or organization responsible for implementation of the plan.

            h)         On-going monitoring and remedial measures.

            The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.

            Reason:  In the interests of the 'Favourable Conservation Status' of populations of European and UK protected species, UK priority species and habitats listed on s41 of the Natural Environment and Rural Communities Act 2006 and in accordance with South Somerset District Council Local Plan - Policy EQ4 Biodiversity.

20.       A Biodiversity Mitigation and Enhancement Plan (BMEP) shall be submitted to, and be approved in writing by, the Local Planning Authority prior commencement or prior to commencement of construction works. Photographs of the installed features will also be submitted to the Local Planning Authority prior to occupation: The content of the BMEP shall include the following:

            a)         A Habibat 001 bat box or similar will be built into the structure of the 30 new dwellings, positioned at least four metres above ground level and away from windows of the west or south facing elevation

            b)         A cluster of five Schwegler 1a swift bricks or similar will be built into the structure of 2 new dwellings, built into the wall at least 60cm apart, at least 5m above ground level on the north facing elevation.

            c)         A cluster of three Vivra Pro Woodstone House Martin nests or similar will be mounted directly under the eaves of the north elevation of 2 existing buildings.

            d)         A bee brick built into the structure of 20 new2 dwellings or garages, located 1 metre above ground level on the south or southeast elevation (please note, be bricks attract solitary bees that do not sting).

            e)         Any new fencing must have accessible hedgehog holes, measuring 13cm x 13cm to allow the movement of hedgehogs into and out of the site

            f)          New hedgerows will planted with native woody species that support nuts, berries and nectar for foraging wildlife species. A minimum of 5 of the following species will be planted: Hawthorn, Blackthorn, Honeysuckle, Dogwood, Elder, Holly Hazel, Dogrose, Field rose, Spindle, Clematis, Cherry, Yew, Crab apple and Wild raspberry. The hedgerow will be laid on reaching maturity, with long term management to include cutting on a 3 year rotation.

            g)         Wildflower grassland

            h)         The land allocated within the landscape plan will be sown with a native wild flower seed mix, providing increased floristic diversity as well as providing enhanced habitat for invertebrates. On reaching maturity the grassland will be cut twice year, once in late February and once in Mid-September, with all arisings/hay collected and removed from site.

            i)          New trees as identified within the landscape plan and planting schedule, including species which will support pollinators and providing winter foraging for birds.

            j)          All new shrubs will include species which are nectar producing to encourage a range of invertebrates to the site. 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.

            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.

21.       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 E (buildings etc incidental to the enjoyment of a dwellinghouse) and;

            Reason: To enable the Local Planning Authority to exercise control over development in order to:

            (i) safeguard the character and appearance of the development itself, by ensuring there are no inappropriate extensions or alterations to the dwellings, or erection of inappropriate outbuildings or other structures;

            (ii) preserve and enhance the setting of the nearby designated heritage assets;

            having regard to Policies EQ2 and EQ3 of the South Somerset Local Plan and relevant guidance within the NPPF.

22.       All the recommendations of the Approved Travel Plan (prepared by Bellamy Transport Consultancy dated March 2020) shall be implemented in accordance with the timetable therein. Thereafter the development shall operate the Approved Travel Plan or any variation of the Travel Plan agreed in writing by the Local Planning Authority.

            Reason: To promote and encourage sustainable modes of travel to accord with policies TA1, TA3, TA4, TA5 and TA6 of the South Somerset Local Plan.

23.       Prior to the occupation of the dwellings hereby approved a scheme for the inclusion of water efficiency measures to ensure 110 litres / per person per day are provided shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be installed prior to the occupation of any dwelling and shall be retained and maintained as agreed.

            Reason: To ensure the provision of water efficiency measures as required by Policy EQ1 of the South Somerset Local Plan 2006-2028.

24.       Prior to the occupation of any dwellings a scheme for the future maintenance of the internal streets shall be submitted to and approved in writing by the Local Planning Authority. The development shall take place in accordance with the agreed scheme.

Reason: To ensure that the internal streets are property maintained in the future in accordance with Policy TA5 of the South Somerset Local Plan 2006-2028.

Informatives:

01.       The applicant is advised that the County Highway Authority will require a Condition Survey of the existing public highway will need to be carried out and agreed with the Highway Authority prior to any works commencing on site, and any damage to the highway occurring as a result of this development is to be remedied by the developer to the satisfaction of the Highway Authority once all works have been completed on site.

02.       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 2 - 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. (Form 6 - Commencement)

Please Note: It is the responsibility of the applicant to ensure that they comply with the National CIL Regulations, including understanding how the CIL regulations apply to a specific development proposal and submitting all relevant information. South Somerset District Council can only make an assessment of CIL liability based on the information provided.

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

03.       The applicant's attention is drawn to the comments of:

o          the Designing Out Crime Officer dated 29 May 2020

o          the Somerset Waste Partnership dated 2 July 2020

o          the Dorset and Somerset Fire and Rescue Service dated 15 September 2022.

(voting: 9 in favour, 2 against, 2 abstentions)