Agenda item

Planning Application 22/02539/FUL - Land at Ham Hill, South of Lime Kiln Car Park, Ham Hill, Stoke Sub Hamdon TA14 6RW

Meeting of Area North Committee, Tuesday 22nd November 2022 3.00 pm (Item 26.)

Minutes:

Proposal: Construction of Visitor Centre and associated bin store, with provision of services and drainage works, and associated car park and highway improvements.

The Principal Planner (Development Management) introduced the application and provided members with several updates to the report since the agenda had been published, including:

· Stoke Sub Hamdon Parish Council had provided a further response via their Chairman, and a summary of the statement was read to members. The points included:

o Initially the Parish Council felt they had not been consulted on the proposal which had led to their objections, however, they acknowledged now that this had not been the case.

o Some members of the Parish Council had since met with officers responsible for the management of Ham Hill Country Park to discuss differences and how to move forward in a positive way.

o In principle, the Parish Council no longer had an objection to the Visitor Centre itself, but they did have concerns about traffic and the condition of the road leading to Ham Hill. They would be happy to work with Highways. the Duchy and project managers to look at the situation in the village regarding traffic, transport and parking issues, in order that the community would not suffer from increased problems.

· No further responses had been received from Norton Sub Hamdon or Montacute parish councils.

· South West Heritage Trust had provided an update to its suggested condition at condition 13 in the report, and now wished to change it to a compliance condition.

· Historic England had now issued Scheduled Monument Consent for the proposed Visitor Centre and were content with the proposals.

The officer then presented the application in more detail, including improvements proposed to the car parks. He clarified that the proposal did not trigger the requirement for phosphates mitigation, and also explained the key considerations.

A member acknowledged that several members had recently attended a site visit for the application, where several technical questions raised by members had been answered by officers on site.

Three members of the public addressed members in support of the application. Some of their comments included:

· There were many activities and enjoyment of the countryside at Ham Hill, and much of the site could be enjoyed by all.

· The proposed visitor centre would provide disabled facilities and a Changing Place, and would provide a hub, guidance for users, and a friendly welcome for orientation across the country park.

· Always surprised such a historical gem as Ham Hill is so low key when it is such an asset.

· Share concerns of local residents regarding traffic, pleased to hear the Parish Council have acknowledged they will work with Highways and others regarding some of the concerns.

· Would be good to have a centre that enhances the history and how things have worked at the hill.

· The importance of volunteering at Ham Hill could not be over emphasised, and more space for volunteers would be asset.

The Leisure and Recreation Manager then addressed members as the applicant. She explained some of the issues at Ham Hill, and provided a brief overview of the wider project at the site which was the subject of a National Lottery Heritage Fund grant application. She referred to the positive support from local residents and visitors, but also accepted the local concerns about traffic, and pledged to continue working with the village to align the project with the needs of residents. The Visitor Centre project was not setting out to increase visitor numbers, and the objective was to secure the future of the site and protect the archaeology.

Ward member, Councillor Mike Hewitson, commented he had been involved with the proposals for this project at Ham Hill since about 2019, and there had been extensive opportunities for the local community to be involved in the planning of the project prior to the planning application stage being considered. He fully supported the application and acknowledged the opportunities for conservation, heritage and interpretation of the site were huge. He referred to engagement with the local parish councils and he welcomed the inclusion of electric vehicle charging points as part of the proposals.

During discussion, the officers responded to points of detail raised including further information about:

· The design of the Visitor Centre and isolated location of the proposal.

· Access to utilities and security for the site.

Several members indicated their support for the project and commented that Ham Hill was a great asset. It was proposed and seconded to approve the application, as per the officer recommendation, and subject to the change in wording to condition 13 as detailed in the officer updates prior to presentation of this application. On being put to the vote, the proposal to approve, was carried unanimously in favour.

RESOLVED:

That planning application 22/02539/FUL be APPROVED, as per the officer recommendation, subject to a change of wording for condition 13 (for clarity the revised wording for condition 13 is included below):

Justification:

01. The scheme represents a well thought out proposal that will bring significant local benefits. Subject to the use of appropriate conditions there will be no demonstrable harm to visual amenity, residential amenity, highway safety, biodiversity, heritage assets or archaeology in compliance with Local Plan Policies SD1 Sustainable Development, EP8 New and Enhanced Tourist Facilities, EQ2 General Development, EQ3: Historic Environment, EQ4 Biodiversity and TA5 Transport Impact of New Development and policy guidance contained within the National Planning Policy Framework.

Subject to the following conditions:

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:

23-010 Location Plan

1326 Structural drawings

23 060 - Cross Section

23 052 - Elevations

23 051 - Elevations

23 040 - Roof Plans

23 030 - Floor Plans

23 050 - Elevations

23 020 - Site Plan

23 070 - Bin Store

BTC20068 - Transport Statement

Amended drawing BTC20068 GA_04 P4

Ecological Impact Assessment - August 2022

Landscape Proposals- July 2022

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

03. A Memorandum of Understanding shall be entered into with the Highway Authority to secure the following mitigation matters are achieved prior to the occupation of the visitor centre:

· New boundary 'gateway' features

· Improved access to car parks

· New footways and informal crossing points

· New crossing points, and works to the existing Public Rights of Way

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

04. Before the new development is brought into use, the new pedestrian and cycle arrangements to include cycling and walking access across the site shall be laid out, constructed, and drained in accordance with a detailed scheme to be submitted to and approved in writing by the Local Planning Authority, once constructed they shall remain in perpetuity.

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

05. Prior to first occupation of the visitors' centre hereby permitted the proposed car park accesses over at least the first 6 metres of their lengths, as measured from the edge of the adjoining highway, shall be properly consolidated and surfaced (not loose stone or gravel) and drainage installed in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. Once constructed the access shall thereafter be maintained in that condition in perpetuity.

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

06. For Norton Car Park - There shall be no obstruction to visibility greater than 600 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 33 metres either side of the access. Such visibility shall be fully provided before the development hereby permitted is occupied and shall thereafter be maintained in perpetuity.

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

07. For Twin Car Park West, Twin Car Park East, and Limekiln Car Park. There shall be no obstruction to visibility greater than 600 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 43 metres either side of the access. Such visibility shall be fully provided before the development hereby permitted is occupied and shall thereafter be maintained in perpetuity.

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

08. For Limekiln Car Park, prior to occupation the parking spaces including the electric vehicle charging infrastructure is provided in accordance with the submitted plan and retained as such in perpetuity

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

09. The Development hereby permitted shall not be occupied until the parking spaces for the Limekiln Car Park have been provided, marked out and surfaced within the site in accordance with details shown in the submitted plans. Such parking spaces shall be kept clear of obstruction in perpetuity and shall not be used other than for the parking and turning of vehicles in connection with the development hereby permitted.

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

10. Any entrance gates erected shall be hung to open inwards, shall be set back a minimum distance of 9 metres from the highway edge and shall thereafter be maintained in that condition in perpetuity.

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

11. No works to the Visitors' Centre shall take place until a construction management plan or construction method statement has been submitted to and approved in writing by the Local Planning Authority. The approved plan/statement shall be adhered to throughout the construction period. The plan/statement shall provide for:

· 24 hour emergency contact number;

· Hours of operation;

· Parking of vehicle of site operatives and visitors (including measures taken to ensure satisfactory access and movement for existing occupiers of neighbouring properties during construction);

· Routes for construction traffic;

· Locations for loading/unloading and storage of plant, waste and construction materials;

· Method of preventing mud being carried onto the highway;

· Measures to protect vulnerable road users (cyclists and pedestrians)

· Any necessary temporary traffic management measures;

· Arrangements for turning vehicles;

· Arrangements to receive abnormal loads or unusually large vehicles;

· Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses.

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

12. The proposals for Mitigation and Enhancement as set out in Clarkson and Woods Ecological Impact Assessment August 2022 shall be implemented prior to occupation of the visitor centre.

Reason: For the conservation and protection of species of biodiversity importance in accordance with NPPF and Policy EQ4 of the South Somerset Local Plan, and to ensure compliance with the Wildlife and Countryside Act 1981 and The Habitats Regulations 2010.

13. Programme of Works in Accordance with a Written Scheme of Investigation (POW) The applicant, or their agents or successors in title, must implement the programme of archaeological work as set out in the submitted Written Scheme of Investigation (Written Scheme of Investigation for Construction of Visitor Centre and associated bin store, services, car park, highway and drainage works at Ham Hill, Stoke-Sub-Hamdon, Somerset, Cambridge Archaeology Unit).

Reason: In the interests of protecting any buried archaeology

Informatives:

01. Before this development can commence, a European Protected Species Mitigation Licence (under The Conservation (Natural Habitats, &c.) Regulations 2010) will be required from Natural England. You will need to liaise with your ecological consultant for advice and assistance on the application for this licence. Natural England will normally only accept applications for such a licence after full planning permission has been granted and all relevant (protected species) conditions have been discharged.

(Voting: Unanimous)

Supporting documents: