Agenda item

Planning Application 15/04542/FUL - Land OS 2500, Netherham Farm, Field Road, High Ham.

Meeting of Area North Committee, Wednesday 24th February 2016 2.00 pm (Item 163.)

Minutes:

Proposal: Proposed change of use of two Nissen Huts from agricultural to use as a seasonal cafe with museum and exhibition space together with associated accesses and car parking.

The Planning Officer presented the application as detailed in the report. He updated members that since the agenda had been published comments had been received from Economic Development, and he summarised these to members.

Mr M Jenkins, addressed members and noted he had lived in the parish for fifty years, and felt the proposal should be supported as it fits in with the local historic character.

One of the applicants, Ms K Cook, noted some people in the parish remembered the soldiers who were stations in the huts. She noted it was difficult to hold any public event in Low Ham as the only building available was the church.

Mr C Miller, agent, commented it was an imaginative proposal with the café and exhibition space providing a local meeting space. He did not feel the benefits of the proposal had been given enough consideration. Access to the site was along a road with good visibility and visits to sites of local interest were well known. Structurally the frames of the buildings were sound but new cladding would be required. He considered the proposal was a re-use of redundant buildings and so met policy, and on balance the application should be approved.

Ward member, Councillor Shane Pledger, noted the buildings had been there for around 70 years, many cyclists go past the area and Time Team had visited the nearby church on more than one occasion. He felt it was an excellent idea, but acknowledged it may not be a great money earner. In the absence of such a facility at the location people had to travel to the museum in Taunton to learn about the site.

During discussion most members showed their support for the application, and comments raised included:

· The huts should be protected and they are not highly visible in the landscape

· Excellent idea

· The huts have been there for over 70 years and could stay their longer – some landscaping should be required.

· Could take view that the huts too should be treated as a heritage asset.

· Need to be careful with signage to ensure in keeping.

In response to a question raised, the Area Lead clarified that it was not felt necessary to tie the proposal to the farm or landowner.

It was proposed to approve the application, as it was felt the site should be protected and would not be detrimental to heritage assets, highway safety or visual amenity. The Area Lead suggested wording for the justification based on comments made during discussion, and advised of conditions that would be required. On being put to the vote, the proposal was carried 12 in favour, 0 against and 1 abstention.

RESOLVED:

That planning application 15/04542/FUL be APPROVED, contrary to the officer recommendation, subject to the following:

Justification:

The proposal would provide a useful local facility without detriment to the setting of heritage assets, visual amenity or highways safety. As such the proposal complies with policies EQ2, EQ3 and TA5 of the South Somerset Local Plan 2006-2028 and the policies 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: 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 nos. '492 (00) 01 A', '492 (00) 05 B' and '492 (00) 08 A', received 7th October 2015.

Reason: For the avoidance of doubt as to the development authorised and in the interests of proper planning.

03. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, the development hereby approved shall be used for purposes of a café (A3) and museum/exhibition space (D1) only and for no other purpose (including any other purpose in Classes A1, A2, B1 or D1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

Reason: To ensure that the development hereby permitted continues to meet the identified local need and in the interest of assuring adequate parking and access remains available for any alternative use to accord with policies EP5, EP8, TA5 and TA6 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 1, 3 and 4 of the National Planning Policy Framework.

04. The café use hereby permitted shall not to be brought into use until the museum and exhibition space hereby approved is fully constructed and available for use.

Reason: To ensure that the development hereby permitted continues to meet the identified local need in accordance with policies EP5 and EP8 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 1 and 3 of the National Planning Policy Framework.

05. No development hereby approved shall be carried out until details of the access arrangements, including measures to control the means of access and exit to the site, have been submitted to and agreed in writing by the Local Planning Authority. The access arrangements shall be fully completed in accordance with these approved details before the development hereby permitted is first brought into use and shall thereafter 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) and the provisions of chapter 4 of the National Planning Policy Framework.

06. No development hereby approved shall be carried out until particulars of following have been submitted to and approved in writing by the Local Planning Authority;

a) details of materials (including the provision of samples where appropriate) to be used for the external walls and roofs;

b) details of materials to be used for the surfacing of the accesses, internal road and parking areas.

Once approved such details shall be fully implemented and maintained as such.

Reason: In the interests of visual amenity, in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 7, 11 and 12 of the National Planning Policy Framework.

07. No development shall be carried out on site unless there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping, which 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 after the development hereby permitted is first brought into use; 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.

08. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), all means of proposed external lighting shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby approved. Such details, as may be approved, shall be retained and not varied or added to without the prior written consent of the Local Planning Authority.

Reason: To safeguard the amenities of the area and prevent unnecessary pollution of the night sky in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan and the provisions of chapters 7, 11 and 12 of the National Planning Policy Framework.

09. No signage shall be provided in association with the development hereby permitted until full details of any proposed signage have been submitted to and approved in writing by the Local Planning Authority. Such details, as may be approved, shall be retained and not varied or added to without the prior written consent of the Local Planning Authority.

10. Reason: In the interests of visual amenity, in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 7, 11 and 12 of the National Planning Policy Framework.

(Voting: 12 in favour, 1 abstention, 0 against)

Supporting documents: