Agenda item

Application proposal: Outline application for the erection of a detached dwelling with all matters to be considered at this stage.

The Area Lead (North/East) presented the report to members with the aid of a PowerPoint presentation, which included photographs of the site and plans of the proposal. He advised the Committee that although this planning application was technically submitted as an ‘outline’ planning application, is could now be considered as a ‘full’ planning application and that an application for reserved matters would not follow should the application be approved.

He advised members that the application site was outside of the development boundary and that highways did not support the proposed access. He further advised that the application was in a Conservation Area and that the development would erode the character of this area. He therefore recommended that the Committee refused the planning application.

Juliet Love, a resident of Woolston, spoke in objection to the scheme. She advised members that there had been substantial objection from the residents of Woolston and that she was representing 8 of these objectors. She raised concern that the proposed dwelling was not in-keeping with the area and would be detrimental to the heart of the hamlet. She also raised concern over the materials to be used and the hedgerow which would act as a screen could die or be removed. She also expressed her worry that this could set a precedent within Woolston.

Ursula Inglis-Jones, a resident of Woolston, spoke in objection the proposal. She explained to the Committee that she thought the lane was too narrow and dangerous to support additional traffic. The lane was occasionally blocked by cows crossing and during periods of ice and snow, ambulances could not gain access to properties along the lane. She also pointed out that it was too far to walk to the nearest village and that the hedgerow which could offer screening could die back.

Matt Williams, the planning agent, addressed the Committee. He emphasised that at the previous meeting, members were content with the proposed access. He also pointed out that the dwelling would be built from natural stone and that a planning condition could be included to ensure that the hedge is retained in perpetuity. He also pointed out that this was a genuine proposal for the applicants to downsize and that the Parish Council had offered support to the scheme.

Peter Randall, the applicant, addressed the Committee. He explained that the proposed dwelling would be smaller than the house they currently live in but would be large enough for family members to visit, or if needed in future years, able to accommodate a carer.

Councillor Hobhouse, Ward Member, explained that he had no problem with the proposed access, however did have concerns over the height of the building and the conservation area being affected. 

Councillor Weeks, also Ward Member, spoke in support of the application. He suggested that people should expect some change to communities within a Conservation Area. It was his view that the hedging along the front of the site could be subject to a planning condition and was happy that local stone would be used in the construction.

The access to the site and the boundary hedge which offered screening were discussed. It was confirmed that the access was approved previously approved to serve 2 dwellings and that a landscaping condition could be added.

Following the discussion, it was proposed and seconded that the application be approved, contrary to the case officer recommendation, subject to conditions to include a landscaping condition.

On being put to the vote, this was carried 7 in support, 0 against and 2 abstentions.

RESOLVED: that planning permission is approved contrary to the officer recommendation, subject to the following condition.

Justification

01.  It is considered that the proposal is an acceptable form of infill that would not harm the character and appearance of the conservation area or be detrimental to highways safety or residential amenity. As such the proposal complies with policies SS2, SD1, TA5, EQ2 and EQ3 of the South Somerset Local Plan 2006-2028.

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: 16038-02A, 1363/2, and EDG/16/24/1d received 31 May 2016

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

03. No work shall be carried out on site until particulars of the 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) a sample panel, to be prepared for inspection on site, to show the mortar mix and coursing of the external walls;

c) details of the recessing, materials and finish (including the provision of samples where appropriate) to be used for all new windows (including any rooflights) and doors;

d) details of all hardstanding and boundaries

e) details of the rainwater goods and eaves and fascia details and treatment.

Once approved such details shall be fully implemented unless agreed otherwise in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the conservation area in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan.

04. The development hereby permitted shall not be commenced until 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 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: To safeguard the character and appearance of the conservation area in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan.

(Voting: 7 in support, 0 against and 2 abstentions)