Meeting documents

Application Proposal: Demolition of existing garages and the erection of a new dwelling with carport.

 

The Planning Consultant introduced the report and explained to members the reason it had been brought to Regulation Committee as the Area East Committee had recommended to approve the application contrary to the officer’s recommendation where it’s considered the site being in an unsustainable location. He referred to the reasons the Area East committee had resolved to approve the application as set out in the agenda report.

 

With the aid of slides he proceeded to show the site, proposed plans and access to the site.  He highlighted to members the material consideration is the sustainability of the location and recommendation for refusal was not based on landscape, design or residential amenity.  

 

The Planning Consultant referred to the key considerations being principle of development; remoteness from town and means of pedestrian movement to the town.  He felt the site to be in an unsustainable location, sufficiently remote from the town with no street lighting or pavements to aid pedestrian movement.

 

He therefore concluded that after considering all of the responses and advice, as outlined in the agenda report, his proposal was to refuse the application for the reasons set out in the agenda report.

 

In response to a member’s question the Lead Specialist explained the reason the application had been brought to the Regulation Committee, as the site is not within the defined settlement boundary of Bruton and lies with open countryside, therefore considers it contrary to the NPPF and too ensure consistency for any future applications.

 

Councillor Mike Lewis addressed the committee and spoke on behalf of Ward member, Councillor Lucy Trimble who was unable to attend the meeting.  His comments included:

·         Site lies close to Kings College, the art gallery and railway station.

·         Four other houses are already situated on the site.

·         This site is no further distance from the town to the development at Cuckoo Hill.

·         Although in a rural location there is a footpath available and noted that the town council are looking to improve pedestrian access to increase the footfall to the nearby employer.

·         Believed it was safe to walk into the town as the road is quiet of vehicles and speed limit at Dropping Lane was 30mph.

·         Questioned the consistency when considering this application given similar applications in the area had been recommended for approval.

·         Noted that the Area East Committee unanimously agreed to approve the application.

 

The applicant addressed the committee.  She explained that the local neighbours frequently used the lane to walk in to the town centre and that her children walk to school in daylight hours.  She said the lane was a 30mph speed limit and that it was only 200 metres to the main road and local facilities. She said the proposal would give a family member the opportunity to move back into the area.

 

During members’ discussion, several comments were made including:

 

·         There were four other houses adjacent to the site therefore did not consider it to be remote.

·         Believed the walk from Dropping Lane into the town was a safe walk.

·         Questioned the consistency when considering this application given similar applications in the area had been recommended for approval and the reason why it had been referred to the Regulation Committee.

·         Noted the Town Council and Area East Committee were in support of the application.

·         The distance to the town centre is no different from that of the approved scheme at Cuckoo Hill.

 

At the conclusion of the discussion member voiced their support of the application and proposed that it be approved for the reasons as stated by the Area East Committee.

 

The Planning Consultant advised members that should they be minded to approve the application he suggested the following four conditions be included:

 

1.    The standard three year condition.

2.    Accord with plans conditions including finishing materials.

3.    Archaeological investigation condition as requested by South West Heritage Trust due to its close proximity of a medieval village.

4.    The requirement of electric vehicle charging point as required by the Council’s policy.

 

There being no further debate it was then proposed and seconded to approve the application for the following three reasons as stated by the Area East Committee:

 

1.    The distance to the Town Centre is the same as other developments at Cuckoo Hill.

2.    The site is not remote due to it being adjacent to 4 other properties.

3.    There are safe means of pedestrian access to the Town Centre.

 

and the inclusion of the four conditions as previously read out by the Planning Consultant.

 

On being put to the vote this was carried unanimously.

 

 

RESOLVED:

 

That planning application 19/00801/FUL be approved for the following reasons:

 

1.      The distance to the Town Centre is the same as other developments at Cuckoo Hill.

2.      The site is not remote due to it being adjacent to 4 other properties.

3.      There are safe means of pedestrian access to the Town Centre.

 

 

SUBJECT TO THE FOLLOWING CONDITIONS:

 

1. 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.

 

2. The development hereby permitted shall be carried out in accordance with the following approved drawings:

 

Drawing no. 1182/1A - Site Plan;

Drawing no. 1182/2 - Proposed ground and First Floor Plans;

Drawing no. 1182/3 - Section and North Elevations;

Drawing no. 1182/4 - South Elevations and Sections;

Drawing no. 1182/5 - Side Elevations;

Drawing no. 1182/6 - Sections Through Site;

Drawing no. 1182/7 - Proposed Roof Plan;

Drawing no. 1182/8 -Proposed Site Plan;

 

and the external surfaces of the buildings shall be of materials as indicated on the submitted drawings and application form. No other external finishing materials shall be used without the prior written approval of the Local Planning Authority.

                                   

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

 

3. 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 has been submitted and approved in writing by the Planning Authority. The WSI shall include details of the archaeological investigation, 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: A pre-commencement condition is considered fundamental to enable the Local Planning Authority to ascertain any remaining archaeological evidence of a deserted medieval village at Discove, in the interests of Policy EQ3 of the South Somerset Local Plan and relevant guidance within the NPPF.

 

4. The dwelling shall not be occupied until an electric vehicle charging point (EVCP) rated at a minimum of 16 amps has been provided for within its associated garage hereby permitted. Thereafter the EVCP shall be maintained and retained.

 

Reason: To ensure provision of an EVCP for low emission vehicles as part of the transition to a low carbon economy, having regard to Policy TA1 of the South Somerset Local Plan and relevant guidance within the NPPF.

 

(voting:unanimous)