Meeting documents

The Planning Officer presented the application as detailed in the agenda report. He explained that plans had been amended after a neighbour’s complaint regarding the skylights; however they still had an issue over the proposed height of the dwelling.  With the aid of  a point presentation plans of the site and photos were shown.

The officer confirmed that his recommendation was to approve the application.

Mr N Smith spoke in objection to the application on behalf of himself and near neighbours Mr and Mrs Manns.  Mr Smith was concerned about the loss of privacy from his property Church Cottage, and Mr and Mrs Manns were concerned about the close proximity of the proposed dwelling, the height of the roof shown on the plans and the proposed black roof tiles that would be seen from their window.

Helen Lazenby from Clive Miller Associates on behalf of the applicant, addressed the meeting and advised that the replacement dwelling would be of a similar footprint to the demolished buildings, plans had been amended to address the concerns of the neighbour but if AEC members felt it was necessary, adjustments to the other windows could be made.  

Ward Member Cllr John Calvert felt the application was an over development of the site; the size, form and close proximity to the boundary was of concern.

In response to a query the Area Lead East replied that there was no issue with the nearness of the dwelling to the boundary, but it was about any impact the close proximity could cause.

It was suggested that all windows should have obscure glass.

The agent explained that it was proposed to erect a fence on the boundary wall to take the fence to 1.8 meters high.

During the short discussion it was suggested that if the application was approved and in the event that the new fence could not be erected, all windows should have obscure glass and any roof lights should be installed at least 1.7 meters above floor level and details of the material for  the roof tiles to be specified.

A proposal was made and seconded to approve the application as per the officers recommendation; plus an amendment to the wording of Condition 03; an extra sentence in Condition 07 regarding the fence to the east boundary and another condition regarding the roof lights; plus an informative regarding the materials to be used for the roof tiles.

On being put to the vote the motion was carried by 6 votes in favour and 1 abstention.

RESOLVED: That Planning Application 14/03235/FUL be approved as per the officers recommendation

The proposed development is considered to be acceptable, by reason of its design, scale and materials, and has no adverse impact the character and appearance of the locality, the setting of local heritage assets, highway safety and ecology and causes no unacceptable harm to residential amenity in accordance with the aims and objectives of saved policies ST3, ST5, ST6, EC8, EH1, EH3 and EH5 of the South Somerset Local Plan and the provisions of chapters 4, 6, 7, 11 and 12 and the core planning principles of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

01.       The works hereby granted consent shall be begun before the expiration of three years from the date of this consent.

            Reason:  As required by Section 16(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

02.       The development hereby permitted shall not be carried out otherwise than in complete accordance with the following approved plans: '6391/02A', '6391-03A' and '6391-04A', received 19th August 2014.

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

03.       Notwithstanding the details submitted, no work shall be carried out on site unless particulars of the materials (including the provision of samples) to be used for the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.

            Reason: In the interests of visual amenity, in accordance with saved policies ST5, ST6, EH1 and EH5 of the South Somerset Local Plan 2006 and the provisions of chapters 7 and 12 of the National Planning Policy Framework.

04.       The existing means of access serving The Old Rectory, from George Street, shall be stopped up, in accordance with the details that shall be submitted to and agreed in writing by the Local Planning Authority, and its use permanently abandoned within one month of the development hereby permitted being first being occupied.

            Reason: In the interests of highway safety, in accordance with saved policy ST5 of the South Somerset Local Plan and the provisions of Chapter 4 of the National Planning Policy Framework.

05.       Details of measures for the enhancement of biodiversity shall be submitted to and approved in writing by the Local Planning Authority. The biodiversity enhancement measures shall be implemented in accordance with the approved details unless otherwise approved in writing by the local planning authority.

            Reason: For the enhancement of biodiversity, in accordance with saved policy EC8 of the South Somerset Local Plan and the provisions of chapter 11 of the National Planning Policy Framework.

06.       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 (planting), 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: In the interests of visual amenity, in accordance with saved policies ST5, ST6, EH1 and EH5 of the South Somerset Local Plan 2006 and the provisions of chapters 7 and 12 of the National Planning Policy Framework.

07.       All new boundary treatments shall be provided in accordance with details as indicated on approved plan '6391-04A'. In the event that the new fence to the east boundary cannot be erected all windows to the east elevation shall be fitted with obscure glazing which shall be fixed shut and maintained as such at all times thereafter. Such approved details shall be fully provided before the dwelling hereby permitted is first occupied and shall be permanently retained and maintained thereafter.

            Reason: In the interests of residential amenity, in accordance with saved policy ST6 of the South Somerset Local Plan 2006 and the core planning principles of the National Planning Policy Framework.

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), no additional windows, including dormer windows, or other openings (including doors) shall be formed in the dwelling hereby permitted, without the prior express grant of planning permission.

            Reason: In the interests of visual and residential amenity, in accordance with saved policies ST5, ST6, EH1 and EH5 of the South Somerset Local Plan 2006 and the provisions of chapters 7, 12 and the core planning principles of the National Planning Policy Framework.

09.       All rooflights hereby approved shall be installed so that all glazed parts are at least 1.7 above the floor level of the room they serve. Once installed the rooflights shall not be altered without the prior express grant of planning permission.

Reason – In the interests of residential amenity in accordance with saved policy ST6 of the South Somerset Local Plan.

Informative:

The details to be submitted in connection with condition 3 should specify tiled roofing materials

(Voting 6 in favour: 1 abstention)