Meeting documents

The Planning Officer presented the application as detailed in the agenda, with the aid of a power point presentation he indicated the changes made since the previously refused application, and he read out the reasons for that refusal. The officer’s opinion was that as a result of the changes made, those reasons had been addressed with this application and therefore he confirmed that the recommendation was one of approval.

Mr J Knight of Pitcombe PC spoke in objection to the application and reaffirmed that the parish council’s recommendation was to refuse the application.

Mr M Taylor and Elizabeth Thomas both spoke in objection to the application.

Ward Member Cllr Mike Beech thought there was little difference between this application and the previously refused application.

During discussion, concern was raised about the proposed roof-lights, the possibility of overlooking and probably damage to the neighbour’s garden, and it was considered that the scale and design did not respect the character of the conservation area.  A suggestion was made that the roof lights could be replaced by sun tubes to the south elevation.

A proposal was made and seconded to approve the application as per the officer’s recommendation with an amendment to condition 7 to require details of alternative roof openings in the form of sun tubes to the south elevation of the single storey part and an additional condition 11 to require retention of the boundary wall to the south.

On being put to the vote the motion was carried by 4 votes in favour; 3 against and 2 abstentions.

RESOLVED: That Planning Application 14/03507/FUL be approved as per the officers recommendation:

01.       Justification

The replacement dwelling due to its design and form respects the character of the conservation area and provides an appropriate modern dwelling. The proposal also does not adversely affect residential or visual amenity. The proposal therefore complies with saved policies ST5, ST6, EC3, EH1 and EP6 of the South Somerset Local Plan and the provisions of chapters 4, 7, 11, 12 and the core planning principles of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

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: '1551.080 Rev A', received 30th July 2014 and '1551-110 Rev E, '1551-11 Rev D', '1551-1112 Rev D' and '14/1439/02', received 26th September 2014.

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

03.       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, roofs and new boundary walls;

            b) sample panels of stonework shall be provided on site for inspection;

            c) details of the design, materials, external finish and recessing for (including the provision of samples where appropriate) to be used for all new doors, windows (including roof lights), boarding and openings.

            d) details of the design of all roof eaves, verges and abutments, including detail drawings at a scale of 1:5;

            e) details of all new cast metal guttering, down pipes, other rainwater goods, external plumbing, extract vents and flues;

            f) details of position and colour finish of meter cupboards, gas boxes and any external lighting..

            Once approved such details shall be fully implemented and thereafter shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: In the interests of visual amenity and to safeguard the character and appearance of the conservation area, in accordance saved policies ST5, ST6, EC3 and EH1 of the South Somerset Local Plan 2006 and the provisions of chapters 7 and 12 of the National Planning Policy Framework.

04.       No works shall be undertaken unless details of all proposed levels including finished floor levels are submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed details.

            Reason: In the interests of visual and residential amenity and to safeguard the character and appearance of the conservation area, in accordance with saved policies ST5, ST6 and EH1 of the South Somerset Local Plan 2006 and the provisions of chapter 7 and the core planning principles of the National Planning Policy Framework.

05.       No works, including associated site vegetation clearance, landscaping, demolition of existing structures, ground-works, operation of heavy machinery or the storage of materials occurring on-site, shall be undertaken unless a scheme of tree protection measures shall be submitted to and agreed in writing with the Council and it shall include the following details:

            (i)         A statement of intent describing site-specific tree protection measures

            (ii)        A location plan and specification of tree protection fencing and;

(iii)       A commitment to ensuring that a pre-commencement site meeting takes place between the builder/project manager and the Council's Tree Officer (01935 462670), which shall be arranged at a mutually convenient time to allow for the Council's inspection and approval of the protective fencing.

            On approval of the protective fencing, the agreed tree protection measures shall be implemented in their entirety for the duration of the construction of the development (inclusive of any landscaping operations).

                        Reason: To preserve the health, structure and amenity value of existing landscape features (trees) in accordance with the objectives of saved policies ST6 and EH1 of the South Somerset Local Plan 2006 and the provisions of chapters 7 and 11 of the National Planning Policy Framework.

06.       No works shall be undertaken unless a Construction Environmental Management Plan (CEMP) the development has been submitted to and approved in writing by the Local Planning Authority.  Subsequent development shall be carried out in accordance with the requirements of the approved CEMP.

                        The statement shall provide details for:                                 

                        Working hours during which construction works shall take place;

                        Procedures for noise and dust mitigation during construction;

                        Storage of plant and materials used in constructing the development;

                   Wheel washing facilities or other measures to ensure that mud and other debris are not deposited on the local highway network.

            Reason: To safeguard residential amenity and to safeguard the character and appearance of the conservation area, in accordance with saved policies ST5, ST6 and EH1 of the South Somerset Local Plan and the provisions of chapters 7, 12 and the core planning principles of the National Planning Policy Framework.

07.       Before any work is carried out on site, and notwithstanding the provisions of

condition 03 and the submitted drawings, details of the proposed roof lights to the southern elevation of the single storey element along the boundary with Well Cottage shall be submitted to and agreed in writing with the local planning authority. The roof lights shall be fixed shut. Once approved such details shall be fully implemented and thereafter shall not be altered without the prior written consent of the Local Planning Authority.

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

08.       The parking and turning area indicated as 'paved forecourt' on approved plan '1551-110 Rev E' shall be kept free from obstruction at all times and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted.

            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.

09.       Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 1995 (or any subsequent order amending or revoking and re-enacting that Order) there shall be no additional openings, including windows and roof lights, and vents or flues installed to the southern elevation of the single storey element that shares a boundary with Well Cottage without the prior express grant of planning permission.

            Reason: In the interests of visual and residential amenity and to safeguard the character and appearance of the conservation area, in accordance saved policies ST5, ST6 and EH1 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.

10.       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), there shall be no extensions to the dwelling hereby approved without the prior express grant of planning permission.

            Reason: In the interests of visual and residential amenity and to safeguard the character and appearance of the conservation area, in accordance saved policies ST5, ST6 and EH1 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.

11.      The existing wall to the southern elevation along the boundary with Well Cottage shall be retained and not demolished, as shown on the drawings hereby approved, without the prior written consent of the Local Planning Authority.

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.

(Voting 4 in favour: 3 against and 2 abstentions)