Meeting documents

SSDC Area North Committee
Wednesday, 17th December, 2014 1.30 pm

  • Meeting of Area North Committee, Wednesday 17th December 2014 1.30 pm (Item 135.)

Minutes:

The Planning Officer introduced the application to Members and advised that since writing her report, Somerset County Council, as the Mineral and Waste Authority had responded and raised no objection to the application as the area proposed for development within the former quarry site had already been extracted.  She said although there were policy concerns as the site was not in the direction indicated for growth in the emerging Local Plan, the Economic Development unit said there was a need in the area and so it was concluded that the economic benefits outweighed the location concerns. 

The Committee were then addressed by Mr S Travers, Agent for the applicant.  He advised that since one building had been refurbished on the site, the owner had been approached by several businesses looking for premises in the Somerton area.  He further noted that the emerging Local Plan said the 5 hectares of employment land was needed in Somerton, which was confirmed by the Council’s Economic Development unit and by the requests to the applicant. 

One of the Ward Councillors, David Norris, reminded the Committee that the previous application at the site had been referred to the Ombudsman.  He felt this was the wrong site for industrial development even though the Highway Authority had withdrawn their objections. 

The other Ward Councillor, Pauline Clarke, advised that the site was already considered brownfield and the applicant had sympathetically converted the existing area of the site.  She said there was an unmet need for industrial land in the town and she supported the application. 

During discussion of the application, Members noted that the site had easy access to the A358 and A303 without driving through the town and so was ideally placed for an industrial park. It would also provide local employment.  It was proposed and seconded to approve the application, and, on being put to the vote, this was carried (voting: 8 in favour, 0 against, 1 abstention)

RESOLVED:

That planning application 14/04180/FUL be APPROVED as per the officer recommendation.

Justification

The provision of additional employment space at this former quarry site raises no substantive environmental, highway safety, visual or residential amenity concerns and would make a much needed contribution towards the Council’s need. As such the proposal complies with the saved policies of the South Somerset local Plan and the provisions of the NPPF.

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 drawings numbered 3436/100, 3436/102 and 3436/101 received 12/09/2014.

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

03.       The development hereby permitted shall not be used other than for those activities which fall within the definition of Class B1, Class B2 and Class B8 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: The local planning authority would not have been prepared to grant planning permission but for the need for additional employment land to accord with the aims and objectives of the NPPF and Policy ST3 of the South Somerset Local Plan.

04.       The development hereby permitted shall not be commenced unless particulars of the materials (including the provision of samples where appropriate) to be used for external walls and roofs have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interest of visual amenity to accord with Policy ST6 of the South Somerset Local Plan.

05.       No external lighting or illuminated signage shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage have been submitted to and approved in writing by the Local Planning Authority. The lighting assessment shall consider the Institute of Engineers lighting zone. The lighting approved shall be installed and shall thereafter be maintained in perpetuity in accordance with the approved details.

Reason: To minimise light pollution and safeguard the rural amenities of the area in accordance with Policies ST6 and EP3 of the South Somerset Local Plan.

 06.      The development hereby permitted shall not be commenced unless either;

a)        An investigation of the site for landfill gas has been carried out, to the satisfaction of the local planning authority, to ascertain whether gas protection measures are required. Where gas protection measures are required details of such measures shall be submitted to and approved in writing by the local planning authority and shall be carried out in full accordance with the approved details prior to the development being first brought into use and shall be permanently maintained and retained thereafter unless otherwise agreed in writing by the local planning authority; or

b)         Where an investigation of the site for the presence of landfill gas is not to be carried out details of precautionary gas protection measures shall be submitted to and agreed in writing by the local planning authority. Such protection measures shall be carried out in full accordance with the approved details prior to the development first being brought into use, and shall be permanently maintained and retained thereafter unless otherwise agreed in writing by the local planning authority.

Reason: To safeguard against pollution in accordance with Policies ST5 and EP5 of the South Somerset Local Plan.

07.       In the event that contamination is found at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared, submitted to and agreed in writing by the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency's 'Guiding Principles for Land Contamination'.

Reason: To safeguard against pollution in accordance with Policies ST5 and EP5 of the South Somerset Local Plan.

08.       Before the development hereby permitted is commenced surface water drainage details to serve the development, including for all areas of hardstanding and any other impermeable areas,  shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage details shall be completed and become fully operational before the development hereby permitted is first brought into use.  Following its installation such approved scheme shall be permanently retained and maintained thereafter.

Reason: To prevent the risk of flooding and ensure future maintenance of the surface water drainage system in accordance with the NPPF.

09.       The development hereby permitted shall not be commenced unless details of the internal ground floor levels of the building have been submitted to and agreed in writing by the local planning authority. Development shall be carried out in accordance with these details. 

Reason: In the interest of visual and residential amenity to accord with Policy ST6 of the South Somerset Local Plan.

10.       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 be informed by the landscaping schemes agreed as part of planning consent 10/02027/FUL, and 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 Policies ST5 and ST6 of the South Somerset Local Plan.

11.       The development hereby permitted shall not be commenced unless a scheme for acoustic insulation of the building has been submitted to and agreed in writing by the local planning authority. The agreed details shall be implemented in full and shall be retained and maintained in this fashion in perpetuity.

Reason: In the interest of residential amenity and the amenities of the area to accord with Policies ST5 and ST6 of the South Somerset Local Plan.

12.       There shall be no obstruction to visibility greater than 900 millimetres above adjoining road level forward of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to the extremities of the site frontage. Such visibility shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times.

Reason: In the interest of highway safety to accord with Policy ST5 of the South Somerset Local Plan.

13.       The area allocated for parking and turning on the submitted plan, drawing number 3436 101, shall be kept clear of obstruction and shall not be used other than for the parking and turning of vehicles in connection with the development hereby permitted.

Reason: In the interest of highway safety to accord with Policy ST5 of the South Somerset Local Plan.

14.       No raw materials, products of any description, scrap or waste materials whatsoever shall be stored in the open on any part of the subject land without the prior written consent of the local planning authority.

Reason: To safeguard the amenities of the area to accord with Policies ST5 and ST6 of the South Somerset Local Plan.

15.       No manufacturing, fabrication or other industrial process shall take place outside the confines of the building on the site.

Reason: In the interests of maintaining the residential amenity of the area, in accordance with Policy ST6 of the South Somerset Local Plan.

16.       There shall be no burning of any produce or material whatsoever on the site other than in a properly installed incinerator within a building.

Reason: In the interests of the local amenities of the area, in accordance with Policy ST6 of the South Somerset Local Plan.

(Voting: 8 in favour, 0 against, 1 abstention)

Supporting documents: