Meeting documents

SSDC Area North Committee
Wednesday, 29th June, 2016 2.00 pm

  • Meeting of Area North Committee, Wednesday 29th June 2016 2.00 pm (Item 36.)

Minutes:

Proposal: Demolition of attached lean-to on side elevation of dwelling and demolition of all timber buildings at the rear of the site; the erection of two dwellings and the formation of an access driveway, parking and turning.

 

The Planning Officer presented the application as detailed in the agenda. He updated members that one of the nine letters of objection referred to in the report had multiple signatures and effectively meant there were 20 objectors to the proposal. He also referred to another letter which had been circulated direct to members in which the letter author took issue with some aspects of the officer report.

 

It was noted the access proposal had recently been amended to make wider. Also originally chalet bungalows had been proposed but these had now been changed to ordinary bungalows due to concerns about height.

 

Members were then addressed by Mr D Warner, Mr R Martin and Mr F Dowding in objection to the application, their comments included:

·         Neighbouring properties would directly overlook the site and lights from cars travelling up the driveway at night will shine into the rooms.

·         Boundary hedge is species rich.

·         Fear the cul-de-sac of Eastfields will become a through road.

·         Highway safety concerns regarding the access.

·         Access is at a narrow point in the road and visual splay is limited.

·         Feel the specified history of the site is a slightly incorrect.

·         East Street is described as a cul-de-sac but it has 80 houses and a 30mph zone.

·         Proposal is over-development in a conservation area, with several listed buildings nearby.

·         Right development but in the wrong place.

 

Ms H Lazenby, agent, noted they were aware of continuing objections. In terms of heritage impact the site was located on the edge of the conservation area, and the new dwellings would be behind the existing dwelling and so have minimal visual impact. The planning application had been supported by a professional traffic assessment and in all aspects was considered acceptable in highway terms. She noted the existing sheds could be brought back into agricultural use at any time without permission, and she did not feel there was any reason to refuse the application on policy grounds.

 

Ward member, Councillor Neil Bloomfield, referred to the traffic assessment and noted the access would not be wide enough for a fire engine and so sprinkler systems were proposed to be installed. If a bin store for all the properties was to be located at the roadside it would not enhance the street scene or the conservation area. He did not support the application, felt it was garden grabbing and the access was not acceptable.

 

Ward member, Councillor Graham Middleton, accepted that the new dwellings would be minimally visible. However he expressed concern that access would be by a single driveway via the narrowest part of East Street, where there is also much on street parking making access and visibility difficult. He felt the site was not suitable for two dwellings with the associated vehicle movements.

 

During discussion mixed views were raised. Some members expressed concern about the access and highway safety, whilst others noted that the existing sheds could be brought back into use at any time and generate additional traffic movements.

 

The Locum Planning Solicitor advised members that if they were minded to refuse the application on highway safety grounds then local knowledge would have to be the support for a reason to refuse.

 

It was first proposed to refuse the application, contrary to the officer recommendation, on the grounds that:

·         The scale, layout and design would be harmful to residential amenity

·         Access, width and visibility inadequate and so harmful to highway safety

 On being put to the vote the proposal was not carried. (5 in favour of refusing the application, 6 against with 1 abstention).

 

It was then proposed to approve the application, as per the officer recommendation, and on being to the vote was carried, 6 in favour, 5 against with 1 abstention.

 

RESOLVED:

That planning application 16/01012/FUL be APPROVED, as per the officer recommendation, subject to the following:

 

Justification:

 

01.       The proposal, by reason of its scale, design and materials, respects the character and appearance of the area and causes no demonstrable harm to residential amenity. The proposed use of the existing access for purposes of the new development is not considered to have a severe impact on highway safety. The proposal is considered to accord with the aims of the NPPF and Policies SD1, SS1, TA5, TA6, EQ2 and EQ3 of the South Somerset Local Plan.

 

Subject to the following conditions:

 

01.       The development hereby permitted shall be carried out in accordance with the following approved plans: the drawings ref. 6515 numbers 02A, 03A and 04A.

                                                           

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

 

02.       No development hereby permitted shall be commenced unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority:

           

a)      materials (including the provision of samples where appropriate) to be used for external walls and roofs; these details shall be supported by a sample panel of natural stone indicating coursing and pointing which shall be made available on site prior to commencement;

b)      full design details and material and external finish to be used for all windows, all external doors, lintels, entrance gates, boarding and openings;

c)      details of all eaves and fascia board detailing, guttering, downpipes and other rainwater goods;

d)      details of the surface material for the parking and turning area;

e)      details of all boundary treatments; and

f)       details of the design and layout of the area demarcated on the submitted site plan for a refuse collection area.

           

            Reason: To safeguard the character and appearance of the area and to accord with the NPPF and Policies EQ2 and EQ3 of the South Somerset Local Plan.

 

03.       The area allocated for parking and turning, including garages, on the submitted plan ref. 6515-02A shall be kept clear of 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 and to accord with the NPPF and Policy TA5 and TA6 of the South Somerset Local Plan.

 

04.       Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be made before the development hereby permitted is occupied and maintained thereafter at all times.

           

            Reason: In the interests of highway safety and to accord with the NPPF and Policy TA5 of the South Somerset Local Plan.

 

05.       The area demarcated on the submitted plan ref. 6515-02A as a 'refuse collection area' shall be laid out and established prior to the occupation of  the development hereby permitted, and shall be permanently maintained and retained for the purposes of refuse storage thereafter in perpetuity.

           

            Reason: In the interests of amenity, and to accord with Policy EQ2 of the South Somerset Local Plan.

 

06.       The development hereby permitted shall not be commenced (including any ground works or site clearance) until a survey to determine presence/absence of slow worms, plus if present, a mitigation plan or method statement detailing measures to avoid harm to slow worms, has been submitted to and approved in writing by the local planning authority.  The works shall be implemented in accordance with the approved details and timing of the mitigation plan / method statement, unless otherwise approved in writing by the local planning authority.

           

            Reason: For the protection and conservation of priority species in accordance with policy EQ4 of the South Somerset Local Plan, NPPF and to ensure compliance with the Wildlife and Countryside Act 1981 (as amended).

 

 

Informatives:

 

01.       The Wildlife and Countryside Act 1981 makes it an offence to disturb a nest of any wild bird whilst it is in use or in the process of being built.  Clearance of trees, scrub, ivy, bramble or other dense vegetation, and demolition of, or works to buildings, could cause disturbance to nesting birds, and it is advisable to carry out such works outside of the main nesting season of 1st March to 31st August inclusive, unless a prior check by a competent person has confirmed the absence of nesting birds

 

(Voting: 6 in favour, 5 against, 1 abstention)

Supporting documents: