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 37.)

Minutes:

Proposal: Erection of a dwelling, car port and revised alterations to existing access and driveway.

 

The Planning Officer presented the application as detailed in the agenda. He noted the main reason for the recommendation of refusal was the issue of the access and the impact on the listed building.

 

Mr M Powell, applicant, noted The Limes was a large building, and being listed, was difficult to adapt for their future needs. They had taken advice from officers and were disappointed that the application was recommended for refusal. Widening of the access would be an improvement and he highlighted they already had permission to widen the access but they wished to revise the design.

 

Mr C Miller, agent, noted there had been lengthy negotiations and all issues had been resolved apart from the visual impact of the access. He noted the that the wings of the opening were now proposed to be set further back so that gates could be installed, and cars could pull off the road while opening the gates. Much of the wall was already in a bad state and would need repairing and preserving in the future.

 

Ward member, Councillor Tiffany Osborne, commented that the proposed new dwelling respected the character of the area, and the new build was not the reason for the officer recommendation of refusal. She noted the roadside wall was already in a decaying state, and changing the entrance would be more in keeping and visually pleasing than the existing access. The current access has very poor visibility and proposal would comply with requirements of the Highway Authority.

 

During a short discussion most members expressed support for the application. Some felt the existing access was dangerous and noted the wall was in a poor, and possibly unstable state. Other members expressed concern about the impact of the proposal on the listed house and wall.

 

At the conclusion of debate it was proposed to approve the application, contrary to the officer recommendation, as it was felt the proposal would not significantly affect the listed building.

 

On hearing the comments made and as members were minded to approve the application, the Planning Officer suggested conditions would be required for:

·         Time limit

·         Materials

·         Landscaping

·         Access to be fully constructed before occupation of new dwelling

·         Consolidation of surface

·         Condition and repair survey for the wall

 

The proposal to approve, subject to the conditions as suggested by the Planning Officer, was put to the vote and was carried 8 in favour, 2 against, 1 abstention.

 

RESOLVED:

That planning application 15/04736/FUL be APPROVED, contrary to the officer recommendation, subject to the following:

 

Justification:

 

The proposal represents a sustainable development that contributes positively towards the enhancement of the setting of a listed building without causing any demonstrable harm to the heritage asset, while making a positive contribution to the provision of new housing. The design and layout respects the character and appearance of the setting and causes no demonstrable harm to residential amenity or highway safety. In these respects the proposal accords with the aims

of the NPPF and Policies SD1, EQ2, EQ3, TA5 and TA6 of the South Somerset Local Plan.

 

Subject to the following 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: the drawings ref. P.2E and P.3B received on 18 April 2016; the house plans numbered P.1, P3, P.4, P.5, P6, P7, P8, P9 and P.10; and the garage plans and elevations, Scales 1:100 and 1:50 received on 21 October 2016.

 

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

 

03.    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;

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 finished floor level of the building.

 

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.

 

04.   No development hereby permitted shall be commenced unless there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping, 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: To safeguard the character and appearance of the area, and to accord with Policy EQ2 of the South Somerset Local Plan.

 

05.   The amended means of access to the site, including the stone walling, gates and surfacing, shall be fully completed in accordance with the layout shown on the submitted plan ref. P.2E prior to the occupation of the dwellinghouse hereby permitted.

 

Reason: To ensure that a safe means of access is provided for use by the two resulting dwellinghouses in accordance with the aims of the NPPF and Policy TA5 of the South Somerset Local Plan.

 

06.   No development hereby permitted shall be carried out unless a condition survey of the stone boundary wall along the southern boundary of the site has been undertaken and the results, together with a programme of remedial works arising from the survey, have been submitted to and approved in writing by Local Planning Authority. The approved programme of works shall be carried out in full unless otherwise agreed in writing.

 

Reason: To safeguard the character and appearance of the area, and of the listed building in accordance with the aims of the NPPF and saved Policy EQ3 of the South Somerset Local Plan.

 

07.   The areas allocated for parking and turning on the submitted plan ref. P.2E shall be fully implemented and surfaced prior to occupation of the development hereby approved, and shall thereafter 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 Policies TA5 and TA6 of the South Somerset Local Plan.

 

08.   The dwellinghouse hereby approved shall not be occupied unless the proposed access, over at least the first 6m of its length, as measured from the nearside edge of the adjoining carriageway, has been properly consolidated and surfaced (not loose stone or gravel) in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority, and shall be maintained as such at all times.

 

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

 

(Voting: 8 in favour, 2 against, 1 abstention)

Supporting documents: