Meeting documents

SSDC Area West Committee
Wednesday, 17th December, 2014 6.00 pm

Minutes:

Application proposal: The erection of a clubhouse/changing rooms, provision of a football pitch, floodlighting and formation of a new vehicular access and improved pedestrian access.

Having earlier declared a personal and prejudicial interest, Councillor Carol Goodall made a statement prior to leaving the room during consideration of the item.

The Planning Officer with the aid of slides and photographs summarised the details of the application as set out in the agenda report including the key considerations.  He updated members that the County Archaeologist was satisfied with the application subject to conditions.  The Highway Authority raised no objections to the application and was satisfied with the access and parking facilities; and had recommended two conditions to be attached to the application.  He referred to the concerns of the Highway Authority regarding the access when the Medical Centre was constructed and advised that a 3rd party issue had delayed construction and a temporary access was formed.  The Planning Officer’s recommendation was for approval.  He amended his recommendation to include the following additional conditions:

·         Drainage condition

·         County Archaeologist conditions

·         Highway conditions

·         Lighting related condition

In response to questions, the Planning Officer clarified points of detail raised by members.  Members were informed of the following:

·         The ridge height of the building was 5 ½ metres;

·         There was currently no parking on the site;

·         The Planning Officer was unable to confirm whether Ilminster Town Council had registered community interest in the land.

Prior to leaving the room, Councillor Carol Goodall displayed a number of photographs highlighting the state of the current football facilities.  The facilities had been vandalised in recent years and there was currently no heating in the building.  She commented that the Football Club was in desperate of the facilities and that the proposal would be a launch pad for a much larger project in the town.

The Committee noted the comments of Cllr. E J Taylor representing Ilminster Town Council.  She commented that the facilities were much needed and would offer other residents community facilities and the car park would reduce parking on Canal Way.  The original plan was for 25 car parking spaces but his had been increased to meet Highway Authority conditions.  She confirmed that Ilminster Town Council had put in a community right to buy bid on the land and that negotiations were ongoing.  She believed that the project could benefit dog walkers, the cricket club as well as the football club.

Comments raised by Mr Skelsey, Mrs Skelsey, Mrs Mitchell, Mr Lusby and Susan Moore in objection to the application were noted by the Committee.  Points mentioned included the following:

·         Lack of consultation on the proposals;

·         Loss of community space that is used for activities other than sport e.g. dog walking, picnics etc.;

·         Access considered inappropriate for the GP Surgery;

·         Concern over the increase in car parking spaces;

·         Support for the principle of new facilities but not supportive of the proposed location;

·         There was no need for another drinking establishment in the town;

·         The peaceful area of Ilminster would disappear;

·         Solar panels would have a visual impact;

·         The floodlights would have a detrimental effect on the surrounding area;

·         Loss of wildlife habitat for badgers, bats and owls;

·         The Cricket Club and Football Club should be able to share facilities.

The Committee was then addressed by Darren Paul, Jacob Paul, Sean Timson, Kieran Manley, Josh Manley, Mrs Story, Mr Fish, and Mr Moore in support of the application.  Points mentioned included the following: 

·         Existing facilities inappropriate for use;

·         The current facilities were lacking in disabled facilities, ladies facilities and car parking;

·         The facilities could also be used by other community groups and all residents of Ilminster;

·         The facilities would provide a hub for football;

·         The new facilities would provide a meeting space for the Guides;

·         There were very few halls with premium space in Ilminster;

·         The development would allow players and supporters to park safety;

·         Would provide a good facility that the town could be proud of;

·         Enabling the accommodation of increasing population;

·         The area could accommodate the development without a large impact on the space.

Ward Member, Councillor Kim Turner commented that there was no doubt that Ilminster Town Football Club was in need of better facilities and that the current facilities were an embarrassment for the town.  She felt that it was an extremely hard decision to make as there were many differing opinions from residents in the town.  She felt concerned that the development would take up a third of the site.  Reference was also made to the pitches being waterlogged and concerns of a new drainage system causing increased flooding in residential areas.  She raised concerns about the proposed floodlighting as there was lots of wildlife and badgers in the area.  With reference to the access, she failed to understand how the goalposts had changed with Highways.  She also felt that the proposed development was situated in the wrong location and would prefer to see it in the existing position.

The Area Lead West clarified the position with regard to the access issue and confirmed that the Highway Authority had raised no objections.  He advised that the provision of work would require the applicant to enter into a formal legal agreement.

During discussion on the item, Members made a number of comments which included the following:

·         Ilminster would require more recreational facilities as it grows;

·         The location was a natural extension of the existing facilities;

·         There were no planning reasons to refuse the application;

·         The development would not cause an impact on residential amenity;

·         Although there was an obvious need for new facilities, it was felt that the green land was a very important area and should not be lost.  The proposed development could be located on the existing site;

·         The benefits long term outweighed the loss;

·         The application was a good opportunity to provide good facilities for children, men and ladies;

·         Ilminster was in need of a good quality function room.

In response to a member comment, the Area Lead West confirmed that the use of the car park was not restricted in anyway.

It was proposed and seconded to approve the application as per the Planning Officer’s recommendation as outlined in the agenda subject to the following additional conditions:

·         Drainage condition

·         County Archaeologist conditions

·         Highway conditions

·         Lighting related condition

On being put to the vote the proposal was carried 9 in favour and 2 against.

RESOLVED:

That Planning Application No. 14/04748/FUL be APPROVED as per the Planning Officer’s recommendation subject to the following additional conditions:

·         An additional drainage condition

·         County Archaeologist conditions

·         Highway conditions

·         Lighting related condition

For the following reason:

01. The proposed development by reason of its design, siting and location will provide a much needed improved facility for Ilminster Football Club and a community space for the town, would respect the character and appearance of the area, would not harm residential amenity, and make adequate provision for vehicular/pedestrian access and parking. The proposal would therefore accord with saved Policies ST5, ST5, and EC1 of the South Somerset Local Plan and Chapters 8 and 11 of the NPPF.

SUBJECT TO THE FOLLOWING CONDITION(S):

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 not be commenced until 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: To protect the visual amenity of the area to accord with saved Policy ST5 of the South Somerset Local Plan.

03. The area allocated for parking on the submitted plan shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the development hereby approved.

Reason: In the interests of highway safety to accord with saved policy ST5 of the South Somerset Local Plan.

04. 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 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 to accord with saved policy ST5 of the South Somerset Local Plan.

05. No floodlighting shall be installed within the application site until a bat survey and impact assessment has been undertaken, and the report and recommendations have been submitted to and approved in writing by the local planning authority.

Reason: In the interests of ecology to accord with saved policy EC8 of the South Somerset Local Plan.

06. Subject to the approval of the Council's Ecologist that floodlighting may be installed, as required by condition 5, no floodlights shall be installed without the details of any such lighting being submitted to and approved in writing by the Local Planning Authority and in agreement with the Ward Member. Once the details of the floodlights have been agreed, the floodlights shall not be altered without the written consent of the Local Planning Authority.

Reason: In the interests of visual amenity and ecology to accord with saved policies ST5 and EC8 of the South Somerset Local Plan and the NPPF.

07. The development hereby approved shall be carried out in accordance with the following approved plans: Drawing numbers: ITFC9, ITFC10 REV1, ITFC11, ITFC13 REV 1, ITFC14 REV.

Reason: For the purposes of clarity and in the interests of proper planning.

08. Any floodlighting approved in connection with condition 6, shall only be operated between 16.00 to 21.30 hours.

Reason: In the interests of visual and residential amenity to accord with saved policy ST5 of the South Somerset Local Plan.

09. In this condition 'retained tree' means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs a) and b) below shall have effect until the expiration of (IN) from the date of occupation of the building for its permitted use.

a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3998 (Tree Work).

b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.

c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought onto the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the Local Planning Authority.

Reason: To protect existing trees/hedgerows on the boundary of the site during construction.

10. Before the development hereby permitted is commenced, foul and surface water drainage details to serve the development, shall be submitted to and approved in writing by the Local Planning Authority and 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 ensure that the development is satisfactorily drained to accord with the NPPF.

11. No development hereby approved shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the local planning authority.

Reason: In the interests of archaeology to accord with the NPPF.

12. No work shall commence on the development site until the design and specification for the amended access have been submitted to and approved in writing by the Local Planning Authority. No part of the development hereby permitted shall be occupied until the highway access works have been fully implemented in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority.  The provision of these works will require a legal agreement and contact should be made with the Highway Authority well in advance of commencing the works so that the agreement is complete prior to starting the highway works.

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

13. 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 installed before (trigger point) and thereafter maintained at all times.

Reason: In the interests of highway safety to accord with saved policy ST5 of the South Somerset Local Plan.

14. No external lighting (other than the floodlighting which is covered by conditions 5 and 6) shall be installed in the car park, on the clubhouse hereby approved or any other security lighting within the application site without the details first being submitted to and approved in writing by the local planning authority.

Reason: In the interests of visual amenity to accord with saved policy ST5 and ST6 of the South Somerset Local Plan.

15. No boundary fencing shall be erected without the details being submitted to and agreed in writing by the Local Planning Authority. Once agreed, the fencing shall not be altered without the written approval of the Local Planning Authority.

Reason: In the interests of visual amenity to accord with saved Policy ST5 of the South Somerset Local Plan.

(Voting: 9 in favour, 2 against)

 

Supporting documents: