Meeting documents

SSDC Area West Committee
Wednesday, 20th April, 2016 5.30 pm

Meeting of Area West Committee, Wednesday 20th April 2016 5.30 pm (Item 142.)
View the declarations of interest for item 142.

Minutes:

Application Proposal: Development of up to 200 residential dwellings (including up to 35% affordable housing), introduction of structural planting and landscaping, informal public open space and children’s play area, surface water attenuation, access points from Forton Road and Tatworth Road and associated works (outline)

The Area Lead West introduced the report and with the aid of slides and photographs summarised the details of the application as set out in the agenda. He advised that this was an outline application and was subject to reserved matters with the exception of the access. He commented that the principle of the development was acceptable and the site was part of the Chard Plan and would provide a key element of the new strategic road from the A30 to the A358. He updated that Wessex Water had undertaken an assessment and that further modelling was required. The Highway Authority had raised a capacity issue but was not severe to warrant refusal. He advised that the development would also make significant contributions towards the provision of affordable housing, education, sport, play and community facilities. His recommendation was for approval.

In response to members’ questions, the Area Lead West informed members of the following:

· The possible use of photovoltaic panels would be considered at the detailed design stage;

· Sustainable development conditions could be imposed but not included as part of the Section106 agreement;

· The scheme did not trigger the development of a new school and the Education Authority had confirmed that additional capacity could be facilitated in the local schools;

· £1.25m would be set aside to address the school capacity issue;

· The S106 contribution for education provision would go straight to Somerset County Council. A condition could be included to ensure that the funding was protected for the Chard schools.

The Committee was addressed by Sue Wyatt, Paul Ackroyd and Andrew Stoodley in objection to the application. Comments expressed included the following:

· Concerns in relation to the private water supply that crosses the site and the need for the supply to be rerouted. The pipe was less than a metre deep and would be destroyed by heavy machines;

· The junction at Chardstock Lane was a ‘blackspot’;

· Concerns over flooding at Wessex Close;

· The junction at Forton Lane had no capacity;

· The need for a sufficient landscaping area between existing houses at Wessex Close and the new houses.

The Area Lead West explained that the detailed layout of the scheme would be considered as part of a future planning application. He advised that the developer would have to address the issue of the private water supply crossing the site and make sure that existing systems would not be affected. Members were informed that NHS Somerset had been informed about the application but no response had been received. The response to the Policy Officers on the Chard Plan indicated that the existing medical facilities could cope at the present time.

Ward Member Cllr. Jason Baker commented that he was mindful that all three schools were under considerable strain and it was good to hear that money had been set aside to address capacity issues. He was concerned about the number of houses being built before the addition of a new school. He also felt that medical facilities needed to be reviewed. He further commented that the junction at Tatworth Lane had limited visibility was concerned that there could be an increase in accidents. He questioned whether the drainage/flooding system would be able to cope and referred to the lack of space for playing facilities on the site. He referred to the Chard Regeneration Plan and although supported the development he felt that it should be deferred until other phases have come forward.

During the discussion, a number of comments were made by members including the following:

· There were no objections from statutory consultees in relation to education and health;

· There were no grounds to refuse the application in relation to highway issues;

· Concern expressed with regard to sustainability as the two routes into Tatworth were unsafe and you could only get there by car;

· A request was made for the issue of the private water supply to be included as part of the informatives. The Area Lead West confirmed that this was acceptable;

· It was suggested that a representative from Somerset County Council’s Education Department be invited to update Area West members on education provision;

· The need to include a safe cycleway on the site and links to the Stop Line Way. The Area Lead West confirmed that this would be considered at the detailed design stage.

It was proposed and seconded to approve the application as per the Planning Officer’s recommendation subject to additional information to remind the developer of the private water supply that crosses the site. On being put to the vote, the proposal was carried by 7 in favour and 2 abstentions.

RESOLVED:

That Planning Application No.15/04772/OUT be APPROVED as per the Planning Officers recommendation outlined in the agenda report subject to additional information to remind the developer of the private water supply that crosses the site

And subject to:

a) The prior completion of a section 106 planning obligation (in a form acceptable to the Council's Solicitor(s) before the decision notice granting planning permission is issued, the said planning permission to cover the following terms/issues:

1) The provision of 35% affordable housing;

2) Contribution towards the provision of sport, play and strategic facilities, including land acquisition costs towards pitches and changing rooms; the scheme shall include 892 square metres of equipped play space and 223 square metres of youth facilities and shall be provided on a single site with 40 metre buffer zones to the facade of the nearest dwelling;

3) Contribution towards education provision;

4) Submission of a Travel Plan; and

5) Provision and maintenance of 0.78 hectares of informal open space.

for the following reason:

01. This proposed sustainable development is located within part of the Council's designated area for growth in the Chard Plan and will provide much needed market and affordable housing. The development will also make contributions towards education provision, sport, play and community facilities and travel planning. The development will also provide the southern section of the crucial new strategic road link between the A30 and the A358. The site is in a sustainable location within reasonable distance of the town centre accessible by foot, cycle or bus. The proposal is therefore in accord with Policies SD1, SS1, SS4, SS5, SS6, PMT1, PMT2, HG3, TA4, TA5, TA6, HW1, EQ2, and EQ4 of the South Somerset Local Plan (adopted 2015), the Core Planning principles, Chapter 6 and Chapter 7 of the NPPF and the Chard Regeneration Plan.

SUBJECT TO THE FOLLOWING:

01. The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.

Reason: To accord with the provisions of Article 4 of the Town and Country Planning (Development Management Procedure) Order 2010.

02. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

Reason: As required by Section 92(2) of the Town and Country Planning Act 1990.

03. All reserved matters shall be submitted in the form of one application to show a comprehensive and coherent scheme with respect to design and scale of the dwellings, site layout, plot boundaries, materials, and landscaping.

Reason: As required by Section 92(2) of the Town and Country Planning Act 1990.

04. 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 safeguard the character and appearance of the area to accord with Policy EQ2 of the South Somerset Local Plan.

05. Before the development hereby permitted shall be commenced details of all eaves/fascia board detailing, guttering, downpipes and other rainwater goods shall be submitted to and approved in writing by the Local Planning Authority. Such details once carried out shall not be altered without the prior written consent of the Local Planning Authority.

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

06. Before any of the development hereby permitted is commenced details of the internal ground floor levels of the buildings to be erected on the site shall be submitted to and approved in writing by the Local Planning Authority.

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

07. The proposed estate roads, footways, footpaths, tactile paving, cycleways, bus stops/bus lay-bys, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car, motorcycle and cycle parking, and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins. For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.