Agenda, decisions and draft minutes

To receive any apologies for absence and notification of substitutions.

Apologies were received from Councillors Ross Henley, Dave Mansell and Derek Perry.

To approve the minutes from the previous meeting.

Resolved that the minutes of the Planning Committee - West held on 18 March 2025 be confirmed as a correct record.

To receive and note any declarations of interests in respect of any matters included on the agenda for consideration at this meeting.

(The other registrable interests of Councillors of Somerset Council, arising from membership of City, Town or Parish Councils and other Local Authorities will automatically be recorded in the minutes: City, Town & Parish Twin Hatters - Somerset Councillors 2023 )

All Councillors on the Committee declared they had received an email from the applicant for item 5. Councillor Nick O’Donnell also declared that he had a conversation with a public speaker outside of the meeting for item 5, but this was a personal interest. Councillor Caroline Ellis declared that her husband was MP Gideon Amos who had written a letter of objection to item 5.

The Chair to advise the Committee of any items on which members of the public have requested to speak and advise those members of the public present of the details of the Council’s public participation scheme.

For those members of the public who have submitted any questions or statements, please note, a three-minute time limit applies to each speaker.

We are now live webcasting most of our committee meetings and you are welcome to view and listen to the discussion. The link to each webcast will be available on the meeting webpage, please see details under ‘click here to join online meeting’.

Requests to speak at the meeting under Public Question Time must be made to democraticserviceswest@somerset.gov.uk  by 5pm on the Wednesday prior to the meeting.  For those wishing to speak on an application, requests must be made by 5pm on the Thursday prior to the meeting.

There were no public questions.

To consider an application for phased development capable of being severed of 292 no. dwellings with associated access, infrastructure, open space (formal and informal), landscaping and related works.

Subject to the completion of a Planning Obligation, to grant permission subject to the conditions detailed within the officer’s report.

 (Voting ,  5 For,4 Against, 1 abstention)

The Planning Officer introduced the application with the aid of a presentation. The officer explained that the application sought permission for phased development capable of being severed of 292 no. dwellings with associated access, infrastructure, open space (formal and informal), landscaping and related works. The Highways Officer was introduced who gave an overview on the vehicle access. The Lead Planning Officer was introduced to highlight the key considerations from the application.

The Chair used his discretion to allow a further public speaker. The Committee were addressed by 6 objectors whose comments included:

-       Lack of adequate site visit(s) by the Committee.

-       The risk to public safety that the development would cause.

-       The volume of traffic using the single access point.

-       The risk to children and parents who walked to school.

Councillor Tom Deakin and David Forthergill addressed the Committee, whose comments included:

-       Lack of traffic assessments and photos of the area to the north of the proposed development.

-       The impact the development would have on Cheddon Road.

-       The need to increase cycling and walking routes if approved.

The Committee were addressed by the agent.

The Highways Officer responded to queries around the future residents driving routes to the north of the development and confirmed that the assessments were done to industry standards and were satisfied with the impact.

Councillors were invited to discuss the application, and the following points were raised:

-       Councillors asked for the traffic numbers that were reported for the development area during the assessment. This was duly provided by the Highways Officer.

-       Councillors were unhappy with the lack of a link route and second access point. The Planning Officer confirmed that the application did not include a second access point, and the application was recommended for approval without it.

-       Councillors queried the 5-year land supply and the impact that it had on the application. The Head of Planning confirmed that the site was allocated for development, so even if 5-year housing supply was not considered, the officer’s recommendation would still be to approve the application.

-       Councillors queried the house density of the application. The Planning Officer confirmed the number of houses proposed was appropriate for the space.

-       Councillors thanked the public for their detailed information.

Councillor Simon Coles after deliberation proposed that the application be approved, which was seconded by Councillor Stephen Pugsley. A vote was taken, which failed.

A debate was had between the Committee to resolve a suitable reason for refusing the application. The Committee took the view that the traffic provided to industry standards did not reflect the view of the local area. The Planning Officer confirmed this was not a suitable reason for refusal and would likely not win at appeal.

Councillors queried the cost of losing at appeal and the likelihood of finding a consultant that would support the refusal. The Head of Planning gave an estimated cost of a loss at appeal and confirmed that Somerset Council would struggle to  ...  view the full minutes text for item 75.

To consider an application for approval of reserved matters following outline application 53/21/0010 for the access, landscaping, appearance and scale for the erection of 80 No. dwellings, vehicle access, drainage, public open space including allotments and play areas, foot paths, cycle ways, landscaping and associated works.

To grant permission subject to the conditions detailed within the officer`s report and as verbally updated.

(Voting Unanimous, For)

The Planning Officer introduced the application with the aid of a presentation. The officer explained that the application sought permission for approval of reserved matters following outline application 53/21/0010 for the access, landscaping, appearance and scale for the erection of 80 No. dwellings, vehicle access, drainage, public open space including allotments and play areas, foot paths, cycle ways, landscaping and associated works.

The Committee were addressed by the agent.

Councillors were invited to discuss the application, and the following points were raised:

-       Councillors queried the location of the footpath that was flooded in the photos submitted by a member of public. The Chair used his discretion to allow a member of public to confirm the location of the footpath, at Burge Farm Lane to Burge Crescent and raised concerns about flooding of the local area. The Lead Officer confirmed that the development would reduce surface water due to the standard of flood prevention that was now required.

-       Councillors queried the design of the properties, and the materials used. The Planning Officer confirmed the materials proposed.

Councillor Normal Cavill proposed that the application be approved, which was seconded by Councillor Gwil Wren.

To grant permission subject to the conditions detailed within the officer`s report and as verbally updated.

(Vote: Unanimous, For)

To consider an application for 52 dwellings (parcel H1Fii)

To grant permission subject to:

• prior receipt of a Unilateral Undertaking or completed s106 to bring forward the proposed trigger for the pedestrian and cycle connection to Comeytrowe Lane (from the spine road), ?
• to the conditions listed at Appendix 1, and
• an addition informative regarding bat lighting.

 (Voting Unanimous, For)

Councillor Stephen Pugsley left the meeting at the start of this application.

The Planning Officer introduced the application with the aid of a presentation. The officer explained that the application sought permission for 52 dwellings (parcel H1Fii). The Planning Officer presented items 7,8 and 9 in one presentation as they were interlinked.

The Committee were addressed by 1 objector whose comments included:

-       The verification report was not present at the time of the Committee.

The Committee were addressed by the agent.

Councillors were invited to discuss the application, and the following points were raised:

-       Councillors sought confirmation on the listed building.

-       Councillors asked if a contribution to the school in the proposed development area was being made by developers.

-       Signage of the proposed bus lane was queried. The Planning Officer confirmed that there was a wide range of signage and road markings to warn road users.

Councillor Andy Sully proposed that the application be approved, which was seconded by Councillor Gwil Wren.

To grant permission subject to:

• prior receipt of a Unilateral Undertaking or completed s106 to

bring forward the proposed trigger for the pedestrian and cycle

connection to Comeytrowe Lane (from the spine road),

• to the conditions listed at Appendix 1, and

• an addition informative regarding bat lighting.

 (Vote: Unanimous, For)

To consider an application for conversion of commercial unit to dwelling.

To grant permission subject to the conditions detailed within the officer’s report.

 (Voting Unanimous, For)

Councillor Simon Coles proposed that the Committee be extended by 30 minutes to conclude the substantive items, which was seconded by Councillor Andy Sully and passed unanimously.

Councillor Norman Cavill left the meeting.

The Planning Officer introduced the application with the aid of a presentation. The officer explained that the application sought permission for conversion of commercial unit to dwelling.

The Committee were addressed by the agent.

Councillors were invited to discuss the application, and the following points were raised:

-       Councillors queried the contingencies in place to stop public going through bus lanes.

-       Councillors recalled a visit to the Orchard Grove.

Councillor Gwil Wren proposed that the application be approved, which was seconded by Councillor Andy Sully.

To grant permission subject to the conditions detailed within the officer’s report.

 (Vote: Unanimous, For)

 To consider an application for a Non-Material Amendment to application 42/23/0016 in relation to minor amendments to land referred to as the Mill Pond Area on land at Comeytrowe, Taunton

To grant permission subject to the conditions detailed within the officer’s report, plus two additional conditions regarding the reinforced concrete retaining walls and the construction of a new stretch of walling adjacent to Comeytrowe Manor.

 (Voting Unanimous, For)

The Planning Officer introduced the application with the aid of a presentation. The officer explained that the application sought permission for a Non-Material Amendment to application 42/23/0016 in relation to minor amendments to land referred to as the Mill Pond Area on land at Comeytrowe, Taunton.

Councillors were invited to discuss the application, and the following point was raised:

-       Councillors thanked the officer for their detailed presentation.

Councillor Andy Sully proposed that the application be approved, which was seconded by Councillor Nick O’Donnell.

To grant permission subject to the conditions detailed within the officer’s report, plus two additional conditions regarding the reinforced concrete retaining walls and the construction of a new stretch of walling adjacent to Comeytrowe Manor.

 (Vote: Unanimous, For)

To receive an update on appeals and appeals decisions received.

This item was deferred due to time constraints.

This item was deferred due to time constraints.