Agenda, decisions and minutes

To receive any apologies for absence and notification of substitutions.

Apologies for absence were received from Councillors Wiltshire, Hart and Robbins. Councillor Ham substituted for Councillor Hart.

To approve the minutes from the previous meeting.

The Committee was asked to consider the Minutes of the meeting held on 7 November 2023.

Councillor Martin Lovell proposed and Councillor Edric Hobbs seconded that they be accepted. These Minutes were taken as a true and accurate record and were approved.

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 )

Councillor Barry Clarke declared a non-registerable interest in applications 2022/1981/FUL & 2022/1982/LBC as he was the agent for the applications.  He advised he would not take part in the debate and would leave the Chamber during those discussions.

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.

Requests to speak at the meeting at Public Question Time must be made to the Monitoring Officer in writing or by email to democraticservicesteam@somerset.gov.uk  by 5pm on Friday 1 December 2023.

There were none.

To consider an application for Outline Planning Permission with some matters reserved for erection of up to 100 dwellings with public open space with only details of access considered.

That planning application 2019/1381/OTS be APPROVED in accordance with the Officer’s recommendation.

Votes – Unanimous in favour

Application for outline planning permission with some matters reserved for the erection of up to 100 dwellings with public open space with only details of access considered.

The Officer’s Report stated that this application had been referred to the Committee as it required approval of the proposals for phosphate mitigation. Other than phosphate mitigation, there were no changes in the development proposed. Conditions and obligations had been reviewed to ensure they remained suitable. Updated ecology information had been submitted and considered, to ensure a decision was made on the current site situation.

The Report continued that re-consultation had been undertaken with consultees as necessary to confirm the recommendation, conditions and obligations remained suitable. All other consultation comments remained relevant and were considered in the assessment.

St Cuthbert Out Parish Council had made a number of comments on the application including the following:

·      Contributions towards the 67 bus route are no longer required.

·      Agree that bus stop enhancements would be necessary in the local area as an alternative.

·      Request that the developer takes on delivery and installation.

• Request a second bus stop be installed on the north side to facilitate Wells-bound traffic. Options to be explored.

Somerset Ecology had no objections and due to the lapse in time, an updated Ecological Appraisal was submitted in April 2023. Natural England stated that based on the information provided, the proposed mitigation strategy was acceptable.

There had been 1 further letter of objection from local residents since the previous Planning Board decision. Objections included insufficient social housing, insufficient infrastructure, services and facilities and water pollution.

The Officer’s Report advised that the overall thrust of Government Policy as set out in the updated National Planning Policy Framework (NPPF) was to encourage the delivery of sustainable development and required Local Authorities to significantly boost the supply of housing. The application reflected the emerging policy framework which covered the period 2006-2029. The application scheme offered a proposal which would provide 100 residential units, including the provision of affordable housing to respond to current policy requirements. In addition, the proposed means of access to serve the development was considered acceptable.

The Officer’s Report continued that the assessment of the application had not identified any other adverse impacts that would arise and the application scheme was considered acceptable including in relation to the landscape impacts; amenity of neighbouring residents and the locality generally; public safety of the surrounding highway network; ecological and environmental impact.

In summary, the Planning Officer recommended that that planning permission be granted, as a departure from the development plan and the recommendation was to delegate permission subject to completion of a Section 106 agreement.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by a representative of St Cuthbert Out Parish Council. He spoke about an extension to the cemetery and that this could not be covered under an S106 agreement. He suggested that one hectare of land be provided to preserve  ...  view the full minutes text for item 86.

To consider an application for the construction of a double garage.

That planning application 2023/0937/HSE be APPROVED contrary to the Officer’s recommendation as it was considered that there were very special circumstances which clearly outweighed the harm to the Green Belt by reason of inappropriateness. The very special circumstances were recognised as an enhancement to appearance of the Green Belt by the removal of unsightly outhouses and relocating the car port closer to the dwelling. Delegation of conditions was made to Planning Officers in consultation with the Chair and Vice-Chair.

Votes – 9 in favour, 2 against

Application for the construction of a double garage.

The Officer’s Report stated that this application had been referred to the Committee as the recommendation of the Planning Officer was contrary to the views of both the Parish Council and Divisional Member. The Chair had therefore requested that the application be brought to the Committee.

The Report continued that Little Pomeroy sat in the outer fringes of Farleigh Hungerford and had an open, rural character. It was situated within the green belt.

The application sought consent for the demolition of an existing outbuilding and the construction a large carport building to the east of the existing driveway near the main site entrance. The existing outbuilding had a footprint measuring 3 x 4 metres whilst the proposed car port is 5 x 6 metres and would stand 4 metres high.

Norton St Philip Parish Council and the Division Member supported the proposal on the basis that the proposed development would be a significant improvement to the green belt including its openness, with the benefits outweighing any harm.

There had not been any comments received from local residents or from any of the statutory or other consultees.

In summary, the Planning Officer concluded that the proposed double car port building was considered to be materially larger than the building which it would replace and was therefore inappropriate development in the green belt. Very special circumstances were needed to outweigh the general presumption against inappropriate forms of development in the green belt and this had not been demonstrated. As such the proposal was recommended for refusal.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by a representative from Norton St Philip Parish Council. His comments included:

·      The Parish Council supported the application.

·      There were only 4 dwellings on the lane which was a narrow, single track, no through road with high hedges.

·      The proposal would improve the appearance of the green belt rather than harm it, as vehicles previously parked in view would be in an enclosed carport nearer to the house.

• There have not been any objections from neighbours on the lane.

The next speaker was the applicant’s agent who made the following points:

·      The application should be considered appropriate for a green belt.

·      The existing parked cars did adversely affect the appearance of the green belt.

·      The existing building which is currently visible and set away from the main house would be removed so the visual impact would be improved and would reduce the sense of built form.

• The new carport would be timber clad and reclaimed tiles would be used to match the roof of the dwelling.

The Legal Adviser said that for applications within a green belt, it was important for Members to note that they would not be applying the usual planning balance. The NPPF said inappropriate development within Green Belt was harmful and should not be approved. There were some exceptions such as the replacement  ...  view the full minutes text for item 87.

To consider an application for the replacement of three rotten timber casement windows.

That planning application 2023/1213/FUL be APPROVED in accordance with the Officer’s recommendation.

Votes – Unanimous in favour

Application for the replacement of three rotten timber casement windows.

The Officer’s Report stated that this application had been referred to the Committee as the agent was a Councillor.

The application sought consent for the replacement of two windows on the north elevation of the building and the one on the south elevation as the existing modern windows were in a very poor state of repair. It was proposed that they be replaced with a more traditional style casement window with hardwood frames and would be painted in an off-white colour.

Shepton Mallet Town Council had supported the application subject to approval of the windows by the Conservation Officer. There had been no comments from local residents.  

The Officer’s Report continued that, in this case, it was considered that, by virtue of the design, scale, massing, position and the external materials, and having regard to the Conservation Area Assessment, no harm to the significance of the heritage asset or its setting would occur and that the proposed development would at least preserve the character and appearance of the Listed Building and the Conservation Area and its setting.

In conclusion, the Planning Officer recommended approval of the application.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

There were no speakers for this application.

In the brief discussion which followed, Members said there were no objections from anyone to this application and that it was only at Committee for probity reasons due to the applicant being a Councillor.

It was proposed by Councillor Bente Height and seconded by Councillor Adam Boyden to approve the application in accordance with the Officer’s recommendation.

On being put to the vote the proposal was carried unanimously.

RESOLVED

That planning application 2023/1213/FUL for the replacement of three rotten timber casement windows atFlat 4, Tipcote House, Tipcote Lane, Shepton Malletbe APPROVED in accordance with the Officer’s recommendation.

Voting – Unanimous in favour

To consider a listed building consent application for the replacement of three rotten timber casement windows.

That planning application 2023/1214/LBC be APPROVED in accordance with the Officer’s recommendation.

Votes – Unanimous in favour

Application for the replacement of three rotten timber casement windows.

This application was for Listed Building Consent and was presented and debated along with the previous application at Item 7 (2023/1213/FUL).

It was proposed by Councillor Bente Height and seconded by Councillor Adam Boyden to approve the application in accordance with the Officer’s recommendation.

On being put to the vote the proposal was carried unanimously.

RESOLVED

That planning application 2023/1214/LBCfor the replacement of three rotten timber casement windows at 4, Tipcote House, Tipcote Lane, Shepton Malletbe APPROVED in accordance with the Officer’s recommendation.

Voting – Unanimous in favour

To consider an application for the siting of two timber buildings to form a Father Christmas grotto.

That planning application 2023/1686/FUL be APPROVED contrary to the Officer’s recommendation as the site was not considered to be an unsuitable or inappropriate location for the business and the economic benefits of the scheme outweighed the harms identified in the Officers Report. Delegation of conditions was made to Planning Officers in consultation with the Chair and Vice-Chair.

Votes – 8 in favour, 2 against and 1 abstention.

Application for the siting of two timber buildings to form Father Christmas grotto.

The Officer’s Report stated that this application had been referred to the Committee as the recommendation of the Planning Officer was contrary to that of the Parish Council. The Chair had therefore requested that the application be brought to the Committee.

The application sought planning permission to site two timber buildings, which would be utilised as a Father Christmas grotto. The application was a resubmission of an identical scheme which was refused in July 2023.

The site was located approximately 165 meters southwest of the Manor and was accessed via a long drive and an existing car park off Critch Hill / Frome Road which served the various activities taking place on the estate.

Selwood Parish Council supported the application for the same reasons given in the previously refused application.

There had been 1 letter of objection from a local resident for reasons including the following:

• The site was outside the development limits of Frome.
• The site could be seen from public footpath FR14/78 in both directions, especially in winter.
• The site was part of a Site of Special Scientific Interest (SSSI).

There had been 6 letters of support for reasons including the following:

• The proposed cabins will blend in well with the surroundings.
• There would not be any noise disturbance.
• The proposed use would have a smaller impact than the already approved glamping use.
• Traffic, parking and congestion would not be an issue.

The Officer’s Report advised that the site, by virtue of its location, was poorly served by public transport and was not readily accessible by safe pedestrian or cyclist access. Visitors would have to reply on private car transport. It was not considered a suitable or appropriate location for the business, which, in their opinion did not require a countryside location. The application was therefore recommended for refusal.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by 2 supporters of the proposal. Their comments included:

• The business encourages joint family trips to the site and it supports the existing café on site.
• Nearly half the visitors are local to the area and combined trips to the grotto with a visit to the town.
• There was excellent access and car parking.
• The site was not remote nor in open countryside.
• Desire to spread joy and happiness in these difficult times.
• The grotto had a Mrs Claus to help shy children to relax and enjoy the experience.
• Take the sustainability of the business seriously and give keepsake gifts rather than plastic ones.
• There was overwhelming support from customers, the Parish Council and existing businesses on site.

A speech from a representative of Selwood Parish Council was read out on his behalf as he was unable to join the meeting. His comments included:

• The grotto is the best in the area.
• It was very unlikely that visitors would want to walk or cycle  ...  view the full minutes text for item 90.

To consider an application for the repair and conversion of the former Bailys tannery and leather-working factory into multi-use workspaces.

That planning application 2022/1981/FUL be APPROVED in accordance with the Officer’s recommendation.

Votes – Unanimous in favour

Application for the repair and conversion of the former Baily's tannery and leather-working factory into multi-use workspaces.

The Officer’s Report stated that this application had been referred to the Committee as part of the application site overlapped land which was reserved as a Gypsy and Traveller site and a range of employment uses. As the proposal conflicted with Policy GL5 and represented a departure from the existing adopted Local Plan, it was referred to the Committee.

The application formed part of the Glastonbury Town Deal and related to a site containing two derelict building complexes that were once part of the Baily’s leather works, a large historic industrial complex that included a number of tanneries. They were Grade II listed and on the Council’s Historic Buildings at Risk Register. A parallel listed building application (ref: 2022/1982/LBC) was also under consideration.

The application was supported by a suite of technical reports including a Design and Access Statement, Transport Statement and Travel Plan, Archaeological Impact Assessment, Contaminated Land Risk Assessment, Flood Risk Assessment, Drainage Maintenance Report and Drainage Calculations, Odour Assessment, Odour Sniff Test Report, Ecological Impact Assessment, Bat Mitigation Technical Note, External Lighting Assessment, and a Landscape and Ecological Management Plan.

As this was part of the Glastonbury Town Deal, Glastonbury Town Council had not discussed the application at their Planning Committee.

There had been 2 letters of objection and 1 neutral comment from local residents. There were no objections from any of the statutory or other consultees subject to conditions.

The Officer’s Report concluded that the application met the requirements of the relevant planning policies and was recommended for approval. The proposal would make a significant contribution to the community of Glastonbury. There were clear heritage and public benefits in repairing the listed buildings and bringing them back into use. Furthermore, there were no other issues raised in this report which were not capable of being resolved through the attachment of appropriate conditions and planning obligations for a LEMP and Travel Plan to be secured in a legal agreement.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Chair then read out a statement from Councillor Liz Leyshon who was unable to attend the meeting in person. Her comments included:

• Advised she sat on the Glastonbury Town Deal Board.
• Restoration of the buildings as places of commercial activity and employment would be a huge step forward to improve the economic growth of Glastonbury.
• The vision to restore the buildings had been an ambition for many years.
• The adopted highway would lead directly to the entrance for the West car park and there may be parking restrictions put in place to ensure safe access.

In the discussion which followed, Members were supportive of the application and were pleased that the long-awaited restoration of the derelict buildings would be going ahead, if approved. The Chair re-iterated how important this was for Glastonbury and urged the Committee to support the application. Councillor Helen  ...  view the full minutes text for item 91.

To consider a listed building consent application for the repair and conversion of the former Bailys tannery and leather-working factory into multi-use workspaces.

That planning application 2022/1982/LBC be APPROVED in accordance with the Officer’s recommendation.

Votes – Unanimous in favour

Application for the repair and conversion of the former Baily's tannery and leather-working factory into multi-use workspaces.

This application was for Listed Building Consent and was discussed with the previous application at Item 10 (2022/1981/FUL).

It was proposed by Councillor Helen Kay and seconded by Councillor Martin Dimery to approve the application in accordance with the Officer’s recommendation.

On being put to the vote the proposal was carried unanimously.

RESOLVED

That planning application 2022/1982/LBC for the repair and conversion of a former tannery and leather-working factory into multi-use workspaces at the former Bailys Tannery, Beckery Road, Glastonbury be APPROVED in accordance with the Officer’s recommendation.

Voting – Unanimous in favour

To consider an application for the change of use of land to to residential (C3 use class) to extend residential garden curtilage, erection of annexe and car port, and alterations to main dwelling (retrospective).

That planning application 2023/1390/FUL be APPROVED in accordance with the Officer’s recommendation.

Votes – 7 in favour, 3 abstentions

Application for the change of use of land to residential: extend garden, annexe, car port and alterations to main dwelling (retrospective).

The Officer’s Report stated that the application had been referred to the Committee as it represented a departure from the Planning Policy as the application was for a change of use of land outside the development limits.

The Report continued that The Wrangles was a detached property set in open countryside and it was a retrospective application. The site lay within the Mendip Hills AONB now referred to as a National Landscape.

Chewton Mendip Parish Council had recommended refusal and there had been 2 objections from local residents relating to the principle of use and residential amenity.

The Officer’s Report advised that the overall development to the principal dwelling was completed and proposed retrospectively by this application had been assessed against the policies of the adopted Local Plan and were considered acceptable. Whilst the extension to the residential /garden curtilage and the delivery of the ancillary building included a change of use of land, the existing lawful use of which was an agricultural use, the scope and extent of this was limited.

Taken as a whole, the application had no unacceptable adverse impact upon the landscape, adjoining land uses, or the amenity of occupants of neighbouring properties. On this basis, the application was considered to represent a sustainable form of development and it was therefore recommended that planning permission be granted, including for the element of the proposal that represented a departure from the development plan.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by an objector to the application. Their comments included:

• She was speaking on behalf of a neighbour of the development site.
• The site was highly sensitive in open countryside in an AONB, which was the most protected landscape designation.
• What had been built involved 18 breaches of planning control including a larger main building, more roof lights, a separate annex with its own curtilage taken from agricultural land and a large carport.
• There has been clear abuse of the system by the applicant who has had a bold disregard for the planning system.

The next speaker was the applicant’s agent who made the following points:

• The owners were keen to regularise the situation by making this application for retrospective planning permission and change of use.
• The building had been completed to a high standard.
• The outbuildings did not have a detrimental effect on the National Landscape and the expansion was in alignment with the neighbouring property.
• There was no overlooking so no loss of residential amenity to the neighbouring property.
• Appreciates some differences to what was previously approved, however, the changes were considered good practice and had not caused any harm to the National Landscape.

In the discussion which followed, Members made a number of comments including the following:

• Concerns regarding the effect of the additional rooflights on the dark skies  ...  view the full minutes text for item 93.

To consider an application for the formation of a new overflow car park with associated access and landscaping.

That planning application 2022/1618/FUL be APPROVED contrary to the Officer’s recommendation as there would be safer parking provision and the benefits of the scheme outweighed the harms identified in the Officers Report. Delegation of conditions was made to Planning Officers in consultation with the Chair and Vice-Chair.

Votes – 6 in favour, 3 against and 1 abstention

Application for the formation of new overflow car park with associated access and landscaping.

The Officer’s Report stated that the application had been referred to the Committee as the Officer’s recommendation was for refusal and differed from that of the relevant Parish Councils.

The Report continued that whilst the Parish Council supported the scheme, this was subject to the Highway Authority supporting the application which was not the case. The Highway Authority had concluded that the proposal did not demonstrate that safe and suitable access to the site could be achieved for all users of the highway, specifically pedestrians.

The application related to a large parcel of agricultural land to the south of Holcombe off Edford Hill. The land had existing field access which was shared with pedestrians using the public right of way. The application sought full planning permission for the formation of a new overflow car park with associated new access and landscaping to serve the Duke Of Cumberland Inn located approximately 100m to the north of the site.

Both Holcombe and Stoke St. Michael Parish Councils had recommended approval subject to the Highway Authority considering additional pedestrian safety measures. In addition, Stoke St. Michael Parish Council had requested conditions to ensure that:

• The proposed planting of hedgerows and trees takes place to compensate for the loss of hedgerow at the roadside.
• Secure barriers would be installed to prevent any nuisance to nearby properties when Holcombe Farm shop was closed.
• There would be land allocated for village allotments and this was not shown on the plan.

There had been 48 letters of support and 3 letters of objection from local residents. The Highways Development Officer had objected on the grounds that the access was unsafe for vehicles and pedestrians. Other consultees had not objected subject to conditions.

The application was recommended for refusal as the impact of the proposal along with its location remote from the Duke of Cumberland Pub would have a significant impact on the character of the area and failed to demonstrate that safe and suitable access to the site could be achieved for all users of the highway. Any benefits brought by the proposal were outweighed by the harms identified.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by an objector to the proposal. Their comments included:

• The proposed application contravenes various planning policies.
• The development would put pedestrians in danger.
• There was a pinch point in the road and a 40mph speed limit and an incline on each side of the pub. The line of sight was limited.
• Pedestrians would have to walk on a non-pavemented section of road, often in darkness.

The Committee was then addressed by two supporters to the proposal. Their comments included:

• The business is a valuable community asset and serves many local villages that do not have a similar facility.
• The café and farm shop was busiest in the daytime, not evening, so pedestrians  ...  view the full minutes text for item 94.

To consider an application for Outline Planning Permission with some matters reserved for Erection of 1no. single storey dwellinghouse with details of access/landscaping/layout/scale.

That planning application 2023/0106/OUT be REFUSED contrary to the Officer’s recommendation as the harms of the scheme significantly and demonstrably outweighed the benefits. The harms were recognised as being conflict with the activities of the village hall and playground, the loss of ecology by the removal of hedgerow, the height of the proposed building and the unsustainability of the location.

Votes – 9 in favour, 1 abstention

Application for outline planning permission with some matters reserved for the erection of 1 single storey dwelling with access, landscaping etc. 

The Officer’s Report stated that the application had been referred to the Committee as it represented a departure from the Local Plan Policy.

The site had boundaries with residential properties to the southeast and southwest and the village hall and children’s play area to the north. The applicant had amended the scheme with the scale of development being reduced to a single storey dwelling unit which included a slight increase to the ground floor footprint.

Trudoxhill Parish Council had recommended refusal and had made a number of comments on the application including the following:

• Concerned the location of the dwelling, next to the village hall, would give rise to noise complaints, thus disrupting the vital community asset from functioning.
• The village playground would be bordered and severely overlooked.
• The parking arrangements would cause 4 cars to reverse into the lane where children play.

·      The revised scheme did not alter the concerns of the Parish Council who still recommended refusal.

There had been 10 letters of objection from local residents for reasons including the following:

• Overlooking of playground
• Overshadowing of playground
• Existing activities at the village hall and playground impacting on residents of proposed dwelling (noise)
• Existing use of the village hall and playground being prejudiced by the siting of the proposed dwelling.

There were no objections from any of the statutory or other consultees

The Officer’s Report advised that the NPPF stated that planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits. Given the lack of a five-year housing land supply this ‘tilted balance’ would apply.

The benefits of the proposal would include contributing a new dwelling and would have economic benefits for the duration of the construction phase and ongoing in supporting local facilities. However, the amount of weight given to these benefits was limited by the fact that the proposal would be in an unsustainable location.

Nonetheless, no demonstrable harm had been identified and taking into account the benefits (albeit limited), the Officer concluded that a recommendation for approval was justified.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by 3 objectors to the proposal. Their comments included:

• It would have a negative impact on the running of the village hall as the new occupiers would be able to object to licence applications.
• The safety of children in the playground was of concern.
• The felling of a native tree and flattening of an earth bank could exacerbate flood risk which is a medium to high risk.
• It was not in a sustainable location.

The Committee were then addressed by a representative from Trudoxhill Parish Council. He reiterated the comments made during the consultation process above and closed his speech by saying that the adverse impact on the neighbours and residents of the village significantly  ...  view the full minutes text for item 95.

To consider an application for the demolition of existing agricultural buildings, removal of slurry pit, silage clamp, concrete hard standing and erection of 4no. detached dwellinghouses with associated access and agricultural access.

That planning application 2023/1226/FUL be APPROVED in accordance with the Officer’s recommendation with an additional condition regarding a sustainability statement from the applicant to be provided prior to the commencement of work.

Votes – Unanimous in favour

Application for the demolition of existing agricultural buildings, removal of slurry pit, silage clamp, concrete hard standing and erection of 4no. detached dwellinghouses with associated access and agricultural access.

The Officer’s Report stated that the application had been referred to the Committee as it represented a departure from the Local Plan Policy.

Wanstrow Parish Council had noted the flood risk and comments from the Highways Officer, and requested that, if approved, the perennial flooding after rainfall on the highway at the bend adjacent to the site be corrected. In response, the Highways Officer stated that following the submission of revised drawings and additional drainage details, the Highway Authority raised no objections subject to the imposition of standard highway safety conditions as suggested.

There had been 1 letter of support from a local resident and no objections from any of the statutory or other consultees, although the Environmental Protection Officer had said that due to the proximity of neighbouring residential properties, a Construction Management Plan Condition would be necessary.  Contaminated Land Officers wished to remind the applicant that due to the historical farming use of the site, there should be a watching brief for potential hotspots of contamination throughout the construction process.

The Officer’s Report advised that the NPPF stated that planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits and given the lack of a five-year housing land supply this ‘tilted balance’ would apply. The benefits of the proposal would include the provision of 4 new dwellings, which would make a contribution to the housing land supply which would have economic benefits for the duration of the construction phase and thereafter for local facilities including the garage and public house.

However, the amount of weight given to these benefits was limited by the fact that the proposal would be in an unsustainable location.

Nonetheless, it would appear to be a logical small extension to the village and would be seen against the backdrop of existing houses from many vantage points. It would not appear as an incongruous ‘bolt-on’ or visually remote from the settlement. The scheme would be seen as an enhancement to the immediate setting both visually and in terms of amenity.

As no  demonstrable harm had been identified the Officer concluded that a recommendation for approval was justified.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was then addressed by a representative from Wanstrow Parish Council. Their comments included:

• The Parish Council recommended approval of the application.
• The small-scale ‘organic’ growth to the village was sensible and acceptable.
• Flooding concerns had been addressed and were acceptable.
• The number and design of the buildings would sit well in the landscape.
• They would benefit the locality and replace agricultural buildings, thus reducing heavy traffic through the conservation area.
• There were no objections from local residents.

The next speaker was the applicant’s agent who made the following points:

• The existing calf  ...  view the full minutes text for item 96.