Agenda, decisions and minutes

To receive any apologies for absence and notification of substitutions.

Apologies were received from Councillors Sue Osborne, Jeny Snell and Martin Wale.

There were no substitute members present at the meeting.

To approve the minutes from the previous meeting.

Resolved that the minutes of the Planning Committee - South held on 30^th January 2024 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 )

Members of the Planning South Committee present at the meeting have declared the following other registerable interests in their capacity as a councillor of a Town or Parish Council or any other Local Authority:

Steve Ashton – Crewkerne Town Council, Hinton St George Parish Council and West & Middle Chinnock Parish Council

Jason Baker – Chard Town Council

Mike Best – Crewkerne Town Council

Andy Kendall – Yeovil Town Council

Jenny Kenton – Chard Town Council

Tim Kerley – Somerton Town Council

Evie Potts-Jones – Yeovil Town Council

Peter Seib – Brympton Parish Council and Chilthorne Domer Parish Council

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 Wednesday 21 February 2024.

There were no questions from members of the public.

To consider an outline application for the demolition of single garage, and the erection of 40no dwellings (26 market & 14 affordable); considering access only, with all other matters reserved.

RESOLVED:

That planning application 22/02118/OUT for the demolition of single garage, and the erection of 40no dwellings (26 market & 14 affordable); considering access only, with all other matters reserved at Land West of Silver Street, South Petherton be APPROVED, subject to the prior completion of a section 106 planning obligation and the imposition of conditions as per the officer recommendation as detailed in the agenda report.

(voting: 5 in favour, 5 against, 0 abstentions - the Chairman then exercised his casting vote in favour of approving the application)

The Planning Officer presented the application as detailed in the agenda report and reminded members of the reason why the application had been deferred at the previous meeting of the committee. With the aid of a Powerpoint presentation he highlighted key elements of the proposal including:

·       This was an outline application to consider the principle of development and the access only.

·       Indicative site layout and location plans

·       Proposed access to the site

·       Location of the existing garage on Silver Street to be demolished to provide a footpath link between the site and Silver Street.

·       Acknowledged the access would require a significant engineering solution and there would be a change to the street scene.

·       Following the previous meeting of the committee, a landscape architect had reviewed the applicant’s landscape visual impact assessment (LVIA) – and found that he agreed with the LVIA overall conclusion. The key points from the review were summarised to members.

·       Reasons for the recommendation of approval and key considerations including:

o   Sustainable location

o   Lack of five-year housing land supply

o   No objections from the Highway Authority

o   A satisfactory phosphates solution had been agreed.

o   Key considerations  - principle of development and the impact on the character of the area.

·       In order to secure access details, an additional condition had been added to the current agenda report to ensure further details are agreed at the reserved matters stage.

The application was recommended for approval subject to the planning obligations and conditions as set out in the agenda report.

Four members of the public addressed the committee in objection to the application. Some of their points raised included:

·       The proposal is contrary to the South Petherton Neighbourhood Plan and feel also against some policies in the Local Plan.

·       Very little support locally for the application.

·       Engineering required for the access through the bank would be major works, and the access would be an incongruous feature in the street scene of the area.

·       There will be a significant change of view to everyone who lives on or uses Silver Street. There will be landscape harm that outweighs any benefits.

·       Reference to nearby appeal decision of 2019 where the Inspector refused development of houses due to significant harm to the area.

·       The proposed new path from the development to Silver Street will require steps and so will not be suitable for all users. The main alternative route would be to use Silver Street where there are no pavements.

·       Reference to the gradients for access – little evidence in the applicants submission that the gradients required by Highways can be achieved.

·       Question if the required visibility splays can be achieved at the carriageway edge due to gradients, parked cars and a nearby fence.

·       Concerns about highway safety with the potential increase in traffic, speed, and the nature of the proposed access junction.

·       The lack of information regarding access makes the application flawed. The proposal contravenes several policies in the Local Plan including EQ2 and EQ4.

·       Loss of grade 2 agricultural  ...  view the full minutes text for item 80.

To consider a Reserved Matters application for approval of appearance, layout and scale of approval 19/02921/OUT for the erection of 2 dwellings.

RESOLVED:

That planning application 23/02730/REM Reserved Matters application for approval of appearance, layout and scale of approval 19/02921/OUT for the erection of 2 dwellings at Holly Tree Farm, Longstrings Lane, Crewkerne TA18 7EA be APPROVED, contrary to the officer recommendation, for the following reason:

The proposed development, by virtue of the design, layout, form, scale and massing is acceptable and would cause no significant impact on the landscape character and appearance of this rural area and does comply to the SSDC Local Plan 2006-2028.

Subject to the following conditions to include:

·       Approved plans

·       Materials

·       Details of external staircase

·       Details of Boundary treatments

·       Electrical vehicle charging points

·       Foul drainage (PTP)

·       Consumption of wholesome water

Plus, informatives regarding protective species, the public right or way and foul drainage.

Full wording to be delegated to officers.

(voting: 7 in favour, 2 against, 0 abstentions)

The Planning Officer presented the application as detailed in the agenda report and with the aid of a Powerpoint presentation she highlighted key elements of the proposal including:

·         Principle of development had already been established at approval of the outline application.

·         Site and location plans.

·         Proposed elevation plans.

·         Proposed heights, wrap around balconies and outside steps which if approved would require additional handrails.

·         Proposed floor plans.

·         Reasons for the recommendation of refusal and key considerations including:

o   Principle – accepted and established through outline planning permission.

o   Design, Scale and Layout - concerns regarding the quality proposed and the need to comply with planning policy and the NPPF.  Believe the design to be unacceptable and out of keeping with the rural area and would cause unduly harm and prominence to the landscape. It was however noted the proposed scale of the buildings was smaller than permitted at outline.

o   Somerset Levels and Moors Ramsar – Phosphates – Scheme would be served by Package Treatment Plant and satisfies the small scale threshold and therefore acceptable,

o   Scheme has been amended to overcome previous reasons for refusal such as :

§  Amenity

§  Highways Safety

§  Drainage

§  Ecology

The application was recommended for refusal for the reasons as set out in the agenda report.

One member of the public addressed the committee in support of the application. Some of his points raised included:

·         Voiced disappointment of the timescales involved in the determination of the application.

·         Proposal of two dwellings meets that already approved at outline application.

·         Scheme is now proposed to be less the overall footprint than that approved at the outline application.

·         Compliant with all approved conditions.

·         Will provide for multigenerational living and makes most use of the environment.

·         Located in lowest area of site and therefore cannot be seen apart from along some areas of Longstrings Lane.

The applicant addressed the committee. Some of the points he made included:

·         Application had received a significant amount of local support.

·         Scheme has already been permitted at the outline application stage.

·         No objections had been received from statutory consultees.

·         Law and guidance should allow self-build development to be built to the design and specification of the occupant.

·         Believe the design statement to be relevant.

·         Site surrounded by hedgerow and trees and therefore cannot be seen or impact the wider landscape.

·         Crewkerne Town Council are in support of the application.

·         The Council’s current lack of five year housing land supply engages the titled balance.

In response to points raised by the public speakers, the Planning Officer accepted that design was subjective and acknowledged the frustration of the applicant in the delay in the determination of the application. 

The Planning Officer also responded to questions and points of detail raised by members, including:

·         Clarified that the previous South Somerset District Council Area West Committee had approved the outline application.

·         Should members be minded to approve the application, a condition could be imposed regarding the details of the external staircase to officers to consider the  ...  view the full minutes text for item 81.

Members noted the Planning Appeals.