Agenda, decisions and draft minutes

To receive any apologies for absence and notification of substitutions.

Councillor Susannah Hart had sent apologies and Councillor Philip Ham was her substitute. Councillor Tony Robbins had sent apologies and Councillor Ros Wyke was her substitute.

To approve the minutes from the meetings held on 3 September 2024 and 1 October 2024.

The Committee was asked to consider two sets of Minutes of the meetings held on 3 September 2024 and 1 October 2024. Councillor Edric Hobbs proposed and Councillor Martin Dimery seconded that the first set be accepted as a true and accurate record and were approved. Councillor Helen Kay proposed and Councillor Edric Hobbs seconded that the second set be accepted 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 that he was the applicant for the application in Agenda Item 9 – 2024/1440/HSE – Manor Cottage, Doulting. He said he would leave the room for this item.

Councillor Nick Cottle declared that he was the division councillor for the application at Agenda Item 7 – 2024/1051/OUT – Pear Tree Farm, Glastonbury. He said he was not predetermined and would listen and contribute to the debate with an open mind.

Councillor Ros Wyke declared that she had spoken as division councillor for the application at Agenda Item 10 – 2023/1515/OUT – Land at Gypsy Lane, Wells at a previous Planning Committee. She said that she had supported the views of the Parish Council and therefore regarded herself as predetermined and would leave the room for this item.

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 democraticserviceseast@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 none.

To consider an application for the erection of 74 dwellings, 1no.children with disabilities home, including means of access, drainage, landscaping and associated works.

This agenda item withdrawn prior to the meeting.

This application was withdrawn from the agenda by the Planning Officers prior to the meeting.

To consider an application for approval of reserved matters (following outline approval 2018/2648/OTS for the erection of up to 32 dwellings with details of access only). Matters of Appearance/Landscaping/Layout/Scale to be determined. Discharge of conditions 3 (reserved matters), 5 (construction method statement), 8 (parking & turning), 9 (hard & soft landscaping, 10 (surface water drainage), 11 (foul drainage), 12 (waste & recycling storage), 14 (CEMP).

RESOLVED

That planning application 2022/2489/REM be APPROVED in accordance with the Officer’s recommendation with an additional condition to be added to require further details of energy conservation and efficiency measures to be utilised in the construction and the ongoing occupation of the new houses to be submitted to and approved in writing prior to the commencement of any development. The precise wording is delegated to Planning Officers, and to be approved by the Chair, Vice-Chair and Councillors Kay and Sully.

Votes – 7 in favour, 3 against, 3 abstentions

The Officer’s Report stated that this application had been referred to the Planning Committee as the recommendation of the Planning Officer for approval was contrary to that of the Parish Council, which did not support the application. It was also classified as a major application.

The Officer’s Report continued that outline permission for the erection of up to 32 dwellings and access was granted on appeal in April 2020. This application was for reserved matters relating to layout, scale, appearance, landscaping and a pedestrian link to the existing footpath network to the village centre. The application would provide 14 different house types, ranging from one to four-bed dwellings, 89 parking spaces, including 25 garage/car ports, and 6 off plot visitor spaces.

There had been 19 negative public comments during the first public consultation and 18 during the second. The parish council did not support the application. 

The Officer’s Report concluded that the scheme would deliver 32 new houses across the site utilising the access arrangements that had already been agreed. There were no adverse impacts as a result of the proposals which would significantly and demonstrably outweigh the benefits that will be delivered. Careful consideration had been given to the comments of consultees and third parties. The proposals had been revised a number of times in order to try and address the comments of consultees. Whilst some concerns remained, it was considered that the scheme was now acceptable. The recommendation was therefore for approval, subject to the prior signing of a s106 agreement and planning conditions.

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

There were 4 speakers in objection to the application. Their concerns included:

• Lack of engagement between the developers and local residents
• Buffers and boundary issues
• Effect on the 5 x Grade 2 listed buildings nearby and overlooking
• Density of the development in what is an infill site
• The development will exacerbate current flooding issues including sewage that spills into neighbouring gardens during heavy rain.
• Layout is out of keeping with surrounding properties
• Existing subsidence on the site will worsen
• The size of properties at the eastern end are too large and too high

Councillor Trevor Willmott from Butleigh Parish Council then spoke about the situation regarding access to the play area within the proposals. He said that the access land was owned by Butleigh PC but they had refused to grant access across the land for safety reasons. The situation was still unresolved and therefore until addressed, the PC would not grant access to this area as required by the Planning Inspector.

The final speaker was the planning agent. He said that, at appeal, the Planning Inspector had agreed that 32 dwellings could be built on the site.  The housing mix and number of affordable homes (10) was as agreed with the Local Planning Authority. This would make a good contribution to housing numbers in the area. The number and density of the houses was acceptable to the  ...  view the full minutes text for item 225.

To consider an application for outline planning permission with some matters reserved for up to 24 dwellinghouses with details of access.

RESOLVED

That planning application 2024/1051/OUT be DEFERRED  contrary to the Officer’s recommendation to allow Planning Officers to gather more information from relevant experts on the impact of the proposal on the special landscape feature of St Michaels Church and Glastonbury Tor.

Votes – 8 in favour, 2 against, 2 abstentions

The Officer’s Report stated that this application had been referred to the Planning Committee as the recommendation of the Planning Officer for approval was contrary to that of Glastonbury Town Council, which did not support the application. It was also classified as a major application and considered a departure from the local plan.

The Officer’s Report continued that the application was for outline planning permission for up to 24 dwellings, to be accessed via an existing vehicular entrance off Old Wells Road and the estate road serving properties on Uppingstock Road and Cullen Farm Road, which was developed by Elan Homes. Details such as layout, scale, appearance and landscaping would be the subject of a future application.

The site was in the north east of Glastonbury and east of the Elan Homes development and is a gentle slope with higher ground in the south. Hedgerows line 3 sides of the boundary of the site.

In the planning balance, the Officer’s Report judged the overall benefits to be significant and the harms to be limited and whilst the development was contrary to the development plan overall, the National Planning Policy Framework (NPPF) states that permission should be granted unless the harms significantly and demonstrably outweigh the benefits. The recommendation was therefore for approval, subject to the prior signing of a s106 agreement and planning conditions.

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

Before the public speakers, the Chair, Councillor Cottle, reiterated that he was not predetermined but that he was the division councillor. He was willing to listen to the debate and take part in the discussion with an open mind.

There were 2 speakers in objection to the application. Their concerns included:

• The application is in direct conflict with the local plan.
• Despite the housing shortfall inherited by Somerset Council, it would be a bad planning decision to allow further development into open countryside.
• The layout and design of the site is poor.
• The swept path analysis has shown that refuse lorries will overhang the footpath and struggle with a hairpin bend.
• The development will be detrimental to nature.
• It will be visible from the top of the Tor.
• The risk of flooding will increase particularly as there is more rainfall we now experience.
• There will be a severe loss of quality of life for people who enjoy edge of town living.

The final speaker was the agent for the applicant. He said that the application was for outline permission as an extension of the existing Elan Homes development which was given permission due to the Council’s housing land supply shortfall. With conditions there would not be any adverse impact on the landscape. Highways had approved utilising the existing Elan Homes approach road and reminded Members that the layout was not to be decided at this stage. The applicant had accepted the s106 conditions and the application included an active travel plan and a new pedestrian link to town. He added  ...  view the full minutes text for item 226.

To consider an application for the conversion of 3no. barns into 4no. 4-bed semi-detached houses and a separate outbuilding.

This agenda item was deferred to a future meeting of Planning Committee East due to time constraints.

Due to time constraints, the Chair announced that this item would be brought to a future meeting of the Planning East Committee.

To consider an application for the erection of a single storey extension to an existing garage, first floor extension over existing porch to north elevation, & installation of solar panels.

This agenda item was deferred to a future meeting of Planning Committee East due to time constraints.

Due to time constraints, the Chair announced that this item would be brought to a future meeting of the Planning East Committee.

To consider an application for outline planning permission with all matters reserved for access, up to 47no. dwellings (including affordable housing), open space, ecological mitigation, and supporting infrastructure.

This agenda item was deferred to a future meeting of Planning Committee East due to time constraints.

Due to time constraints, the Chair announced that this item would be brought to a future meeting of the Planning East Committee.

To note the appeal decisions made by the Planning Inspectorate between 12 September 2024 and 18 October 2024.

Due to time constraints, the Chair announced that this item would be brought to a future meeting of the Planning East Committee.