Agenda, decisions and draft minutes

To receive any apologies for absence and notification of substitutions.

Apologies had been received from Councillors Claire Sully, Adam Boyden, Philip Ham and Rob Reed. Councillor Ros Wyke substituted for Councillor Boyden and Councillor Mike Rigby substituted for Councillor Reed.

To approve the minutes of the meetings held on 3 December 2024 at 2pm and 4 February 2025.

The Committee were asked to consider the minutes of the meetings held on 3 December 2024 and 4 February 2025.

Regarding the minutes of the 3 December, Councillor Helen Kay said she had spent a lot of time checking the minutes and preparing a lengthy amendment which had been distributed to the Committee beforehand. The Legal Advisor advised that as she was not the legal representative at that meeting, her amendments could not be verified today as the Legal Advisor at the meeting was not in attendance today. The Service Manager – Development Management said that and if there if there was uncertainty about the minutes of the meeting and that they were not a true reflection, she would be willing to work with Councillor Kay to come up with a set of minutes that she was happy with. Councillor Ros Wyke proposed and Councillor Martin Dimmery seconded that approval of these minutes be deferred. All agreed.

The minutes of the meeting of 4 February were proposed by Edric Hobbs and seconded by Tony Robbins with a small amendment in the speech from Frome Town Council to say, “climate emergency” rather than “financial emergency”. The amended minutes were approved with 2 abstentions.

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 Martin Lovell made a statement regarding Planning Application 2022/0212/REM in which he said that there was a reference to the NineSquare Trust in the outline planning application. He said that three of the current trustees of the NineSquare Trust were relatives but he had no personal connection with them and did not have any interest to declare, nor did he consider himself pre-determined.

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 approval of reserved matters (access, appearance, landscaping, layout, scale) for application 2018/0743/OTA (Outline Planning Application (with all matters reserved) for the erection of up to 7 dwellings.

RESOLVED

That planning application 2022/0212/REM be APPROVED in accordance with the Officer’s recommendation with additional conditions relating to the provision of EV charging points for each dwelling and the provision of a Sustainability Strategy Statement demonstrating how the development has maximised the opportunities for the use of renewable energy. That delegated authority be given to Officers to determine the precise wording of the condition, to be agreed in consultation with the Chair and Vice-Chair.

Votes – Unanimous

The Officer’s Report stated that the application had been referred to the Planning Committee at the request of the Chair of the Committee.

The report continued that the application was for the approval of reserved matters which included the approval of the scale, appearance and layout of the development plus access and landscaping.

It related to a parcel of land adjacent to Sherring Road within the development limits of Shepton Mallet. The site was within an area of high archaeological interest and  was boarded by the highway and residential properties to the immediate north and east and by open spaces to the south and west with further residential properties beyond.

Shepton Mallet Town Council did not support the application due to:

·       Loss of green open space

·       No traffic management plan

·       This area of Tadley Acres already has issues with parking and this development will further exacerbate this problem causing issues for access for emergency vehicles.

There had been 14 letters of objection received raising concerns including the following:

·       Increased parking on the road.

·       Traffic congestion

·       Loss of open green space

·       Overlooking/loss of privacy

The Officer’s Repot addressed each of the concerns and concluded that the details submitted pursuant to the scale, appearance, layout, access and landscaping of the development were considered to be acceptable in accordance with Policies DP1, DP4, DP5, DP7, DP9 and DP10 of the Local Plan. Therefore, the application was recommended for approval.

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

There was 1 speaker in objection to the application. His comments included:

·       The scheme will have a detrimental effect on his property and that of his neighbours and the new residents.

·       Sherring Road is already heavily congested and currently waste disposal and emergency vehicles are forced to mount the kerb to get through.

·       There is already a lack of parking on Sherring Road.

·       There will be noise disturbance for residents and their pets for many years.

·       There will be loss of light, increased overlooking and loss of privacy.

·       An additional road should be built from Little Brooks Lane to alleviate congestion.

·       A maximum of two dwellings only should be built, if permission was to be granted by the Committee.

In the discussion which followed, Members made the following comments:

·       Concerns about the road congestion. If people are already parking on the pavements, the situation will worsen.

·       Garages should not be built, instead, provide a hard standing for cars and larger gardens.

·       There is no biodiversity net gain. Would like to add a condition to ensure that solar panels are provided.

·       Concern that the remaining green space will be protected.

·       Request that air source heat pumps and EV charging points are also conditioned.

·       The design looks in keeping.

·       No reference to bin or bike storage.

·       Would like a contribution to the cycle path network to encourage active travel.

·       Would like to see fewer houses built on the site, 6 rather than the proposed 7.

·       The site is referenced as  ...  view the full minutes text for item 14.

To consider an application for approval of reserved matters (appearance/landscaping/layout/scale) following outline approval 2019/2946/OTS for 280 dwellings, vehicular and pedestrian access, Sustainable Urban Drainage, open space, landscaping & associated infrastructure.

RESOLVED

That planning application 2023/2354/REM be APPROVED in accordance with the Officer’s recommendation with additional conditions relating to the provision of sustainability measures including solar panels, heat pumps and water efficiency and securing the implementation of the surface water drainage scheme prior to commencement except for highway works and also an informative on radon gas. That delegated authority be given to Officers the determine the precise wording of the conditions, to be agreed in consultation with the Chair and Vice-Chair. Also, prior approval of tiling materials must be obtained in consultation with the Chair and Vice-Chair and divisional Members.

Votes – 10 for, 1 abstention

The Officer’s Report stated that the application had been referred to the Planning Committee as it was recommended for approval. This was contrary to the view of Street Parish Council. Also, as the application constituted a major development, the scheme of delegation requires the Planning Committee to determine the application.

The report continued that the application was for the approval of reserved matters which included the approval the appearance, landscaping, layout and scale for the development of 280 dwellings, parking, open space, landscaping and all associated infrastructure. The mix of housing proposed was as follows:

• 1 bed flats: 16
• 2 bed flats: 25 (including flats over garages)
• 2 bed houses: 38
• 3 bed houses: 113
• 4 bed houses: 88

The report went on to say that the application proposed 6 distinct parcels of development, divided by existing and proposed green infrastructure. Retained trees and hedgerows with areas of greenspace adjacent to these features would provide a network of green corridors through the site. An area of wetland was proposed which would accommodate three basins with gentle slopes and areas of permanent water at the bottom. The basins would be planted with the aim of creating centre-point for the development as well as acting as attenuation basins to manage water flows in periods of heavy rainfall. A timber boardwalk was proposed to cross over the basins in various locations. There would be play areas enclosed by fencing within this corridor. Also proposed was an area of allotments and a community orchard.

Street Parish Council did not support the application due to:

• Traffic and congestion
• Impact on residents
• Flood risk

The concerns raised by members of the public related to the following areas:

• Flooding and drainage
• Traffic and transportation
• Design and layout
• Infrastructure and services
• Environmental impact
• Consultation process

The Officer’s Report provided a thorough assessment of the application and addressed many of the concerns. In conclusion the application was recommended for approval.

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

There were 5 speakers in objection to the application. Their comments included:

• Burleigh Lane is a single-track road which is well used by pedestrians, cyclists and nursery children. They will all be at increased risk from the increase in traffic.
• Traffic restrictions on Burleigh Lane should come into force before the properties are occupied, as soon as access from Somerton Road comes into force.
• The education contribution should be ringfenced for use in Street.
• Concerns about strain on the existing infrastructure and lack of any community facilities or amenities on the site itself.
• No acceptable amendments have been put forward to offset the impact on the privacy of the property that most needs protection.
• A flooding impact survey has not yet occurred and there are grave concerns about the effects of flooding.
• Curo has only performed surface water monitoring and says there is no groundwater. However, there is forced groundwater flow as recognised by the Highways team.
• The Burleigh Lane foul water connection  ...  view the full minutes text for item 15.

To consider the report detailing the appeal decisions made by the Planning Inspectorate between 18 January and 14 February 2025.

The appeals decisions made by the Planning Inspectorate between 18 January and 14 February 2025 were explained by Planning Officer Ed Winter.