Agenda item

To consider an outline planning application with all matters reserved except for access for the erection of 1No. 4 bedroom dwelling house.

Application for Outline Planning Permission with all matters reserved except for access for the erection of 1 x 4-bedroom dwelling house.

The Officer’s Report stated that this application had been referred to the Planning Committee as the site was located outside the settlement limits so would be a departure from the existing adopted Development Plan. The Officer Recommendation was for approval.

The Report continued that the site was located outside, but adjacent to the southern boundary of the development limit of West Pennard, which was designated as a ‘secondary village’ in the Local Plan. Only the means of access was to be determined by this application.

West Pennard Parish Council had objected to the application for reasons of highway safety and inappropriate use of agricultural land. Three letters of objection had been received from local residents for reasons including:

• Site is outside development limits.
• It could set a harmful precedent.
• Loss of high-quality agricultural land.
• Highway safety concerns for road users and pedestrians.
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In conclusion, the Officer’s Report said that although the site was outside the development limits of West Pennard, the Council could not demonstrate a five-year housing land supply in the Somerset East area, meaning the tilted balance was engaged and a refusal could only be justified in the event that harms were ‘significant and demonstrable’.

The dwelling would sit immediately adjacent to the development limit and other residential development and would replicate the density and integrate to the spatial characteristics of the locality. Harms of the development would include increased traffic, including an access near an existing road junction, loss of an agricultural field and minor increased pressure on services including the local school. Overall, the harms in this case were not considered ‘significant and demonstrable’. Therefore, the principle of development and the impacts of development were concluded to be acceptable.

The application was recommended for approval.

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

The Committee was then addressed by the applicant’s agent. He made the following points:

• The access proposed meets the highways requirements.
• The visibility splays are as per the limits required.
• The application includes current ecological reports and storm water management reports.
• The site adjoins the edge of the development limit and the land is grade 3 agricultural land, meaning minimum loss of high-quality farming land.

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

• The site is only just outside of the development limits and is really an infill site. Seems to be acceptable as a location for the development.
• Even if land is Grade 3 it is still agricultural land.
• Concern about removal of hedgerows – can replanting be conditioned?
• No comment from Highways appears on the planning portal.

In response, Officers made the following comments:

• There were no objections from Highways – standing advice applies as per the Officer’s Report.
• The ‘tilted balance’ applies and although there is harm recognised, it is not significant or demonstrable.
• Hedge replanting will be addressed at reserved matters.

At the conclusion of the debate, it was proposed by Councillor Edric Hobbs and seconded by Councillor Susannah Hart to approve the application in accordance with the Officer Recommendation set out in the Report. On being put to the vote the proposal was carried with 10 votes in favour and 2 abstentions.

RESOLVED

That planning application 2021/2070/OTS be APPROVED in accordance with the Officer’s Recommendation.