Agenda item

To consider Planning Application 2023/1084/FUL – Land at 369311 147357, Quarry Lane, Leigh On Mendip, Shepton Mallet, Somerset.

Demolition of existing barn to form terrace of 3no. single storey dwellings.

2023/1084/FUL RESOLVED

That planning application 2023/1084/FUL be APPROVED in accordance with the Officer’s recommendation.

Votes – 7 in favour, 4 against, 1 abstention

Demolition of existing barn to form terrace of 3no. single storey dwellings.

This was presented before agenda item 10.

The Officer’s Report stated that this application had been referred to the Planning Committee as it was a departure from the Local Plan and the Officer’s Recommendation was for approval, whereas the Parish Council had recommended refusal of the application.

The Report continued that the application was part retrospective as a section of the barn had already been demolished and new build construction had commenced.

Leigh-on-Mendip Parish Council had recommended refusal for the following reasons:

·       Within the mineral safeguarding area for nearby quarries

·       Unsustainable location

·       Impact on the setting of the Grade I listed church

·       Impact on the landscape character of the area

·       Proximity to Mells Valley Special Area of Conservation and impact on bats

·       Highway safety concerns from increase in traffic

There had been one letter of objection from local residents and two letters in support. The following objections were raised by the Parochial Church Council:

·       Not a conversion as the original barn isn't being reused

·       No longer retains the character of the original barn

·       The application site is within the minerals safeguarding distance of Halecombe Quarry and objections were raised by Minerals and Waste Policy on a similar application nearby

·       Barn was previously found to be suitable for conversion as per the structural survey submitted with the Class Q application, why was this not fulfilled?

·       Impact on the setting of the Grade I Listed church

In conclusion, the Officer’s report stated that whilst it was acknowledged that the development would be beyond the edge of the village and therefore would represent a departure from local plan, it could not be described as being in isolated open countryside.

As the Council did not have a five-year housing land supply, the tilted balance of the NPPF would apply – the houses would make a modest contribution to the housing in the district, there would be limited economic benefit during the construction period and the new residents may use local services and facilities.

As the assessment of the application had not identified any harm in terms of landscape and visual impact, impact on the heritage asset or any highway safety concerns, any impacts arising from the application were not considered significant and would not outweigh the benefits. The recommendation was therefore for approval.

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

The Committee was addressed by the Chair of the Leigh-on-Mendip Parish Council. She made a number of points including:

• The village is not sustainable
• The original application for a barn conversion was refused, so why is this recommended for approval?
• It is now a new build rather than a conversion which a planning inspector said he would not support. The barn should be recognised.
• Impact on the setting of the Grade 1 listed church.
• There is no need for additional housing within the village as there are still properties on the market.

Next to speak was the applicant’s agent. He said that having read the Officer’s Report there was little to add as the Report covered all aspects of the application. He wanted to clarify why the bar could not be converted and had to be demolished.  This was because the existing ceiling height did not comply with building regulations.. The conversion to 3 dwellings had previously been approved by Mendip District Council and local residents were in support. He added that the infill of the existing access would be planted with hedging.

The Team Leader – Development Management explained that the landowner had secured prior approval to convert the existing barn into dwellings. However, the barn has now been demolished so they have applied for retrospective permission to demolish the barn. The Council would need to take necessary steps should the Committee choose to refuse this application.

In the debate which followed Members discussed the issue of the proximity of the development to Halecombe Quarry and that it was within the minerals safeguarding distance of the quarry. They were concerned that future residents of the houses could impact on the work and future development and expansion of the Quarry if they put in a complaint. The effect on the setting of the Grade 1 listed Church was also a concern, as was light spill and the removal of hedges and walls. The suggestion of a deferral was not supported among the Members as the application had been deferred previously.

At the conclusion of the debate, it was proposed by Councillor Heather Shearer and seconded by Councillor Alex Wiltshire to approve the application in accordance with the Officer’s Recommendation. On being put to the vote the proposal was carried with 9 votes in favour, 4 against and 1 abstention.

RESOLVED

That planning application 2023/1084/FUL be APPROVED in accordance with the Officer’s recommendation.

Votes – 7 in favour, 4 against, 1 abstention