Agenda item

To consider an outline planning application for up to 100 dwellings, associated open space and infrastructure with all matters reserved except access.

RESOLVED:

That planning application 21/00311/OUT for up to 100 dwellings, associated open space and infrastructure with all matters reserved except access at Land To The North Of Somerton Road, Adj The White Bungalow, Somerton Road, Langport, Somerset be APPROVED, subject to the prior completion of a section 106 agreement to include a cascade mechanism regarding the affordable housing and the imposition of conditions as per the officer recommendation as detailed in the agenda report.

(voting: unanimous)

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

·       A reminder that this was an outline application with all matters reserved except access. 

·       An indicative masterplan

·       It was noted the Open Spaces Officer had indicated that the open play space would be better sited in the centre of the proposed development rather than in the location shown on the indicative masterplan, and the exact location of the play space would be addressed at the Reserved Matters stage.

·       Details of the proposed access to which Highways had not raised an objection.

·       The proposal was within the direction of growth in the Local Plan.

·       There was approximately a 250m distance kept between the proposed development and Wearne – a distance considered acceptable to prevent coalescence.

·       The key considerations – principle of development and highway access.

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

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

·       New housing in the area had already grossly exceeded figures in the Local Plan, and there is a lot of local opposition to this development.

·       Resources and facilities in the area are over-stretched.

·       A property ‘The Quackery’ was only 50m away which will be coalescence.

·       Development should be on brownfield land nearer to employment rather than on this productive agricultural land.

·       Concern about lack of notice for this application and meeting to local councils.

·       Not convinced there is a need for dense development in rural area. More harm than benefit.

·       Concern about flooding as believe there is a watercourse nearby on the eastern edge of the site.

·       Concerns also about traffic and transport.

A supporter spoke on behalf of the housing provider, Abri. She noted they had looked to obtain the site to build homes, and she noted there was a need for affordable homes in the area and this proposal would help towards that delivery. The proposal was for a variety of homes including some smaller homes and bungalows and there would also be a mix of different tenures.

A spokesperson for Huish Episcopi Parish Council then addressed the committee and some of his points included:

·       Question the need at this time to turn productive land into housing.

·        Housing already delivered in the area was well above the figure stated in the Local Plan

·        There are very few local work opportunities together with no added infrastructure improvements.

·        Reference to other elements in the Local Plan such as delivery of employment land.

·        Reference to previous Planning Inspector comments about Wearne and coalescence.

A spokesperson for the neighbouring Parish Council of High Ham also addressed the committee about local traffic and HGV routes. He referred to recent traffic flow data and provided members with details of vehicle movement figures on week days and at weekends for Picts Hill which was a short distance along the road from the access point for the proposed development.

The applicant’s spokesperson addressed members and noted this proposal was one of the few applications able to move forward at this time as it had a phosphates solution. There were large numbers of people on the housing register and this proposal would deliver much needed local housing. More houses in the area would help support viability for local services.

In response to points of detail and technical questions raised by the public speakers, the Planning Officer clarified that:

·       Housing figures in the Local Plan were not a maximum figure, they were a minimum. The housing figure approved to date including this application would be 605 which was in line with other similar places.

·       Regarding health and education contribution – both had been consulted.

·       Coalescence – the parish had correctly highlighted previous Planning Inspector’s comments that the main settlement of Wearne was considered to be to the North of this application site rather than to the East.

In response to questions from members the Planning Officer and Lead Specialist also noted that:

·       The indicative masterplan showed a layout for 100 houses.

·       If concerned about local tenure for the proposed dwellings the LPA could ask for a lettings plan. At the current time the Abri business plan and details regarding intended tenure for the proposed dwellings were unknown.

·       There had been updates to the NPPF announced a few hours prior to this meeting, and a brief overview was provided.

·       If members wished they could request that the Heads of Terms included a cascade to require some of the housing for local people.

·       Some elements regarding distance to nearby properties was down to landscape character.

·       The latest position of the five year land supply

·       The waterways and ponds to the east of the site were not within flood zones.

During a short discussion a member expressed her reluctant support for the application and fully acknowledged the local views, however the site was within the direction of growth in the Local Plan and there were a number of material conditions and some benefit. 

There was a general consensus from members to add the requirement for a cascade mechanism. The Legal Specialist advised that the requirement should be included within the resolution.

It was proposed by the Chair and seconded by Councillor Sue Osborne, to approve the application as per the officer recommendation as set out in the agenda report, subject to an additional point for the Section 106 obligations to include a cascade mechanism regarding the affordable housing.

On being put to the vote, the proposal was carried unanimously.

RESOLVED:

That planning application 21/00311/OUT for up to 100 dwellings, associated open space and infrastructure with all matters reserved except access at Land To The North Of Somerton Road, Adj The White Bungalow, Somerton Road, Langport, Somerset be APPROVED, subject to the prior completion of a section 106 agreement to include a cascade mechanism regarding the affordable housing and the imposition of conditions as per the officer recommendation as detailed in the agenda report.

(voting: unanimous)