Agenda item

To consider an application for the erection of a self-build dwelling.

Resolved:

That planning application 24/00418/FUL for the erection of a self-build dwelling at Land Adjacent Orchard Cottage, Snag Lane, Wincanton, Somerset, BA9 9RB be APPROVED contrary to the officer recommendation, for the following reason:

The proposal is considered to represent an acceptable form of development that respects the character and appearance of the area and causes no demonstrable harm to residential amenity, ecology or the local highways network in accordance with the aims of policies SD1, EQ2, EQ4, TA5 and TA6 of the Local Plan and the objectives of the NPPF 2023.

(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:

·         Site location.

·         Proposed plans and elevations.

·         The mobile home and shed to be removed as part of the application, with the workshop to be retained.

He referred to the key consideration being the principle of development which is considered to be beyond the A303 and outside of the established Wincanton settlement boundary.  He referred to the Wincanton Neighbourhood Plan and concluded that the application does not accord to policy and that the benefits do not outweigh the harm caused.

The application was recommended for refusal for the reasons as set out in the agenda report.

Two members of the public addressed the committee in support of the application and as the Architect and Applicant some of their comments included:

·         Explained the reason of the proposed layout and process taken to establish the design.

·         Highlighted the functional aspect of the application to serve the short- and long-term health needs of the applicant.

·         Explained the reason for the application and its site location being easily accessible to Wincanton without the need or use of a car.

The Agent then addressed the committee.  Some of her comments included:

·         Acknowledged the site was located the other side of the A303, however believe the site was very accessible to Wincanton either by foot or bicycle and in very comfortable walking distance to the town centre and its facilities.

·         Design is of high quality and in character of the site and will serve the applicants need.

·         No adverse impact on amenity, biodiversity, or highway safety with access statement acceptable in transport terms.

·         Snag Lane is a no through road and very lightly trafficked and safe to walk.

·         Residents would not be reliant on the car as there are ample opportunities to travel by sustainable means in line with the NPPF.

·         Application has strong local support.

The Planning Officer responded on points of detail and technical questions raised by members including:

·         Given the application was sited in an unsustainable location this outweighs the provision of a single dwelling.

·         Appreciate the proximity of the town centre of Wincanton, however, believes the A303 forms a strong boundary and as outlined in the Wincanton town plan does not want to encourage further development.

·         All the mature boundary trees will be retained, there are no protected trees on the site.

During debate members raised comments which included:

·         Felt the application was in a stainable location and was a quick and easy access into the town centre.

·         Would help towards the housing needs of Wincanton.

·         Appreciate the concerns of the Planning officer but felt Snag Lane being a very small quiet no through road would not allow for further development.

·         Consider the building to be of good design for now and future use.

During the discussion the majority of members expressed their support of the application and sought clarification from the Planning Officer regarding the conditions to be imposed should they be minded to approve the application.

The Planning Officer advised that standard conditions would apply and would include:

·         Time limit of three years.

·         Approved Plans.

·         Details of external materials to be submitted.

·         Removal of permitted development rights.

·         Recommendations and Enhancements as outlined within submitted Ecology survey.

·         Lighting scheme.

·         Tree protection.

Following a further discussion members voiced their support of the conditions and agreed the following reason to approve the application as read out by the Planning Officer:

‘The proposal is considered to represent an acceptable form of development that respects the character and appearance of the area and causes no demonstrable harm to residential amenity, ecology or the local highways network in accordance with the aims of policies SD1, EQ2, EQ4, TA5 and TA6 of the Local Plan and the objectives of the NPPF 2023’,

It was then proposed by Councillor Tom Power and seconded by Councillor Martin Wale that the application be approved, contrary to the officer’s recommendation, for the reason as previously stated by the Planning Officer along with conditions.

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

Resolved:

That planning application 24/00418/FUL for the erection of a self-build dwelling at Land Adjacent Orchard Cottage, Snag Lane, Wincanton, Somerset, BA9 9RB be APPROVED contrary to the officer recommendation, for the following reason:

The proposal is considered to represent an acceptable form of development that respects the character and appearance of the area and causes no demonstrable harm to residential amenity, ecology or the local highways network in accordance with the aims of policies SD1, EQ2, EQ4, TA5 and TA6 of the Local Plan and the objectives of the NPPF 2023.

(voting: unanimous)