Agenda item

To consider an application for a Hybrid (full and outline) application.

Full application for the erection of 26 No. dwellings and formation of access, associated open space, landscaping and parking. Outline application with some matters reserved for 4 No. self build plots.

Resolved:

To Grant Permission subject to the conditions detailed within the Officers report and the completion of a Section 106 Agreement.

Unanimous

The Planning Officer introduced the application with the assistance of a powerpoint presentation. They updated the committee with additional information to their written report as follows:

·       2 additional letters received from local residents stating their concern with the landscaping and footpaths.

·       A letter of support for the proposal had also been received.

They also went through the proposal explaining the reasons for the previous refusal and the amendments made with this application which it was considered addressed those refusal reasons.

The committee heard from 5 local residents and their comments included:

Agreed with the Conservation Officer as there would be an impact on the 3 Listed Buildings adjacent to the development

Suggest no real change to previous refusal reasons with an adverse impact on the Conservation area.

Highway access with pedestrian access should be upgraded, road was narrow and visibility poor with many HGVs using the road. Parking occurs on Wells Road which also leads to poor visibility.

Consider that more Affordable Housing was needed in Wedmore, there had been a substantial increase in the surrounding villages with no evidence to back up the application.

Neighbourhood Plan to influence plans for Wedmore, sites allocated for development and this was not one of the 25 sites highlighted, Housing Needs survey did not reflect Plan.

The Parish Council then spoke to the committee confirming that they considered that this application should meet the Biodiversity Net Gain principle and that the proposal would lead to the removal of ancient hedges and habitats for animals, and off-site mitigation would not help and there would still be an adverse impact on habitats in the area.

The committee were addressed by the agent for the application who confirmed that this application sought to address the previous refusal reasons, the design had been amended including the reduction in height of 6 dwellings, 3 semi`s instead of terraces and doors and windows changed. The design included smaller properties as requested by the Affordable Housing officers and design elements accords with the local vernacular.

Members received clarification from the Planning Officer in response to comments from speakers; these points included:

·       The Conservation Officer had considered the new designs and was satisfied

·       The new application met WED3 and TB3also

·       The Housing Needs Assessment had been independently assessed, it provided details, it had recently been revised with new people joining the register. The properties had been reduced in size as per the HNA and therefore the application met the needs of the local people.

·       Biodiversity Net Gain had been achieved with the HRA confirming that land needed off-site to meet the needs detailed.

·       Highways – a Road Safety Audit had been undertaken by an independent assessor, confirming that access was acceptable and that the increase in vehicles would not be significant.

During discussion, Members considered that the development was now in keeping with the local design, although the green roofs for the contemporary self build properties were interesting but accepted the rationale.

There were some concerns raised with the trans-location of the hedgerow and confirmation was given that landscaping and planting triggers were included within the S106 agreement.

It was confirmed that the proposed play area would be agreed and fenced with details agreed within the S106 agreement.

At the conclusion of the debate, it was proposed by Councillor Hendry and seconded by Councillor Pearce to approve the application subject to the conditions contained within the Officer`s report and the signing of the S106 agreement (with the assurance that the hedgerows would be protected during the translocation process).

Resolved:

To Grant Permission subject to the conditions detailed within the Officers report and the completion of a Section 106 Agreement.

Unanimous