Agenda item

To consider an application for the erection of an accessible and adaptable Whole Life Dwelling.

That planning application 2020/1513/FUL be APPROVED contrary to the Officer’s recommendation as it was deemed that the site was in a sustainable location and that it would not be harmful to the rural character of the area. That delegated authority be given to Officers to impose necessary planning conditions, to be agreed in consultation with the Chair and Vice-Chair.

Votes – Unanimous

The Officer’s Report stated that the application had been referred to the Planning Committee as the Parish Council had recommended approval whereas the Officer recommendation was for refusal.

The application related to a site within the grounds of Ashmount in a village called East Horrington which does not have a development boundary. However, the village is near Wells, and is outside defined development of this principal settlement. It was within the Somerset Levels and Moors Ramsar Risk Area and the application was for the erection of an accessible and adaptable whole life dwelling.

The Parish Council had recommended approval and there had been two letters of support from local residents.

The Officer’s Report concluded that planning permission should be refused because the proposal was unjustified unsustainable development, where the harms to the character and appearance of the area and biodiversity generated by the proposal significantly and demonstrably outweighed the benefits.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation. She also gave an update regarding the priority habitat stating that the system mapping of the trees seemed to be incorrect, but that it was not possible to say for certain what was the actual situation.

The first speaker in support of the application was a neighbour. He made the following comments:

• He had 30 years of experience as a forester and 10 years in climate change and biodiversity.
• The arboreal report is incorrect and in fact the proposal is to remove just 2, alien, non-native trees which had been planted to gain quick canopy cover years earlier.
• The village has older properties to one side of Frome Road, and more modern properties on the side where Ashmount is located. The character on this side is more modern with a mix of bungalows and houses and therefore the proposed house would be in keeping with the character of properties on this side the road.
• The whole life dwelling proposal will take pressure off the NHS and social care services.

St Cuthbert Out Parish Council had provided a written statement which the Chair read out. It gave reasons for supporting the application as follows:

• The house was well designed for the use of family member with disabilities.
• It would not been visible from the road and fitted into the landscape very well.
• There was no risk to loss of privacy to neighbours and the design incorporated established trees to soften and disguise the dwelling and garage.
• The phosphate concerns have been successfully mitigated and would not adversely affect the integrity of the of the Somerset Levels and Moors Ramsar site.
• It met all the requirements for disabled living and achieved all the guidelines set out by the Government for Accessibility and Adaptable Whole Life Dwelling.

The final speaker was the applicant. She made the following points:

• The proposal for an adaptable whole life dwelling had come about due to the families experience when caring for a parent with Motor Neurone Disease.
• The design would incorporate energy efficiency with solar panels, heat pump and high levels of insulation. It would include wheelchair accessibility through the ground floor.
• The village is a thriving rural community with nearby facilities including a village school, nursery and a cricket and golf club, all within walking distance.
• The bus stop to Wells is within walking distance.
• The impact on the character of the village is non-existent as the house would hardly be visible from the road.
• There is support from the local community.
• Tree removal would be limited to poor quality conifers and ash trees suffering from die-back.  New trees will be planted.

In the discussion which followed some of the comments made by Members included the following:

• It would be a fitting addition to housing stock and would be an enhancement to the village.
• This side of the village has more modern houses built in the 70s and the house would not be out of keeping to the area.
• Whole life accommodation is in short supply in Somerset. This would be an asset to the County.
• Trees to be removed are not valuable and will be replaced by native trees.
• The house would not be visible from the road.

At the conclusion of the discussion, it was proposed by Councillor Edric Hobbs and seconded by Councillor Bente Height to approve the application contrary to the Officer’s recommendation.

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

RESOLVED

That planning application 2020/1513/FUL be APPROVED contrary to the Officer’s recommendation as it was deemed that the site was in a sustainable location and that it would not be harmful to the rural character of the area. That delegated authority be given to Officers to impose necessary planning conditions, to be agreed in consultation with the Chair and Vice-Chair.

Votes – Unanimous