Agenda item
Planning Application 2024/1051/OUT - Land at Pear Tree Farm, Cullen Farm Road, Glastonbury, Somerset
To consider an outline application with some matters reserved for up to 24 dwellings with details of access.
Decision:
Resolved to refuse Outline Planning Permission on grounds that the development is located outside of the development limit; and would have a cumulative change to the general character of the area, adversely affecting the setting of the nationally important heritage asset at Glastonbury Tor through development in its setting, which would significantly and demonstrably outweigh the benefits of the scheme.
For: 5
Against: 3
Abstain: 3
Minutes:
The Committee were presented with the application with the aid of a PowerPoint presentation. The Planning Officer updated the Committee explaining that the application was to consider an outline application with some matters reserved for up to 24 dwellings with details of access.
The Planning Officer confirmed that that this application was heard at the Planning East Committee meeting on 5th November 2024 and was deferred, contrary to the Officer’s recommendation, to allow Officers to gather more information from relevant experts on the impact of the proposal on the special landscape feature of St Michaels Church and Glastonbury Tor.
The Planning Officer confirmed that second opinions has been sought and received from both a conservation officer and a landscape architect and that neither specialist objected to the proposed development.
David Rockey, a member of the public then spoke in objection to the application and highlighted that the application had an adverse impact in direct conflict with the adopted local plan.
Next the Mayor of Glastonbury spoke and he highlighted that Glastonbury Town Council have an emerging Neighbourhood Plan about to be finalised and they have identified suitable sites to supply housing with the consent of the landowners. Once this has been finalised it will go referendum in 2025 for the people to decide.
He also expressed concern about safeguarding the special landscape around Glastonbury Tor. In the future Glastonbury may indeed become a World Heritage Site and therefore it would be desirable to protect the landscape around the Tor.
He further took the opportunity to express that Glastonbury Town would like to lobby for the Community Infrastructure Levy (CIL) rather than S106 contributions.
Serena Roney-Dougal’s statement was read out as she was experiencing technical difficulties online. She expressed her concerns that the development was outside the development limit as well as the narrow roads not suitable for a large amount of traffic. The existing traffic already diverted the buses.
She further pointed out that there was no pavement along the side of Old Wells Road leading to the nearest play park for children at the top of the road and more housing at the bottom of the road would be a bad idea.
Lastly, she highlighted the need to safeguard the landscape around the Tor.
Matt Williams, the agent for the application, then spoke highlighting that at the last Committee meeting, the Officer Report had confirmed that the Council’s Conservation Officer had no objection and that the landscape architect commissioned by the Council was also satisfied with the scheme. In the latest Officer Report, a different Conservation Officer and landscape specialist had raised no objection.
He pointed out that, despite Glastonbury Tor being one of the finest heritage assets in the UK, Historic England have maintained no interest throughout the application.
He further pointed out that the Council Officers had confirmed that there were no adverse impacts that significantly and demonstrably outweighed the benefits of the scheme.
At 1.00PM, Councillor Martin Dimery proposed that the meeting should carry on until this agenda item was finalised. This was seconded by Councillor Dawn Denton. On being put to the vote the proposal was carried with 10 in favour and 2 against.
There were further discussions surrounding the preservation of the general character of Glastonbury and the fact that Historic England did not comment on the impact.
Councillor Ros Wyke proposed to refuse the application on the grounds that it was outside the development limit and would have an adverse impact on the landscape resulting in a cumulative change to the general character of the area and an adverse effect on the setting on the national important heritage asset at Glastonbury Tor. This was seconded by Councillor Claire Sully.
On being put to the vote the proposal was carried with 5 votes in favour, 3 against and 3 abstentions.
RESOLVED
Members resolved to REFUSE permission on the grounds that the development is located outside of the development limit; and would have a cumulative change to the general character of the area, adversely affecting the setting of the nationally important heritage asset at Glastonbury Tor through development in its setting, which would significantly and demonstrably outweigh the benefits of the scheme.
For: 5
Against: 3
Abstain: 3
Supporting documents:
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DM04 2024_1051.OUT, item 238.
PDF 119 KB
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DM04 2024_1051_OUT, item 238.
PDF 182 KB
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DM04 2024_1051_OUT Appendix - November Committee Report, item 238.
PDF 310 KB