CENTRAL AREA COMMITTEE

 

 

Item 6.1          12/P/0877/F  1 Station Road, Pill

 

Clarification

The housing density is 50 per hectare as stated on page and not 56 as stated on page.

 

Correspondence received

6 further emails from residents of Pill and a further letter from the Parish Council have been received.

 

5 of the e-mails support the application on account that the properties would be made available for existing residents of Pill and that there is a need for ‘affordable housing’.

 

1 objects on the grounds that the independent Tree Survey on behalf of an objector contends that in addition to two Beech Trees now the subject of a Tree Preservation Order, other trees on site should be re-assessed in accordance with national standards as these may also merit retention and protection.  

 

Pill and Easton-in-Gordano Parish Council

 

The Parish Council’s further comments are as follows:

 

‘Pill and Easton-in-Gordano Parish Council originally supported redevelopment on this site for elderly persons accommodation. This was in line with the identified shortfall of this type of accommodation, which had been identified in the Parish Plan.

 

Whilst the Parish Council is not against the principle of redevelopment on this site it has concerns with the current planning application for the following reasons: -

 

1)     The density of housing proposed exceeds North Somerset’s own target of 40 dwellings per hectare (this proposal is for 56 dwellings per hectare). We see no reason why people living in affordable housing should be expected to endure living I housing of higher density than others.

 

2)     There will be a loss of ecological habitat. Even though the TPO’s have been reinstated on 2 trees an independent ecological report has identified other trees worthy of retention. There cannot possibly be an adequate habitat for the badgers, bats and slow worms currently on the site and the amount of vegetation on site will be dramatically reduced.

 

3)     The Code for Sustainable development, which will be in place when this development takes place in 2013, will require on-site renewable energy generation at Code Level 4 (this is required for any development in excess of 10 dwellings), but this proposal is only for Code Level 3.

 

4)     On-site parking proposed is likely to lead to the overflow of car parking in an area where there is already a lack of on-street parking and which will be further exacerbated by the proposed road alterations to Station Road.

 

5)     Little account has been taken of the other increases in traffic on Station Road which will result from the approved conversion of the Railway Inn into flats and the traffic likely to be generated when the railway reopens to passenger traffic (the site for this car park is protected in the local plan).

 

6)     Housing development should be employment led. No evidence has been provided to support this and the council’s highway officer states ‘…. it is recognised that employment is likely to be outside the town…’. The proposal is therefore contrary to Core Strategy policy CS13.”

 

 

Officer Comments

 

The matters raised in the Parish Council’s further comments are addressed in the officer’s reports. There is no evidence to support a refusal of the application on highway safety grounds. Issues of tree protection, energy efficiency and wildlife protection are addressed through proposed conditions. The site lies in an area of mixed density and the density of the development on the site is not considered to be excessive in this regard.

 

Policy CS32 relates to development in service villages and the development complies with this policy which is supportive of affordable housing.  Policy CS13 simply identifies the scale of new housing to be delivered in plan period.  The proposal is not contrary to that policy.

 

Officers have considered the points regarding trees with regard to the currentBritish Standard 5837:2012 Trees in relation to design, demolition and construction – Recommendations”, are satisfied that with the exception of the two Beech Trees, the removal of other trees is acceptable subject to replacement planting as required under condition 3 of the report to Area Committee.

 

Further information

The Head of Housing has provided further information (set out below) on the issues raised at North Area Committee regarding demand from local people for Affordable Housing to rent, and Shared Ownership Housing

 

The local connection cascade

A local connection requirement will be secured through the proposed S106 Agreement and a separate “Local Lettings Plan” to ensure the dwellings are occupied by households who have a proven local connection to the parish or surrounding parishes.

The dwellings will be available to households approved by the Council as being in need of affordable housing, who are unable to afford to buy or rent an appropriate property locally on the open market, and who fall into one or other of the following categories (in order of priority stated):

1.       Residents of the parish of Pill and Easton in Gordano in shared overcrowded or otherwise unsuitable accommodation

2.       residents of adjacent parishes of Portbury, Wraxall & Failand and Abbots Leigh in North Somerset in shared overcrowded or otherwise unsuitable accommodation

3.       people dependent on or giving support to a household in the parish of Pill and Easton in Gordano or adjacent parishes of Portbury, Wraxall & Failand and Abbots Leigh in North Somerset

4.       young elderly retired or disabled people who have lived or worked in the parish of Pill and Easton in Gordano or adjacent parishes of Portbury, Wraxall & Failand and Abbots Leigh  in North Somerset

5.       households that include people who are employed or about to be employed in the parish of Pill and Easton in Gordano or adjacent parishes of Portbury, Wraxall & Failand and Abbots Leigh in North Somerset and need to live locally

6.       other residents of the parish of Pill and Easton in Gordano and adjacent parishes of Portbury, Wraxall & Failand and Abbots Leigh in North Somerset eligible in accordance with the published policies and procedures in force at the time of allocation for allocating tenancies by the Registered Provider

7.       once the bidding shortlist has been fully exhausted to a household who is on the Homechoice North Somerset housing register

 


Need for 2 bed flats for over 55’s rented ( 8 x 2 bed flats)

The need for each of the categories is as follows and demonstrates that the demand from local people who need this type of accommodation considerably exceeds the number of units being built.

 

  • Category 1 - Pill residents (Bands A-C) over 55yrs = 14

 

  • Category 2 - Adjoining parish residents (Bands A-C) over 55yrs = 8

 

  • Category 3 - Dependent on giving/receiving support in Pill (Bands A-C) over 55yrs = 6

 

  • Category 4 - info not available on Homechoice (previously lived or worked in Pill)

 

  • Category 5 - current employees or about to be employed in Pill (Bands A-C) over 55yrs = 3

 

  • Category 6 - any other resident of Pill or adjacent parishes (Band D) over 55yrs = 13

 

Total = 44 households (plus category 4 which we have no info on)

 

Need for 3 bed general needs rented accommodation (2 x 3 bed house)

 

The need is again set out below and demonstrates that the demand from local people who need this type of accommodation considerably exceeds the number of units being built.

 

  • Category 1 - 12 households on Homechoice in Bands A-C who are current residents of Pill

 

  • Category 2 - Adjoining parish residents (Bands A-C) = 6

 

  • Category 3 - Dependent on giving/receiving support in Pill (Bands A-C) = 8

 

  • Category 4 - info not available on Homechoice (previously lived or worked in Pill)

 

  • Category 5 - current employees or about to be employed in Pill (Bands A-C) = 6

 

  • Category 6 - any other resident of Pill or adjacent parishes (Band D) = 7

 

Total = 39 households needing a 3 bed (plus category 4 which we have no info on)

 

Local housing need & affordability for Shared Ownership accommodation (2 x 2 bed house, 2 x 3 bed house)

 

There is clear evidence of a local need for Shared Ownership accommodation. South West Homes currently have 14 applications on their database from applicants either living or working in Pill or the surrounding parishes.

 

Recent lettings information from completed schemes

 

Since 2009 all properties in schemes with a Local Connection Requirement have been allocated to households with a clear connection to their local parishes as set out below. 

 

Churchill - completed June 2009,

  • all let to current residents (category 1 of the cascade)

 

Wrington - completed July 2010,

  • 8 allocated to category 1 of the cascade (current residents)
  • 4 allocated to category 2 of the cascade (adjoining parishes)
  • 1 allocated to category 3 of the cascade (caring responsibility in parish)
  • 3 allocated to category 4 of the cascade (previous residents)

 

Blagdon  - (due to complete 28th Sept - allocated but not yet occupied)

·        6 allocated to category 1 of the cascade (current residents)

·        6 allocated to category 2 of the cascade (adjoining parishes)

·        1 allocated to category 4 of the cascade (previous resident)

 

Taking into account the lettings information and the evidence of need presented above there is no reason to believe the proposed units would be allocated to anybody without a local connection.

 

 

Item 6.2          12/P/1013/F  Tawny House, Butcombe Lane, Butcombe

 

Correspondence received

The applicants have submitted additional information in support of the application.

 

This includes a statement of the ‘very special circumstances’ which they believe justify the approval of the application. These are the family circumstances relating to the need to provide care a member of the family

 

Reference is made to a site in Wiltshire which received planning permission and it is suggested demonstrates an inconsistent approach.

 

The applicants have commented further on the Council’s report to Central Area Committee and state that the proposal does comply with policy H/8 because the extension is not significant

 

Officer comment

The family circumstances are not considered to amount to very special circumstances warranting an exception to Green Belt policy.

 

All planning applications are treated on their own merits and the application site is located in Wiltshire where different planning policies apply.

 

The works to raise the roof of the converted barn will require ‘substantial rebuilding’ and cannot be considered insubstantial. The proposal therefore fails to comply with policy H/8. Policy RD/3 states development in the green belt must comply with policy RD/2 and H/8. In this case because the proposal does not comply with policy H/8 the proposal is therefore by definition, considered inappropriate development in the green belt.