THIS DOCUMENT IS IN DRAFT STATUS ONLY

 

 


Draft Minutes

of the Meeting of the

Planning & Regulatory Committee

Wednesday, 8th March 2017

held at the Town Hall, Weston-super-Mare, Somerset.

 

Meeting Commenced:  2.30pm      Meeting Concluded: 3.10pm

 

Councillors:

 

P  Peter Crew (Chairman)

P  Jill Iles (Vice-Chairman)

 

A  Elfan Ap Rees 

P  Felicity Baker 

P  Jan Barber 

A  Chris Blades 

P  Mary Blatchford 

P   Peter Burden (substitute for Reyna Knight)

    Peter Bryant 

P  Mark Canniford 

P  Charles Cave 

P  Robert Cleland 

P  Andy Cole 

A  John Crockford-Hawley 

A  Bob Garner 

P  Ann Harley (substitute for Richard Nightingale)

P  David Hitchins 

A  Reyna Knight 

P  Tom Leimdorfer 

P  John Ley-Morgan 

A  Richard Nightingale 

P   David Oyns (substitute for David Pasley)

A  David Pasley 

P  Dawn Payne 

P  Terry Porter 

P  David Shopland 

P  Richard Tucker 

P  Liz Wells 

 

 

P: Present

A: Apologies for absence submitted

 

Also in attendance: Councillor Ruth Jacobs

 

Officers in attendance: Sue Buck (Corporate Services), Simon Exley (Development & Environment), Heather Sanders (Corporate Services), Andrew Stevenson (Development & Environment), Roger Willmot (Development & Environment)

 

PAR

125          

Public speaking at Planning Committees (Standing Order 17A)

Planning Application No. 16/P/2490/O

 

The applicant’s agent Rebecca Morgan addressed the meeting speaking in support of an application for planning permission at Weston Road, Congresbury.

 

PAR

126          

Public speaking at Planning Committees (Standing Order 17A)

Planning Application No. 17/P/0023/F

 

John Bewick addressed the meeting speaking in support of an application for planning permission at Station Road, Sandford.

 

PAR

127          

Declaration of Disclosable Pecuniary Interest (Agenda item 3)

 

None.

 

PAR

128          

Minutes of the Meeting held on 08 February 2017 (Agenda item 4.1)

 

Referring to Minute No. PAR 117 the Vice-Chairman reported that the Committee had agreed that the development should provide 30% on-site affordable housing, pointing out that this was not reflected in the resolution.

 

            Resolved: that subject to the amendment detailed above the minutes of the meeting be approved as a correct record.

 

PAR

129          

Minutes of North Somerset Local Access Forum 11 October 2016 (Agenda item 4.2)

 

            Resolved: that the minutes be noted.

 

PAR

130          

Planning Application No. 16/P/2490/O Outline application for the demolition of existing buildings associated with former B8 open storage and the erection of 5 no. detached dwellings with garages including details of access and layout - all other matters reserved for subsequent approval at Withydale Farm, Weston Road, Congresbury (Agenda item 6)

 

The Director of Development and Environment reported on an application for planning permission. The Director of Development and Environment’s representative drew Members’ attention to the update sheet and in particular to the receipt of an amended parking plans and to a revised Condition 6 relating to garden levels.

 

A Member proposed that the parking areas should be permeable.  Additionally, pointing out that there would be no difficulty generating 10% renewable energy on the site, he proposed that the requirement be fixed at this amount.

 

Resolved: that the application be approved subject to the following conditions:

 

 1.

Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiry of three years from the date of this permission.

 2.

The development hereby permitted shall be begun before the expiry of two years from the date of approval of the last of the reserved matters to be approved.

3.

Approval of the details of the scale, appearance of the buildings and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority, in writing before any development is commenced.

4.

The development hereby permitted shall be carried out in accordance with the approved plans and documents to be listed on the decision notice.

5.

No work shall be commenced until samples of the materials to be used in the development have been submitted to and approved, in writing, by the Local Planning Authority. The development shall be carried out in the approved materials unless otherwise agreed in writing.

6.

Finished floor levels shall not be less than 6.65m AOD. The garden areas beyond the proposed patio areas to the dwellings shall remain at the approved levels and shall not be raised.

7.

The dwellings hereby approved shall not be occupied until measures to generate 10% (less if agreed with the local planning authority) of the energy required by the use of the development (measured in carbon) through the use of micro renewable or low-carbon technologies have been installed on site and are fully operational in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved technologies shall be permanently retained unless otherwise first agreed in writing by the local planning authority.

8.

The dwellings shall not be occupied until details of a scheme for providing space and facilities for the storage and collection of waste have been submitted to and approved in writing by the Local Planning Authority and the approved scheme has been implemented.  Thereafter the approved space and facilities for the storage and collection of waste shall be permanently retained unless otherwise agreed in writing with the local planning authority.

9.

No dwelling shall be occupied until the roads shown on submitted plans, including footpaths and turning spaces, where applicable, have been constructed in such a manner that each dwelling, is served by a properly consolidated and surfaced footpath and carriageway between the dwelling and the existing highway.

10.

No development shall be commenced until foul and surface water drainage details, including permeable surfaces for the parking areas, together with a programme of implementation have been submitted to and approved by the Local Planning Authority.  Such works shall be carried out in accordance with the approved details.

11.

Details of any external illumination shall be submitted to and approved, in writing, by the Local Planning Authority before the dwellings are occupied.  No means of external illumination shall be installed other than in accordance with the approved details.

13.

No development shall take place until an assessment of the nature and extent of contamination on site has been submitted to and approved in writing by the Local Planning Authority.  This assessment must be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site.  Moreover, it must include:

(i) a survey of the extent, scale and nature of contamination;

(ii) an assessment of the potential risks to:

·        human health,

·        property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

·        adjoining land,

·        groundwaters and surface waters,

·        ecological systems,

·        archaeological sites and ancient monuments.

14.

Unless the Local Planning Authority confirms in writing that a remediation scheme is not required, no development shall take place until a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment has been submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, an appraisal of remedial options, and proposal of the preferred option(s), and a timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

15.

The remediation scheme, if required, shall be implemented in accordance with the approved timetable of works. Within 3 months of the completion of measures identified in the approved remediation scheme, a validation report (that demonstrates the effectiveness of the remediation carried out) must be submitted to the Local Planning Authority.

16.

No development shall be commenced until an acoustic fence along the boundary of the site, including details of its height, length and materials have been submitted to and approved in writing by the Local Planning Authority.  The approved acoustic fence shall be erected before any of the dwellings hereby approved are occupied, and the acoustic fence shall be maintained in accordance with the approved specifications at all times thereafter, unless otherwise agreed in writing by the Local Planning Authority.

17.

No development shall commence until a scheme for the soundproofing of the dwellings has been submitted to and approved in writing by the Local Planning Authority.  All measures shall achieve compliance with BS8233:2014 Guidance on sound insulation and noise reduction for buildings.  The measures shall be implemented in strict accordance with the approved details prior to the occupation of the development and shall thereafter be retained as such.

18.

No development shall take place until details of a landscaping scheme for the site have been submitted to and approved, in writing, by the Local Planning Authority.

19.

All works comprised in the approved details of landscaping should be carried out in accordance with the approved details during the months of October to March inclusive following occupation of the building or completion of the development, whichever is the sooner.

20.

Trees, hedges and plants shown in the landscaping scheme to be retained or planted which, during the development works or a period of ten years following full implementation of the landscaping scheme, are removed without prior written consent from the Local Planning Authority or die, become seriously diseased or are damaged, shall be replaced in the first available planting season with others of such species and size as the Authority may specify.

21.

No development shall take place until a method statement identifying measures to protect all trees to be retained has been submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed tree protection measures during site preparation (including clearance and demolition work), construction and landscaping operations (including any changes to ground levels). Thereafter the site clearance works and development shall be undertaken in accordance with the approved details.

22.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015, or any order amending or revoking and re-enacting that Order, no gates, fences, walls or other means of enclosure (other than those expressly authorised by this permission) shall be erected or constructed on any boundaries of the site, or elsewhere within the site.

23.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, or any Order amending or revoking and re-enacting that Order, no garages shall be erected, other than those expressly authorised by this permission.

24.

Prior to the occupation of the first dwelling on the development hereby approved a Flood Warning Evacuation Plan shall be submitted to and approved in writing by the local planning authority. This plan shall address the matters required pursuant to National Planning Policy Guidance on Development and Flood Risk.  Thereafter the Flood Warning Evacuation plan shall be fully implemented.

25.

No development shall take place, including any works of demolition, until a Construction Method statement has been submitted to, and approved in writing by the Local Planning Authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for:

i.          the parking of vehicles of site operatives and visitors.

ii.         loading and unloading of plant and materials.

iii.        storage of plant and materials used in constructing the development.

iv.        the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate.

v.         wheel washing facilities.

vi.        measures to control the emission of dust and dirt during construction.

vii.       a scheme for recycling/disposing of waste resulting from demolition and construction works.

viii.      a restriction on deliveries between peak hours 0800h - 0900h and 1700h - 1800h.

ix.        Details of a signage strategy to alert drivers on the A370 of the possibility of site traffic in this location.

x.         The route for access by HGV vehicles shall be via junction 21 of the M5 to the west.

26.

No materials shall be imported onto the site other than topsoil, subsoil, non-polluting hardcore and aggregates.

27.

During the landfill phase of the development, no operations or activities shall take place on the site on Sundays, on public holidays, nor outside the following hours on other days:

Mondays to Fridays: 0800h - 1800h, Saturdays: 0800h - 1300h.

 

PAR

131          

Planning Application No. 17/P/0023/F Erection of a new dwelling at Cothill, Station Road, Sandford (Agenda item 7)

 

The Director of Development and Environment reported on an application for planning permission.

 

Resolved: that the application be approved subject to the following conditions:

 

1.

The development hereby permitted shall be begun before the expiry of three years from the date of this permission.

2.

The development hereby permitted shall be carried out in accordance with the approved plans and documents to be listed on the decision notice.

3.

The external walling and roofing materials to be used in the building works for the dwelling and garage hereby permitted shall be in strict accordance with the approved plans. If any other material is proposed no development shall take place until such has been approved, in writing, by the Local Planning Authority.

4.

The dwelling hereby approved shall not be occupied until the access has been formed and the parking and turning areas have been constructed and laid out for both the new and existing properties in accordance with the approved plans and these parking spaces shall thereafter be permanently retained and shall not be used except for the parking of vehicles in connection with the dwellings.

5.

The dwelling hereby approved shall not be occupied until measures to generate 10% (less if agreed with the Local Planning Authority) of the energy required by the use of the development (measured in carbon) through the use of micro renewable or low carbon technologies have been installed on site and are fully operational in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved technologies shall be permanently retained unless otherwise first agreed in writing by the Local Planning Authority.

6.

The dwelling shall not be occupied until the facilities for the storage and collection of waste have been implemented in accordance with the approved plans. Thereafter the approved space and facilities for the storage and collection of waste shall be permanently retained unless otherwise agreed in writing with the Local Planning Authority.

7.

No development shall be commenced until foul and surface water drainage details together with a programme of implementation have been submitted to and approved, in writing, by the Local Planning Authority. Such works shall be carried out in accordance with the approved details.

8.

All works comprised in the approved details of landscaping should be carried out in accordance with the approved plans during the months of October to March inclusive following occupation of the building or completion of the development, whichever is the sooner.

9.

Trees and hedges shown in the landscaping scheme to be retained or planted which, during the development works or a period of ten years following full implementation of the landscaping scheme, are removed without prior written consent from the Local Planning Authority or die, become seriously diseased or are damaged, shall be replaced in the first available planting season with others of such species and size as the Authority may specify.

Summary of advice notes to be included on the decision notice

Advice notes are not conditions but are a means of making a statement to the applicant or drawing attention to the requirements of other legislation.

1.

Drainage

2.

Bats and protected species

 

PAR

132          

Performance Management (Agenda item 8).

 

The Director of Development and Environment reported on performance for the third quarter 2016/17.

 

Resolved: that the report be noted.

 

PAR

133          

Planning Appeals (Agenda item 9)

 

The Director of Development and Environment reported on appeal decisions and appeals that had been lodged since the date of the last meeting.

 

Resolved: that the report be noted.

 

 

 

 

 

 

 

 

                                                                                    ________________________________

                                                                                                                Chairman

                                                                                    ________________________________