Ÿþm I C R O S O F T W O R

Yeovil Town Council  

Town House 

19 Union Street  Yeovil  Somerset BA20 1PQ  

Phone 01935 382424 

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Alan Tawse  Alan Tawse  Town Clerk

20 August 2013

Please contact Juliet Sims at the Town House for more information about this meeting To: All Members of the Planning and Licensing Committee

Darren Shutler (Chairman) Peter Brock Kris Castle J Vincent Chainey Philip Chandler (Vice-Chairman) Dave Greene Andrew Kendall Mike Lock (Ex-officio) Wes Read Manny Roper (Ex-officio)

Equality Act 2010 The general public sector equality duty places an obligation on a wide range of public bodies (including town and parish councils) in the exercise of their functions to have due regard to the need to:

 Eliminate unlawful discrimination, harassment and victimisation and other conduct prohibited by the Act

 Advance equality of opportunity between people who share a protected characteristic and those who do not

 Foster good relations between people who share a protected characteristic and those who do not The protected characteristics are: Age Race Disability Religion or Belief Gender Reassignment Sex Marriage and Civil Partnership Sexual Orientation Pregnancy and Maternity 2 AGENDA

PUBLIC COMMENT – Members of the public wishing to comment on any application or other matter are requested to speak at the beginning of consideration of that item, for a duration of no more than 3 minutes. Any further comments or questions will be solely at the Chairman’s discretion. Please inform the Chairman at the beginning of the meeting and identify the application on which you wish to speak.

Please note that the Town Council is a Statutory Consultee for Planning Applications and as such does not make the final decision on any Application. The decisions and comments this Committee makes will be fed into the planning process and added to the report by the Planning Officer. South Somerset District Council is the Planning Authority and will issue the final decision notice (Planning Determination) once their investigations into the application, consultation period and decision making process has been completed.

1. MINUTES

To confirm as a correct record the Minutes of the previous meeting held on 29 July 2013.

2. APOLOGIES FOR ABSENCE

3. DECLARATIONS OF INTEREST

Members of the Committee, who are also Members of South Somerset District Council, are reminded of the need to declare their membership of that Council and indicate that they may speak and/or vote on applications which may be later referred to that Council for determination, and that they could reconsider any such applications at district level taking into account all relevant evidence and representation made at that tier.

4. PLANS LIST (Pages 2 to 47)

5. PLANNING DECISIONS (Pages 48 to 51)

6. CORRESPONDENCE

1 Application No Proposal Address 1 13/03190/FUL The conversion of dwelling into St Michaels Vicarage two separate dwellings, the 52 St Michaels Avenue erection of a detached double Yeovil garage/store, new vehicular access and boundary fencing. (GR 356578/116655) 2 13/02965/FUL The demolition of Cheverton Cheveton House, Cheverton Tower, Cheverton House, Tower, Caeburn & Kenwyn Caeburn and Kenwyn Higher Kingston bungalows and the use of land Yeovil as a temporary car park for the Hospital (GR 355561/116399) 3 13/03110/S73 Application to vary planning Southern Electric Depot condition 20 of approval Premises 09/03469/FUL in relation to the West Hendford construction of a roundabout Yeovil (GR 355108/115487) 4 13/01568/COU The change of use of premises Emporium from Use Class A1 (Retail) to a 37/39 Princes Street multi use including A1 (Retail), Yeovil A3 (Cafe) and D2 (Dance/Fitness studio) (Retrospective Application). (GR 355553/116087) 5 13/03042/FUL Alterations and the change of Livingstones Warman use of premises from Insurance Brokers commercial (Use Class A2) to 2 5 Coronation Avenue No. residential houses of Yeovil multiple occupancy (Use Class C3) (GR 354523/117117) 6 13/03055/FUL Demolition of existing garage 232 Goldcroft and the erection of a Yeovil replacement garage Somerset (GR 355563/116987)

7 13/03060/FUL The retention of 5 No. temporary Yeovil College elliott huts. Mudford Road (GR 355293/116759) Yeovil

8 13/02919/COU ChangeofusefromA1(shop) 2B Ivel Square to a mixed A1/A3 (coffee shop) Yeovil with outdoor seating. Somerset (GR 355891/116024)

2 9 12/04820/FUL Theformationof avehicular 177 Preston Road access (Retrospective) Yeovil (GR 353884/116194) Somerset

10 13/01605/FUL Alterations and the erection of 20 Southwoods two single storey extension to Yeovil dwellinghouse and formation of Somerset a bay window. (GR 355140/115139) 11 13/02852/FUL The erection of a single storey 3 Preston Grove side store extension to dwelling Yeovil and replacement boundary Somerset fencing (Retrospective) (GR 354857/115986) 12 13/03173/FUL The erection of a single storey 21 Thatcham Park extension to front of Yeovil dwellinghouse Somerset (GR 354578/117219)

13 13/02699/FUL The erection of a second storey Masonic Hall extension, internal alterations 23 Hendford and installation of a lift and the Yeovil relaying of front access steps (GR 355489/115809) 14 13/03325/FUL The formation of a vehicular 58 St Michaels Avenue access and hardstanding Yeovil (GR 356507/116676) Somerset

15 12/04882/FUL Demolition and rebuilding of 11 Hathermead Gardens retaining wall to rear balcony Yeovil and relocation of steps Somerset (GR 356879/117044)

3 PLANNING MEETING MONDAY 27 August 2013

PLANS LIST

The schedule of planning applications is attached.

The delegation agreement relating to planning applications between the District Council and the Town Council provides for the Town Council to receive written reports on applications in the Yeovil Town area, and those that are regarded as having a significant impact on this area. These reports include key considerations, which, in the opinion of the Area Planning Manager, are planning issues to which the Town Council should have regard in considering its views and making recommendations on each application.

The recommendations of the Town Council are taken into consideration by the District Council (the Planning Authority) as part of the application determination process. However, the final decision will be made by the Planning Authority having regard to the level allocated to the application (as outlined in the extract from the District Council’s Scheme of Delegation set out below*) and to any views expressed by various consultees (including the Town Council) and District Council Ward Members.

BACKGROUND PAPERS

The background papers to the items in this Plans List are the planning files listed which are held in the Area South Planning Department, South Somerset District Council, Council Offices, Brympton Way, Yeovil, BA20 2HT.

HUMAN RIGHTS ACT 1998 ISSUES

The determination of the applications which are the subject of reports in this Plans List are considered to involve the following human rights issues:-

1. Articles 8:Right to respect for private and family life

i) Everyone has the right to respect for his private and family life, his/her home and his/her correspondence.

ii) There shall be no interference by a public authority with the exercise of this right except such as in accordance with the law and is necessary in a democratic society in the interests of national security, public safety or the economic well being of the country, for the prevention of disorder or crime, for the protection of health or morals, or for the protection of the rights and freedom of others.

3. The First Protocol 4. Article 1: Protection of property

Every natural or legal person is entitled to the peaceful enjoyment of his possessions. No-one shall be deprived of his possessions except in the public interests and subject to the conditions provided for by law and by the general principles of international law.

4 The preceding provisions shall not, however, in any way impair the right of a State to enforce such laws as it deems necessary to control the use of property in accordance with the general interest or to secure the payment of taxes or other contributions or penalties.

Each report considers in detail the competing rights and interests involved in the application. Having had regard to those matters in the light of the convention rights referred to above, it is considered that the recommendation is in accordance with the law, proportionate and both necessary to protect the rights and freedoms of others and in the public interest.

*APPLICATION LEVELS AS DEFINED IN THE DISTRICT COUNCIL SCHEME OF DELEGATION

LEVEL 1 APPLICATIONS The following applications can be determined contrary to officer recommendation in balanced cases by the Area Chair and Head of Development and Building Control where the proposals lie within the development limits. 1. Dwellings  1-2 units (full) and less than 0.1 hectare (outline) 2. Offices/R&D/Light Industry 3. Heavy Industry/Storage/Warehousing 4. Retail/Distribution/Servicing 5. All Other Minor Developments  Floorspace is less than 500 square metres and the site is less than a half hectare (applies to 2-5) 6. Minor Change of Use (In line with policy) The following applications can be determined contrary to officer recommendation in balanced cases by the Area Chair and Head of Development and Building Control 1. Householder Householder developments are defined as those within the curtilage of residential property which require an application for planning permission and are not a change of use. 2. Adverts 3. Listed Building Consents (Alterations) 4. Listed Building Consents (Demolitions) 5. Conservation Area Consents 6. Demolition of unlisted buildings in Con. Areas 7. Others This category includes all decisions relating to:  applications for Lawful Development Certificates for existing use (from July 1992); (CLUEDs)

5  applications for Lawful Development Certificates for proposed use (from July 1992); (CLOPUDs)  applications for Certificates of Appropriate Alternative Development;  notifications under: . Circular 18/84 (Development by Government Departments); and . Circular 14/90 (Overhead electric lines).  applications by the British Coal Corporation under Class A, Part 21 of the General Permitted Development Order 1995.  Telecom Notifications, any Tree Application, Agricultural Notifications, County Matters, Demolition Prior Approvals.

LEVEL 2 APPLICATIONS 1. Dwellings  More than 2 units (full) and more than 0.1 hectare (outline) 2. Offices/R&D/Light Industry 3. Heavy Industry/Storage/Warehousing 4. Retail/Distribution/Servicing 5. All Other Minor Developments  Floorspace is more than 500 square metres and the site is more than a half hectare (applies to 1-5) 6. Change of Use

LEVEL 3 APPLICATIONS Level 3 applications are likely to be developments that because of the significance of their impact should always be determined by the relevant Area Committee (or Regulatory Board where necessary). Whether an application falls into the Level 3 category shall be decided by the Head of Development & Building Control in consultation with the relevant Area Chair.

6 1. Officer Report On Planning Application: 13/03190/FUL

Site Address: St Michaels Vicarage 52 St Michaels Avenue Yeovil Ward : Yeovil (East) Proposal : The conversion of dwelling into two separate dwellings, the erection of a detached double garage/store, new vehicular access and boundary fencing (GR 356578/116655) Recommending Case Simon Fox Officer: Target date : 3rd October 2013 Applicant : Mr F Falbo Type : Minor Dwellings 1-9 site less than 1ha

SITE DESCRIPTION AND PROPOSAL

The application site comprises a 7-bedroomed two-storey residential dwelling dating back to 1989 and was formally the Vicarage to St Michael and All Angels Church, which is a Grade 2, listed building. It sits centrally within a large garden area.

Constructed from red-brick under clay plain tiles with a decorate ridge the property has an ornate southern elevation with ashlar bay windows and front door surround, with sash windows throughout under ashlar lintels. The northern elevation, facing Glenville Road, has less embellishment by comparison to the southern elevation which was the

7 formal façade when pedestrian/vehicular access was derived through the churchyard. Now the Vicarage has been sold away from the church that access has been blocked with a post a rail fence along the western boundary and a new access has been created off Glenville Road.

This proposal seeks to: - Divide the dwelling horizontally into two dwellings, one to become a 5-bedroomed dwelling (Dwelling A) and the other to become a 2-bedroomed dwelling (Dwelling B) with internal alterations to facilitate such. - To close the existing vehicular/pedestrian access and form a new vehicular/pedestrian access closer to Pattinson Close to serve both properties. Piers and gates are also proposed. - To level ground to the north of the site to create a parking turning area, terrace land around the north, east, west and south elevations with paving and steps. - To install a new front door on the north elevation of Dwelling A with decorative ashlar surround. - To install two new ground floor windows on the north elevation of Dwelling A with ashlar mullions. - To install ashlar quoins to the north elevation of Dwelling A. - Remove a chimney from the north elevation of Dwelling B. - To erect a pitched roof red-brick double garage with adjacent store to the north of the site for use by Dwelling A. - Raise the height of the wall adjacent to Glenville Road to 1m (also requires Listed Building Consent). - To erect a new 2m high wooden boundary fence along the western boundary, inclusive of concrete posts and gravel boards. - To erect boundary fencing in the form of a 1.8m privacy wall and 2m high wooden fence to create a rear garden for Dwelling B.

The site is not located within a Conservation Area.

HISTORY 11/03953/LBC: The carrying out of alterations to create an opening in existing boundary wall: Permitted: 24/11/2011

11/02231/FUL: Alterations to boundary walls to form enlarged access to churchyard and formation of car parking spaces, formation of a new vehicular access to Vicarage, the change of use of land from residential to churchyard and removal of existing vehicular access to churchyard and Vicarage: Withdrawn: 12/10/2011

11/02233/LBC: Alterations to boundary walls to form enlarged access to churchyard and formation of car parking spaces, formation of a new vehicular access to Vicarage, the change of use of land from residential to churchyard and removal of existing vehicular access to churchyard and Vicarage: Withdrawn: 13/10/2011

POLICY Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that

8 decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

National Planning Policy Framework - March 2012 Chapter 7 - Requiring Good Design Chapter 12 - Conserving and Enhancing the Historic Environment

The Secretary of State confirmed The Regional Strategy for the South West (Revocation) Order 2013 on 20 May 2013. This had the effect of revoking the Regional Strategy for the South West and the partial revocation of the Somerset and Exmoor National Park Joint Structure Plan (all policies except policy 6 - Bristol/Bath Green Belt).

The development plan comprises the saved policies of the South Somerset Local Plan.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006): ST5 - General Principles of Development ST6 - The Quality of Development EH5 - Development Affecting the Setting of a Listed Building

Other Somerset County Council Parking Strategy (March 2012)

CONSULTATIONS No consultations had been received at the time of submitting this report. Bodies consulted: Highways Authority (Somerset CC) SSDC Conservation Officer SSDC Technical Services

REPRESENTATIONS A site notice has been displayed and a press advert placed (Listed Building - Front Wall). Neighbouring properties to the site have been notified. No representations had been received at the time of submitting this report.

CONSIDERATIONS The Town Council may also wish to consider the following matters: - Is the principle of sub-division acceptable? - Are the changes visually acceptable? - Are there residential amenity concerns? - Would the proposal cause a detrimental impact on the listed Church? - Does the proposal provide adequate parking? - Is the new vehicular access acceptable?

9 RECOMMENDATION The views of Yeovil Town Council are invited.

2. Officer Report On Planning Application: 13/02965/FUL

Site Address: Cheveton House, Cheverton Tower, Caeburn & Kenwyn Higher Kingston Yeovil Ward : Yeovil (Central) Proposal : The demolition of Cheverton Tower, Cheverton House, Caeburn and Kenwyn bungalows and the use of land as a temporary car park for the Hospital (GR 355561/116399) Recommending Case Simon Fox Officer: Target date : 25th September 2013 Applicant : PBSEM Ltd Type : Minor Other less than 1,000 sq.m or 1ha

SITE DESCRIPTION AND PROPOSAL

The application site comprises two former bungalows (Caeburn and Kenwyn) previously used for a children's nursery (up to 45 children), now vacant, and two blocks of flats. One is six storey's high and is called Cheverton Tower and the other is three storey's

10 high and is called Cheverton House. Between them they accommodate 121 bedrooms, which have been used by hospital staff, but all are now vacant. There is also a 63 space car park.

The site is located to the north of the main hospital building with one long south side adjoining Higher Kingston and a short east side to Roping Road. Parts of the northern and western boundaries adjoin the Yeovil Bowling, Squash and Tennis Club grounds. Otherwise the boundaries adjoin residential gardens. The site slopes up to the north, and there are retaining walls on the northern boundaries.

The application seeks the following: - To demolish Caeburn, Kenwyn, Cheverton House and Cheverton Tower. - To create a temporary (no barrier) car park with 118 spaces for a 5 year period to be used by staff and the public. Parking spaces also provided for waiting ambulances. - Retain the two existing vehicular access/exit points to create an entrance and exit to the car park. - Retain two prominent trees (London Plane and Holm Oak). - Plant a hornbeam or beech hedge along the Higher Kingston boundary. - Plant seven new trees on the retained ground along the northern boundary. - Surface the area with loosely compacted granular material other than the entrance and exits areas which will be tarmac. - Retain the boundary walls.

The wider proposal also involves seeking separate consent from Somerset County Council to revise the existing Traffic Regulation Order (TRO) parking regulations on Higher Kingston in the vicinity of the site. This would remove some current on-street parking capacity and if approved ease the flow of traffic in and around the hospital front entrance, accident and emergency and access to the new car park. In addition the TRO would seek to limit parking to resident permit holders only and not hospital visitors who would be able to use the new car park.

The application is supported by the following documentation: - Design and Access Statement - Long-term plan vision - Transport Statement - Drainage Statement - Lighting scheme with self-sufficient lighting columns - Ecological Survey - Tree Survey and Assessment Report - Tree Protection Statement - Structural report for demolition - Asbestos Survey - Site Investigation/Environmental Surveys

This proposal seeks 118 parking spaces, a capacity which has been curtailed due to the findings of the transport assessment and the number of traffic movements the area can sustain. The car park would otherwise have the physical capacity to provide 157 parking spaces but this higher level of parking would only be allowable if it replaced parking elsewhere and no new trips were generated. If approved the capacity of the site would

11 be capped to 118 spaces by a planning condition and a further application would be needed in the future to increase this taking into account the circumstances at that time.

HISTORY There is a long history associated with the hospital; there are no particularly relevant historic applications to mention.

POLICY Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

National Planning Policy Framework (March 2012): Chapter 4 - Promoting Sustainable Transport Chapter 7 - Requiring Good Design Chapter 11 - Conserving and Enhancing the Natural Environment

The development plan comprises the saved policies of the South Somerset Local Plan.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006): ST5 - General Principles of Development ST6 - The Quality of Development EC8 - Protected Species EP3 - Light Pollution EP6 - Demolition and Construction Sites

CONSULTATIONS No consultations had been received at the time of submitting this report. Bodies consulted: Highways Authority (Somerset CC) SSDC Environmental Protection Unit SCC Archaeologist SSDC Tree Officer SSDC Ecologist SSDC Technical Services

12 REPRESENTATIONS Site notices have been displayed and neighbours have been notified in writing. No representations had been received at the time of submitting this report.

CONSIDERATIONS Officers of this council have been involved in pre-application discussions regarding the long-term aspirations of the hospital, of which this application is Phase 1. In the future the hospital may seek to develop a health campus on this particular site and develop a multi-storey car park on the existing main visitor car park. Whilst this may or may not materialise this application should be considered on its own merits. The temporary period is to allow a reassessment of the situation in five years.

The Town Council may wish to consider the following matters: - The phasing and approach to demolition - Any impact on the highway network and the provision of additional parking spaces - Any impact on residential amenity compared to the existing situation (the demolition phase-noise, dust, traffic and the operational phase-lighting, noise, traffic) - Any ecology and tree implications

RECOMMENDATION The views of Yeovil Town Council are invited.

3. Officer Report On Planning Application: 13/03110/S73

Site Address: Southern Electric Depot Premises West Hendford Yeovil Ward : Yeovil (South) Proposal : Application to vary planning condition 20 of approval 09/03469/FUL in relation to the construction of a roundabout (GR 355108/115487) Recommending Case Simon Fox Officer: Target date : 31st October 2013 Applicant : Abbey Manor Capital Partners Ltd Type : Major Retail f/space 1,000 sq.m or 1ha+

SITE DESCRIPTION AND PROPOSAL

13 The application site comprises a vacant piece of industrial land having formally been occupied by Southern Electric as a depot. All buildings have been removed.

In December 2010 permission was granted (09/03469/FUL) for the demolition of the existing warehouse and office buildings and the erection of a new food retail store with associated parking, servicing and on site road infrastructure.

Condition 20 of that permission stated, 'No work shall commence on the development site until construction of the proposed roundabout on West Hendford providing access to the site has been carried out in accordance with a design and specification to be approved in writing by the Local Planning Authority and to be fully implemented in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority. Reason: In the interests of highway safety in accordance with Policy 49 of the Somerset and Exmoor Joint Structure Plan 1991 -2011'.

The permission has not been implemented and is extant until 10 December 2013. In order to implement this permission the developer will need to discharge all pre- commencement planning conditions including Condition 20. Whilst this is achievable for the vast majority of the conditions imposed, the timescales for discharging Condition 20, in consultation with the Highway Authority, and gaining the separate licences from the Highway Authority are such that it is highly unlikely that the developer could make a lawful material start before 10 December 2013.

14 As such, this application, made under Section 73 of the Act seeks to vary the wording of Condition 20 to, 'No development on the site shall be occupied until construction of the proposed roundabout on West Hendford providing access to the site has been carried out in accordance with a design and specification to be approved in writing by the Local Planning Authority and to be fully implemented in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority'.

By changing the emphasis to occupation rather than commencement it gives the developer a longer period (effectively the construction period of the food retail store) to achieve the necessary highway agreements.

HISTORY 09/03469/FUL: Demolition of existing warehouse and office buildings and the erection of a new food retail store with associated parking, servicing and on site road infrastructure: Approved with conditions: 10/12/2010

08/04456/FUL: Alterations to existing access to include provision of a new roundabout: Application permitted with conditions: 10/2/09

02/00123/OUT: Residential development of land: Refused: 19/03/2002

01/01486/OUT: Residential re-development of site: Refused: 05/06/2001

00/00275/FUL: Alterations to access and the erection of an office building linked by atrium to existing building, together with associated car parking and landscaping: Withdrawn: 05/04/2001

92/02654/OUT: Erection of a retail supermarket and petrol filling station and provision of associated parking facilities (Outline): Application Refused: 04/03/1993

92/02653/OUT: Erection of a retail supermarket and petrol filling station and provision of associated parking facilities (Outline): Application Refused: 04/03/1993

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

National Planning Policy Framework (March 2012): Chapter 1 - Building a Strong, Competitive Economy Chapter 4 - Promoting Sustainable Transport Chapter 7 - Requiring Good Design

15 The Secretary of State confirmed The Regional Strategy for the South West (Revocation) Order 2013 on 20 May 2013. This had the effect of revoking the Regional Strategy for the South West and the partial revocation of the Somerset and Exmoor National Park Joint Structure Plan (all policies except policy 6 - Bristol/Bath Green Belt).

The development plan comprises the saved policies of the South Somerset Local Plan.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006): ST5 - General Principles of Development

Other Somerset County Council Parking Strategy (March 2012)

CONSULTATIONS No consultations had been received at the time of submitting this report.

Bodies consulted: Highways Authority (Somerset CC)

REPRESENTATIONS Neighbouring properties to the site have been notified in writing. A site notice has been displayed and a press advert placed (major development). No representations had been received at the time of writing this report.

CONSIDERATIONS The Town Council may wish to consider the following matters: - Does the fact the roundabout will not be fully laid out until the point when the food retail store first opens cause a highway issue? - Is the fully laid out and completed roundabout absolutely necessary during the construction period?

RECOMMENDATION The views of Yeovil Town Council are invited.

16 4. Officer Report On Planning Application: 13/01568/COU

Site Address: Emporium 37/39 Princes Street Yeovil Ward : Yeovil (Central) Proposal : The change of use of premises from Use Class A1 (Retail) to a multi use including A1 (Retail), A3 (Cafe) and D2 (Dance/Fitness studio) (Retrospective Application). (GR 355553/116087) Recommending Jane Green Case Officer: Target date : 16th September 2013 Applicant : Mr Graham Hart Type : Other Change Of Use

SITE DESCRIPTION AND PROPOSAL

The property is a Grade II listed former town house, which has been operated as shop and offices above for many years. The property is an attractive building in this designated conservation area and contributes positively to the streetscene. At ground floor level the premises has a modern shopfront as do all the neighbouring shops. The building is located within the Primary Shopping cordon. Plans show an area to the rear with provision of 6 car park spaces for parking and loading/unloading. Access remains unchanged with level access to the front from Princes Street at ground level and access

17 to the rear from Clarence Street, which due to the levels is at first floor level. There is therefore no access to the second floor for people with difficulties with mobility.

The application follows an enforcement case which highlighted the use of the whole building had evolved from a retail shop (A1) to a mixed use including restaurant/café (A3), offices (B1), assembly and leisure (D2) and beauty and holistic therapy and photographic studio (sui generis). The application seeks to retain these uses with no external alterations proposed. The Design and Access Statement advises the leisure uses include Pilates, yoga, Tai Chi, Burlesque, belly dancing, Lindy Hop and pole dancing.

The Design and Access Statement goes on to say that the ground floor is completely occupied by retail activity. The first floor contains three other uses; café, photographic studio and a treatment room which occupy about 25% with the rest retail. The second floor has no potential as traditional retail space due to ease of access and is only open to those with appointments for the various activities and services. The overall footprint of the non-retail uses is under 30%. 6 car park spaces for parking and loading and unloading are provided for at the rear of the property.

The Emporium has been operating for almost 2 years and is described as an antiques and lifestyle centre assisting individual businesses to grow to create a community of traders who would otherwise find difficulty in getting started.

If planning permission for the proposed use is refused consideration must be given to formal enforcement action.

HISTORY Most recently:

13/00036/USE - Enforcement enquiry - Pending consideration 12/00306/LBC - The carrying out of internal alterations to create an internal opening between premises - Application permitted with conditions February 2012 11/01574/LBC - The carrying out of internal alterations to include the installation of a new staircase - Application permitted with conditions June 2011 10/02873/LBC - The carrying out of internal alterations to replace existing staircase - Application withdrawn July 2010 08/01355/LBC - The erection of 4 No. replacement awnings (Retrospective) -Application permitted with conditions May 2008 97/01772/FUL - The erection of an extension to the rear of the shop - Application permitted with conditions October 1997 97/01775/LBC - The erection of an extension to the rear of shop - Application permitted with conditions October 1997 97/01033/FUL - Alterations to shop front and the installation of security shutters - Application permitted with conditions - July 1997 97/01034/LBC - Alterations to shop front, the installation of security shutters and the display of non-illuminated shop fascia and projecting signs - Application permitted with conditions July 1997 97/01035/ADV - The display of non-illuminated shop fascia sign and projecting sign - Application permitted with conditions July 1997

18 96/00404/LBC - The installation of security shutters on front windows of premises - Application permitted with conditions April 1996 96/00405/FUL - The installation of security shutters to front windows of premises - Application permitted with conditions - March 1996

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

Following the revocation of the Regional Spatial Strategy and the Somerset and Exmoor National Park Joint Structure Plan Review regard needs to be had to the development plan policies of the saved policies of the South Somerset Local Plan (2006).

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006) ST5 (General Principles of Development) ST6 (The Quality of Development) MC2 (Location of Shopping Development) MC4 (Other Uses in Town Centres)

National Planning Policy Framework (March 2012 Chapter 2 (Ensuring the Vitality of Town Centres) Chapter 7 (Requiring Good Design)

CONSULTATIONS SSDC Technical Services – No comment

Highways Authority - Awaiting comments

SSDC Conservation Officer - Awaiting comments

REPRESENTATIONS Site notice (Listed building and Conservation Area) erected and advert placed in the local press inviting comments

CONSIDERATIONS The principle considerations in the determination of this application are: o Impact upon the residential amenities of neighbouring properties. o Impact of the change of use upon the economic vitality and viability of the town centre. o Impact upon parking and highway safety.

19 RECOMMENDATION The views of the Town Council are invited

5. Officer Report On Planning Application: 13/03042/FUL

Site Address: Livingstones Warman Insurance Brokers 5 Coronation Avenue Yeovil Ward : Yeovil (West) Proposal : Alterations and the change of use of premises from commercial (Use Class A2) to 2 No. residential houses of multiple occupancy (Use Class C3)(GR 354523/117117) Recommending Mrs Jennie Roberts Case Officer: Target date : 27th September 2013 Applicant : Mr Jason Livingstone Type : Minor Dwellings 1-9 site less than 1ha

SITE DESCRIPTION AND PROPOSAL

The site is located in a residential area, within the development area of Yeovil.

20 The application site was originally a pair of semi-detached properties, which was then extended and converted into one dwelling with commercial use: two shop units were provided at the front of the property with domestic use to the rear and first floor. The domestic side was later converted into bedsits.

Livingstone's Insurance rented one of the shops initially and then took over the other. The ground floor was then used for the business whilst the first floor was used by one of the partners as living accommodation.

The design and access statement states that the area has declined in commercial footfall, and that the pub, post office and various shops have closed over the years because of this. There now remains a fish and chip shop, a charity shop, a bookmakers and a tattoo parlour. The insurance company has also suffered from this decline in footfall. As such, this current application seeks planning permission to convert the property back into two semi-detached properties, to be used as houses of multiple occupancy. A total of 8no. bedrooms is proposed, with shared bathrooms, sitting areas and kitchens.

Externally, the shop front is proposed to be removed and infilled with brickwork and uPVC windows to match existing. The existing timber lean-to carport and timber gates to the side of the property will also be removed.

The existing vehicular access off Coronation Avenue will remain unchanged. There is car parking to the front of the property (5no. spaces). A right of way will be provided between the two rear gardens to allow access for recycling and refuse bins, which are to be stored to the rear of the property.

HISTORY Various, including conversion of property to bedsits (1988), use of shop for accommodation (1986), erection of extension and garage (1972), construction of shop front (1971).

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

Following the recent revocation of the Regional Spatial Strategy and the Somerset and Exmoor National Park Joint Structure Plan Review regard needs to be had to the development plan policies of the saved policies of the South Somerset Local Plan (2006).

South Somerset Local Plan (adopted 2006) ST5 (General Principles of Development)

21 ST6 (Quality of Development) MS1 (Local shopping and services)

Regard must also be had to: National Planning Policy Framework - March 2012 Chapter 1 - Building a strong, competitive economy Chapter 6 - Delivering a wide choice of high quality homes Chapter 7 - Requiring good design

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - No comment received at time of writing this report AREA ENGINEER - No comment

REPRESENTATIONS None received at time of writing this report (7 neighbours notified)

CONSIDERATIONS - Does the proposal have an acceptable impact on the residential amenity of neighbouring properties? - Does the proposal have an acceptable impact on the visual amenity of the surrounding area? - Is the proposal acceptable in terms of highway safety and parking? - Would the loss of an A2 use have an acceptable impact on the amenity of the area?

RECOMMENDATION The view of the Town Council is invited

6. Officer Report On Planning Application: 13/03055/FUL

Site Address: 232 Goldcroft Yeovil Somerset Ward : Yeovil (Central) Proposal : Demolition of existing garage and the erection of a replacement garage (GR 355563/116987) Recommending Case Mrs Jennie Roberts Officer: Target date : 2nd October 2013 Applicant : Mr & Mrs Simon Maddocks Type : Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

22 The site is located in a residential area, within the development area of Yeovil.

The property is a two-storey detached dwellinghouse, with a single garage adjacent to it. This application proposes the demolition of the existing garage and the erection of a larger, attached garage, constructed of rendered concrete block walls, with brick piers to match the existing house. The roof would be constructed from green finish, plastic coated, steel sheeting. The garage would have hardwood double doors.

HISTORY None

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

23 South Somerset Local Plan (adopted 2006) ST5 (General Principles of Development) ST6 (Quality of Development)

Regard must also be had to: National Planning Policy Framework - March 2012 Chapter 7 - Requiring good design

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - No comment received at time of writing this report AREA ENGINEER - No comment

REPRESENTATIONS None received at time of writing this report (5 neighbours notified)

RECOMMENDATION The views of the Town Council are invited.

7. Officer Report On Planning Application: 13/03060/FUL

Site Address: Yeovil College Mudford Road Yeovil Ward : Yeovil (West) Proposal : The retention of 5 No. temporary elliott huts. (GR 355293/116759) Recommending Mrs Jennie Roberts Case Officer: Target date : 11th September 2013 Applicant : Yeovil College Type : Minor Other less than 1,000 sq.m or 1ha

24 SITE DESCRIPTION AND PROPOSAL

This application is seeking to renew permission 10/02961/FUL to retain five temporary Elliot type classroom units on an area of car parking on the Mudford Road side of Yeovil College campus. These Elliot units have the subject of a number of previous repeat permissions and have occupied this position for more than ten years.

There are thick belts of trees to the east, west and south of the site which completely screens the buildings from the adjacent highway. It is noted that the trees immediately to the west and south of the buildings are the subject of a group TPO but they are unaffected by the proposed retention of these building. The buildings are positioned well away from any residential properties. Whilst the buildings are starting to show some signs of their age they still appear to be in a reasonably good state of repair.

HISTORY 10/02961/FUL: Retention of temporary Elliot Huts. Permitted 2010. 07/03122/FUL: Retention of temporary Elliot huts. Permitted 2007. 03/00671/FUL: Retention of an Elliot prefabricated unit (renewal of 00/00383/FUL). Permitted 2003. 03/00185/FUL: Retention of 4 Elliot units. Permitted 2003. 00/00383/FUL: Temporary relocation of Elliot unit. Permitted 2000.

POLICY Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that

25 decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

The policies of most relevance to the proposal are: Saved policies of the South Somerset Local Plan (adopted 2006) ST5 - General Principles for Development ST6 - The Quality of Development

Regard must also be had to: National Planning Policy Framework - March 2012 Chapter 7 - Requiring Good Design

CONSULTATIONS Technical Services: No comment County Highways: No comments received at time of writing this report

REPRESENTATIONS 20 neighbours have been notified of this application, no written representations had been received at the time of writing this report.

CONSIDERATIONS The principle considerations in the determination of this application are: o Is there a continued need to justify the retention of these temporary buildings_ o Impact upon the visual amenity and streetscene. o Impact upon residential amenity. o Impact upon parking provision and highway safety.

RECOMMENDATION The view of the Town Council is invited.

26 8. Officer Report On Planning Application: 13/02919/COU

Site Address: 2B Ivel Square Yeovil Somerset Ward : Yeovil (Central) Proposal : Change of use from A1 (shop) to a mixed A1/A3 (coffee shop) with outdoor seating. (GR 355891/116024) Recommending Simon Fox Case Officer: Target date : 26th September 2013 Applicant : Costa Ltd Type : Other Change Of Use

SITE DESCRIPTION AND PROPOSAL

The application site comprises a vacant retail unit (2B) within the Quedam Shopping Centre and its neighbour, a coffee shop (2A).

The Quedam is within the designated Primary Shopping Frontage as designated in the Local Plan.

The proposal seeks to change the use of unit 2B from retail (Use Class A1) to a coffee shop (Mixed use - Classes A1/A3). The proposal also includes an outdoor seating area.

27 The proposal would effectively be an extension of the existing coffee shop at 2A which would itself be refurbished and knocked through to amalgamate.

Unit 2A has been a café/coffee shop for many years and occupies a prominent location on the periphery of a public square. The existing outside seating area adds to the public realm.

HISTORY No relevant history.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

National Planning Policy Framework (March 2012): Chapter 1 - Building a Strong, Competitive Economy Chapter 2 - Ensuring the Vitality of Town Centres Chapter 7 - Requiring Good Design

The development plan comprises the saved policies of the South Somerset Local Plan.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006): ST5 - General Principles of Development ST6 - The Quality of Development MC1 - Location of Shopping Development MC7 - Design in Town Centres

CONSULTATIONS No consultations had been received at the time of submitting this report.

Bodies consulted: Highways Authority (Somerset CC)

REPRESENTATIONS Neighbouring properties to the site have been notified in writing. A site notice has also been displayed. No representations had been received at the time of writing this report.

28 CONSIDERATIONS The Town Council may wish to consider the following matters: - The site is within a primary shopping frontage and as such Policy MC1 applies: "Development proposals resulting in the change of use from retail (class A1 of the use classes order) to non-retail on ground floors within the defined primary shopping frontages will be permitted, except where the number or coalescence of such uses would undermine the dominant retail function". - Is the principle of an enlarged coffee shop therefore acceptable here? - Are there visual implications? - Would the unit provide access for all?

The agent points to the fact that: - the proposal is seeking a mixed quasi-retail use of A1 and A3 appropriate in the primary shopping area - this particular operator trades as an A1 retail use on the basis that the stores primarily serve hot and cold drinks and cold food for takeway. Where levels of seating and levels of eating sale take up a significant proportion of the use then it has been established that a mixed A1/A3 use takes place - the operator attracts high footfall which is positive for the town centre - appeal decisions have recognised the benefits of locating A1/A3 coffee shops within prime retail frontages - the Quedam contains a mix of retail units but dominated by A1 retail outlets, with a limited offer of food and drink, therefore this proposal will still maintain the balance sought by policy MC1 - there are 15 vacant unit in the Quedam at present - opening hours are 6.30am to 8pm

RECOMMENDATION The views of Yeovil Town Council are invited.

9. Officer Report On Planning Application: 12/04820/FUL

Site Address: 177 Preston Road Yeovil Somerset Ward : Yeovil (South) Proposal : The formation of a vehicular access (Retrospective) (GR 353884/116194) Recommending Jacqui Churchill Case Officer: Target date : 1st October 2013 Applicant : Mr Neil Griffin Type : Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

29 177 Preston Road is a detached two storey dwellinghouse located within the development area as defined by the South Somerset Local Plan. It is constructed of red brick and block and render under a tiled roof with white uPVC openings. It is located approximately 20 metres from the junction with Watercombe Lane.

The surrounding residential area is characterised by similar properties, most with parking areas to the front of the property. The site's boundary treatment is made up of stone walling.

The proposal seeks retrospective permission for the formation of a vehicular access. The existing drive measures approximately 10.6 metres in length and is 12 metres at the widest point by the house reducing to 4.1 metres at the entrance. It consists of a 200mm hardcore base of crushed concrete and a porous 100mm top layer of 10mm tarmac chippings. The applicant states that the base and top layer were compacted and rolled at the time of construction.

Planning permission is required as the access is onto a classified road.

HISTORY None.

POLICY Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that

30 decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006) ST5 (General Principles of Development) ST6 (The Quality of Development)

South Somerset District Council Supplementary Guidance - Extensions and Alterations to Houses - A Design Guide

Somerset Parking Strategy 2012

National Planning Policy Framework (March 2012) Chapter 7 (Requiring Good Design)

CONSULTATIONS SSDC Technical Services - Awaiting response SCC Highways - Awaiting response Yeovil Town Council - Observations sought

REPRESENTATIONS Five neighbours were notified; at the time of writing this report no responses were received.

CONSIDERATIONS This is development relating to a domestic property and therefore the principle of development is acceptable. The main consideration of the application lies with policy ST5 and ST6 of the Local Plan, namely: o Is the design of the vehicle access in keeping with the existing and neighbouring houses and surrounding area? o Does the vehicle access cause demonstrable harm to the residential amenities of the existing or neighbouring householders? o Is there sufficient and safe means of parking?

RECOMMENDATION The views of the Town Council are invited.

31 10. Officer Report On Planning Application: 13/01605/FUL

Site Address: 20 Southwoods Yeovil Somerset Ward : Yeovil (South) Proposal : Alterations and the erection of two single storey extension to dwellinghouse and formation of a bay window. (GR 355140/115139) Recommending Case Jacqui Churchill Officer: Target date : 13th September 2013 Applicant : Mr Paul Murden Type : Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

The property is a two-storey detached dwellinghouse constructed of brick, with white uPVC window frames under a plain tiled roof. The house is located close to similar properties within the Yeovil development area.

The proposal seeks permission for the erection of two single storey extensions, one to either side of the dwelling. The proposed extensions will be of lean-to design,

32 constructed of materials to match the existing building. The proposed extension to the north east side elevation measures approximately 2 metres in width x 4.4 metres in depth x 2.8 metres in height to the eaves and 4 metres to the top of the pitched roof. Openings include a door on the rear elevation and a porthole window on the front elevation. There are no proposed openings on the side elevation.

The proposed extension to the southwest side elevation extends approximately 3 metres in width x 4 metres in depth x 2.8 metres to the eaves and 4 metres to the top of the pitched roof. Openings include a door on the rear elevation and one window on the front elevation. There are no proposed openings in the side elevation.

The proposal includes the formation of a bay window on the existing ground floor front elevation.

It is noted that this application replicates the approved application submitted as part of 08/03640/FUL in October 2008.

HISTORY 08/03640/FUL - The erection of a single storey side extension to dwelling and an extension to garage to for store - application permitted with conditions

POLICY

Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006) ST5 (General Principles of Development) ST6 (The Quality of Development)

South Somerset District Council Supplementary Guidance - Extensions and Alterations to Houses - A Design Guide

National Planning Policy Framework (March 2012) Chapter 7 (Requiring Good Design)

SCC Parking Strategy 2012

33 CONSULTATIONS SSDC Technical Services - Awaiting response SCC Highways - Awaiting response SSDC Contaminated Land Officer - Awaiting response SSDC Ecology - Awaiting response Yeovil Town Council -Observations invited

REPRESENTATIONS Four neighbours were notified; at the time of writing this report no responses were received.

CONSIDERATIONS This is an extension to a domestic property and therefore the principle of development is acceptable. The main consideration of the application lies with policy ST5 and ST6 of the Local Plan, namely: o Is the design and scale of the extension subservient and in keeping with the existing and neighbouring houses and surrounding area? o Does the extension cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

11. Officer Report On Planning Application: 13/02852/FUL

Site Address: 3 Preston Grove Yeovil Somerset Ward : Yeovil (South) Proposal : The erection of a single storey side store extension to dwelling and replacement boundary fencing (Retrospective) (GR 354857/115986) Recommending Jane Green Case Officer: Target date : 20th September 2013 Applicant : Mr Simon Taylor Type : Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

34 3 Preston Grove is a large two storey detached dwellinghouse constructed of block and render and red brick with white timber windows under a slate roof within a development area. The property benefits from hardstanding to the west side boundary that served a recently demolished garage.

This application is seeking planning permission for the erection of a single storey side store extension and replacement fencing (part retrospective). The proposed side extension measures approximately 2.5 metres in width x 7.8 metres in depth. Due to the sloping ground level the height to the eaves on the front elevation is approximately 1.9 metres whilst on the rear elevation it is approximately 2.3 metres. Overall height is approximately 5 metres to the pitched roof ridge. The proposed store is open sided on the rear elevation and includes the installation of one window on the west side elevation. Materials are stated as matching the existing.

Planning permission is required as the proposed development is greater than four metres in height.

The proposal includes the retrospective application for a replacement retaining/boundary wall running along the boundary between 3 Preston Grove and 1 Preston Grove. The boundary wall is to be constructed of a 1.1 metre high brick wall with additional 0.9 metre wooden panel above.

Should planning permission be refused for the development consideration must be given to formal enforcement action.

35 HISTORY 13/00173/OPERA – Enforcement enquiry – Pending consideration

89/02401/FUL - Alterations and extension to dwellinghouse to form 12 No. self- contained flats and provision of garaging and parking spaces - application refused November 1989

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006) ST5 (General Principles of Development) ST6 (The Quality of Development)

South Somerset District Council Supplementary Guidance - Extensions and Alterations to Houses - A Design Guide

National Planning Policy Framework (March 2012) Chapter 7 (Requiring Good Design)

SCC Parking Strategy 2012

CONSULTATIONS SSDC Technical Services – Surface water disposal via soakaways

SCC Highways - Awaiting response

Yeovil Town Council - Observations sought

REPRESENTATIONS Six neighbours were notified; at the time of writing this report no responses were received.

CONSIDERATIONS

36 This is an extension to a domestic property and therefore the principle of development is acceptable. The main consideration of the application lies with policy ST5 and ST6 of the Local Plan, namely:

o Is the design and scale of the extension subservient and in keeping with the existing and neighbouring houses and surrounding area? o Does either the extension or replacement retaining wall/fencing cause demonstrable harm to the residential amenities of the existing or neighbouring householders? o Does the proposal allow for sufficient and safe parking?

RECOMMENDATION The views of the Town Council are invited.

12. Officer Report On Planning Application: 13/03173/FUL

Site Address: 21 Thatcham Park Yeovil Somerset Ward : Yeovil (West) Proposal : The erection of a single storey extension to front of dwellinghouse (GR 354578/117219) Recommending Case Jane Green Officer: Target date : 26th September 2013 Applicant : Mr Graeme Matthews Type : Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

37 21 Thatcham Park is a two storey semi-detached dwellinghouse constructed of yellow coloured brick and green hanging tiles with white uPVC windows under a tiled roof within a residential area. The property benefits from modest gardens to front and rear and an attached garage on the south side elevation accessed via a driveway.

This application is seeking planning permission for the erection of a single storey extension to the front of the dwellinghouse measuring approximately 1 metre in width x 2.3 metres in depth x 3 metres in height to the top of the flat roof which aligns with the existing flat roof on the entrance porch. Materials are stated to match existing.

It is proposed to move the entrance door on the side elevation of the existing porch to the front elevation to replace an existing window. One window will be included on the south side elevation of the proposed extension to serve the water closet.

The additional space will be used as a water closet and cupboard. Planning permission is required as the proposed development extends beyond a wall which fronts a highway and forms the principal elevation of the original dwellinghouse.

HISTORY 53605/B/1/A Erection of a pair of semi-detached houses and one terraced house – Approved January 1968

53605/B1 Erection of 3-bedroomed semi-detached and terraced houses – Conditionally approved may 1967

38 53605/B Outline: Development of land for residential purposes and the formation of pedestrian and vehicular accesses – Conditionally approved March 1967

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006) ST5 (General Principles of Development) ST6 (The Quality of Development)

South Somerset District Council Supplementary Guidance - Extensions and Alterations to Houses - A Design Guide

National Planning Policy Framework (March 2012) Chapter 7 (Requiring Good Design)

SCC Parking Strategy 2012

CONSULTATIONS SSDC Technical Services – Surface water disposal via soakaways SCC Highways - Awaiting response Yeovil Town Council - Observations sought

REPRESENTATIONS Six neighbours were notified; at the time of writing this report no responses were received.

39 RECOMMENDATION The views of the Town Council are invited.

13 Officer Report On Planning Application: 13/02699/FUL

Site Address: Masonic Hall 23 Hendford Yeovil Ward : Yeovil (Central) Proposal : The erection of a second storey extension, internal alterations and installation of a lift and the relaying of front access steps (GR 355489/115809) Recommending Case Simon Fox Officer: Target date : 5th September 2013 Applicant : Mr Nicholas Arrow Type : Minor Other less than 1,000 sq.m or 1ha

SITE DESCRIPTION AND PROPOSAL

The application site comprises the distinctive Masonic Hall which dates back to the late 1800s and is built in a classical Greek style with a plinth, ornate columns, pediments,

40 stringcourse and freeze. The building has a narrow frontage but deep floor plan, presenting a highly detailed two-storey gable to Hendford with a single storey flat roofed part alongside. This detailing is in natural stone with the predominant material being red brick. The front elevation is more decorative than the sides or rear.

The building is set above and back from the road level, and is accessed by a straight flight of steps off the pavement to the centrally located door in the formal gable. The main flight of steps and indeed a secondary flight accessing the single-storey part are addressed with piers but the remainder of the forecourt, although retained by a low ashlar stone wall, is rather mundane, surfaced in concrete and gravel.

The building is not listed but is located within the Conservation Area as defined within the South Somerset Local Plan (adopted April 2006). The site is opposite the Manor Hotel, which is a grade II listed building.

A previous application from 2012 sought to provide safe and easier access to the building for all, including the young, elderly and disabled to accord with the Disability Discrimination Act and Equality Act. Works were proposed to the existing main flight steps only to widen and realign to facilitate the inclusion of an external wheelchair lift. This raised issues with how to provide level access in a visually acceptable manner. After much discussion the application was withdrawn to allow this new application for a more radical approach to be submitted.

This proposal seeks to extend above the single storey flat roof part of the building in a style to match. A hipped slate roof will rise from behind an ashlar stone parapet. The new first floor will provide a meeting room and store but importantly a disabled WC and room for an internal lift and lobby area. Below at the ground floor level internal alterations will facilitate the lift and a further lobby. As the ground floor level is above street level by a storey a door will be installed in the base plinth and the void under the building opened up to bring the lift to street level. The frontage area will be opened up in front of the door to provide access and a new opening in the front boundary wall will provide access from the pavement.

Elsewhere the stone steps to the main flight of steps will be removed and renewed to create a large landing area and more consistent flight. The raised forecourt/frontage area will be broken up to receive landscaping.

HISTORY 12/02699/FUL: The carrying out of alterations to front access: Withdrawn: 18/06/2013 05/03114/FUL: Alterations to include the blocking up of existing access, the installation of a new disabled persons access including external lift and facilities and the relocation of lamp post and car park furniture: Application Withdrawn: 16/01/2006 94/02626/FUL: Construction of a fire escape to rear of building: Application permitted with conditions: 08/04/1994 92/02427/FUL: Erection of extension to Masonic hall: Application permitted with conditions: 01/05/1992

41 POLICY Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

National Planning Policy Framework (March 2012): Chapter 7 - Requiring Good Design Chapter 12 - Conserving and Enhancing the Historic Environment

Paragraph 132 of Chapter 12 to the National Planning Policy Framework advises: 'When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset's conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional'.

The development plan comprises the saved policies of the South Somerset Local Plan.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006): ST5 - General Principles of Development ST6 - The Quality of Development EH1 - Conservation Area EH5 - Development Proposals Affecting the Setting of Listed Buildings

CONSULTATIONS No consultations had been received at the time of submitting this report. Bodies consulted: Highways Authority (Somerset CC) Historic Environment Service-Archaeology (Somerset CC) SSDC Conservation Manager Somerset Disability Forum

42 SSDC Technical Services

REPRESENTATIONS Neighbouring properties to the site have been notified. In addition a press advert has been placed and a site notice displayed (Conservation Area).

One representation had been received at the time of writing this report and this concerned the desire to retain the hedge between the site and its neighbour.

CONSIDERATIONS The principle issues in this case are: - The impact on the visual appearance of the building. - The impact on the character of the Conservation Area. - The applicants desire to provide access for all.

RECOMMENDATION The views of Yeovil Town Council are invited.

14. Officer Report On Planning Application: 13/03325/FUL

Site Address: 58 St Michaels Avenue Yeovil Somerset Ward : Yeovil (East) Proposal : The formation of a vehicular access and hardstanding (GR 356507/116676) Recommending Case Jane Green Officer: Target date : 3rd October 2013 Applicant : Mr Paul O'Roake Type : Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

43 58 St Michaels Avenue is a terraced red brick Victorian dwellinghouse located on the east side of the road close to the junction with St Michaels Avenue that leads to Glenville Road. The property is set up high from the road and the grassed front garden is bounded by a red brick wall which retains just over a metre high of soil.

The application seeks planning permission for the formation of a vehicular access and hardstanding to provide off road parking. The excavated garden area is proposed to be retained with concrete block which will be rendered and the surface of the drive will be permeable block paving. The hedge on the south side between the application site and neighbouring property is to be retained but trimmed back. The hard surfaced area will measure 4.95 metres deep by 4.95 metres wide. The kerb will need to be dropped at the front which will be subject to a licence obtained from the Highways Department. It is noted there is a telegraph pole on the pavement immediately on the boundary with the property to the south.

HISTORY None

44 In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

The policies of most relevance to the proposal are:

South Somerset Local Plan (adopted April 2006) ST5 (General Principles of Development) ST6 (The Quality of Development)

SCC Parking Strategy 2012

National Planning Policy Framework (March 2012) Chapter 7 (Requiring Good Design)

CONSULTATIONS SSDC Technical Services - Awaiting comment Highways Authority - Awaiting comments Yeovil Town Council - Observations sought

REPRESENTATIONS 5 neighbours notified, no representations received at time of writing this report

CONSIDERATIONS These works are to a domestic property and therefore the principle of development is acceptable. The main consideration of the application lies with policy ST5 and ST6 of the Local Plan, namely: o Is the design and scale of the development in keeping with the existing and neighbouring houses and surrounding area? o Does the proposal cause demonstrable harm to the residential amenities of the existing or neighbouring householders? o Does the proposal allow for safe parking and manoeuvring in this location close to the junction?

RECOMMENDATION The views of the Town Council are invited

45 15. Officer Report On Planning Application: 12/04882/FUL

Site Address: 11 Hathermead Gardens Yeovil Somerset Ward : Yeovil (East) Proposal : Demolition and rebuilding of retaining wall to rear balcony and relocation of steps (GR 356879/117044) Recommending Mrs Jennie Roberts Case Officer: Target date : 27th August 2013 Applicant : Mr Michael Lowry Type : Other Householder - not a Change of Use test

SITE DESCRIPTION AND PROPOSAL

The site is located in a residential area, within the development area of Yeovil.

The property is a two-storey detached dwellinghouse. The side path and rear path/stairs external to the property have suffered from subsidence, and a schedule of remedial works has been drawn up by the NHBC, which includes repositioning the rear stairs into the garden. This application seeks planning permission for these works.

HISTORY None

46 POLICY Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town and Country Planning Act 1990 and requires that decision must be made in accordance with relevant Development Plan Documents unless material considerations indicate otherwise.

In March 2012 the existing national Planning Policy Statements and Guidance Notes (PPS's and PPG's) were superseded by the publication of the National Planning Policy Framework.

South Somerset Local Plan (adopted 2006) ST5 (General Principles of Development) ST6 (Quality of Development)

Regard must also be had to: National Planning Policy Framework - March 2012 Chapter 7 - Requiring good design

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - No observations AREA ENGINEER - No comment

REPRESENTATIONS None received at time of writing this report (5 neighbours notified)

RECOMMENDATION The views of the Town Council are invited

47 PLANNING DECISIONS

13/01191/FUL Replacement of existing Redgra area with a synthetic multi use surface, placement and extension of existing fencing with new 3.06m high fencing, and the installation of 8 x 12m high floodlight columns and lights at Westfield Academy Stiby Road Yeovil Somerset BA21 3EP Applicant Westfield Academy