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Mendip District Council MENDIP DISTRICT COUNCIL Minutes of the Planning Board held on Wednesday, 20 December 2017 in the Council Chamber, Mendip District Council, Shepton Mallet starting at 6.00 pm. PRESENT: Councillor Nigel Hewitt-Cooper (Chairman) Councillor Nigel Woollcombe-Adams (Vice Chairman) Councillors Bryan Beha, John Brunsdon, Rachel Carter, Des Harris, Damon Hooton, Clive Mockford, Mike Pullin, Danny Unwin and Ros Wyke Councillor Edward Drewe substituted for Councillor Dick Skidmore Councillor Tom Killen substituted for Councillor Nigel Taylor Councillor Alan Townsend substituted for Councillor Joanna Beale OTHERS PRESENT: Councillors John Greenhalgh, Philip Ham, OFFICERS PRESENT: Robert Brigden - Consultant Principal Planning Officer Martin Evans - Legal Adviser Dan Foster - Principal Planning Officer Carlton Langford - Planning Officer Ben Sugg - Committee Officer James U’Dell - Senior Planning Planner Agenda Subject Actioned Item By Number 1 Chairman’s Announcements The Chairman requested that mobile telephones be switched to silent. He also gave details of the evacuation procedure in the event of an emergency. 2 Apologies for Absence Councillor Edward Drewe substituted for Councillor Dick Skidmore. Councillor Tom Killen substituted for Councillor Nigel Taylor. Councillor Alan Townsend substituted for Councillor Joanna Beale. Mendip District Council 1 Planning Board Minutes 3 Declarations of Interest Claire Dicken Councillor Nigel Hewitt Cooper declared a personal but non prejudicial interest in DM07 because he was the adjacent neighbour. Councillor Nigel Hewitt Cooper declared a personal but non prejudicial interest in DM08 because he knew the tenant of the site. Councillor Edward Drewe declared a personal, prejudicial interest in DM04 because he was the agent for the application Councillor John Brunsdon declared a personal but non prejudicial interest in DM10 because he was a trustee of the Beckery Island Regeneration Trust. Councillor Steve Henderson declared a personal but non prejudicial interest in DM10 because he was a trustee of the Beckery Island Regeneration Trust. Councillor Tom Killen declared a personal, prejudicial interest in DM11 because he was a Member of Ston Easton Parish Council 4 Public Participation None 5 Previous Minutes Ben Sugg The Minutes of the meeting on 8 November 2017 were agreed. 6 Resolution To Agree All Recommendations Made On Planning Applications Not Raised For Discussion The following items were not raised and the decisions taken in accordance with the Officer Recommendation: DM04 2017/2239/HSE Warley, Pitcot Lane, Stratton on the Carlton Fosse – approved with conditions as recommended. Langford DM11 2017/2455/FUL Village Hall, Green Street, Ston Easton Lynsey - approved with conditions as recommended. Bradshaw 7 Planning Applications DM01 2017/0022/FUL Land at 353491 146562 Wookey Hole Road, Dan Foster Wells Mendip District Council 2 Planning Board Minutes The Officer’s Report stated that this application sought planning permission for the erection of 203 residential dwellings and associated public open space, landscaping and infrastructure. The site previously had benefited from outline planning permission for up to 160 dwellings and a seven form primary school as part of planning permission 2013/1033. The current application site excluded the land for a school, which was part of the earlier planning permission, but the applicant still intended to offer the same land to the County Council to deliver a site for a school via a S106 legal agreement. The site was within the Settlement Limits for Wells. The St Cuthbert Out Parish Council recommended that the application be refused. Reasons for refusal included that the infrastructure would be inadequate to accommodate the significant increase in traffic, parking and narrowing of roads. Also, there was insufficient affordable housing. Wells City Council recommended that the application be approved with conditions. The Council had received 16 letters of objection to the application. Grounds for objection included that Mendip has a five-year supply of housing, the adverse impact on wildlife, increased traffic and loss of agricultural land. The County Council as Highway Authority had considered the proposed arrangements and after full analysis was satisfied that the development (which comprised 43 additional dwellings from that which the Council granted outline planning permission for in 2014) would not be prejudicial to highway safety, nor that additional improvements such as a pedestrian crossing over the Wookey Hole Road, would be necessary to make the development acceptable The Officer’s Report concluded that the development of 203 dwellings (including 51 affordable housing units) would be acceptable in principle as the site was allocated in the Local Plan for about 200 houses, a site for a 7 class primary school and public open space. It was therefore recommended that planning permission be granted subject to a Section 106 Legal Agreement to secure the transfer of the school site to the County Council, the provision and maintenance of Public Open Space (including the LAP and LEAP), affordable housing, highway works and a Travel Plan. Mendip District Council 3 Planning Board Minutes Mrs Nicola Amos was invited to speak in opposition to the application. She explained that she was the secretary of the Wookey Hole Residents Forum. Mrs Amos noted that residents had raised 5 main points of objection to the proposed development. She explained that expert advice given by Somerset County Council Highways had stated that the application’s allocated household parking provision was adequate, but only if the provided parking was not used by non- domestic vehicles. She asked the Board how this could realistically be policed and remarked that caravans and works vans would inevitably be parked in domestic parking spaces. Mrs Amos further noted that a 16 March 2017 comment from Highways stated that the application’s visitor parking provision did not accord with the Somerset County Council parking strategy. Mr Roger Hancock was invited to speak in opposition to the application. He noted that there were significant parking issues in Wookey Hole and asked that the Board obtain a current traffic survey and up to date Travel Plan prior to voting on this application. Mr Hancock explained that Wookey Hole Road was regularly used by village residents, drivers from Wells and tourists visiting the caves at Wookey Hole. He noted that the road had two particularly bad sections, one of which had forward visibility of only 20 yards and accidents and near misses were frequent. He further noted that the proposed development, along with a neighbouring development represented over 350 new homes, which could result in an estimated 600 additional vehicles using an already dangerous road. Mr Hancock noted that the application did not include any studies based on current traffic volumes and there were already severe problems at peak travel times on Wookey Hole Road. Mr Gary Amos was invited to speak in opposition to the application. He noted that the Chair’s allowance of additional public speakers for this item was an example of democracy in action and remarked that he hoped the Board would take residents’ opinions into account. Mr Amos noted that the original planning application was for 160 dwellings and residents had offered no significant objections. He noted that the key issues with this application were highway safety, the impacts on health infrastructure and the uncertainties over education infrastructure provision. Mr Amos noted that the traffic survey included in the application had looked at junctions in Wells, rather than more remote junctions. He further noted that the parking provision in the application was inadequate and that Natural England had been unable to properly take part in the consultation. Mr Amos expressed doubts over the rigour with which planners had considered the application. Mendip District Council 4 Planning Board Minutes Parish Councillor Jim Reeves was invited to speak. Cllr Reeves explained that he was Vice Chair of St Cuthbert Out Parish Council. He noted that this site had been considered several times, and the Parish Council was unhappy with the density of the proposed housing. He noted that the Travel Plan included in the application cited the Number 67 bus service as a mitigating factor for the increased road usage that would result from the development. Cllr Reeves noted however that this bus service had since been severely restricted. He added that additional car journeys would clog the local roads and increase parking pressure. He noted that, while Highways comments indicated that they were happy with the existing Travel Plan, the reduced bus service had not been taken into account. Cllr Reeves asked that a Section 106 Agreement be imposed in order to secure the Number 67 bus service, should the application be approved. He noted that the affordable housing requirement had been reduced to 25% due to the provision of a site for a primary school and asked that a Section 106 Agreement be imposed to guarantee the use of this land for a school in perpetuity or for another community asset should the school not be built. He added that a maintenance charge to fund the upkeep of communal areas should be levied against all dwellings on the development. Mr David Russell was invited to speak in support of the application. He explained that the application proposed construction of 203 residential dwellings, including a range of private affordable dwellings.
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