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Planning Board NOTES: DATE: 20Th December 2017 1. Items May Be

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Planning Board NOTES: DATE: 20Th December 2017 1. Items May Be Planning Board DATE: 20th December 2017 NOTES: 1. Items may be taken out of order and therefore we are unable to advise the time at which an item will be considered. 2. Applications can be determined in any manner notwithstanding the recommendation being made 3. Councillors who have a query about anything on the agenda are requested to inspect the file and talk to the case officer prior to the meeting. 4. Any members of the public wishing to make late additional representations should do so in writing or contact their Ward Councillors prior to the meeting. Please give a day’s notice if you wish to inspect a file if this is possible. 5. Letters of representation referred to in these reports together with any other background papers may be inspected at any time prior to the Meeting and these papers will be available at the Meeting. 6. For the purposes of the Local Government (Access to Information) Act 1985, unless otherwise stated against a particular report , ‘background papers’ in accordance with section 100D will always include the case officer’s written report and any letters or memoranda of representation received. 1 TABLE OF CONTENTS Planning Board - 20th December 2017 Item Page Application Ward/Site Case Number Officer DM01 04 2017/0022/FUL Land At 353491 146562, Mr Daniel Wookey Hole Road, Wells, Foster Somerset, St Cuthbert Out North DM02 32 2017/2002/FUL Former Frome Police Station , Mr James Oakfield Road, Frome, BA11 U'Dell 4JG Frome Oakfield DM03 44 2017/0660/HSE Arch Cottage, John Beales Mrs Lorna Hill, Pilton, Shepton Mallet, Elstob Somerset, BA4 4DB Croscombe And Pilton DM04 47 2017/2239/HSE Warley, Pitcot Farm, Pitcot Mr Carlton Lane, Stratton On The Fosse, Langford Shepton Mallet, Somerset, BA3 4SX Ashwick, Chilcompton And Stratton DM05 49 2017/2276/VRC Pitchperfect Campsite , Sleight Mr Carlton Farm To Bath Road, Woolverton, Langford Frome, BA2 7QU Rode And Norton St Philip DM06 63 2017/2277/VRC Pitchperfect Campsite , Sleight Mr Carlton Farm To Bath Road, Woolverton, Langford Frome, BA2 7QU Rode And Norton St Philip DM07 71 2017/1779/FUL Land At Manor Farm, Piltown, Mr Robert West Pennard, Glastonbury, Brigden Somerset, BA6 8NQ The Pennards And Ditcheat DM08 75 2017/1998/FUL The Walled Garden, Little Mr Robert Pennard Lane, East Pennard, Brigden Somerset, BA4 The Pennards & Ditcheat DM09 87 2017/2567/FUL TheDitch CyderDitcheat Barn , Woodlands Mr Daniel Road To Stockbridge Lane, Foster West Pennard, Glastonbury, BA6 8NH The Pennards And Ditcheat DM10 93 2017/2220/FUL Northover Manor House , Mr Daniel 2 Beckery, Glastonbury, BA6 Foster 9NU Glastonbury St Benedicts DM11 101 2017/2455/FUL Village Hall, Green Street, Ston Miss Lynsey Easton, Wells, Radstock, Bradshaw Somerset, BA3 4DA Chewton Mendip And Ston Easton 3 Agenda Item No. DM01 Case Officer Mr Daniel Foster Site Land At 353491 146562 Wookey Hole Road Wells Somerset Application Number 2017/0022/FUL Date Received 6th January 2017 Applicant/ Mr David Russell Organisation Bovis Homes (South West) Ltd Application Type Full Application Proposal An application for 203 Residential dwellings and associated public open space, landscaping and infrastructure (amended plans and details, including revised layout, storeys height and landscaping). Ward St Cuthbert Out North Parish St Cuthbert Out Parish Council This application is referred to Planning Board given the scale of the proposed development and in-light of the request of the Ward Member. Description of Site, Proposal and Constraints The application relates to land south of Wookey Hole Road, to the west of Wells. The application seeks full planning permission for the erection of 203 residential dwellings and associated public open space, landscaping and infrastructure. The site previously had 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 (red line) excludes the land for a school, which was part of the earlier planning permission, but the applicant still intends to offer the same land to the County Council to deliver a site for a school via a legal agreement. The site is within the Settlement Limits for Wells. Local Plan Core Policy 10 (CP10B) relates specifically to this application site which is referred to as ‘Land West of Wells’ and identifies this site as the ‘Northern Development Area’ for which about 200 dwellings and the school site are identified. In respect of constraints, the site is designated as Flood Zone 1 (at the lowest risk from flooding) except for a small watercourse on the southern part of the site which is designated as Flood Zone 3. In landscape terms, the site is within the ‘Polsham to Lodge Hill Hillocks’ Landscape Character Area. It consists of grade 3 agricultural land. Procedural note The application has been subject of various amendments following the initial consultation period and feedback to the applicant. These revisions have been subject of formal re- consultation and the responses below are the latest receive in respect of each consultee. Summary of Parish/City Council comments, any objections or conflict with the recommendation 4 The application site lies within St Cuthbert Out Parish but the development would, in effect, be an enlargement of the City of Wells. Both the Parish and City Council have been consulted on that basis. St Cuthbert Out Parish Council Comments to re-consultation on revised plans 15/11/17 Recommend refusal, comments: 1. The infrastructure is inadequate to accommodate the significant increase in traffic, parking and narrowing of roads. 2. There is insufficient affordable housing. 3. The original plans are not available on Mendip District Council's website to enable comparison with the revised plans. 4. There is lack of detail of what the changes are. 5. The Council were given insufficient consultation time. 6. Should Mendip District Council approve this application, the Council would like to reiterate and emphasise their recommendation conditions and comments for application 2017/0022 FUL (Planning Committee 15th February 2017) in particular relating to S106 monies (see recommendation below). 7. The Council would like to add to the original application recommendation (Planning Committee 15th February 2017) "in perpetuity" to their comment 5. "The adjoining land (edged blue on the plans) to be designated exclusively for community and school use and not housing". 8. The Council would like to reiterate their recommendation comments for application 2017/0688 VRC (Planning Committee 14th April 2017) (see recommendation below). Comments to initial consultation 15/2/17 Recommended: Approval subject to the following conditions and comments: 1. A maintenance charge to be levied on each property to protect the Parish Council from the maintenance costs of the green spaces. 2. The Parish Council welcome the increase in the number of houses but with the provisos that the extra housing is affordable and there is no increase in density above the current 203 homes. 3. Security fencing to be erected on the west boundary to prevent encroachment onto private land. 4. Protection required from future development for the public open spaces surrounding the site. 5. The adjoining land (edged blue on the plans) to be designated exclusively for community and school use and not housing. 6. Section 106 funding to be secured for a community facility on the adjoining land (edged blue on the plans). 7. The Parish Council would like to know if there are any more details on the proposed school and who is going to fund it? 8. Point 2.3.19 of the proposed Framework Travel Plan is unrealistic. Consultation with Somerset County Council Routes for Schools is necessary to ensure safe crossing from this site. 9. Funding is needed for a crossing on Wookey Hole Road and Highways to be consulted. 10. There needs to be an adequate pathway front of the site on Wookey Hole Road. 11. All paths should be of a suitable gradient and hard surfaced for disabled access. 12. There should be a 2 metre wide disabled accessible and cycle friendly path onto St Cuthberts Avenue. 13. The access paths onto the old Strawberry Line need to be disabled accessible. 5 14. Section 106 funding to be secured to support the costs of the 67 bus service for a defined long-term period. 15. The sewage system to be updated to ensure it has the capacity for the development. The sewage company to confirm that the pumping station is capable of dealing with the additional volume of both waste and flood risk. 16. There are major concerns about the adequacy of all infrastructure. 17. St Cuthbert (Out) Parish Council request that they are represented at Section 106 negotiations. 18. St Cuthbert (Out) Parish Council request that a Bovis representative attends any future meetings to present their plans, especially if they require amendments. The Planning Committee are in full agreement with the comments already made by the neighbouring Parish Wells City Council. Wells City Council Comments to re-consultation on amended plans 3/11/17 Recommend approval with conditions The Vice-Chairman of St Cuthbert Out parish Council spoke about application 2017/0022 Wookey Hole Road. There was a detailed discussion in which Cllr Munt also took part. The committee decision was taken by vote with the majority in favour, Cllr Kennedy against. i. Wells City Council is in agreement with all the points made by St Cuthbert Out Parish Council ii. Wells City Council strongly recommends that St Cuthbert Out PC be involved in all S106 condition discussions and requests that Wells CC be included also. iii. The travel plan for the original application stated that there was a bus service (the 67 route); this has been much reduced and is likely to be closed completely in April 2018.
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