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Case Officer Body Text Planning Board DATE: 21st December 2016 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. Planning Board Report 21st December 2016 Page 1 TABLE OF CONTENTS Planning Board - 21st December 2016 Item Page Application Ward/Site Automatically Case Number Raised for Officer Discussion? Y/N DM01 3 2016/1817/FUL Trees Farm, Rudge Lane, Y Mr Carlton Standerwick, Frome, Langford Somerset, BA11 2PT Beckington And Selwood DM02 14 2016/1441/FUL Land At Leigh Street, Leigh N Mr Carlton On Mendip, Radstock, Langford Somerset, BA3 5QP Coleford And Holcombe DM03 18 2016/2291/OTA Rectory Farm, Cheese Hill, N Mr Carlton Marston Bigot, BA11 5DA Langford Postlebury DM04 22 2016/2335/FUL Higher Edgarley House , N Mrs Kelly Ashwell Lane, Glastonbury, Pritchard BA6 8BG Glastonbury St Edmonds DM05 31 2016/2336/LBC Higher Edgarley House , N Mrs Kelly Ashwell Lane, Glastonbury, Pritchard BA6 8BG Glastonbury St Edmonds DM06 36 2016/1936/VRC Batcombe Lodge, Lodge N Mr Conrad Farm Lane To Haygrove Rodzaj Lane, Wanstrow, BA4 6BZ Postlebury DM07 40 2016/1478/OTA 160 Main Street, Walton, N Mr Daniel Street, Somerset, BA16 9QU Foster Moor DM08 51 2016/2436/FUL Spring Water Farm, Anchor Y Mr Carlton Road, Coleford, BA3 5PG Langford Coleford And Holcombe Planning Board Report 21st December 2016 Page 2 Agenda Item No. DM01 Case Officer Mr Carlton Langford Site Trees Farm Rudge Lane Standerwick Frome Somerset Application Number 2016/1817/FUL Date Received 14th July 2016 Applicant/ Mr Mark Sutherland Organisation Dairy Home Team Application Type Full Application Proposal Change of use of agricultural land and buildings to storage and distribution of dairy and related food products including the stationing of Portakabin offices, toilets, cold rooms and storage containers at Trees Farm, Rudge Lane, Standerwick, Frome, Somerset. Ward Beckington And Selwood Parish Beckington Parish Council This application has been brought before the Planning Board after having been deferred by the Board on the 19th October 2016. The application was deferred at Planning Board in October as Members felt that the proposed development raised many highway safety issues and concerns which were not adequately addressed and asked that officer sought further clarity from not only the Somerset County Council Highway Surveyor but also the Wiltshire Highway Authority having regard for the site’s close proximity to Wiltshire highway network. The key issues raised at Planning Board requiring further consideration were – No mention was made of a recently approved scheme in Wiltshire for 90 holiday homes at Brokerswood which had the potential to increase traffic on the surrounding highway network. Rudge Lane has road signs at each end stating that the road is unsuitable for HGV traffic and the proposed development is suggesting HGV deliveries. No mention was made in the applicant’s Transport Assessment that there had been 6 fatalities on the road serving the application site. Both Somerset County Council and Wiltshire Council were consulted on the application and were also asked to consider the above issues raised at the Planning Board. The applicant’s agent was also asked to investigate the issues raised above and asked to provide any additional information/clarity which they might feel necessary. Wiltshire Highway Authority response Thank you for your note. Planning Board Report 21st December 2016 Page 3 I have looked at the IMA’s Transport Statement accompanying the application – it seems to me to be a fair and credible assessment of likely impacts – I have no concern that the proposed development would have a material impact on Wiltshire’s roads. I note the concern that a recent approval relating to Brokerswood Country Park has not been taken into consideration by IMA. The Brokerswood application was for the replacement of caravan pitches with a broadly similar number of holiday lodges – crucially, the application results in the cessation of the substantial day visitor use. The overall impact is a significant reduction in traffic accessing the site via the local network. I have attached a copy of the Western Area Planning committee report for 10th August – the Brokerswood application is at Item 6a – a table summarising ‘before and after’ traffic flows is on page 37. Somerset County Council Thanks for the additional information. The Highway Authority does not wish to change its position, therefore my highway comments of the 5th September 2016 still apply. Original Response – I refer to the above-mentioned planning application received on 10th August 2016 and have the following observations on the highway and transportation aspects of this proposal:- The site access lies Rudge Lane a rural road that is unclassified and subject to the national speed limit. There appear to be no recorded highway accidents within the vicinity of the existing site access. The proposed development utilises the existing access and provides parking on-site parking for associated vehicles. The submission included a transport statement written by IMA Transport Planning (July 2016), this also included a Measures only Travel Plan (MOTP). The submitted Transport Statement has been reviewed and appears to be a is comprehensive document and it is felt that the methodology used to determine trip generation is deemed acceptable. A speed survey was undertaken and the ATC (automatic traffic Counter) location and its findings are also deemed to be acceptable. It is evident that the 85th percentile of vehicle speeds (35mph) is much lower than the roads maximum speed limit and this is probably due to both the roads horizontal alignment and its width which does fluctuate along its length as was noted on a visit to the site. As a consequence the visibility splays as shown on the submitted plan IMA-16-105 Dwg002 (90m in either direction) is acceptable. The traffic generated by the proposal would appear to be minimal and predominately inter peak and therefore Highway Authority agree with the Transport Statement in that the development will not have a detrimental impact on the local highway network. The proposal is to have 12no parking spaces for the vans and also 12no parking spaces for the staff. The location of these spaces and the associated turning areas as shown on submitted plan IMA-16-105 dwg No 003 Rev B is again acceptable. The MOTP should be a separate document and be reviewed during the life of the development, all staff should be made aware of it and alternative modes of transport should be continually encouraged. There should be facilties for cycle parking Therefore, in conclusion there is no highway objection to the proposal subject to the following conditions being attached to any permissions granted. Planning Board Report 21st December 2016 Page 4 The area allocated for parking and turning on the submitted plan IMA-16-105 Dwg No 003 RevB shall be kept clear of obstruction at all times and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted. Prior to first occupation or first use of the development hereby permitted, 2no spaces for bicycles and parking for a motorcycle shall be laid out, constructed and drained in accordance with a detailed plan to be submitted to and approved in writing by the Local Planning Authority. I trust this is of assistance if you require further clarification then please do not hesitate in contacting me Applicant The applicant’s transport consultant provided an update to their original report and addressed the issues raised by Planning Board and concluded – 1. The highway authorities have accepted that the Brokerswood Country Park planning consent 16/00587/FUL would remove far more traffic from local roads than the Trees Farm change of use will add. 2. The highway authorities have made no adverse comment regarding the use of this site by HGVs, as it is clear that the change of use has potential to reduce HGV and heavy machinery movements associated with the agricultural use of the site. 3. There is no evidence to support the claim of 6 fatal accidents on the road serving the site, analysis of detailed records in accordance with government guidance shows no evidence of highway safety issue inherent in the roads used to access the site. 4. All of the above points have been accepted by the highway professionals at Wiltshire and Somerset Councils. It is therefore concluded that there can be no reasonable grounds for refusal on the basis of highway safety. Officer summary of updated position Having regard for the above responses, it is clear that both Somerset County Highway Authority and Wiltshire Highway Authority have no concerns over the impact of the proposed development on the surrounding highway network.
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