Planning and Licensing Com M Ittee

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Town House 19 Union Street Yeovil Somerset BA20 1PQ

Phone 01935 382424 Fax 01935 382429 E-mail [email protected]

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If you need this information in large print, Braille, audio or another language, please ring 01935 382424

Sally Freemantle Sally Freemantle Acting Town Clerk

20 August 2015

Please contact Sally Freemantle at the Town House for more information about this meeting

To: All Members of the Planning and Licensing Committee

Pauline Lock (Chairman) Mike Lock (Ex-officio) Vijay Adampalli Tony Lock Nagaraja Akkisetty Sarah Lowery

Kris Castle Graham Oakes (Vice Chairman) Phil Chandler Evie Potts-Jones Tristan Cobb Andrew Pugsley

Joe Conway Wes Read Gail Freeman-Bell David Recardo Peter Gubbins Manny Roper Kaysar Hussain Darren Shutler (Ex-officio) Andrew Kendall Alan Smith Terry Ledlie Rob Stickland

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

Recording of Council Meetings

The Local Audit and Accountability Act 2014 allows both the public and press to take photographs, film and audio record the proceedings and report on all public meetings (including on social media).

Any member of the public wishing to record or film proceedings must let the Chairman of the meeting know prior to, or at the start of, the meeting and the recording must be overt (i.e. clearly visible to anyone at the meeting), but non-disruptive. Please refer to our Policy on audio/visual recording and photography at Council meetings at www.yeovil.gov.uk This permission does not extend to private meetings or parts of meetings which are not open to the public.

Members of the public exercising their right to speak during the time allocated for Public Comment who do not wish to be recorded or filmed, need to inform the Chairman who will instruct those taking a recording or filming to cease doing so while they speak.

A G E N D A

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 20 July 2015.

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 3 to 56)

5. REPORT TABLE (Page 57)

6. SOMERSET COUNTY COUNCIL CONSULTATION ON PLANNING APPLICATION 15/03475/R3C AT PRIMROSE HILL PRIMARY SCHOOL & NURSERY

Town and Country Planning (Development Management Procedure) Order 2015 Parish Council Consultation

Application No: 15/03475/R3C Proposal: New primary school with nursery, new access road, car parking and playing fields Location: Primrose Hill Primary School & Nursery, Mudford, Yeovil (GR:357383 – 118003)

To consider the above application, map attached on page 58.

7. PARISH/TOWN COUNCIL CONSULTATION – TREE PRESERVATION ORDER

Application No: 15/03409/TPO Applicant: Ms Katy Menday Proposal: Application to fell 14 No. trees all covered by the South Somerset District Council (Yeovil No. 7) Tree Preservation Order 1995 (GR: 354325/115188) Location: Land at Lysander Road Yeovil Somerset BA20 2AU

To consider the above application, details on pages 59 to 60.

8. PLANNING DECISIONS (Pages 61 to 65)

9. CORRESPONDENCE

Application No Proposal Address 1 15/03513/OUT The construction of a mixed-use development Yeovil Town Football (comprising A1, A3, C1, C3, D1 and D2 uses) Club Ltd to enable improvements to and the extension Boundary Road of the existing stadium Houndstone (GR 352700/116971) 2 15/03336/FUL The demolition of existing modern Preston Park House extensions, the erection of extensions Preston Road and alterations to form 4 No. flats and the Yeovil erection of 3 No. new dwellings (GR 354016/116217) 3 15/03337/LBC The demolition of existing modern Preston Park House extensions and the erection of extensions Preston Road and alterations to form 4 No. flats. Yeovil (GR 354016/116217) 4 15/02956/FUL The erection of a garage 5 Hill View (GR 356400/116203) Yeovil Somerset

5 15/02969/FUL The erection of a 1.8m high boundary fence 2 Woodstock Road (GR 356277/117264) Yeovil Somerset

6 15/03154/FUL The conversion of first floor accommodation First Floor 77-83 to provide a flat Princes Street (GR 355542/116190) Yeovil

7 15/03292/FUL The erection of a balcony to the rear of 93B Ilchester Road dwelling Yeovil (GR 355074/116965) Somerset

8 15/03302/FUL The erection of a two storey rear and two 11 Hillgrove Avenue storey side extension to dwellinghouse Yeovil (GR 354794/114697) Somerset

9 15/03433/FUL The erection of a front entrance porch 19 Highfield Road ( GR 356082/116633) Yeovil Somerset

10 15/03511/FUL Alterations to include the creation of off 13 St Michaels road parking Avenue (GR 356534/116427) Yeovil Somerset 11 15/03619/FUL The erection of a porch (Revised Application) 100 Rustywell Park (GR 355010/115252) Yeovil Somerset

12 15/03626/FUL Alterations to include the erection of 36 Sandhurst Road single storey extension and the erection Yeovil of a replacement garage. Somerset (GR 354615/114455) 13 15/03711/FUL The erection of a single storey front 15 Wraxhill Road extension and a two storey rear extension Yeovil to dwellinghouse Somerset (GR 354406/114406) 14 15/03713/FUL The erection of a single storey front 124 Thatcham Park extension and alterations to porch roof Yeovil (GR 354607/117261) Somerset

15 15/03756/FUL The erection of a replacement single storey 4 Danielsfield Road rear extension to dwellinghouse Yeovil (GR 354635/114690) Somerset

PLANNING MEETING MONDAY 24 AUGUST 2015

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.

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)

• 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.

1. Officer Report On Planning Application: 15/03513/OUT

Site Address: Yeovil Town Football Club Ltd Boundary Road Houndstone Ward : BRYMPTON Proposal : The construction of a mixed-use development (comprising A1, A3, C1, C3, D1 and D2 uses) to enable improvements to and the extension of the existing stadium (GR 352700/116971) Recommending Case Simon Fox Officer: Target date : 29th October 2015 Applicant : Mr John Fry Type : 05 Major Other f/space 1,000 sq.m or 1 ha+

SITE DESCRIPTION AND PROPOSAL

The application site extends to some 9 hectares (22 acres) and surrounds the main Yeovil Town Football Club stadium (Huish Park). The site comprises surfaced car parking to the east, an open grass area is to the north with an access track to the stadium leading off Copse Road, and there is an artificial grass pitch is immediately to the west. The site is

bounded by Lufton Way (west), Copse Road (north) and Western Avenue (east). Beyond the site boundaries the land to the north, west and south is predominantly in commercial use; to the east, across Western Avenue, the land is residential

The application seeks outline planning permission with all matters reserved other than the means of access. This means the applicant is seeking planning permission for the principle of a mixed use development and approval of the means of access only.

The uses being proposed are: - A1 retail 7850m2 (Several retail units plus convenience store) - A3 Restaurant/Café 420m2 - C1 Hotel 2600m2 (80 beds) - D1 Non-Residential Institution 2000m2 (Sports Injury Clinic) - D2 Assembly and Leisure 5650m2 (Supporters and Community Hall, Gym, Sports Hall) - Other stadium floor area created 1150m2 - 10 No. 2-bed flats

Vehicular access points for consideration are: - The current main entrance to the stadium off Lufton Way - The current supporters car park access off Copse Road - A proposed access onto Western Avenue 70m south from the Copse Road/Western Avenue junction (left turn in and out only - no right turn from the north) - A proposed access onto western Avenue 35m south of Westminster (no right turn on from the north)

The matters reserved for later approval via a later application are the appearance and scale of the buildings, the layout of the site and its landscaping.

The proposal is deemed an enabling development to extend and improve the stadium, to increase revenue and upgrade the support experience.

The Design and Access Statement outlines the types of facilities the club 'wishes, needs or must' provide at the stadium: - Home and away changing room improvements - Roof over the existing north stand - A hall capable of being utilised as a social facility for spectators and general community use. - Short term improvements to selected spectator refreshment areas. - Shared academy and 1st team training and management facilities. - New administration, ticket office and larger club shop - The ability for all supporters and staff, whether disabled or not, to have the ability to enter by the appropriate front door' to any appropriate stadium facility and circulate with or without assistance. - New sports hall to accommodate indoor 5-a-side football and other court based sports together with changing facilities and storage accessible by the public and linked to better use of the all-weather pitch. - Improved on and off-site parking, circulation, access and egress.

The application is accompanied by a number of reports as follows:

- Design and Access Statement - Planning and Retail Statement - Transportation Assessment - Framework Travel Plan - Flood Risk Assessment - Geo-technical and Contaminated Land Report - Arboricultural Assessment - Public Consultation Report

Yeovil Town Council is consulted as an adjoining parish.

PLANNING HISTORY Prior to the development of the football stadium here, the sites initial planning history relates to a use of the site as part of an extensive army camp:

Planning permission 14619 of March 1980 allowed a "use for living accommodation of building at camp".

In 1988 outline planning permission 871203 allowed "the provision of recreational facilities for multi-purpose sporting activities and including football stadium, sports hall, squash courts, pavilion, caretaker and stewards flats and car parking". All matters were reserved for subsequent approval. The application was made by Yeovil Town FC and at that time the application site had previously been in use by the MOD as a sports pitch. In addition to the football clubs proposed stadium, the application also included the following facilities:

A sports hall, probably involving the conversion of the old "Globe" cinema (the building now occupied by CRS Building Supplies), substantial all-weather pitch, two football pitches, cricket pitch, hockey pitch, tennis courts, squash courts, fitness circuit, children's play area and a picnic area.

The subsequent reserved matters submission, 891816, sought approval of details for the first phase of the outline scheme. The application was made by Yeovil Town FC and provided the details for the clubs proposal for a football stadium, a six aside pitch, car parking for 781 cars and access roads from Copse Road and Boundary Road; a social club was to be added later.

The first phase reserved matters dealt with the southern half of the site only; the northern half of the site - the current application site, was to comprise a future reserved matters submission (phase 2) and would concern the "public part of the complex". The reserved matters application for the 1st phase was approved in August 1989.

A second reserved matters application then submitted by the Football Club, 892529, did not concern the proposed 2nd phase but sought permission for a terrace of 5 flats for use as player's accommodation. The flats are detailed to be sited fronting Boundary Road, to the west of the stadium and within the area subject of the above reserved matters application. This application was approved in October 1989.

Shortly after the approval of the 2nd reserved matters approval, the Football Club entered into an agreement with the Council. This required the Club to provide the facilities for

public recreation. The Public Recreation area covers the whole YTFC site except the stadium footprint. The agreement requires: 1. Provision within the PRA of 3 full size grass football or hockey pitches with appropriate car parking and suitable accommodation for showers, toilets and changing rooms. 2. The public will be permitted access at all time to the open space areas and the walkways on the Public Recreation Area which are not laid out as pitches or courts or do not form part of the Football Stadium site or the residential properties and other buildings ancillary thereto. 3. The Council owns approx. 4.6 acres of land along the Western Avenue edge of the site which forms part of the Public Recreation Area. As part of the agreement it is leased to YTFC for 999 years. It can only be used for the playing of team games on pitches or tennis on the courts to be laid out on this land, as a car park ancillary to the football stadium or any social club; in relation to any residual land for informal public reaction and not for any other purpose.

Two planning applications submitted in 1991 (910795 & 911612) entailed a use of land at the Football Club for the holding of an open-air general market on one day a week (90/100 stalls). The application was refused and an appeal was lodged against both refusals. On appeal the Council argued: - The site is allocated in the Local Plan for public recreational use and these facilities will continue to be developed at the site and the market prejudices this objective. - The proposal is retail development and the site is not within or adjacent to an existing shopping area; the area of the market use is comparable with that of a supermarket and is contrary to planning policy. - The market/retail use would damage the vitality and viability of the town centre.

In dismissing the appeal in April 1992 the Inspector noted that the land was allocated as a sports complex. He went on to say: The proposed market would sell a range of goods that could affect not only the retail shops in the town centre but also the existing market. A market of 90 stalls, or more, must dilute the purchasing power of potential shoppers even if it only operates one day a week, particularly when the retail trade is facing difficulties. The project does not accord with either the Structure Plan or the Local Plan and would be likely to affect the character and vitality of Yeovil as a shopping centre.

Following the appeal dismissal, in 1992, permission was sought and approved to use a restricted/smaller area alongside the stadium for car boot sales on Sundays only (921199). A temporary one-year permission was granted and successive renewals were obtained up until 2001. That last approval, 00/03072, expired in 2006.

Under reference 92/02348/FUL permission was sought and granted for the erection of a 3m high perimeter fence and six 16m high floodlights for the all-weather pitch. The all- weather pitch was funded by SSDC and Sport England.

Planning permission was then obtained in 1995 (952031) to erect a social club building in the vicinity of the north stand.

A roof over the existing south terrace was approved via application 00/00351/FUL, part funded with grants from the FA.

In 2003, under reference 03/01951/FUL, a marquee was approved, to the south of the all- weather pitch, on a temporary basis to provide a supporters bar.

Under reference 04/02181/FUL, in 2004, permission was gained for alterations and extensions to include a supporter's bar, a control room and provision of a disabled lift to be sited on the back of the west stand.

In 2005, permission was approved for a two-storey infill of the southeast corner of the stadium to provide a supporters bar and toilets.

Under reference 05/01495/FUL, permission was obtained in 2005 to retain the previously approved marquee to continue to function as a temporary supporters bar. This was another temporary consent until August 2008. The marque is still in situ without the benefit of planning permission.

In 2007 an application seeking to erect a supporter's bar, toilets and steward's room on the rear of the south stand was withdrawn.

Some developments may be subject to environmental assessment under the provisions of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999. Environmental Assessment is mandatory for projects listed in Schedule 1 to the Regulations, whereas those listed in Schedule 2 require assessment if they are likely to have significant environmental effect because of factors such as their nature, size or location. In the case of the application site two "Screening Opinion" applications have been made and have been determined that an Environmental Impact Assessment is not required; these related to:

11/01204/EIASS - Development of a Class A1 retail park containing floorspace extending to 10,219 sq.m and a 409-space car park.

11/01202/EIASS - Erection of a new stand at the football stadium to accommodate 3,500 and the provision of up to 150 car parking spaces.

12/00432/EIASS - Request for screening opinion for proposed retail development.

Under reference 12/00403/OUT, permission was sought for a 6505 sqm (70,000 sq.ft) Class A1 retail food store with 466 car parking spaces, a café terrace, landscaped public open space and pedestrian links to Huish Park, Western Avenue and Copse Road/Lufton Way. The application went to Area South Committee in April 2014 where it was deferred for the submission of further information. The day before the application was due to be heard again in June 2014 it was withdrawn.

Although withdrawn the proposed reasons for refusal were: 1. The proposal seeks retail development in an out-of-centre location but fails to satisfy the sequential test with little flexibility in assessing how a different scale and format could allow for this proposal to be delivered in the town centre. The lack of a named

end-user hints at the speculative nature of the proposed development and gives little confidence about deliverability, which in turn undermines the view that only the application site is viable. The proposal is therefore considered to be contrary to policies MC2 and MC3 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework. 2. The loss of playing fields, which are not considered surplus to requirements, resulting from the proposed development would not be replaced by equivalent or better provision in terms of quantity and quality in a suitable location. The suggested financial mitigation is insufficient to guarantee a suitable replacement site could be delivered within a reasonable timescale. The proposal is therefore considered to be contrary to policy CR1 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework, in particular paragraph 74. 3. Inadequate information has been submitted to satisfy the Local Planning Authority that: a) an acceptable means of access to the site can be achieved from the local highway network, without having a severe impact; b) the traffic impact of this development is acceptable, setting a precedent for development along roads which, by reason of their function in the highway network and inadequate width/alignment and junctions, are considered unsuitable to accommodate the increase in traffic likely to be generated; and c) the development would not result in a conflict between residential and commercial traffic, which would be prejudicial to the safety, amenity and convenience of highway users, contrary to policy ST5 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework, in particular paragraph 32. 4. Notwithstanding reasons 1-3 above, inadequate information regarding the financial elements of this enabling development as set out in the document entitled 'The Future of Yeovil Football - Special circumstances support document for the food store planning application on the Huish Park stadium site' mean the prospect and extent of the enabling development possible is unclear, unsubstantiated and lacks transparency and therefore cannot comprise a material consideration to which significant weight can be given warranting a decision contrary to the defined development plan and the National Planning Policy Framework.

POLICY Section 38(6) of the Planning and Compulsory Purchase Act (2004), and Paragraphs 2, 11, 12, and 14 of the NPPF indicate it is a matter of law that applications are determined in accordance with the development plan unless material considerations indicate otherwise.

On 5th March 2015 South Somerset District Council, as Local Planning Authority, adopted its Local Plan to cover the period 2006 to 2028.

On this basis the following policies are considered relevant:-

South Somerset Local Plan (2006-2028): SD1 - Sustainable Development SS1 - Settlement Hierarchy SS3 - Delivering New Employment Land SS6 - Infrastructure Delivery EP9 - Retail Hierarchy EP10 - Convenience and Comparison Shopping in Yeovil

EP11 - Location of Main Town Centre Uses (The Sequential Approach) EP12 - Floorspace Threshold for Impact Assessments EP15 - Protection and Provision of Local Shops, Community Facilities and Services HG3 - Provision of Affordable Housing TA1 - Low Carbon Travel TA3 - Sustainable Travel at Chard and Yeovil TA4 - Travel Plans TA5 - Transport Impact of New Development TA6 - Parking Standards EQ1 - Addressing Climate Change in South Somerset EQ2 - Design & General Development EQ4 - Biodiversity EQ5 - Green Infrastructure EQ7 - Pollution Control

National Guidance - National Planning Policy Framework: Chapter 1 - Building a Strong, Competitive Economy Chapter 2 - Ensuring the Vitality of Town Centres Chapter 4 - Promoting Sustainable Transport Chapter 6 - Delivering a Wide Choice of High Quality Homes Chapter 7 - Requiring Good Design Chapter 8 - Promoting Healthy Communities Chapter 10 - Meeting the Challenge of Climate Change, Flooding and Coastal Change Chapter 11 - Conserving and Enhancing the Natural Environment

Other Somerset County Council Parking Strategy (March 2012)

CONSULTATIONS The following bodies/organisations have been consulted: County Highway Authority (SCC) SSDC Area Development SSDC Economic Development SSDC Climate Change Officer SSDC Environmental Protection Officer SSDC Landscape Architect SSDC Community, Health and Leisure SSDC Planning Policy SSDC Tree Officer Lead Local Flood Authority Brympton PC Yeovil Without PC Access For All Crime Prevention Officer SSDC Engineers Environment Agency Sport England Wessex Water Yeovil Chamber of Commerce

Yeovil Vision

Any consultation responses received will be orally updated.

REPRESENTATIONS 98 neighbouring properties/premises to the site have been notified in writing, 3 site notices have been displayed and a press advert placed (Major Development).

Any representations received will be orally updated.

CONSIDERATIONS The main issues that this application raises are: - Retail development is considered a main town centre use and as such should be located in the town centre first unless suitable sites are not suitable or available. Only then are edge-of-centre or out of town sites normally considered. - The proposed development would largely sit on existing playing fields. As such there is a requirement that they be replaced by equivalent or better provision in terms of quantity and quality in a suitable location. Application 15/02535/FUL seeks to provide this replacement. - Highways, parking and traffic flows. - The application description includes the word 'enable'. It can be held to be a material consideration to allow 'enabling development' where the Local Planning Authority balance the degree of any potential harm resulting from the enabling development proposal against the social, cultural, heritage and/or economic public benefit that will be gained. The applicant outlines what works this permission would enable at the stadium through an initial cash injection and longer term revenue production. The Planning Statement explains that when FIFA implemented Salary Cap Management Protocol (SCMP) it only allowed clubs to spend 55% (in league 2) of their football related turnover on their player and ancillary budgets. So, extra football related turnover is required so the player budget can be increased and on the field results improved, creating greater revenues and so the cycle continues. Previously there were issues with how the income generated from land sales/rental income would directly impact the clubs' longer term sustainability. The Planning Statement outlines that £4.95m would be generated from the capital sale of proposed retail land west of the north-south access road and coffee shop area to provide in Phase 1: a) New spectator area behind north stand b) Roof over north stand c) Shared academy/small community hall area d) Large community hall area e) Refreshment area improvements f) and provide the open space, but not the pavilion at the Thorne Lane site subject to application 15/02535/FUL. These works would cost £4.72m. The other works would comprise Phase 2 (no timings are given) and are dependent on on-going commercial and contractual discussions'. All figures exclude the impact of covenants, contingency and professional fees.

RECOMMENDATION The views of the Town Council are invited.

2. Officer Report On Planning Application: 15/03336/FUL

Site Address: Preston Park House Preston Road Yeovil Ward : Yeovil (South) Proposal : The demolition of existing modern extensions, the erection of extensions and alterations to form 4 No. flats and the erection of 3 No. new dwellings (GR 354016/116217) Recommending Andrew Collins Case Officer: Target date : 23rd September 2015 Applicant : Marst Developments Ltd Type : 06 Minor Dwellings 1-9 site less than 1ha

SITE DESCRIPTION AND PROPOSAL

Currently on site is an historic 2 storey building with an historic single storey extension on the southern elevation. Attached to the Southern historic element is a modern brick built flat extension. On the western elevation is a roof extension providing additional rooms in the roof. The main building is constructed of natural stone under a slate roof. Preston Park was formerly linked with the existing historic building.

Attached to the northern elevation is a modern 2 storey extension and further single storey extension constructed of buff brick. The 2 storey element houses additional bedrooms in the care home and the single storey additional day room. A detached garage building is also located in the north-east corner.

Access to the site is via a winding access road located between Preston Park and 151 Preston Road.

This application seeks permission for the demolition of the modern 2 storey and single storey extensions and garage, the conversion of the historic building into 4 flats and the erection of 3 new dwellings.

The existing flat roof attached on the western side of the southern historic element is to be demolished and a 2 storey natural stone extension is proposed.

The historic staircase in the main house is to be removed and instead a 2 storey extension incorporating a new staircase is proposed on the northern elevation.

Following the existing road line in a curve from the main house it is proposed to erect 3 detached dwellings are proposed. Two dwellings are of a similar design with a hipped roof and central chimney. The eaves height is at 5m with a ridge at 8m. A rear 2 storey extension is also proposed together with an attached garage. These dwellings are proposed to have 4 bedrooms and constructed of buff clay bricks and slate roof. The third dwelling is proposed to be square measuring 7.6m by 7.6m. This dwelling is to have a parapet wall and a pitched roof behind. A detached garage is proposed.

A detached garage is proposed to the southeast of the main house and 5 additional parking spaces are shown to serve the flats.

The application is supported with a combined Design and Historic Statement and an Access Statement.

HISTORY Various relatively minor applications for alterations to the building between 1987 and 1994.

42730/B - Erection of a Matrons Flat including all services - Approved - 5/3/70

42730/A - Proposed alterations and additions to Old Person's Home - Approved 8/7/66

POLICY

Section 38(6) of the Planning and Compulsory Purchase Act (2004), and Paragraphs 2, 11, 12, and 14 of the NPPF indicate it is a matter of law that applications are determined in accordance with the development plan unless material considerations indicate otherwise.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028) Policy SD1 - Sustainable Development Policy SS1 - Settlement Strategy Policy SS6 - Infrastructure Delivery Policy SS7 - Phasing of Previously Developed Land Policy YV1 - Urban Framework and Greenfield Housing for Yeovil Policy HG2 - The use of Previously Developed Land (PDL) for new housing development Policy HG3 - Provision of Affordable Housing Policy TA1 - Low Carbon Travel Policy TA5 - Transport Impact of New Development Policy TA6 - Parking Standards Policy HW1 - Provision of open space, outdoor playing space, sports, cultural and community facilities in new development Policy EQ2 - General Development Policy EQ3 - Historic Environment Policy EQ5 - Green Infrastructure

National Guidance National Planning Policy Framework Chapter 1 - Building a Strong Competitive Economy Chapter 4 - Promoting Sustainable Transport Chapter 6 - Delivering a Wide Choice of High Quality Homes Chapter 7 - Requiring Good Design Chapter 12 - Conserving and Enhancing the Historic Environment

National Planning Practice Guidance Please note that paragraphs 012-023 of the guidance on planning obligations has been removed following the judgment in R (on the application of West Berkshire District Council and Reading Borough Council) v Secretary of State for Communities and Local Government [2015] EWHC 2222 (Admin).

Other Relevant Considerations Somerset Parking Strategy

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - To be considered further.

SSDC HIGHWAY CONSULTANT - Declares an interest / conflict as has provided highway access statement for the applicants.

TREE OFFICER - No comments received at time of writing report. SPORTS, ARTS AND LEISURE - No comments received at time of writing report.

HOUSING - "You will be aware that we are now able to implement the lower threshold within policy HG3 now that Reading and West Berkshire have been successful in their court action and effectively overturned the government guidance which was preventing us from doing so. The same court decision also overturned the so called vacant buildings credit which may have otherwise exempted the proposed dwellings formed from new extensions to the existing building.

Accordingly we shall now expect that 35% of this site should be provided as affordable housing, of which at least 2/3rd should be for social rent. Given that 35% of seven is just under two and a half, I would suggest that we interpret this as two dwellings, but ask that both be provided as social rent (the alternative would be to round up to three dwellings of which at least two must be for social rent).

Given the low numbers, I will not insist that the affordable units be pepper potted throughout the site on this occasion. I would normally expect that the units are developed to blend in with the proposed housing styles and prefer the dwellings to be houses or if flats have the appearance of houses.

Further discussion would be necessary to assess the property types required based on data from the Housing Register - Homefinder Somerset. I am unable to provide you with this breakdown at the moment.

We would expect the s106 agreement to contain appropriate trigger points to guarantee that some of the affordable housing provision is delivered in the event that the site gains permission but is only ever partially built out, for example the extensions created but the new build units are not started.

The s106 should also include a schedule of approved housing association partners for delivery of the affordable units."

REPRESENTATIONS Site notice (affecting setting of listed building) posted on Preston Road entrance and 17 letters have been sent to neighbours. No comments received at time of writing report.

CONSIDERATIONS

• The setting of the Grade II listed building. • The impact upon visual amenity. • The impact upon residential amenity. • The Policy requirements in relation to Affordable Housing and Sports, Arts and Leisure contributions.

RECOMMENDATION The views of the Town Council are invited.

3. Officer Report On Planning Application: 15/03337/LBC

Site Address: Preston Park House Preston Road Yeovil Ward : Yeovil (South) Proposal : The demolition of existing modern extensions and the erection of extensions and alterations to form 4 No. flats. (GR 354016/116217) Recommending Andrew Collins Case Officer: Target date : 23rd September 2015 Applicant : Marst Developments Ltd Type : 15 Other LBC Alteration

SITE DESCRIPTION AND PROPOSAL

The site is located within the urban framework of Yeovil. The site is located on the Southern side of Preston Road to the west of Preston Park. The property is a Grade II listed building currently used as a care home (C2 Use). A tree located on the site is covered by a Tree Preservation Order. Currently on site is an historic 2 storey building with an historic single storey extension on the southern elevation. Attached to the Southern historic element is a modern brick built flat extension. On the western elevation is a roof extension providing additional rooms in

the roof. The main building is constructed of natural stone under a slate roof. Preston Park was formerly linked with the existing historic building.

Access to the site is via a winding access road located between Preston Park and 151 Preston Road.

The existing flat roof attached on the western side of the southern historic element is to be demolished and a 2 storey natural stone extension is proposed.

The historic staircase in the main house is to be removed and instead a 2 storey extension incorporating a new staircase is proposed on the northern elevation. Due to the total removal of an historic staircase Historic England and the Amenity Societies have been consulted.

The application is supported with a combined Design and Historic Statement.

HISTORY Various relatively minor applications for alterations to the building between 1987 and 1994.

42730/B - Erection of a Matrons Flat including all services - Approved - 5/3/70

42730/A - Proposed alterations and additions to Old Person's Home - Approved 8/7/66

POLICY Section 16 of the Listed Building and Conservation Areas Act is the starting point for the exercise of listed building control. This places a statutory requirement on local planning authorities to 'have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses'

Paragraph 132 of the NPPF: Chapter 12 - Conserving and Enhancing Historic Environment is applicable. This advises that '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.'

For the purposes of determining current applications the local planning authority considers that the adopted development plan comprises the saved policies of the South Somerset Local Plan 2006. On the 8th January 2015, South Somerset District Council received the Inspector's Report into the emerging South Somerset Local Plan (2006 - 2028). The conclusion of the report is that the local plan is 'sound', subject to a number of agreed modifications.

Under the terms of Paragraph 216 of the National Planning Policy Framework (NPPF) weight should be given to relevant policies in emerging plans according to "the stage of preparation" and therefore the emerging local plan must be given substantial weight in decision-taking and it is therefore essential that the development is considered against all relevant policies.

Whilst Section 38(6) of the 2004 Planning Act is not relevant to this listed building application, the following policies should be considered in the context of the application

The policies of most relevance to the proposal are:

Policies of the adopted South Somerset Local Plan (2006-2028) EQ3 - Historic Environment

National Guidance Chapter 12 - Conserving and Enhancing Historic Environment

CONSULTATIONS CONSERVATION OFFICER - No comments received at time of writing report.

HISTORIC ENGLAND - No comments received at time of writing report.

AMENITY SOCIETIES - No comments received at time of writing report.

REPRESENTATIONS Site notice (listed building) posted on Preston Road entrance. No comments received at time of writing report.

CONSIDERATIONS • Impact upon the historic or architectural features of the listed building. The most invasive alteration proposed is the total removal of the historic staircase for which no justification has been put forward.

RECOMMENDATION The views of the Town Council are invited.

4. Officer Report On Planning Application: 15/02956/FUL

Site Address: 5 Hill View Yeovil Somerset Ward : Yeovil (East) Proposal : The erection of a garage (GR 356400/116203) Recommending Jacqui Churchill Case Officer: Target date : 14th September 2015 Applicant : Mr Craig Thompson Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

5 Hill View is a mid-terrace, two-storey property constructed of red brick under a tiled roof with white UPVC openings. The site lies on the south-eastern edge of Yeovil within the Development Area, backing onto Wyndham Hill. The application seeks planning permission for the erection of a garage to the rear of the property measuring approximately 4.6m (width) x 6m (depth) x 2.1m in height the eaves and 3.5m in height overall. Materials are stated as red brick under slate effect tiles with UPVC windows and a wood-effect UPVC garage door.

Planning permission is required as the proposed garage is within 2 metres of a boundary and exceeds 2.5m in height.

HISTORY None.

For the purposes of determining current applications the local planning authority considers that the adopted development plan is the South Somerset Local Plan (2006 - 2028).

On this basis the following policies are considered relevant:

Policies of the South Somerset Local Plan (2006-2028)

Policy SD1 (Sustainable Development) Policy SS1 (Settlement Strategy) Policy EQ2 (General Development) Policy TA6 (Parking Standards)

National Planning Policy Framework (March 2012)

Chapter 7 (Requiring Good Design)

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

Somerset County Council Parking Strategy (March 2012) and Standing Advice (June 2013)

CONSULTATIONS Yeovil Town Council - Observations sought

Highways Authority - Awaiting response

SSDC Highways Consultant - Awaiting response

SSDC Environmental Protection Unit - Awaiting response

SCC Archaeology - Awaiting response

REPRESENTATIONS 5 neighbours notified and site notice displayed, no representations were received at the time of writing this report.

CONSIDERATIONS Principle of Development

This application is for the erection of a detached garage within a domestic curtilage and therefore the principle of development is acceptable. The main consideration of the application lies with policy EQ2 of the Local Plan, which requires development to be designed to achieve a high quality, which promotes South Somerset's local distinctiveness and preserves or enhances the character and appearance of the district. It also requires development proposals to protect the residential amenity of neighbouring properties.

RECOMMENDATION The views of the Town Council are invited.

5. Officer Report On Planning Application: 15/02969/FUL

Site Address: 2 Woodstock Road Yeovil Somerset Ward : Yeovil (Central) Proposal : The erection of a 1.8m high boundary fence (GR 356277/117264) Recommending Jacqui Churchill Case Officer: Target date : 14th September 2015 Applicant : Ms Julie Bailey Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

2 Woodstock is a semi-detached, single storey dwellinghouse located in a residential area. It is constructed of red brick under a tiled roof. The property occupies a corner plot at the junction of Woodstock Road and Neathem Road. It benefits from a detached garage to the rear with an area of hardstanding for the parking of vehicles. There is an existing low- level red brick wall boundary surrounding the site. The surrounding properties are of similar designs and characteristics typical of an estate such as this.

The application seeks planning permission for the erection of a 1.8m high boundary timber fence to run along the south boundary and continue north across towards the side elevation of the dwellinghouse. The proposed fencing would be bolted to the back of the existing wall.

Planning permission is required due to the height of the proposed fence which is adjacent to a highway.

HISTORY None since estate approved in 1950s.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028)

SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development TA6 - Parking Standards

National Planning Policy Framework (March 2012)

Chapter 4 - Promoting Sustainable Transport Chapter 7 - Requiring Good Design

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

Somerset County Council Parking Strategy (March 2012) and Standing Advice (June 2013)

CONSULTATIONS YEOVIL TOWN COUNCIL - Observations sought

COUNTY HIGHWAY AUTHORITY - Awaiting observations SSDC HIGHWAYS CONSULTANT - Awaiting observations

REPRESENTATIONS 6 neighbours were notified and a site notice displayed, no representations were received at the time of writing this report.

CONSIDERATIONS The application is for the erection of a 1.8m boundary fence for a domestic garden within development limits. The principle is therefore acceptable subject to material planning considerations. The main consideration of the application lies with policy EQ2 of the Local Plan, namely:

- Impact on visual amenity - Impact on residential amenity - Does the proposed fence impede vehicular visibility/highway safety, particularly at the junction

RECOMMENDATION The views of the Town Council are invited.

6. Officer Report On Planning Application: 15/03154/FUL

Site Address: First Floor 77-83 Princes Street Yeovil Ward : Yeovil (Central) Proposal : The conversion of first floor accommodation to provide a flat (GR 355542/116190) Recommending Mrs Jennie Roberts Case Officer: Target date : 7th September 2015 Applicant : Ms Sue Hayes Type : 06 Minor Dwellings 1-9 site less than 1ha

SITE DESCRIPTION AND PROPOSAL

The property comprises first floor accommodation above existing shops at the north end of Princes Street, with separate access at street level. The accommodation was last used as offices, but has been empty for some time. The building is two storey in height with rendered and brick elevations under a flat roof with various roof projections to the rear elevations. The site is located within a conservation area.

In 2007, permission was granted under 06/03980/FUL for the conversion of the premises into three separate flats; however, this permission has now expired. This current

application proposes conversion of the accommodation to a single two-bedroom flat. The floorspace is reduced from that of the previous scheme, which included rear extension space (this extension space will be retained as storage for one of the ground floor shops). The accommodation will continue to be accessed via the separate street level entrance. No external alterations are proposed to the property.

There is no off-road parking, however restricted parking is available at street level outside the property.

HISTORY 06/03980/FUL - Conversion of first floor accommodation to provide three separate flats - conditional consent - 30/03/2007

POLICY The South Somerset Local Plan (2006 - 2028) was adopted on the 5th March 2015. In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004 (as amended) and Section 70(2) of the Town and Country Planning Act 1990 (as amended), the adopted local plan now forms part of the development plan. As such, decisions on the award of planning permission should be made in accordance with this development plan, unless material considerations indicate otherwise. Legislation and national policy are clear that the starting point for decision-making is the development plan, where development that accords with an up-to-date local plan should be approved, and proposed development that conflicts should be refused, unless other material considerations indicate otherwise. The following policies are considered relevant: South Somerset Local Plan (2006-2028) SD1 (Sustainable Development) SS1 (Settlement Strategy) TA5 (Transport Impact of New Development) TA6 (Parking Standards) EQ3 (Historic Environment) National Planning Policy Framework Chapter 2 (Ensuring the vitality of town centres) Chapter 6 (Delivering a wide choice of high quality homes) Chapter 7 (Requiring good design) Chapter 12 (Conserving and enhancing the historic environment)

National Planning Practice Guidance Conserving and enhancing the historic environment Design

Somerset County Council Parking Strategy (March 2012) and Standing Advice (June 2013)

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - The LPA has been advised that Somerset County Highways' Standing Advice applies: in this instance, it is considered that this relates to parking standards. SSDC HIGHWAYS CONSULTANT - "No significant highways issues. First floor previously used for commercial purposes which would have had the potential to generate traffic and

would have led to a demand for parking. Town centre location with parking available nearby - i.e. a highly sustainable location. Would support the provision of cycle parking facilities within the curtilage of the property."

REPRESENTATIONS A site notice was erected outside the property and 14no. neighbours were notified by letter of this application. No responses have been received at the time of writing this report.

ENVIRONMENTAL IMPACT ASSESSMENT None required

CONSIDERATIONS - Is the principle of the proposal to change the use of the property from office use to residential acceptable? [N.B A now-lapsed planning consent was granted for the change of use to residential in 2007]

- Does the proposal have an acceptable impact on the character and appearance of the conservation area? [N.B No external alterations are proposed]

- Is the lack of off-road parking provision acceptable?

- Will the proposal have an acceptable impact on the amenity of neighbouring properties/business premises?

RECOMMENDATION The views of the Town Council is invited.

7. Officer Report On Planning Application: 15/03292/FUL

Site Address: 93B Ilchester Road Yeovil Somerset Ward : Yeovil (West) Proposal : The erection of a balcony to the rear of dwelling (GR 355074/116965) Recommending Andrew Collins Case Officer: Target date : 4th September 2015 Applicant : Mr Demetrios Antoniou Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

The site lies on the northern side of Yeovil on one of the major routes into the town. The application site lies on the west side of the Ilchester Road.

This application seeks permission for the erection of a balcony to the rear of the dwelling. The existing property is a 2 storey, 4no bed dwelling. To the rear is a 3.5m deep flat patio area before the garden level rises up to 2.4m in height.

The proposed balcony is 'L' shaped. Access would be via the existing landing converted to French windows. The balcony would project a maximum of 4.45m nearest the private road to the west and 2.65m nearer the eastern boundary. The balcony would extend to the same height as the existing raised garden. A glazed screen is proposed around the balcony and a higher screen is proposed adjacent to the dwelling.

The floor of the balcony will be finished with glass panels and astroturf panels. The glass panels would allow light through to the patio on the lower level that is to be retained.

HISTORY 09/03691/FUL - Provision of a chimney and the installation of a new window to east elevation - Application permitted with conditions - 16/11/2009

07/04371/FUL - The erection of a new four bedroom dwelling - Application permitted with conditions - 27/11/2007

07/03780/FUL - The erection of a first floor extension over garage - Application Withdrawn - 03/09/2007

06/03200/FUL - Erection of a three bedroom dwellinghouse (Re-Submission of 06/00779/FUL) - Application permitted with conditions - 02/01/2007

06/00779/FUL - Erection of a three bedroom dwellinghouse. - Application Withdrawn - 05/04/2006

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028) SD1 - Sustainable Development SS1 - Settlement Strategy EQ2 - General Development

National Guidance National Planning Policy Framework Chapter 7 - Requiring Good Design

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - No observations

SSDC HIGHWAY CONSULTANT - No highway issues - no objection.

REPRESENTATIONS None received

CONSIDERATIONS • The impact upon residential amenity. • The impact upon visual amenity.

RECOMMENDATION The views of the Town Council are invited.

8. Officer Report On Planning Application: 15/03302/FUL

Site Address: 11 Hillgrove Avenue Yeovil Somerset Ward : Yeovil (South) Proposal : The erection of a two storey rear and two storey side extension to dwellinghouse (GR 354794/114697) Recommending Jane Green Case Officer: Target date : 18th September 2015 Applicant : Mrs Sharon Groves Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

11 Hillgrove Avenue is a detached two-storey house finished in render under a slate pitched roof with gable end brick chimney stacks. The front elevation (west) presents symmetrical bay windows either side of the front door with decorative surround. The property has lean-to extensions to one side (south) and to the rear (east).

There are vehicular access points to each side of the frontage with the forecourt of the property laid to hardstanding. A garage is evident to the rear on the northern side.

This application seeks permission for the erection of a two-storey side extension in lieu of the lean-to (3m wide), and a two-storey rear extension (9.5m wide and 6m projection). The external finishes are to match those existing.

HISTORY No relevant history.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028) SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development

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

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - Awaiting response

SSDC HIGHWAYS CONSULTANT - Awaiting response

REPRESENTATIONS 7 neighbours were notified and a site notice displayed, no representations were received at the time of writing.

CONSIDERATIONS This proposal concerns extensions to a domestic property and therefore the principle of development is acceptable.

The main consideration of the application lies with policy EQ2 of the Local Plan, namely: - Is the design of the extensions keeping with the existing property, neighbouring houses and surrounding area? - Does the proposal cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

9. Officer Report On Planning Application: 15/03433/FUL

Site Address: 19 Highfield Road Yeovil Somerset Ward : Yeovil (Central) Proposal : The erection of a front entrance porch ( GR 356082/116633) Recommending Jacqui Churchill Case Officer: Target date : 25th September 2015 Applicant : Mr Mak Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

19 Highfield Road is a flat above an existing hair salon occupying a corner plot at the junction of Highfield Road and King Street. It is constructed of red brick under a tiled roof with timber openings. The property benefits from an existing open sided front entrance porch canopy.

This application seeks permission for the erection of a front entrance porch measuring approximately 1.7m x 3.8m x 2.5m in height to the eaves and 3m in height overall. The proposed porch will be constructed of materials to match the existing.

Planning permission is required as the application property is a flat which does not benefit from permitted development. Additionally the porch exceeds more than 3 square metres.

It is noted that the location plan 1:500 inaccurately shows the position of the development. Amended plans will be sought to rectify this.

HISTORY 11/04461/PD - infill canopy porch area - 08.11.11

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028)

SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development TA6 - Parking Standards

National Planning Policy Framework (March 2012)

Chapter 4 - Promoting Sustainable Transport Chapter 7 - Requiring Good Design

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

Somerset County Council Parking Strategy (March 2012) and Standing Advice (June 2013)

CONSULTATIONS YEOVIL TOWN COUNCIL - Observations sought

COUNTY HIGHWAY AUTHORITY - Awaiting response

SSDC HIGHWAYS CONSULTANT - Awaiting response

SSDC ENVIRONMENTAL PROTECTION – Awaiting response

REPRESENTATIONS 4 neighbours were notified and a site notice displayed, no representations were received at the time of writing this report.

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 EQ2 of the Local Plan, namely:

- Is the design and scale of the porch in keeping with the existing and neighbouring houses and surrounding area? - Does the porch cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

10. Officer Report On Planning Application: 15/03511/FUL

Site Address: 13 St Michaels Avenue Yeovil Somerset Ward : Yeovil (East) Proposal : Alterations to include the creation of off road parking (GR 356534/116427) Recommending Jane Green Case Officer: Target date : 29th September 2015 Applicant : Mr Vincent Wolny Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

13 St Michaels Avenue is an end-of-terrace two-storey property finished in painted render.

The property adjoins a pair (Nos. 15 and 17) of red brick dwellings set on higher ground; both previously had a natural stone retaining wall as their frontage but the section that ran in front of No.17 has been removed to create a double fronted parking bay to No.17 which is currently unfinished in block. A side access and a flight of steps are evident between No.13 and No.15.

This application seeks planning permission for the removal of the steps, part of the natural stone retaining wall, excavation of the ground behind and the steps to create a parking space surfaced with block paving, with new vehicular access onto St Michaels Avenue. A new retaining wall between the properties is proposed; finishing materials have not been specified.

The applicant points to the similar developments undertaken at No.17 St Michaels Avenue and 56 Matthews Road.

Planning permission is required due to the proposed engineering operation to excavate the retained land and to create a vehicular access onto a classified highway.

HISTORY No relevant property history.

No.15 and No.17 St Michaels Ave: 15/02029/FUL: The formation of 2 No. parking spaces in front of dwelling (Re- Submission): Approved: 20/09/2005 [This application did also allow a driveway to be created by excavating the frontage area but has not been implemented yet]

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028) SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development TA5 - Parking Standards

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

Other: Somerset County Council Parking Strategy

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - Awaiting response SSDC HIGHWAYS CONSULTANT - Awaiting response

REPRESENTATIONS 4 neighbours have been notified and a site notice displayed, no representations had been received at the time of writing.

CONSIDERATIONS This proposal is for works within the curtilage of a domestic property and therefore the principle of development is broadly acceptable.

The main considerations with regard this application lies with policy EQ2 of the Local Plan, namely: - Is the creation of a parking space in the manner proposed in keeping with the streetscene and surrounding area? - Does the proposal cause demonstrable harm to the residential amenities of the existing or neighbouring householders? Also: - Is there any impact on highway safety?

RECOMMENDATION The views of the Town Council are invited.

11. Officer Report On Planning Application: 15/03619/FUL

Site Address: 100 Rustywell Park Yeovil Somerset Ward : Yeovil (South) Proposal : The erection of a porch (Revised Application) (GR 355010/115252) Recommending Jane Green Case Officer: Target date : Applicant : Mr Murrey Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

100 Rustywell Park is a residential static home located within an established static home park that adjoins a residential estate, a business park and Lysander Road.

The proposal seeks planning permission for the erection of a flat roofed porch to the south facing side elevation of the home. It is noted that there are numerous porches visible on other homes within the site, which may or may not benefit from planning permission. Planning permission is required because static homes do not benefit from permitted development rights.

HISTORY No relevant history.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028) SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development

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

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - Awaiting response SSDC HIGHWAYS CONSULTANT - Awaiting response

REPRESENTATIONS 4 neighbours have been notified and a site notice displayed, no representations had been received at the time of writing.

CONSIDERATIONS This proposal is for an extension to a domestic property, albeit a static home, and therefore the principle of development is broadly acceptable.

The main considerations with regard this application lies with policy EQ2 of the Local Plan, namely: - Is the design of the extension in keeping with the existing and neighbouring properties and surrounding area? - Does the proposal cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

12. Officer Report On Planning Application: 15/03626/FUL

Site Address: 36 Sandhurst Road Yeovil Somerset Ward : Yeovil (South) Proposal : Alterations to include the erection of single storey extension and the erection of a replacement garage. (GR 354615/114455) Recommending Jane Green Case Officer: Target date : 23rd September 2015 Applicant : Mr M Guy & Miss E Johnson Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

36 Sandhurst Road is a detached, single-storey property constructed of block and roughcast render under a tiled roof with timber and UPVC windows and doors. It benefits from a driveway on the north boundary leading to a detached garage. It is set in a generous sized plot with 1.8m timber fencing. It is located in a residential area of Yeovil with surrounding properties of a similar style and design.

This application seeks permission for the alterations and erection of a single storey rear extension and the erection of a replacement garage. An existing rear sun room, detached garage and two chimneys will be demolished to make way for the proposal.

The rear extension would comprise two elements, a bedroom extension and kitchen/dining extension. The bedroom element would project approximately 2.6m and be 5.5m in width. Attached to this to the side would be the kitchen/diner extension measuring 5.1m in width and projecting 7.3m. Two separate pitched roofs are proposed on the separate elements. The height to eaves is 2.5m with an overall height of 4.5m for both elements. Materials are stated as matching the existing.

The replacement garage measures approximately 3.8m x 8m x 2.2m in height to the eaves and 2.8m in height overall. The garage will be finished with roughcast render under a green sheet roof. It will be located on a similar footprint to the existing garage.

Planning permission is required as the enlarged part of the dwellinghouse exceeds 4m in height.

HISTORY None.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028)

SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development TA6 - Parking Standards

National Planning Policy Framework (March 2012)

Chapter 4 - Promoting Sustainable Transport Chapter 7 - Requiring Good Design

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

Somerset County Council Parking Strategy (March 2012) and Standing Advice (June 2013)

CONSULTATIONS YEOVIL TOWN COUNCIL - Observations sought

EAST COKER PARISH COUNCIL (ADJACENT) - Awaiting response

COUNTY HIGHWAY AUTHORITY - Awaiting response

SSDC HIGHWAYS CONSULTANT - Awaiting response.

REPRESENTATIONS 3 neighbours were notified and a site notice displayed, no representations were received at the time of writing this report.

CONSIDERATIONS This proposal is for an extension to a domestic property and therefore the principle of development is acceptable.

The main consideration of the application lies with policy EQ2 of the Local Plan, namely:

- Is the design of the extension and replacement garage in keeping with the existing and neighbouring houses and surrounding area? - Does either the extension or replacement garage cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

13. Officer Report On Planning Application: 15/03711/FUL

Site Address: 15 Wraxhill Road Yeovil Somerset Ward : Yeovil (South) Proposal : The erection of a single storey front extension and a two storey rear extension to dwellinghouse (GR 354406/114406) Recommending Jacqui Churchill Case Officer: Target date : 29th September 2015 Applicant : Mr And Mrs M Hann Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

15 Wraxhill Road is a two-storey detached dwellinghouse located on the east side of the road. The property is of red brick construction at ground floor level and pebbledash at first floor under a double roman roof with white UPVC openings. The property benefits from a driveway to the south leading to a detached garage. The area is residential with a mix of single and two storey detached dwellings of varying age and design.

This application seeks permission for the erection of a single storey front extension and a two storey rear extension.

The single storey front extension measures approximately 3.6m (width) x 2m (depth x 2.5m in height to the flat roof which extends from the flat roof over the existing porch. Openings include two windows on the front elevation.

The two-storey rear extension measures approximately 10m (width) x 4.3m (depth) and has two dual pitched roofs. Openings include 5 No. windows on the rear elevation. Materials are stated as matching.

Planning permission is required as the front extension extends beyond a wall which forms the principal elevation and the rear extension extends beyond the rear wall by more than 3 metres and has more than one storey.

HISTORY None.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028)

SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development TA6 - Parking Standards

National Planning Policy Framework (March 2012)

Chapter 4 - Promoting Sustainable Transport Chapter 7 - Requiring Good Design

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

Somerset County Council Parking Strategy (March 2012) and Standing Advice (June 2013)

CONSULTATIONS

YEOVIL TOWN COUNCIL - Observations sought

EAST COKER (ADJACENT PARISH) - Awaiting response

COUNTY HIGHWAY AUTHORITY - Awaiting response

SSDC HIGHWAYS CONSULTANT - Awaiting response

REPRESENTATIONS 6 neighbours were notified and a site notice displayed, no representations were received at the time of writing this report.

CONSIDERATIONS This application is for extensions to a domestic property and therefore the principle of development is acceptable. The main consideration of the application lies with policy EQ2 of the Local Plan, namely:

- Is the design and scale of the front and rear extension in keeping with the existing and neighbouring houses and surrounding area? - Do the front and rear extensions cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

14. Officer Report On Planning Application: 15/03713/FUL

Site Address: 124 Thatcham Park Yeovil Somerset Ward : Yeovil (West) Proposal : The erection of a single storey front extension and alterations to porch roof (GR 354607/117261) Recommending Jane Green Case Officer: Target date : 29th September 2015 Applicant : Mr David Knight Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

124 Thatcham Park is a semi-detached two-storey dwelling constructed from buff brick with tile hanging to the first floor front elevation. The property currently benefits from a flat- roofed front porch which is a symmetrical feature to next door and also a garage attached to its northern side. Most of the front garden is laid to paved hardstanding for at least two parking spaces. This application seeks permission for the erection of a single-storey extension on its front elevation to project 1.8m outwards. This effectively extends the porch across the whole of

the front elevation (to extend the kitchen) and extends the garage forward also. The extension and the existing porch would receive a lean-to-roof. All new walls are to be in facing brick.

Planning permission is required due to the proposed development being located forward of a principal elevation that fronts a highway.

HISTORY No relevant history.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan. Policies of the adopted South Somerset Local Plan (2006-2028) SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development TA5 - Parking Standards

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

Other: Somerset County Council Parking Strategy

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - Awaiting response SSDC HIGHWAYS CONSULTANT - Awaiting response

REPRESENTATIONS 6 neighbours have been notified and a site notice displayed, no representations had been received at the time of writing.

CONSIDERATIONS This proposal is for an extension to a domestic property and therefore the principle of development is broadly acceptable.

The main considerations with regard this application lies with policy EQ2 of the Local Plan, namely: - Is the design of the extension in keeping with the existing and neighbouring houses and surrounding area? - Does the proposal cause demonstrable harm to the residential amenities of the existing or neighbouring householders? Also: - Is there any impact on parking/highways?

RECOMMENDATION The views of the Town Council are invited.

15. Officer Report On Planning Application: 15/03756/FUL

Site Address: 4 Danielsfield Road Yeovil Somerset Ward : Yeovil (South) Proposal : The erection of a replacement single storey rear extension to dwellinghouse (GR 354635/114690) Recommending Jane Green Case Officer: Target date : 1st October 2015 Applicant : Mr And Mrs A Stone Type : 13 Other Householder - not a Change of Use

SITE DESCRIPTION AND PROPOSAL

4 Danielsfield Road is a detached bungalow constructed from red-brick under a pitched roof of concrete tiles.

The property currently benefits from a rear projection which protrudes 3.5m from the rear elevation, creating an 'L' shaped floor plan. A lean-to conservatory is located on the end of that projection.

This application seeks planning permission to remove the conservatory and extend the rear projection a further 4.6m in the same plane in matching materials.

Planning permission is required because the proposed addition projects more than 4m in the case of a detached dwelling and may arguably be just over the 4m height limit to qualify as permitted development.

HISTORY No relevant history.

On the 5th March 2015 the South Somerset Local Plan (2006 - 2028) was adopted. Therefore it is considered that the development plan comprises this plan.

Policies of the adopted South Somerset Local Plan (2006-2028) SD1 - Sustainable Development SS1 - Settlement Hierarchy EQ2 - General Development

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

CONSULTATIONS COUNTY HIGHWAY AUTHORITY - Awaiting response SSDC HIGHWAYS CONSULTANT - Awaiting response

REPRESENTATIONS 6 neighbours have been notified and a site notice displayed, no representations had been received at the time of writing.

CONSIDERATIONS This proposal is for an extension to a domestic property and therefore the principle of development is broadly acceptable.

The main considerations with regard this application lies with policy EQ2 of the Local Plan, namely: - Is the design of the extension in keeping with the existing and neighbouring houses and surrounding area? - Does the proposal cause demonstrable harm to the residential amenities of the existing or neighbouring householders?

RECOMMENDATION The views of the Town Council are invited.

PLANNING DECISIONS

15/01630/COU The change of use of premises from a dwelling/bed & breakfast to a hostel (GR 355325/116417) at The Old Courthouse 20 Kingston Yeovil Somerset BA20 2QL Applicant: Mrs J Fuller

REFUSAL

15/02228/FUL The erection of a second floor rear extension to dwellinghouse (GR 355255/115667) at 39 Everton Road Yeovil Somerset BA20 1UF Applicant: Mr and Mrs Brown