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Planning Committee - South - 22nd October 2024

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This content details a planning committee meeting discussing two major development proposals: a large housing estate with associated infrastructure and a smaller industrial/commercial development. The discussions highlight the complexities of balancing development needs with local concerns, environmental impacts, and policy adherence.

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[Music] than

good afternoon members um ladies and

gentlemen welome plan committee sting

fire today please lead building through

corner the meeting will be recorded and

then uploaded onto YouTube following

meeting therefore any members of public

PR should be where they may be recorded

even if they are not participating in

the meeting for with any concern let

know please can switch off your phones

and po sign for duration of the meeting

and the plan application order

presentation will be as

follows number officer will introduce

the application then update add

presentation to a members

understanding the chair will call on

public speakers accordance with the

public Arrangement share will then ask

members offices if they have any points

to p on any public speakers will then

ask technical questions of officers

entire comme then discuss and debate

application members May seek further

clarification of particular Point

officers regarding the application Point

speakers the committee will then make

decision by um a vote just pause for a

second so that can find a

okay thank you members before we go on

to the agenda proper i' just like to thr

the DAT the next month's meeting which

26 of November

2024 myself extremely popular because

there's such a heavy case load for that

month and we're looking at holding a

meeting in the morning breaking for

lunch and then having slot in the

afternoon just to um for war members and

as soon as we've got timing number of

applications are last St to get them out

to you as soon as possible so

idea okay so we start off with apologies for

for

back thank you chair we have received

apologies from counselors Kevin

messenger councelor Tom power and

councelor Andy Kendall and there are no

substitutes very much move on to the

minutes from the previous meetings CH

look through the minutes are you happy

for me to sign with a true record of the meeting

meeting

that okay thank you very much move on

item three Declarations of interest to

rece any Declarations of interest and

respect of any member including

including anything on this agenda CC

a um thank you chairman just for in the

interest of

transparency um I was a member of the

then regulation committee when this

application the M application to Ender

item five um came to regulation

committee I was a member of the ssdc

regulation committee at that

time do I have to State how I voted no I

just want ask a question are you happy

that you're coming to this application

with a fresh and open mind to make a

decision on the facts given to you today

yes I am chairman I would be here if I

didn't think that thank you very much

any other

declarations just for the sake of open this

this

back just go into onto their maps onto

their agendas page Log onto the

meeting got their microphone on online I

sorry

justy in relation to the application

wife GP surgery in

yuille the obviously part of the plan is

the surgeries get monies by wife surger

from okay thank you very much um just um

in the transparency to save any

questions later I was also a member of

the regul committee but we've actually

on holiday that time the application

came to the SSC regulation committee so

never actually sat out

that there no further

declarations next we move on to agenda

item four which is public Question

Time anyone is leg speak Question

Time move on

42554 outline and

and

Lane thank you very much uh Mr chairman

and good afternoon to everyone for those

who don't know me my name is Simon F I'm

a planning officer at CET Council my

current role is dealing with major

projects uh for the planning team uh

today I'm here to present uh two items

we've got two for the price of one

um the first one is the large uh housing

application for up to 755 homes land

retail units Community

Building uh Primary School plane pitures

open space drainage infrastructure and

Associated Highway works the second is

an anciliary and related application for

two attenuation basins to serve that

main application

proposal you may ask why have we got two applic

applic

and why have we got one just for two

basins that is explained uh at the start

of the report and is explained by the

fact that at the time the then uh

educational Authority were looking to

develop um a primary school on the

application site which would have

required surface water attenuation Pence

uh the applicants being uh helpful

submitted a full application so that

site should it have come forward could

be adequately drained however a decision

was then made by the education Authority

not to proceed with a school on this

site but to build it on the um always

allocated site at the top of Winden Park

and that's called

Primrose Lane primary which is now um

open and

operational so that's why we have two

applications um I am going to present

them uh together I will make it clear

what plans relate to which application

uh we go through the the issues that

have been raised and then uh as I'm sure

you'll be accustom we have to take a

recommendation on each of the applications

applications

individually so

let's C

on um the application site at mford is

located north of uh this uh leg of

development which protrudes along the

northern edge of the oval towards the

fren medieval settlement of

mudford it comprises or the two

application sites together comprise 58

hects and uh the site AB buts the a359

and is dissected by primr Lane runs

through the middle of the site this

creates two fairly even halves site East and

West just zooming in there in detail you

can see uh the existing built form which

it will be which its southern boundary

will AB this is existing development on

live Road um Redwood Road and Winden

Park you'll see that we're very close to

the county boundary uh effectively the

river yo forms the county boundary

between subet of Dorset the railway line

is this feature running through here can

curs go sorry about give one heada St um

so the railway line runs through here U

and then you've got the the settlement

sit so this plan shows that application

sites this is actually the applications

uh site plan for the main application

but it quite helpfully shows uh the two

applications the red line site is the uh

140 2554 outline for the 765 homes and

the area in blue is the uh area for the

F so I'll go through the the uh

application plans for the main application

application

first so this is the proposed master

plan um I can't remember quite what

revision we're on but we're getting near

the end of the alphabet and what that

normally means is that we've had a long

time to refine Define home the master

plan to address the multitude of issues

that have been raised over the last

decade I was going to bring a PE today

because it is almost its 10-year-old

birthday so uh and maybe is has even

passed that 10year

anniversary um now this master plan

shows indicatively how 765 poems can be

uh proposed on this site and also shows

some other main components notably the

neighborhood center which is located

here employment land which is located

here the uh community site which I've

referenced in my report which is the

proposed Community Hall and play area

mugger area here which adjoins Winden P

two Junior um primary school pitches

which allow the Primrose Lane Primary

School to be

extended and because it gets extended it

needs more space and that space is

afforded by effectively a new playing

field which would be accessed through

the existing hedge we have a proposed

Care Home down here at the proposed site

access which which is a roundabout of the

the

a359 and we have two uh fze adult and

another Junior pitch which provide the

public playing fields to the

site you will also note the uh extent of

green space so we have some dark green

wooded blocks that extend around the uh

Northern Edge we also have um incidental

Green Space all through here you can see

the uh approach here which is to provide

a linear Park which uh takes in one of

the most significant views on the site

out towards uh up

mudford and uh a secondary access point

which is located here on live road which

provides easy access into the

neighborhood center from live

Road just in terms of Green Space uh the

policy requires 40% of the site so

that's uh 50 1 hectares of the red line

site 40% of that proposed Green Space in

fact calculations at this stage indicate

exceeded what you can also see is how uh

the site molds itself around the

northern edge of of the oval Primrose

Lane at the moment does serve a cluster

of properties here you've got the linear

form that abuts Primo Lane as it uh this

is like the cut off bit of Road

historically and then you've got the

lane comes down here towards

mford got uh linear four and then we've

got some backland development notably

the gra and tour

view t view I actually dealt with a few

years ago probably more than a few years

ago now and sat probably in that seat

rehearsing many of these arguments that

we're here today but those houses have

been built and are fully off have been

time um the application master plan is

also accompanied by a number of um par

parameter plans this one is the land

budget plan which indicates uh

development blocks this basically shows

in color blocks what I just explained in

plan uh this plan is the landscape plan

which uh emphasizes the amount of Breen

space and Woodland blocks um within the

scheme and the approach to play and

Recreation as well as the recreation

fields and playing fields that I've

pointed out there are um several play

areas to be located across the site as

well as the uh neighborhood clay area at

muger to be located at the Community Hall

Hall

site this is the green infrastructure

plan which again emphasizes the elements

that I've already explained

this does maybe show a little bit more

um in definition the development blocks

against the amount of green space that is

proposed and then this is a movement

plan which

illustrates indicatively how the parcels

may be served by movement

corridors um this application as my

report uh points out is in outline only

so the main points of access that are

being uh sought for approval today are

the main access off of the a359 which is

a roundabout and a t Junction off of Li

Road there are so those are four

vehicles there are other footpath

linkages including here on to live Road

here on to live

Road uh here into Winden

Park to Winden Park and here at Len Park

so the site uh and this has been an

issue throughout application is well

form this is the scale plan uh what this

indicates is that the uh sort of pale

color is twostory development the brown

edging indicates uh two and a half story

development and the yellow edging here indicates

indicates

Bungalows Bungalows have been indicated

here primarily um uh because of the

elevation of the land and also the

relationship to properties on primr Lane

Bungalow so let's get into some more of

the plans uh this is the proposed

roundabout Junction from the

a359 um not much to say other than it's

a roundabout uh this is where it's

located on the master plan zoomed in

version here to show how uh the round is

uh constructed slightly offline and

that's deliberate to slow the vehicles

down with then the leg going into the

development which would then be the

start of the spine Street or Main Street

throughout the development going from

end uh this is where it's

cited courtesy of Google Street View

359 other Highway works are are proposed

U walking and cycling as hopefully you

will have noticed throughout the

application is Central to the proposals

that are being put forward here um there

is an extensive amount of new footway

proposed on the south side of live road

with uh a Crossing

facility and this shows how that links

to the main site so this development

linkage over here this footway connects

and effectively that is that path there

and conveniently uh Google sweet view

indicated a member of the public walking

their dog on the grass Verge and when

you go there there are um worn areas

which indicate that these verges are

well used for um for walk

in uh this plan indicates the first

phase of those Works which are to be

undertaken and this is to provide a safe

walking route out of the site for the

sliding down uh live road to the east

this is the next section between rny me

Road and Cavalier way at this point we

see uh The Limited footway provision on

the corner of runny me Road extended all

the way down to Cavalier way with the

provision of a signalized crossing and

then that Crossing serving um Primrose

Lane and also the development

site what you will then see on the north

side of m road is footway provision with

the bellmouth which provides that

secondary access into the development

and the um neighbor Center

Center

um and takes the footway all the way to redro

road so this is how that works uh with

the market plan shown above so that

people out of running be Road Cav away

can cross safely come into the

development to use the neighborhood

center and people from the development

can leave uh through uh footway

provision by the bellmouth to go uh

south or to cross to go over to cavali

Road and that's what uh that plan looks

like tilted on its side relative to

these Google street view images you can

see that at the moment with the other pH

that I've shown you li Road has very

very limited footway provision when the

development uh was built alongside it it

didn't look outward it looked very much

Inward and therefore uh Line Road uh

barely has two Crossing facilities which

are these Central pedestrian Refuge uh

typ Crossings uh one at this point one

further up towards mudford Hill the

a359 and it's these facilities that will

be enhancing and connecting better with

footway the belmo access is located

approximately where this car is on the bottom

image uh and that b out is in this vicinity

vicinity

here the construction of the access does

treat again there is a plan to show

early works and this is to ensure that

people residing in the very earliest

phases and I say first few houses on

this side site can reasonably walk out

of the site and get to where they may

need to get to and so there's some

enhancements around the corner running

me Road there's a off so off of live

Road Route a back of live Road route

that comes through and then a new um

tactile Crossing Point into Redwood Road

is provided and this is important

because if you live in one of the first

houses on the site and your uh son or

daughter needs to go to primr Lane

primary then this is one of the main

routs you will need to use so we

factored in these early interventions

which are more cost effective than

trying to do the Hulk scheme at at day

one and that does mean that people can

walk out of his site um reasonably

safely and get to where they need to get

to in the absence of facilities being on

the site from day

one uh this plan just shows those trees

to be removed there's a couple of horse

chestnuts uh there and this show the

approach to that access and the

indicative plan it shows the type of

linear space that could be developed um

at the top of uh site taking in

views um this is a plan that shows how

Primrose Lane is going to be severed by

the spine Road uh there will be a

section of Primrose Lane which will be

subject to a traffic regulation order a

trro to uh stop uh VCA traffic and the

creation of a new turning head

so what that looks like is that uh this

section of Prim Ro Lane will remain open

the small turning head will be here

which is here that section there will be

closed off to vehicles and will just

become a pedestrian cycle

connection spine Road crosses you can see

see

here and then the remainder of Primrose

Lane to the north would simply be served

and effectively that's what this looks

like on uh Google Earth just past these

National speed limit uh signs will be

the turning head and then that section

going on into the distance will be uh

closed down for vehicles that makes

Primrose Lane effectively a Big C sack

uh with the uh the benefits I guess for

those local people of not having through

traffic at the other end of primr Lane

there is an extension uh proposed to

service a limited uh parcel of

development and this plan indicates uh

that shared surface um access road and

also ties in with how you going to cross

um the new aeteran Refuge area at the

mudford hill

end and effectively that's what that

looks like on uh gole sweet Vi at the

moment this is the old part of the road

that was cut off when live Road was uh

built and we'll just push that into this

parcel into this field over here to

serve these limited dwellings

here so this is a plan showing an

indicative bus route um buses are also

always difficult to um predict in terms

of how you approach the provision of bus

services in new development so to a

certain extent I resist doing so

because vision of route is a long time

coming and lots of things change in that

time there is a uh contribution towards

bus routes and that will would

facilitate a bus going into the site and

the roads and the access points will be

built to allow a bus to go in it's just

whether the uh bus provider and the

council at the time wish a bus to go to

the site there have been experiences at

wind Park whereby a bus did serve the

site for a for a period and then uh the

service was

withdrawn when the section 106 funding

was uh exhausted and therefore the

tactic really has been to cck up an

existing service 551 which runs up or

down running we Road along live Road and

up or down Cav away and use the money to

uh protect that service which has a

decent frequency at the moment and you

will have seen from the previous plans

that I've shown that the working and Cy

uh infrastructure can get you to bus

stops that are located just at the head

of running me Road and Cavalier way so

that most of the development is within a

reasonable walking distance of a bus

St this is the proposed uh Junction

Arrangement at mudford hill I'll come

back to this in the context of the

appeal scheme in a moment but again

there are uh requirements here uh which

overlap with other uh schemes that have

been approved historically for um bar

David Wilson as part of the Windam Park

scheme and also a scheme which has now

been introduced by the appeal scheme uh

so Hill which is referenced extensively

in my report the other significant

constraint on the site is a gas pipeline

uh this plan was produced by the hsse

which indicates um the different zones

of the pipeline this is a high pressure

gas m

and has influenced the location and

layout of the site to some

degree effectively uh the rules of the

game are and the sensible decision is

not to locate anything in the Red Zone

you can locate something in the green

zone and uh there are lesser uh

constraints in the Blue Zone and you can

see underneath the green zone that the

employment land and the playing pitches

have been

somewhat strategically placed in the

green zone as they wouldn't be allowed

in the red zone and also a fair amount

of housing wouldn't be allowed in the

green zone either so that has influenced

uh the layout amongst other issues such as

landscape so I'm to move now to the

second application which is uh for

engineering Works to create two attenuation

attenuation

basins so this is the master plan the

the area that we're looking at is this

block of planting here at Kum bottom and

two attenuation basins located either

here so in short the uh Woodland block

is to be planted on a Bund uh this is

the profile of the Bund and this also

shows the attention to detail with

regards to surface water um exceedance

routs uh this is the drain plan which uh

looks a bit like a confused Underground

map but the red the red here is the foul

uh sewer uh runs which effectively are

served by a f um foul pumping stations

which are required um hopefully you've

got your geography here but the site

slopes down towards the ponds and

therefore uh foul sewage will gravitate

to the lower points to each and then

getting poed back up and then uh further

along into the treatment works we've got

two or three actually we've got three

attachment areas the area to the west of

peros Lane drains into this Pond the

area to the east from Ros Lane drains

into that pond and the employment area

the tail end of the site drains into

that pond and the idea as I'm sure is

familiar to you that these attenuation

ponds store surface water and then

release it out of the greed reducing

rate so three ponds two go into a Water

Co ditch Network the other one goes

directly into the river yo that's

effectively what that plan shows you

this plan shows you a network of swells

which are also uh part of the drainage

strategy which run along the Contours

and along the spine Road picking up

excess water holding it transporting it

cleaning it delivering it to the basins

for that onward release

uh here's the detail of of uh the

northernmost Pond and the the other one

on the Eastern side of prose Lane these

are dug into uh raising Rising ground

and the intention is that these blue

land areas are retained within the

agricultural holding of the current land

owner and are raised and maintained as

part of the Agricultural holding except

of course when they are holding water

so those are the plans for the two uh

applications so if we if we roll back to

how this site came to be the South

Sunset local plan covering the period

2006 of 2028 identified two areas uh

called directions of growth one to the

South uh which we now know as keford one

to the north which is today's

application up mford or upper

mford what you also see on this local

plan inset are the uh previous round of

local plan allocations at Winden Park uh

brims lton and those sites uh all had

their uh approvals uh some time ago and

our various degrees of completion with

Windam Park complete lton almost

complete from my w of the weekend and

this is the local plan policy that is

referenced in my report policy yv2 the

oval sustainable Urban extensions which

keyfood and uh in terms of details

contained within my report I have

referenced the sock Hill or mord hill

hill scheme uh hopefully by now you've

got your bearing that this is the

application site on the Eastern side of the

the

a359 this is the uh Junction of live

Road and M Hill a359 and this is at the

point of access to this appeal scheme

which has been uh submitted appealed for

non-determination heard at a hearing or

inquiry and approved in the lifespan of this

this

application so this is an approved uh

scheme now for up to 200 52 dwellings

accessed off of uh live Road off of

muted Hill

sorry that proposal also included an

extension to the previously shown

proposed um signalized Junction at M

Hill light road with a fourth

arm and that has to be located just here

in in the distance this is the

application site here where the appeal

has been allowed you see here the tree

group that's there

uh obviously there are strong parallels

as I've indicated in my uh Port um

needless to say this application I'm

presenting to you needs to be considered

on its own merits the fact this appeal

has been allowed is material and is

something you can attribute weight to

the weight that you attribute to it is

for you to uh

decide but um this has added the third

scheme to this uh this Junction and will

require the h authority to work with ar

David Wilson and LDA the land promoter

who uh achieved Planning Commission on

this site to arrange how that Junction

is actually formulated because you've

got several contributions that are

needed to bring that to fruition plus

you have the logistical and Technical

hry as to how the site is built out

without building this Junction first

given U mord Road um people will know

that corner as being a busy area of town

and to uh have a construction access

there will be problematic and the

current trigger in the appeal schem is

build this jumction by 100 dwellings I

myself cannot see how 100 dwellings

access this site without this Junction

being built first but that is that

remains to be seen and I've made my

thoughts known to the highway Authority

El so what follows now is a series of

photographs indicating uh the site so uh

I've indicated Pros laying in yellow and

some uh yellow sorry not yellow red

arrows indicating the direction of

travel that I was taking while uh taking

these photographs uh this route is the

route that members who accompanied me on

the S visit at the tail end of last

month will uh know that's the route we

took so really I'll sort of fly through

these uh this is looking looking North

this is the Hedge to Primrose

Lane looking sort further north towards

mudford starting to look East Trent

starting to come into

view and then TRS over here again you

can pick up the Topography of the site

gently sloping in a uh Northerly uh

Direction and what these photos

obviously don't indicate is

the various types of development you can

see from this it's obviously a typical

Somerset landscape scen but there are

farmsteads there are um there is a view

to yon Airbase there is a soda Farm on

the horizon you can see the new crash

barrier to the 303 and the communication

Towers there is development this is a

this is a working um this is a working

landscape and obviously the site that

we're looking at is a currently an operational

operational

farm so just looking along the southern

boundary then walking along the southern

boundary these are properties off of r

Road and then looking towards um Trent

you think that's the church Tower there

rain one r one St Andrews uh located uh

just adjacent to church farm he is also

grade one and and uh also from this

perspective and I'll show you the

photograph looking the other way is the

mon way uh the regional um foot path

runs actually Trent and then turns

North so looking back towards Prim R

Lane so then moving to the other side of

Primrose Lane and then looking at the

Far Western part of the site that's

corner from Lane that's down from Roos

lane and then at the other end here show

that shot before this is the current

pedestrian infrastructure that exists

for resence on FR Rose

Lane and then turn into the field this

is where the restricted number parcel

will be uh delivered at the top of the

field the panning round looking down to

where the access roundabout would be and

then the end house on prim's lane then

moving into Winden Park this is uh the

top of Winden Park where they is a

roundabout not roundabout that shows a

Spur Road going to the boundary the

intention is that that road continues

into the site to provide early access to

the Community Hall as my report

references that is wholly dep that is

largely dependent if not solely

dependent on Barett David Wilson's

Corporation and I've set out quite quite

clearly uh how that commun project has

to uh progress and the risks that are

this is the edge of Winden Park the

application site is the other side of this

this

vegetation as you can see there are a few

few

gaps you can then

bej similarly with those GS you see

properties at wind and Par when you look

back so uh moving back on to live Road

uh this is the top

of cavalier way

the Cav way that is looking uh back down

toward the proposed access point these

are the horse chestnut trees which need

to be

removed so the second access it's

important then to dwell on that point

the second access was uh in was opposed

during the application to provide access

to the neighborhood center this is the

very earliest master plan that was

submitted with the application in

2014 and it was seen as important to

provide a secondary access into that

neighborhood center in order to ensure

the maximum viability of that

neighborhood center by the uh provision

of passing traffic otherwise the only

way of getting to that ceni vehicle

would be via the a359 roundabout along

the spine load and then in and that that

isn't simply going to be a commercial um

that isn't going to be commercially

viable for someone to take on it's

hidden behind vegetation not seen from

the street that Lo acceptable by vehicle

we we've seen around yal the well there

was a period of time where nearly every

month of this committee we had some

other um convenience store being

proposed typically in a PB and they rely

on that passing traffic this will be no

different and so the secondary access we

seeing really important in providing

that and the importance of the

neighborhood center is twofold both to

provide the services for the proposed

development but also to to provide

facilities for this part of Y and in

particular Winden Park which for those

who of us who've been around for a

while uh will know that there was uh

ongoing commentary all the way through

the development at Winden Park as to why

Winden Park did not have a shop and I've

set out in my reports that it was never

required of that develop to provide a

shop or a communityall or any other

facilities other than a school and

therefore the virion of this

neighborhood center in effect is part of

a master planning exercise to unify

Winden Park those properties off of

Redwood Road and those off of rro Lane

to create a neighborhood and the

neighborhood center is at the very heart

of that you will have seen from the

photographs and the previous proposed

master plan that the Community Hall is

also strategically located as close to

windman park as possible and that is

symbolic as well as uh seem to be good

planning so whilst the the removal of

the tp3 is regrettable in order to make

the name of a center viable and access

it needs to be accessible and for that

reason the trees do unfortunately have

to come out allbe it the access is

located at a point where the fewest

trees have to be

removed so again picking up on this

point that Li road is not well afforded

for in terms of pedestrian connectivity

if you live in that cluster of of

Redwood Road this is your sole route

back into Cavalier way you might have a

landing point on this side of the road

but you're in the wet grass on that side

and you will have noted my earlier plan

with those temporary Works those early

Works in teal show that this is linkage

would be created at the early stage

because down that road is the primary

school you can see here the desire line

Maybe by dog walkers but used by people

just trying to get around here

nonetheless by this worn marking in the

grass here and this is looking down

towards the Redwood Road as

well spinning around looking the other

way this is where the secondary access

would be

located and uh you can see here that I

think this is Y without Parish C site of

the bench just where the linear Park

would then continue down through the

site taking that view which you can get

a glimps off under the tree

canopy spinning around again looking

back at um running bead you can see that

this is The Pedestrian Refuge uh that

exists to serve properties that Primrose

Lane are present and that provides part

of our early works

routs okay you can see War Roots through

the graph

here so then stepping out the site again

to the north uh there are two gateways

and this shows uh the elevation of the

site from the lowest point of of the

site looking up towards the southern

boundary this is a this is a point where

um brimrose Lake comes down and diverts

off into mood so the views are from this

gate here and from this Gateway here

this looks

um to the

west and that looks to the east again

it's difficult to pick up on on uh this

photography but you can see the

properties of wind and P protruding

above the vegetation and between the

vegetation and this shot is just to give

you a sense of the elevation going up

back up um Lane then looking from a

little bit further field uh this is the

uh these are the shots from uh mudford

so the cemeter is located just here this

is the sort of Gateway feature you can

see that uh site extends over

here again you can see on the horizon

when when you stand there you can see

with your own eyes there is uh there are

houses at wind PA that are visible and

of course that means that the site that

is being proposed here will be visible

there's never been any intention

to uh to sort of say otherwise the site

can be seen at the moment and the uh

resulting development will be seen the

allocation and the measures set out in

this planning

application uh seek to soften disguise

and mitigate those impacts as far as

possible again just a zoomed in version

to show you what I was illustrating here

that there are some rooftops visible

this is the view from the CET Tre again

get glimpses between existing vegetation

obviously you're looking over multiple

Fields with different bounce treatments

but there are there are glimpses of the

site from there and then from the

proposed access point again you get a

sense of the elevation this is looking

out towards the Western end of Lane

where there's been infield

development within the linear pattern of

uh primous Lane and also what would be turned

turned

backround I haven't sled the camera

that's sort of how it is with the

topography and towards big

um this is the this is a Google image

sort of hovered over Trent looking

towards the edge of of yal that's that

that defined built Edge that

everything's come up to at present only

punctuated by the existing development

app from Ros Lane uh this is uh St

Andrew's Church which I was showing you

looking the other perspective and there

are tree groups here which uh provide

some screening of of the village and of

Yu from the

village this is the Railway Bridge on

the monx way and again glimpses of the

site can be seen again you can probably

just about pick up the built form at the

tail end of um Windam Park and this is

this is probably the most Northerly

point of the Mon's way on this Farm

holding that you can really detect the

site with any any sense of uh a landscape

landscape

perspective before it becomes

less and less this is these are now

gateways going up towards um

Hummer and you really have to zoom in um

to see that's the existing Primrose Lane

protrusion there that does uh is visible

from the from the

distance again you can see

here and eally what what what this plan

illustrates is that is that development

tumbling over the boundary and and

coming down the hillside there's there's

no getting around that

these shots become less and less helpful

really in in Trent itself this is the uh

Church Farm

Complex this shows that glimpses of the

pen trading state are available from

from those Heritage assets as well as

modern farm

buildings and the application s is up

here then as you move uh back towards uh the

the

comptons a couple of gateways afford a

view over Winden Park Pen Mill and the

tail end of the site so this is where

the employment land would be that pond

three Cascades down to the uh River yo

so this is this is the narrowest part of

the application site because we're

looking at it from due

here this is this is the view then in

the other direction looking out Across

The Pen Mill area

the training estate area that you can

see from that road back to the

Compton so in terms of landscape the

site can have already be seen from afar

and parts of the result of development

will be seen from afar the report

recommendation and this presentation do

not present any other

truth that was known at the allocation

stage and measures were put in place in

yv2 to mitigate not scream but soften

disrupt into disgu to an extent the

landscape impact that could otherwise arise

arise

it is important to note this is an

outline application all matters reserved

accept access as such form Mass

materials roof form planting Earth

molding and lighting which all have an

impact on how visible a resultant

development could or otherwise would be

are all subject to the reserved matters

of layout scale appearance and

Landscaping as such compliance with the

policy in yb2 is ongoing and as we

regard it not discharged at the

stage additional representations from

mford Parish Council on compliance with

yv2 from a landscape perspective have been

been

addressed we have judged that there are

areas of non-compliance they're set out

on pages 78 to

82 as public Parish councils landscape

consulted States compliance with the

prescriptions is a matter of

judgment now this this takes me to uh

one matter of updating uh which did form

part of an email yesterday to members

because uh in the preceding week mudford

had made a couple of mford Parish

Council that had made a couple of uh

representations one of which was the

submission of the review of compliance

with the landscape requirements of

policy yb2 by mord Parish council's

consultant it will come as no surprise

that the for those who haven't read it

and I do apologize for the lateness of

sending it but you're between a bit of a

rock and the hard place as an officer so

when you receive things so

late do you have endless updates in the

meeting and read out all the late

presentations of atum or do you send it

to members with the faith chance that

you might have a

spare half an hour hour to read

it uh before this meeting having already

asked you to read uh already a fairly

weighty report anyway obviously I'm not

in charge of what I received and

therefore the decision was made to try

and release it yesterday to you with the

comments that have been made in rebuttal

by the council's appointed landscape

architect to try and cover off uh this

point um are members suitably happy that

they've read that update and don't need

me to go through it

in my

so uh

so the other

representation uh that formed

yesterday's update was uh the

representation by made by Mr Burrows on

behalf of M Parish Council that was on

viability matters which I come back to

um but yesterday whilst that update was

being prepared further representations

were being uh submitted and in these

cases is I think both the email from M A

further email from Mr Burrows and a um

letter on behalf of M parage Council

from Richard buckon Associates the

Environmental Lawyer uh were sent to

members directly uh by Mr bars and by m

of Parish

Council um

clearly clearly again

um that that creates an issue because

late representations are very difficult

to uh address and and perhaps that was

the reason that they were

sent uh the main message within those

representations were to defer this

application however uh I think seeing

the tactic for what it was I think it

was important that we proceeded with uh

today's debate and that I am able to

address the points that have been uh

made in that email and in that letter

alongside the update that I was able to

send you um yesterday evening

so with regard to that

issue uh one of the issues or two of the

issues raised were about employment land

and local Center

delivery and uh what policy yv2 requires

and what yv2 doesn't require

and it is a matter of

interpretation and

uh there is there is commentary in my

report which has obviously prompted the

responses from uh from the parish

council but the questions that I'm left

asking myself are does policy yb2

require a developer to construct

employment buildings and run businesses

to create 765

jobs my view is it doesn't the policy

there the Northeast area approximately

2.58 hectares of land for economic

development I think that's fairly clear

now what probably doesn't help is that

the policy then does go on to say about

dwelling so the slly open goal that the

local plan provides for objectives is to

say well how do you deliver those jobs

if you don't deliver the employment land

and actually deliver buildings on it and

that's a really difficult answer that's

a difficult question to answer because

the policy says land and then the policy says

says

jobs and I've tried to address this in

my report by painting The Wider picture

about job creation not least from the construction

construction

itself and the fact that we have secured

the 2.5 B hect of land it will be

serviced and it will be

acessible therefore what further can the

developer reasonably

do if members were so incl inclined to

require the development to go further

then what could that involve building

speculative employment

units that still doesn't get you jobs

that takes you a bit closer but it

doesn't actually provide the

jobs incentivizing businesses to operate

in those units possibly but both of

those things come at a

cost to build the units and to

incentivize business to go there and

when you look at the viability section

of this report you can see why that a

viable and attractive option and if

members took the

lead uh that mu of Parish Council are

suggesting you

take then other 106 obligations would

have to be significantly

reduced where else in the district are

we mandating developers build employment uses

uses

buildings what what types of building do

they build they build very small units

they build offices

you know these things are led by the

market for a reason the market knows

what it wants people trying to build

things speculatively often find that

they are holding vacant premises for a

while because it doesn't quite

fit so the conclusion on the on the

economic land issue is that policy yb2

is satisfied with the provision set out

in the section6 head of terms in appendix

appendix

one then we come on to say ask ourselves

does policy yv2 require the developer to

physically construct and operate a

primary school to build and operate a

Health Center and construct and operate

retail buildings I.E the neor center

well no it doesn't do that either does

it and again that's what mudford Paris

would allow would lead you to think this policy

policy

requires there's no other policy in the

local plan that requires developers to

build local centers neighborhood centers

District centers these things are always

typically left to the market to deliver

because again there is a sweet point

where someone making a commercial

decision will decide whether they want

to invest their money into building a

facility a shop because they think

they're going to make money from it the

danger here is that Council and members

are lured into mandating the applicant

build the Nea Center build a shop before

the market is there to serve it and

therefore all the good work in terms of

the master planning is undone by trying

to operate a shop that has no footfall

because the chimney pots haven't been uh

installed around it and uh it's a big

building site for the next five or or so

years again the the letter from the uh

Environmental Lawyer employed by my

Parish Council uh seems to say that this

application should be refused because

the health censor isn't being proposed

well again to go back to the same

point we could all walk away from this

with a victory today by mandating the

developer build a health

center but you aren't going to get an

appointment there because there aren't

going to be any doctors

there the ICB who are the body that we

now consult with on matters relating to

uh GP surgeries and that sort of care

sector are best placed to inform us what

they require and in this instance

rightly or wrongly they have asked C

contribution to go towards the expansion

of existing premises in the

locality if they had said one of those

surgeries want to relocate to a new site

and therefore noting the policy there's

a health center that could be offered up

then fine but we're not there um

ironically these things normally go

around in circles and we may well end up

there in the future but um it'll be

using the monies that this development

has secured in the section

terms similarly the primary school it

says approximate uh to one primary

school well we don't need a primary

school because there's one on the other

side of the Hedge being extended so

technical compliance with the policy is

one thing but the one thing that the

letter um is missing is common sense and

what this master plan uh sets out is a

very clear plan as to how all these

provided so in short officers have interpreted policy

short officers have interpreted policy yv2 not to require the developer to

yv2 not to require the developer to deliver these facilities certainly not

deliver these facilities certainly not to deliver

to deliver them early doors there is a commercial

them early doors there is a commercial DEC decision to be made for any future

DEC decision to be made for any future developer to whether they wish to

developer to whether they wish to proceed but they will typically be

proceed but they will typically be informed by the end users telling them

informed by the end users telling them now is the right time

now is the right time and that time is usually later than

and that time is usually later than anyone in this room would like but that

anyone in this room would like but that that's the market that's how we SE are

that's the market that's how we SE are done and I think it will be a victory to

done and I think it will be a victory to get a shop there at all in the end given

get a shop there at all in the end given uh what's happened with Winden Park all

uh what's happened with Winden Park all all the

all the representations uh that have been made

representations uh that have been made over the last decade uh all want a shop

over the last decade uh all want a shop all want a community facility and this

all want a community facility and this application sets a path for the delivery

application sets a path for the delivery of all of those

of all of those things so it does forcing the developer

things so it does forcing the developer to build or indeed allowing the market

to build or indeed allowing the market to deliver undermine the intended

to deliver undermine the intended sustainability

objectives possibly but again the ingredients are all there what we cannot

ingredients are all there what we cannot do as a council is manipulate the market

do as a council is manipulate the market without the uh without the involvement

without the uh without the involvement of some sort of financial incentive

of some sort of financial incentive whether that being a free building free

whether that being a free building free rent and I go back to my point all of

rent and I go back to my point all of that needs to be financed by something

that needs to be financed by something and that's coming off uh other social

and that's coming off uh other social infrastructure elements in the set 26

infrastructure elements in the set 26 head of terms so we feel we've got the

head of terms so we feel we've got the right the right

right the right balance as I said the offsite delivery

balance as I said the offsite delivery of GP facilities and a school is as

of GP facilities and a school is as requested by the ICB and the education

requested by the ICB and the education Authority is technically contrary to the

Authority is technically contrary to the policy but fulfills the requirements I.E

policy but fulfills the requirements I.E to provide GP surgery and school

to provide GP surgery and school capacity that's what we're here to do

capacity that's what we're here to do for good planning

so let's touch on viability um because the application had

viability um because the application had been stalled because of uh phosphates

been stalled because of uh phosphates the nutrient neutrality issue that has

the nutrient neutrality issue that has doged development in Somerset for the

doged development in Somerset for the last four years it was necessary to

last four years it was necessary to rerun the 2019 viability exercise that

rerun the 2019 viability exercise that had been done to inform the 2019

had been done to inform the 2019 committee resolution to approve its

committee resolution to approve its application it the rerun conducted uh

application it the rerun conducted uh earlier this year uh concluded the same

earlier this year uh concluded the same that the development wasn't

that the development wasn't viable but 15% affordable housing was

viable but 15% affordable housing was viable and could be maintained from that

viable and could be maintained from that agreed in

2019 there has been some uh discussion around overage Clauses and my

around overage Clauses and my introduction of what I'm calling the

introduction of what I'm calling the recycling

recycling Clause um there's commentary in my

Clause um there's commentary in my report about overage and typically is

report about overage and typically is something that is included on

something that is included on applications of this type where policy

applications of this type where policy compliance cannot be

compliance cannot be met however in this case future home

met however in this case future home standard costs have not been factored in

standard costs have not been factored in and if the government uh if the new

and if the government uh if the new government persists with the former

government persists with the former government's intentions to introduce

government's intentions to introduce such then that will bring extra costs

such then that will bring extra costs which would in

which would in effect um wipe out any potential uh

effect um wipe out any potential uh betterment in house prices or uh sell

betterment in house prices or uh sell and sell

and sell values so the decision was made that the

values so the decision was made that the recycling Clause would be um included

recycling Clause would be um included and this works on a fairly simple

and this works on a fairly simple premise that when when we uh secure a

premise that when when we uh secure a pot the 106 pot planning

pot the 106 pot planning game uh typically there is a period of

game uh typically there is a period of time whereby if the council or another

time whereby if the council or another body doesn't spend their bit within a

body doesn't spend their bit within a designated time typically 10 years that

designated time typically 10 years that money is handed back to the developer

money is handed back to the developer now that simply cannot happen in a

now that simply cannot happen in a viability situation here on and so the

viability situation here on and so the pot that we secure hopefully today will

pot that we secure hopefully today will be the pot that we secure here on and

be the pot that we secure here on and because affordable housing has been

because affordable housing has been reduced in the way it has there is

reduced in the way it has there is sufficient Headroom that if if something

sufficient Headroom that if if something there has been labeled as a cost doesn't

there has been labeled as a cost doesn't cost as much as it has been uh put in

cost as much as it has been uh put in the viability exercise then that extra

the viability exercise then that extra money can be recycled back into things

money can be recycled back into things that we have lost out on at the moment

that we have lost out on at the moment and that's affordable housing or act or

and that's affordable housing or act or or further active travel

measures the technical matters raised by mudford Parish Council uh as detailed in

mudford Parish Council uh as detailed in the update uh that I sent yesterday have

the update uh that I sent yesterday have been addressed by the council's

been addressed by the council's appointed viability Consultants Three

Dragons my report also talks about this situation

report also talks about this situation where once you can decide you can afford

where once you can decide you can afford something it's a case of when you can

something it's a case of when you can afford it because house sales are

afford it because house sales are required to fund the triggering of

required to fund the triggering of monies that are basically paid

monies that are basically paid throughout the development however

throughout the development however members of the public counselors even

members of the public counselors even officers all want facilities delivered

officers all want facilities delivered much earlier than they can actually be

much earlier than they can actually be afforded and this does present an issue

afforded and this does present an issue this provide this provides a situation

this provide this provides a situation where members of the public and

where members of the public and certainly residents feel that they and

certainly residents feel that they and not getting the facilities that they

not getting the facilities that they were

were promised and this this uh creates

promised and this this uh creates resentment and distrust in the planning

resentment and distrust in the planning process and I've tried to explain

process and I've tried to explain through the influence of the market why

through the influence of the market why that isn't always possible to deliver

that isn't always possible to deliver things when people uh would ideally want

things when people uh would ideally want them however in order to try and look at

them however in order to try and look at things slightly differently and the fact

things slightly differently and the fact that uh some of the trigger points in

that uh some of the trigger points in the SE 106 heads of terms table are

the SE 106 heads of terms table are later than we would ideally like but

later than we would ideally like but they are at a point that they can be

they are at a point that they can be afforded I have with assistance from

afforded I have with assistance from planning policy colleagues instigated a

planning policy colleagues instigated a request to the planning and transport

request to the planning and transport policy

policy subcommittee which met a couple of weeks

subcommittee which met a couple of weeks ago and we were able to secure £500,000

ago and we were able to secure £500,000 of current area South sill funding which

of current area South sill funding which has been collected to use to forward

has been collected to use to forward fund some elements of infrastructure in

fund some elements of infrastructure in order to deliver things like those

order to deliver things like those stretches of footway the signalized

stretches of footway the signalized crossing and active travel measures on

crossing and active travel measures on live Road earlier than the site can

live Road earlier than the site can afford to this means that the site can

afford to this means that the site can be as sustainable as possible from as

be as sustainable as possible from as close to day one as

possible so the development plan starting point for

starting point for everything section 386 of the planning

everything section 386 of the planning Purchase Act 2004 SE

Purchase Act 2004 SE 702 of the Town and Country planning act

702 of the Town and Country planning act states that planning law requires that

states that planning law requires that applications for Planning Commission be

applications for Planning Commission be determined in ordance with the

determined in ordance with the development plan unless material

development plan unless material considerations indicate otherwi the

considerations indicate otherwi the national planning policy framework must

national planning policy framework must be taken into account to Preparing the

be taken into account to Preparing the development plan and is a material

development plan and is a material consideration in planning

consideration in planning decisions this is important because my

decisions this is important because my report does conclude that in

report does conclude that in places maybe for perfectly sensible and

places maybe for perfectly sensible and logical reasons

logical reasons the policy cannot be met typically

the policy cannot be met typically facets of policy yv2 but also those

facets of policy yv2 but also those relating to affordable

relating to affordable housing and it is the material

housing and it is the material considerations that have also isolated

considerations that have also isolated and detailed in my hord in order so that

and detailed in my hord in order so that you may attribute weight to them in your

you may attribute weight to them in your final

final Reckoning uh Mr Burrows in his in his

Reckoning uh Mr Burrows in his in his email yesterday helpfully pointed out uh

email yesterday helpfully pointed out uh MP paragraph 12 the Pres in favor of

MP paragraph 12 the Pres in favor of sustainable development to not change

sustainable development to not change the statutory status of the development

the statutory status of the development plan as a starting point for decision-

plan as a starting point for decision- making where a planning application

making where a planning application conflicts with an up-to-date development

conflicts with an up-to-date development plan including any nebor plans

plan including any nebor plans permission should not be granted local

permission should not be granted local planning authorities may take decisions

planning authorities may take decisions that depart from upto-date development

that depart from upto-date development plans and with our lack of fiveyear land

plans and with our lack of fiveyear land Supply there is a question as to whether

Supply there is a question as to whether our policies are actually up to date but

our policies are actually up to date but only if material considerations in a

only if material considerations in a particular case indicate that the plan

particular case indicate that the plan should be followed but I think I've set

should be followed but I think I've set out quite extensively a host of material

out quite extensively a host of material considerations in my report that you can

considerations in my report that you can attribute weight to so the dev plan is a

attribute weight to so the dev plan is a starting point for decision making the

starting point for decision making the weight to be applied to all

weight to be applied to all factors uh including the sof Hill Bill

factors uh including the sof Hill Bill decision and the council's 5e housing

decision and the council's 5e housing land Supply is a matter for the decision

land Supply is a matter for the decision maker that's

maker that's you as is the weight to be given to

you as is the weight to be given to material considerations the

material considerations the non-compliance with facets of yv2 in of

non-compliance with facets of yv2 in of itself and reason for refused pip is not

itself and reason for refused pip is not advisable as the development is SE to

advisable as the development is SE to Accord with the local plan as a whole

Accord with the local plan as a whole the requirements of the allocation may

the requirements of the allocation may be met in different ways given the the

be met in different ways given the the policy is how old down this application

policy is how old down this application has been in for a decade policy probably

has been in for a decade policy probably the same age and not all are in the

the same age and not all are in the control of the developer the market the

control of the developer the market the approach of the education Authority and

approach of the education Authority and the

ITB the environment statement this application is eia development and is

application is eia development and is accompanied by environment statement the

accompanied by environment statement the es provides a comprehensive assessment

es provides a comprehensive assessment of the main environmental effects

of the main environmental effects including hydrology Fisk air quality

including hydrology Fisk air quality noise and vibration transport landscape

noise and vibration transport landscape impacts ecology cultural heritage and

impacts ecology cultural heritage and design Val to arise as a result of the

design Val to arise as a result of the development by virtue of its size nature

development by virtue of its size nature or location and the cumulative effects

or location and the cumulative effects with other developments in the locality

with other developments in the locality during and Beyond the construction and

during and Beyond the construction and operation of the proposed development

operation of the proposed development negation measures have been identified

negation measures have been identified to bring Environ Al impacts to an

to bring Environ Al impacts to an acceptable level and the mitigation can

acceptable level and the mitigation can be secured either through the imposition

be secured either through the imposition of planning conditions or as obligations

of planning conditions or as obligations in a section 106 legal agreement you

in a section 106 legal agreement you have an extensive section 106 heads of

have an extensive section 106 heads of terms table more detailed than I hope

terms table more detailed than I hope you've ever seen before with trigger

you've ever seen before with trigger points full detail that's what you're

points full detail that's what you're going to get amended recommendation to

going to get amended recommendation to reflect the fact that the es information

reflect the fact that the es information has been considered in making the office

has been considered in making the office of recommendation and by members in

of recommendation and by members in decision has been

recommended therefore the yellow parts of recommendation one have been added in

of recommendation one have been added in I've made explicit reference to the

I've made explicit reference to the assessment of material

assessment of material considerations uh emphasized planning

considerations uh emphasized planning balance and submitted that statement

balance and submitted that statement around the environmental

information recommendation two to approve application 153 942 fql subject

approve application 153 942 fql subject to the stated planning conditions and

to the stated planning conditions and informatives

those are the recommendations happy to take any questions thank

you thank you Simon for the report there um to you

first yes thank you we did receive aable of very detep the last minute emails

of very detep the last minute emails with one side saying War thing and

with one side saying War thing and another um something else that's very

another um something else that's very technical very

technical very detailed and I think it would have been

detailed and I think it would have been useful to

useful to maybe question yeah the question

maybe question yeah the question basically

basically is

is um normally when you come to discussing

um normally when you come to discussing sort of sites whether it's a medical

sort of sites whether it's a medical center Community Center Care home

center Community Center Care home whatever normally we look at securing

whatever normally we look at securing the land only as far as I'm aware we've

the land only as far as I'm aware we've never asked anyone to build anything all

never asked anyone to build anything all we do is secure the land it's that the

we do is secure the land it's that the case and that is then down to the

case and that is then down to the developer that if no one comes forward

developer that if no one comes forward say for example for the extra 4.2

say for example for the extra 4.2 hectors of um employment land which is a

hectors of um employment land which is a possibility um or any of the rest or the

possibility um or any of the rest or the medical center that it is then down to

medical center that it is then down to the developer to then come back with an

the developer to then come back with an alternative scheme for example that was

alternative scheme for example that was done in child where there was a plan for

done in child where there was a plan for a 68b care home and that was the site of

a 68b care home and that was the site of fernum road going as part of the um but

fernum road going as part of the um but on just by opposite action out there and

on just by opposite action out there and we actually got a substitute there where

we actually got a substitute there where it wasn't so they came back for housing

it wasn't so they came back for housing in that case and it did get for social

in that case and it did get for social rent I from where we are to na members

rent I from where we are to na members to ask some questions um to get them in

to ask some questions um to get them in but I would like specific questions

but I would like specific questions specific question is I'm not sure about

specific question is I'm not sure about uh the officer's answer because normally

uh the officer's answer because normally all we do is Safeguard the land so all

all we do is Safeguard the land so all this stuff without getting people to

this stuff without getting people to build I'm not sure what that came

[Music] from yeah happy I mean that typically is

from yeah happy I mean that typically is the way the way you've explained um the

the way the way you've explained um the the difference of interpretation has

the difference of interpretation has been uh perpetuated by m of Parish

been uh perpetuated by m of Parish Council in recent representations indic

Council in recent representations indic that the council has failed to hold the

that the council has failed to hold the developer to account in requiring the uh

developer to account in requiring the uh policy yb2 to build facilities that's

policy yb2 to build facilities that's the fundamental point so I'm countering

the fundamental point so I'm countering that critique of my report in my

that critique of my report in my Approach next

K thank you I have two questions and one of them is about the attenuation ponds

of them is about the attenuation ponds and the fact that they're in a separate

and the fact that they're in a separate planning application

planning application and I think during your presentation you

and I think during your presentation you said that they were needed uh for the

said that they were needed uh for the school that's now

school that's now not but um I'd like to ask are they

not but um I'd like to ask are they needed with development in which case

needed with development in which case why are they in a separate plan

why are they in a separate plan application if the um houses are built

application if the um houses are built and the attenuation ponds AR built um

and the attenuation ponds AR built um are they being built because of the the

are they being built because of the the need for the attenuation

need for the attenuation bonds and what will happen if they're

bonds and what will happen if they're not

not built do you like my second question now

built do you like my second question now so I think it' be fair easy so my second

so I think it' be fair easy so my second question was about s manyy and so

question was about s manyy and so there's still money um it's coming out

there's still money um it's coming out of s money to to put that um Road stuff

of s money to to put that um Road stuff in is that going to be then um reced

in is that going to be then um reced from the developer or is that something

from the developer or is that something that that do just name sorry sorry can

that that do just name sorry sorry can you just repeat the question I was

you just repeat the question I was distracted bying image sorry the

umy we already have so is that coming out of our s pot and not being replaced

out of our s pot and not being replaced by the developer so that's money that

by the developer so that's money that the council is

the council is spending which is completely separate

spending which is completely separate to

develop sorry our attempt to retrieve the master plan of uh hit the r we're

the master plan of uh hit the r we're trying uh bring that up in a moment um

trying uh bring that up in a moment um so the at the time that this application

so the at the time that this application was in its

was in its infancy uh the education Authority were

infancy uh the education Authority were looking to build the whole school on the

looking to build the whole school on the mudford site so the mudford site of the

mudford site so the mudford site of the Hedge from Winden Park that would have

Hedge from Winden Park that would have required because of levels uh surface

required because of levels uh surface water drainage to flow in a suly

water drainage to flow in a suly direction hence we needed detailed

direction hence we needed detailed detailed approv ponds to serve that

detailed approv ponds to serve that school when the school need then changed

school when the school need then changed and the the education Authority decided

and the the education Authority decided to build at Winden park it could be

to build at Winden park it could be plumbed into the existing drainage at

plumbed into the existing drainage at Winden Park so those ponds were then

Winden Park so those ponds were then sort of detailed but um nowhere to go

sort of detailed but um nowhere to go they are required absolutely for this

they are required absolutely for this development and as I indicated one half

development and as I indicated one half the site drains to one of the ponds the

the site drains to one of the ponds the other half drains to the other and then

other half drains to the other and then there's a third at the Eastern tip uh

there's a third at the Eastern tip uh for the employment area so um the

for the employment area so um the linkage I mean no house will be able to

linkage I mean no house will be able to be occupied without suitable drainage

be occupied without suitable drainage being in place and that in itself will

being in place and that in itself will require the attenuation Bas and

require the attenuation Bas and application to be implemented in full it

application to be implemented in full it may be that one pwn one Basin gets

may be that one pwn one Basin gets constructed first and then the other

constructed first and then the other because of the natural phasing of the

because of the natural phasing of the development um but there's not a

development um but there's not a circumstance where a house can be built

circumstance where a house can be built without the necessary ination basins and

without the necessary ination basins and similarly it would be ver just to build

similarly it would be ver just to build the Basin without any home to connect

the Basin without any home to connect into so the two consents will be interl

into so the two consents will be interl by requirement of the requirement for

by requirement of the requirement for every house to be drained hopefully that

every house to be drained hopefully that answers your your query um with regard

answers your your query um with regard to the sill um allocation this is for

to the sill um allocation this is for for funding and will be uh fly

for funding and will be uh fly repaid there's no there's no Grant it's

repaid there's no there's no Grant it's a it's a loan not a loan I think we've

a it's a loan not a loan I think we've had to call it Ford funding thank you

had to call it Ford funding thank you counc

CC thank you U on on the same um s matters it am I right in remembering

matters it am I right in remembering that under the local plan this is a SE

that under the local plan this is a SE exempt site as was the southwestern site

exempt site as was the southwestern site in y and also the Southeastern site in

in y and also the Southeastern site in Charles I think were the S that's the

Charles I think were the S that's the first part of question it's scept isn't

first part of question it's scept isn't it yes

yes it is yeah yeah thank you and the also under the local plan uh was there a

also under the local plan uh was there a number of houses

number of houses allocated for each of part of the

allocated for each of part of the allocation sites in yal I seem to recall

allocation sites in yal I seem to recall a figure placed upon this North uh

a figure placed upon this North uh Northern site as how many houses were to

Northern site as how many houses were to be built there

so I'm just resowing this this page uh which is the policy within the local

which is the policy within the local plan to answer your question the well

plan to answer your question the well the

sorry just having an issue with the it in effect the policy yb2 does uh

it in effect the policy yb2 does uh indicate a number of dwellings per per

indicate a number of dwellings per per the allocation so whilst uh they were

the allocation so whilst uh they were shown as directions of growth with sort

shown as directions of growth with sort of lines they weren't sort of shown by a

of lines they weren't sort of shown by a solid uh external line as such as

solid uh external line as such as previous allocations had they were sort

previous allocations had they were sort of if you build in that direction you'll

of if you build in that direction you'll be okay um a number of dwellings were

be okay um a number of dwellings were attributed to both this uper mford and

attributed to both this uper mford and keford and I'm pretty sure I'm just

keford and I'm pretty sure I'm just going to try and pull out the page but

going to try and pull out the page but it does say

it does say 765 and that's what the proposal

765 and that's what the proposal is yeah can I come back great just does

is yeah can I come back great just does that include just this side or does this

that include just this side or does this um um direction of growth go into the

um um direction of growth go into the other site allocated under I forget the

other site allocated under I forget the name of it under appeal recently or is

name of it under appeal recently or is that not of the local plers site uh that

that not of the local plers site uh that that's an interesting point the

that's an interesting point the direction of growth didn't include the

direction of growth didn't include the appeal

appeal site and actually the the direction of

site and actually the the direction of growth has probably been exhausted by

growth has probably been exhausted by this application there's no I think what

this application there's no I think what we were trying to get to is is there any

we were trying to get to is is there any more to come there isn't also was the

more to come there isn't also was the site that went to appeal something lame

site that went to appeal something lame was

was it um that wasn't on the Alle inside

it um that wasn't on the Alle inside you're say thank you yeah no sock hill

you're say thank you yeah no sock hill was a um speculative application uh

was a um speculative application uh which was submitted to this Authority

which was submitted to this Authority and then before this committee got to

and then before this committee got to decide it it was uh submitted to

decide it it was uh submitted to planning inspectorate as an appeal yeah

planning inspectorate as an appeal yeah and went to a went to an appeal hearing

and went to a went to an appeal hearing thank you thank you just allow to come

thank you thank you just allow to come in a

second sorry it was just about the attenuation link water drainage there is

attenuation link water drainage there is a condition condition 13 requiring

a condition condition 13 requiring surface drainage to be submitted and

surface drainage to be submitted and signed off in connection with the

signed off in connection with the outline so whil it's outside of the

outline so whil it's outside of the outline red outline it is covered by

outline red outline it is covered by condition in terms of how it links

condition in terms of how it links together so just rati

together so just rati MERS go p and then I'm going to

MERS go p and then I'm going to move hopefully ready quick I noticed lot

move hopefully ready quick I noticed lot of console lines which I think

of console lines which I think areation BS um I think is an artic being

areation BS um I think is an artic being cut into the how do the bonds went full

cut into the how do the bonds went full and who's got liability for

them I wouldn't know how deep how deep they are without scaling on the

they are without scaling on the responsibility lies with the underlying

responsibility lies with the underlying land owner who I believe will still be

land owner who I believe will still be the resident farmer the reason being

the resident farmer the reason being that land will be part of the

that land will be part of the Agricultural holding and will be grazed

Agricultural holding and will be grazed for maintenance purposes rather than

for maintenance purposes rather than have the large um craters that are

have the large um craters that are having to be moan in other developments

having to be moan in other developments that we see around the town so it's a

that we see around the town so it's a it's a usable space and therefore it can

it's a usable space and therefore it can be used and maintained into the

be used and maintained into the bargain thank you I just want to get

bargain thank you I just want to get some of the Urgent questions out the way

some of the Urgent questions out the way while they want people's minds I'm going

while they want people's minds I'm going to go back um to the order we normally

to go back um to the order we normally move into now and go to um public

move into now and go to um public questions I'm going to start with um

questions I'm going to start with um Steven Bart who is from the friends of

Steven Bart who is from the friends of mud Action Group in is

thank you chairman ladies and gentlemen Mr about if I could just ask you are you

Mr about if I could just ask you are you happy that you going to be speaking on

happy that you going to be speaking on both parts of this application as in the

both parts of this application as in the outline and the full application I was

outline and the full application I was just going to speak on the first

just going to speak on the first application my next for you want to come

application my next for you want to come back I you just press the R button thank

you right um ladies and gentlemen I bued my father yesterday who was not pass

my father yesterday who was not pass passionate about this place we live in

passionate about this place we live in as I am four generations have lived and

as I am four generations have lived and farmed in Redford uh and this is not a

farmed in Redford uh and this is not a good proposal we are not against

good proposal we are not against development in fact we desperately need

development in fact we desperately need aordable starter homes for the young I

aordable starter homes for the young I know four young couples in the parish

know four young couples in the parish who want to stay and work in the area

who want to stay and work in the area but are only afford the only affordable

but are only afford the only affordable accommodation for them is in Ragstock

accommodation for them is in Ragstock and Shepton matter the development will

and Shepton matter the development will erably

erably uh change the con con characteristics of

uh change the con con characteristics of your cment and so in turn the flood

your cment and so in turn the flood risks in the existing water courses may

risks in the existing water courses may also change no one can predict flooding

also change no one can predict flooding but we know Winden park has made

but we know Winden park has made flooding quicker and for

flooding quicker and for longer the the review of the submitted

longer the the review of the submitted environmental statement identified a

environmental statement identified a number of deficiencies in particular

number of deficiencies in particular that the latest es addendum predates

that the latest es addendum predates submission of the most of upto-date

submission of the most of upto-date drainage information and so the most

drainage information and so the most recent scheme in the application has not

recent scheme in the application has not been

been assessed the Baseline situation has U

assessed the Baseline situation has U not been reviewed and no account has

not been reviewed and no account has been taken of recent local flood events

been taken of recent local flood events the construction stage effects have not

the construction stage effects have not been adequately considered given the

been adequately considered given the risk to property Downs slope of the site

risk to property Downs slope of the site Overland flood flow roofs and the risk

Overland flood flow roofs and the risk associated with exceedence events uh to

associated with exceedence events uh to properties Downs of the side have also

properties Downs of the side have also uh not been considered in the EI the

uh not been considered in the EI the review of foul and uh surface water

review of foul and uh surface water drainage strategy addendum postdates the

drainage strategy addendum postdates the F and so renders the submitted F out of

F and so renders the submitted F out of date the updated drainage uh details is

date the updated drainage uh details is still lacking in any detail on petrol

still lacking in any detail on petrol interception and on the proposed SW

interception and on the proposed SW discharge rement into the river year no

discharge rement into the river year no assessment has be made uh uh or

assessment has be made uh uh or undertaken uh of the capacity of the

undertaken uh of the capacity of the existing digit into which the discharge

existing digit into which the discharge is made to accept those

is made to accept those discharges or of the local drainage

discharges or of the local drainage network incedent uh conditions I have

network incedent uh conditions I have shared with the committee photos of

shared with the committee photos of flooding in uh uh in mud of houses

flooding in uh uh in mud of houses businesses of Roads including the

businesses of Roads including the a359 we have had flooding closing the

a359 we have had flooding closing the roads and uh 2024 on the 29th of March

roads and uh 2024 on the 29th of March the 5th of April the 2 and 18 of May the

the 5th of April the 2 and 18 of May the 28th of September the 14th to the 17th

28th of September the 14th to the 17th of October and the 19th of October he

of October and the 19th of October he affects people this affects people

affects people this affects people getting to work closure of businesses

getting to work closure of businesses School traffic and the 8 through 59 is

School traffic and the 8 through 59 is the only Northern route out of Y other

the only Northern route out of Y other the other than the a37 which also

the other than the a37 which also floods this is a good example of poor

floods this is a good example of poor planning at at all levels with little uh

planning at at all levels with little uh no uh nego iation with the local people

no uh nego iation with the local people or mford Parish Council thank you Mr B

or mford Parish Council thank you Mr B thank you my next call Mr baring who is

thank you my next call Mr baring who is a loal

president check baring are you also speaking on the outline application I am

speaking on the outline application I am but not at this stage for a minute so

but not at this stage for a minute so I'd like to come back to

I'd like to come back to it I

it I mean you wish me to read one after the

mean you wish me to read one after the other if if you would prefer no

ier we public speaking on the outline first and then we'll come back to the

first and then we'll come back to the and then we two is that okay I will call

and then we two is that okay I will call you back for the other one yeah press

you back for the other one yeah press the button on the mic which

one thank you chairman um ladies and gentlemen I wish to talk about the

gentlemen I wish to talk about the environmental impact of pment one of the

environmental impact of pment one of the key tests in determining this

key tests in determining this application is whether it complies with

application is whether it complies with the policy yb2 of the local plan as

the policy yb2 of the local plan as you've heard from the uh from the

you've heard from the uh from the planning office the mitigation for this

planning office the mitigation for this policy is underpinned by eight key

policy is underpinned by eight key landstone prescriptions which are

landstone prescriptions which are required to be met in order for the

required to be met in order for the development to be assimilated into the

development to be assimilated into the surroundings now whil the review by poon

surroundings now whil the review by poon Associates states that prescriptions

Associates states that prescriptions have been met albeit with a substantial

have been met albeit with a substantial degree of

degree of qualification the independent review

qualification the independent review conducted by Peter Rell Associates

conducted by Peter Rell Associates concludes otherwise the report that

concludes otherwise the report that report concludes that the compliance

report concludes that the compliance with the prescriptions and with the

with the prescriptions and with the mitigation test in the policy has not

mitigation test in the policy has not been

been demonstrated you have the reports I will

demonstrated you have the reports I will not go any further into that other than

not go any further into that other than to say that the issue here

to say that the issue here is that there is no verifiable Visual

is that there is no verifiable Visual Evidence in the form of w frames or

Evidence in the form of w frames or montages to demonstrate that the

montages to demonstrate that the mitigation requirements of the policy

mitigation requirements of the policy have been met my concern is that at

have been met my concern is that at present the planning committee is been

present the planning committee is been asked to make a subjective judgment

asked to make a subjective judgment instead of being provided with the

instead of being provided with the evidence to make an objective decision

evidence to make an objective decision with a degree of confidence as far back

with a degree of confidence as far back as

as 2015 the lack of visualization evidence

2015 the lack of visualization evidence was recognized by the council's

was recognized by the council's landscape officer who asked for font

landscape officer who asked for font montages I.E visualizations type threes

montages I.E visualizations type threes and fors to be provided for their

and fors to be provided for their consultation response now no such

consultation response now no such montages have been provided either in

montages have been provided either in support of the original landscape visual

support of the original landscape visual impact assessment in 2018 or as part of

impact assessment in 2018 or as part of the environmental statement assessment

the environmental statement assessment alra

alra adental in the absence of such

adental in the absence of such visualizations the judgments being made

visualizations the judgments being made now about compliance with the landscape

now about compliance with the landscape prescriptions and thereby the policy

prescriptions and thereby the policy itself can be a little more than

itself can be a little more than informed getw as is evident from The

informed getw as is evident from The Poon and case officer reviews it is a

Poon and case officer reviews it is a well established principle of planning

well established principle of planning law that a decision will be

law that a decision will be unlawful where no reasonable decision

unlawful where no reasonable decision maker could be satisfied that it had

maker could be satisfied that it had sufficient information to make that

sufficient information to make that decision at the outline stage it is

decision at the outline stage it is normal for at least one

normal for at least one based on the parameters of the

based on the parameters of the development footprint and maximum

development footprint and maximum Heights to be prepared particularly with

Heights to be prepared particularly with this kind of large scale development on

this kind of large scale development on an exposed

an exposed discard once the outline has been

discard once the outline has been approved it's too late to realize that

approved it's too late to realize that the scheme is Too Tall too visible too

the scheme is Too Tall too visible too dense or that the proposed mitigation

dense or that the proposed mitigation will be ineffective the

supporter did I just also check saying that you speaking on the

that you speaking on the application speaking on thear

application good afternoon members of the plan committee ladies and

the plan committee ladies and gentlemen my name is John Bishop of

gentlemen my name is John Bishop of Charles Bishop V a yal based house

Charles Bishop V a yal based house building company which has delivered

building company which has delivered nearly 1500 houses in South sset we are

nearly 1500 houses in South sset we are the Developers for the Brin site On th L

the Developers for the Brin site On th L and Jo applicants for the keford site to

and Jo applicants for the keford site to the south of Y I'm speaking in support

the south of Y I'm speaking in support of this application and in support of

of this application and in support of the local plan process in the 55 years

the local plan process in the 55 years my company has operated in yog the

my company has operated in yog the population has almost doubled as every

population has almost doubled as every new housing proposal has come forward

new housing proposal has come forward has been objection from nearby

has been objection from nearby residents this is only natural no one

residents this is only natural no one like change yov is still growing and the

like change yov is still growing and the council properly manages growth by

council properly manages growth by having aform the local plan process new

having aform the local plan process new sites consulted upon at every stage and

sites consulted upon at every stage and residents have ample opportunity to

residents have ample opportunity to comment this is the way it should be the

comment this is the way it should be the AR mford site was identified by the

AR mford site was identified by the council in their local plan over 10

council in their local plan over 10 years ago as one of two sites needed the

years ago as one of two sites needed the Y's future

Y's future expansion mudford has been through a

expansion mudford has been through a local plan public inquiry funded by the

local plan public inquiry funded by the council where a planing inspector

council where a planing inspector considered every

considered every scheme including numerous

scheme including numerous representations from nearby

representations from nearby residents the inspector decided where y

residents the inspector decided where y should expand he endorsed the council's

should expand he endorsed the council's approach of slitting the need

approach of slitting the need development in two half to the north of

development in two half to the north of Y half to the South this led to up

Y half to the South this led to up mugford's current status in the adopted

mugford's current status in the adopted South Somerset local plan in 2019 the up

South Somerset local plan in 2019 the up mudford scheme received a resolution gr

mudford scheme received a resolution gr out Planning Commission

out Planning Commission and that would have been that had Co and

and that would have been that had Co and phosphates not included it is ironic

phosphates not included it is ironic that in the 10 years it has taken to

that in the 10 years it has taken to bring this application forward other

bring this application forward other large housing schemes on y's Northern

large housing schemes on y's Northern Edge bypassed the local plan

Edge bypassed the local plan process and gained early planning

process and gained early planning approvals each by virtue aggressively

approvals each by virtue aggressively managed applications or by appeal where

managed applications or by appeal where nearby residents had far less

nearby residents had far less opportunity to comment this

opportunity to comment this applicant has followed all the rules and

applicant has followed all the rules and has done everything

has done everything correctly to ignore your un local plan

correctly to ignore your un local plan would be a disincentive to those

would be a disincentive to those developers who are still prepared to pay

developers who are still prepared to pay to to play the long game and work with

to to play the long game and work with the council to achieve the benefits that

the council to achieve the benefits that come from properly alligated sites

come from properly alligated sites unplanned development is in no one's

unplanned development is in no one's interest

interest members you now have before you the

members you now have before you the council's own local plan upm scheme an

council's own local plan upm scheme an important pillar of y's much needed

important pillar of y's much needed expansion a scheme that on balance is

expansion a scheme that on balance is the right development in the right place

the right development in the right place and one that will provideed homes for

and one that will provideed homes for around 1700 local people thank you very

around 1700 local people thank you very much Mr

much Mr Bish same next

Bish same next Mr B who is the sorry Mr Frost who's the

L thank you chairman again can I just check you speaking about the application

check you speaking about the application yeah I'm the outline chairman thank you

yeah I'm the outline chairman thank you thank you chairman members my name is

thank you chairman members my name is mattman from lrm and thank you for

mattman from lrm and thank you for allowing to speak and support of this

allowing to speak and support of this important planning application today

important planning application today members as you've heard from your

members as you've heard from your planning officer and is set out a very

planning officer and is set out a very comprehensive report before you this

comprehensive report before you this site forms of integral parts the council

site forms of integral parts the council strategy and meeting its handing needs

strategy and meeting its handing needs and for this reason it was allocated for

and for this reason it was allocated for development in new adopted local plan

development in new adopted local plan almost 10 years ago

almost 10 years ago now the fact this planning application

now the fact this planning application has remained undetermined ever since

has remained undetermined ever since it's a significant contributing factor

it's a significant contributing factor as to why this Authority has not been

as to why this Authority has not been able to demonstrate the deliverable F A

able to demonstrate the deliverable F A housing land supply for as long as I can

housing land supply for as long as I can remember in the meantime countless

remember in the meantime countless speculative planning applications of

speculative planning applications of have been approved they do not comply

have been approved they do not comply with your development plan not

with your development plan not withstanding this Council can still only

withstanding this Council can still only demonstrate a

demonstrate a 3.44 year housing land Supply the latest

3.44 year housing land Supply the latest paper says and therefore it remains to

paper says and therefore it remains to have a pressing chairman and members

have a pressing chairman and members that that's planning

that that's planning proposals uh for residential development

proposals uh for residential development where the benefits uh outweigh the

where the benefits uh outweigh the disadvantages should be approved the

disadvantages should be approved the outs of 5 housing land Supply means that

outs of 5 housing land Supply means that less weight may be given to to any

less weight may be given to to any conflict parts of policy widely to in

conflict parts of policy widely to in any

any respect as you've heard the resolution

respect as you've heard the resolution to Grant commission was passed by the

to Grant commission was passed by the former planning committee back in

former planning committee back in 2019 since then very few changes have

2019 since then very few changes have been made proposed development B

been made proposed development B relevant planning policy and as such

relevant planning policy and as such there appears to be no valid reason why

there appears to be no valid reason why different decisions should be made today

different decisions should be made today as set out in your office's report The

as set out in your office's report The Proposal complies with the development

Proposal complies with the development plan as a whole and is strongly

plan as a whole and is strongly supported by the mppf presumption in

supported by the mppf presumption in favor

favor there are no objections from any

there are no objections from any Technical statut consant and your

Technical statut consant and your officers report responds robustly to the

officers report responds robustly to the objections that we've heard today

objections that we've heard today members the improve this application is

members the improve this application is a vital step in meeting the housing

a vital step in meeting the housing needs of the area by proper plan left

needs of the area by proper plan left development as identified in your

development as identified in your adopted local plan we respectfully

adopted local plan we respectfully request that you support the off

request that you support the off recommendation V in

recommendation V in FA today thank thank you

coun okay just checking that you're speaking on the

thank then ladies and gentlemen I'll be as brief as I can rest ass short there

as brief as I can rest ass short there is robust evidence Three Dragons

is robust evidence Three Dragons viability assessment seriously

viability assessment seriously understates the profitability appr

understates the profitability appr development which should be able to

development which should be able to deliver a higher proportion Vol owns

deliver a higher proportion Vol owns than the 15% of the buers of and or to

than the 15% of the buers of and or to provide other benefits and guarantees

provide other benefits and guarantees necessary to make a genuine genuinely

necessary to make a genuine genuinely sustainable development

sustainable development side when the sock Hill developers have

side when the sock Hill developers have undertaken to deliver 35% of fair

undertaken to deliver 35% of fair schemes affordable homes you might well

schemes affordable homes you might well ask why this proposal should be treated

ask why this proposal should be treated to

to National guidance on viability has CH

National guidance on viability has CH significant over the last 15 years the

significant over the last 15 years the emphasis has evolved towards ensuring

emphasis has evolved towards ensuring that land owners and developers

that land owners and developers prioritize compliance with policies and

prioritize compliance with policies and plan when they negotiating land

plan when they negotiating land transactions I do not see that

transactions I do not see that reflecting in The Proposal in front of

reflecting in The Proposal in front of you

you today there's been much debate about

today there's been much debate about policy yb2 in the local CL but it does

policy yb2 in the local CL but it does tell us that the sustainable extensions

tell us that the sustainable extensions will be devel to the highest

will be devel to the highest sustainability objectives one of those

sustainability objectives one of those standards is the provisional onsite of

standards is the provisional onsite of one job power has hold I amazed with Mr

one job power has hold I amazed with Mr Fox and dismissed that so easily as he

Fox and dismissed that so easily as he did

did today the lack of evidence from the

today the lack of evidence from the develop on how the proposed Landscaping

develop on how the proposed Landscaping strategy supposed to mitigate the impact

strategy supposed to mitigate the impact of this development is another serious

of this development is another serious shortcoming

shortcoming you have also heard how planning

you have also heard how planning decision based on insufficient evidence

decision based on insufficient evidence may be considered

may be considered unlawful the developer is not engaged

unlawful the developer is not engaged with the Parish Council on any of these

with the Parish Council on any of these issues in the way that one would expect

issues in the way that one would expect when soall new proposals are being put

when soall new proposals are being put forward I also find it hard to

forward I also find it hard to understand their apparent lack of

understand their apparent lack of respect of the sustainability principles

respect of the sustainability principles and objectives in the adopted local plan

and objectives in the adopted local plan the BPG on viability makes it very clear

the BPG on viability makes it very clear that government proposals should fully

that government proposals should fully comply with policies and the local plan

comply with policies and the local plan wherever possible and that the price

wherever possible and that the price paid for land would never be an excuse

paid for land would never be an excuse for failing to achieve that

for failing to achieve that end mon the parish council and its

end mon the parish council and its advisers recognize the implications of a

advisers recognize the implications of a recent appeal decision at sock Hill but

recent appeal decision at sock Hill but the presumption in the National plan is

the presumption in the National plan is planning policy framework is in favor of

planning policy framework is in favor of sustainable development not just any

sustainable development not just any development the local plan Remains the

development the local plan Remains the starting point deciding whether in

starting point deciding whether in planning acation could be approved or

planning acation could be approved or not Parish Council respectively urges

not Parish Council respectively urges you to reject the proposal that is Appo

you to reject the proposal that is Appo today on the grounds that it is not the

today on the grounds that it is not the sustainable development proposal I would

sustainable development proposal I would expect such a decision to lead to a Rob

expect such a decision to lead to a Rob proposal after due engagement with local

proposal after due engagement with local people and supported by all the

people and supported by all the appropriate and necessary evidence which

appropriate and necessary evidence which this stage

next making your way to the mic there um if I can ask you to confirm before you

if I can ask you to confirm before you start speaking that you're speaking

start speaking that you're speaking today of the war member not taking part

today of the war member not taking part in the

in the committee so confirm that you also

committee so confirm that you also you're talking about the out application

I resigned from area planning this planning committee at the end of the

planning committee at the end of the last committee meeting and informed

last committee meeting and informed yourself and the leader of the council

yourself and the leader of the council and the deputy leader of the council D I

and the deputy leader of the council D I was told today I require to tell the

was told today I require to tell the monitoring officer I have done that

monitoring officer I have done that today and I'm not a member of this

today and I'm not a member of this committee

committee anymore thank you and you're speaking on

anymore thank you and you're speaking on the App application I speaking on the

the App application I speaking on the application thank you there are two

application thank you there are two things I want to bring to in front of

things I want to bring to in front of this committee the first and foremost is

this committee the first and foremost is the bridge over the

the bridge over the 8359 at

8359 at mudford this floods regularly because

mudford this floods regularly because the river cannot get through the bridge

the river cannot get through the bridge sufficiently to stop the road being

sufficiently to stop the road being closed it was closed three or four times

closed it was closed three or four times this winter probably more and the

this winter probably more and the flooding is regular now we are talking

flooding is regular now we are talking here about putting in retention PS which

here about putting in retention PS which are supposed to control the water flow

are supposed to control the water flow to what it was prior to the

to what it was prior to the um houses being put in and the situation

um houses being put in and the situation is that when that is the case that will

is that when that is the case that will cause flooding over the bridge now the

cause flooding over the bridge now the planning officer myself had wor by the

planning officer myself had wor by the flooding over the bridge about four or

flooding over the bridge about four or five months ago and this has not been

five months ago and this has not been addressed in this application at all the

addressed in this application at all the second thing I wish to talk about is the

second thing I wish to talk about is the rural

rural exception site concept which I brought

exception site concept which I brought up with the parish council they asked

up with the parish council they asked the planning officer whether we could

the planning officer whether we could have some of

have some of the affordable housing set up so that

the affordable housing set up so that the nominations were with the parish

the nominations were with the parish council so that there was a chance for

council so that there was a chance for local people to be able to get housing

local people to be able to get housing for their children I understand that

for their children I understand that when this was taken to our housing

when this was taken to our housing department they didn't like the idea and

department they didn't like the idea and I point out that there is rural

I point out that there is rural exceptional housing in north cry South

exceptional housing in north cry South Cy and sparkford that I put in place

Cy and sparkford that I put in place which still has the nominations from the

which still has the nominations from the parish council this is not uncommon I

parish council this is not uncommon I would ask you to add this if you C

would ask you to add this if you C 106 thank

106 thank you thank

you thank you I move on to Jud gon who is from the

you I move on to Jud gon who is from the ab Man Group yes thank

ab Man Group yes thank you again you're speaking on the I am

you again you're speaking on the I am thank you thank you chairman uh good

thank you thank you chairman uh good afternoon councilors ladies and

afternoon councilors ladies and gentlemen my name is julus Ganon I'm

gentlemen my name is julus Ganon I'm managing director of Man Group we are

managing director of Man Group we are the applicant in respect of both of

the applicant in respect of both of planning applications in the you today

planning applications in the you today um I would like to find some of the

um I would like to find some of the consider considerable benefits uh to be

consider considerable benefits uh to be gained from improving these banic

gained from improving these banic applications today all of which are

applications today all of which are discussed in your off's comprehensive

discussed in your off's comprehensive report number one an increase in the

report number one an increase in the supply of housing land for both market

supply of housing land for both market and affordable housing helping to arrest

and affordable housing helping to arrest The Unwanted and unplanned development

The Unwanted and unplanned development that has taken place across the the U

that has taken place across the the U Council area and to partly address the

Council area and to partly address the significant and chronic shortfall in

significant and chronic shortfall in housing land Supply number two you get

housing land Supply number two you get three acres of land transferred to the

three acres of land transferred to the council together substantial amount of

council together substantial amount of cash to enable the uh primary scho of

cash to enable the uh primary scho of pumo Z to be extended which will be a

pumo Z to be extended which will be a benefit to the whole area not just this

benefit to the whole area not just this site number three three acres of land

site number three three acres of land transferred to the council together with

transferred to the council together with cash for Community Hall muga and me

cash for Community Hall muga and me which will enable Parish councils to

which will enable Parish councils to build a hall and play area to their own

build a hall and play area to their own design if they wish eight Acres of

design if they wish eight Acres of serviced land for employment

serviced land for employment neighborhood center and Care home these

neighborhood center and Care home these will be delivered as the market demands

will be delivered as the market demands but you will be pleased to hear that we

but you will be pleased to hear that we have had some interest in the

have had some interest in the neighborhood center

neighborhood center already number five contributions in

already number five contributions in cash and kind towards cycling public

cash and kind towards cycling public transport and offsite highways

transport and offsite highways infastructure and improvements number

infastructure and improvements number six money for the expansion of GP

six money for the expansion of GP surgeries in local area as requested by

surgeries in local area as requested by the NHS integrated care board over 40%

the NHS integrated care board over 40% that's 54 Acres a public open space on

that's 54 Acres a public open space on site in incorporating additional

site in incorporating additional wildlife habitat and

wildlife habitat and biodiversity over 2,000 fulltime public

biodiversity over 2,000 fulltime public jobs throughout the construction period

jobs throughout the construction period and occupation both direct and indirect

and occupation both direct and indirect in the supply chain occupation

in the supply chain occupation Furnishing and future management

Furnishing and future management development in addition to the potential

development in addition to the potential for another 596 jobs on occupation of

for another 596 jobs on occupation of the employment societ uses spending in

the employment societ uses spending in the local economy 90% of supply chain

the local economy 90% of supply chain expenditure is actually takes place in

expenditure is actually takes place in the UK UK and goes back into the local

the UK UK and goes back into the local economy household expenditure in

economy household expenditure in Furnishing their new homes is on average

Furnishing their new homes is on average 7,000 per house that's 5.3 million

7,000 per house that's 5.3 million across this site spending local shops

across this site spending local shops hairdresses restaurants and such like

hairdresses restaurants and such like will help to sustain and grow your local

will help to sustain and grow your local economy and not least cter attacks based

economy and not least cter attacks based on an average vanity Home using this

on an average vanity Home using this year's you get 1.6 point 1.66 million of

year's you get 1.6 point 1.66 million of which £

which £ 12436 per

12436 per will go to mod Parish Council and that's

will go to mod Parish Council and that's assuming they their P doesn't thank you

assuming they their P doesn't thank you very much

very much listening thank you very much just to

listening thank you very much just to switch thank you very much I'm going to

switch thank you very much I'm going to go back to the planning office Mr Fox

go back to the planning office Mr Fox and just get the opportunity to Rel

and just get the opportunity to Rel points raised by the public and then we

points raised by the public and then we will come back through the list of

will come back through the list of public speakers again to take um

public speakers again to take um comments on

comments on application but thank you and some of

application but thank you and some of the comments uh in objection uh do

the comments uh in objection uh do align so with regards to flooding and

align so with regards to flooding and the impact on the a gr 59 um obviously

the impact on the a gr 59 um obviously this has been an issue that has uh

this has been an issue that has uh pretty much dominated the application

pretty much dominated the application for uh the whole of the time it's been

for uh the whole of the time it's been in and it's understandable why mudford

in and it's understandable why mudford Parish Council are concerned about the

Parish Council are concerned about the ongoing flooding of of mudford at the

ongoing flooding of of mudford at the point of the uh a359 where the bridge

point of the uh a359 where the bridge act to the down

act to the down simply put this has happened for

simply put this has happened for decades and it hasn't been proven that

decades and it hasn't been proven that any new development in of itself has

any new development in of itself has made that situation worse all new sites

made that situation worse all new sites as you all

as you all know now have to to get through

know now have to to get through environment agency and llfa rigor have

environment agency and llfa rigor have to provide sustainable Urban drainage

to provide sustainable Urban drainage systems and bons dominate schemes

systems and bons dominate schemes because the ground on which those

because the ground on which those developments are proposed do not have

developments are proposed do not have good infiltration and require capture

good infiltration and require capture and storage

and storage Arrangements the issue with the bridge

Arrangements the issue with the bridge on the a359 is something that this

on the a359 is something that this application does not need to solve but

application does not need to solve but in my role which is some sometimes my

in my role which is some sometimes my detriment of trying to help uh you try

detriment of trying to help uh you try and bring people together to talk about

and bring people together to talk about an issue that is being experienced

an issue that is being experienced locally and clearly the uh the flooding

locally and clearly the uh the flooding of property and the uh disconnection of

of property and the uh disconnection of yog

yog uh by the closing of the road are are of

uh by the closing of the road are are of concern and as Mr Bart outlined the

concern and as Mr Bart outlined the regularity of Sling now seems to be uh

regularity of Sling now seems to be uh far more regular than than it ever has

far more regular than than it ever has been this obviously is a much larger

been this obviously is a much larger issue than the development of 765 homes

issue than the development of 765 homes the catchment serving that area is huge

the catchment serving that area is huge and a rful event in one part of YoVille

and a rful event in one part of YoVille will have an impact on that uh surface

will have an impact on that uh surface water flow and the daming effect that M

water flow and the daming effect that M at some point the lag time as the water

at some point the lag time as the water makes its way there I have raised as my

makes its way there I have raised as my report indicated I have raised this

report indicated I have raised this issue of resilience and emergency

issue of resilience and emergency connectivity with various colleagues

connectivity with various colleagues within Sunset Council and I hope that

within Sunset Council and I hope that they together can work with M Parish to

they together can work with M Parish to find a viable solution to the issue that

find a viable solution to the issue that has doged

has doged uh the village for for like I say many

uh the village for for like I say many many years of course that will come at

many years of course that will come at our cost and then you go into a

our cost and then you go into a different realm of even if we could

different realm of even if we could solve the problem who's going to pay for

solve the problem who's going to pay for it that's that's way above my PR pay

it that's that's way above my PR pay grade and like I say this application do

grade and like I say this application do not make that situation worse and does

not make that situation worse and does not need to solve that

issue with regard to uh Mr Burrows is concerned that I've dismissed the uh

concerned that I've dismissed the uh local plan requirement for one job per

local plan requirement for one job per household I would point in to page 70 of

household I would point in to page 70 of my report which sets out um how that uh

my report which sets out um how that uh criteria has been assessed I would point

criteria has been assessed I would point out that this development will persist

out that this development will persist for 10 years or more and that in itself

for 10 years or more and that in itself creates long-term well-paid

jobs with regard to counselor hop House's um amplification of mord Parish

House's um amplification of mord Parish council's request

council's request for uh nomination rights so this was an

for uh nomination rights so this was an email that was see uh about a month or

email that was see uh about a month or so ago simply stating mudford Parish

so ago simply stating mudford Parish Council seeks the right to nominate

Council seeks the right to nominate tenants to five units of affordable

housing so that was uh discussed with uh the council's uh housing enablers and

the council's uh housing enablers and this is detailed on page 24 of my report

this is detailed on page 24 of my report in response to the comments from mudford

in response to the comments from mudford Parish Council so it's in the

Parish Council so it's in the consultation

table so simply I can just restate what it says uh the council's recognized

it says uh the council's recognized system for allocating the formable homes

system for allocating the formable homes to those in need is homefinder to have a

to those in need is homefinder to have a few homes by owned by a registered

few homes by owned by a registered provider but with nomination rights

provider but with nomination rights delegated to a parish council is likely

delegated to a parish council is likely to be logistically problematic not least

to be logistically problematic not least with gdpr as the occupants Financial

with gdpr as the occupants Financial records would need to be assessed by the

records would need to be assessed by the parish council as such members will be

parish council as such members will be strongly red not to Grant this request

strongly red not to Grant this request however in the spirit of trying to

however in the spirit of trying to address what must be the fundamental aim

address what must be the fundamental aim of the PC I.E to enable local people to

of the PC I.E to enable local people to benefit from the affordable homes to be

benefit from the affordable homes to be provided in the parish and as my report

provided in the parish and as my report indicates there have been zero

indicates there have been zero affordable housing delivered in mudford

affordable housing delivered in mudford Parish in the last decade so no wonder

Parish in the last decade so no wonder there's a

need then the the imposition of a local lettings policy is possible this would

lettings policy is possible this would give greater consideration for those

give greater consideration for those with a connection to mudford parish and

with a connection to mudford parish and the exact wording of the policy could be

the exact wording of the policy could be drafted with mudford Parish Council to

drafted with mudford Parish Council to be clear this would not give mudford any

be clear this would not give mudford any role in the section 106 or the

role in the section 106 or the nominations they could encourage locals

nominations they could encourage locals in need to register on hinder and

in need to register on hinder and publicize the

publicize the policy as such this this response was

policy as such this this response was put back to the Paris Council and no

put back to the Paris Council and no response was received to that as such I

response was received to that as such I proceeded to instigate a local lettings

proceeded to instigate a local lettings policy and that has have been included

policy and that has have been included in the section 106 heads of terms at

in the section 106 heads of terms at appendix one that's the best we can do

appendix one that's the best we can do the only alternative is for mord to

the only alternative is for mord to physically purchase hones on the site

physically purchase hones on the site and then they can accommodate them with

and then they can accommodate them with who they who they

who they who they wish um just a point of um definition

wish um just a point of um definition really I think with Council H House's

really I think with Council H House's explanation a rural exception s is a

explanation a rural exception s is a very different

very different thing it's a bit like

thing it's a bit like Ron the whole point about a rural

Ron the whole point about a rural exception site is it's in a rural area

exception site is it's in a rural area where it is an exception to policy and

where it is an exception to policy and the situations he quoted notably at

the situations he quoted notably at South cavy a scheme that I dealt with

South cavy a scheme that I dealt with myself um they are a scheme of Bungalows

myself um they are a scheme of Bungalows that were built on the edge of the

that were built on the edge of the settlement where open market housing was

settlement where open market housing was not allowed by the local plan at the

not allowed by the local plan at the time the only way the housing was

time the only way the housing was allowed was by exception in a

allowed was by exception in a Rin it could be uh housed accommodated

Rin it could be uh housed accommodated by local people in housing need

by local people in housing need identified by the Home find the system

identified by the Home find the system or whatever system existed in the day so

or whatever system existed in the day so Ro accept site is is the wrong

Ro accept site is is the wrong terminology however in essence the

terminology however in essence the request by muslin Parish Council has

request by muslin Parish Council has been thoroughly discussed with

been thoroughly discussed with colleagues and a local lettings policy

colleagues and a local lettings policy has been included to help address the

has been included to help address the point that they've raised

thank you thank very much I'm going to move

you thank very much I'm going to move back to um public questions now and I

back to um public questions now and I questions on the um full application

questions on the um full application which the second part and I start with

st two chairman ladies and gentlemen uh the proposed pwn

the proposed pwn um various issues an emergency overflow

um various issues an emergency overflow the over overflow wear on the plan this

the over overflow wear on the plan this is clearly proposed to manage exceedence

is clearly proposed to manage exceedence events and roots of exceedence flows

events and roots of exceedence flows away from the development but they these

away from the development but they these These are directly towards the existing

These are directly towards the existing properties is therefore considered that

properties is therefore considered that the impact of the flood risk to the

the impact of the flood risk to the properties from the exceedance events

properties from the exceedance events should be properly considered in the es

should be properly considered in the es and supporting documents one of the

and supporting documents one of the ponds is directly over the high press

ponds is directly over the high press gas M no mention is made of the

gas M no mention is made of the long-term effects of water being held

long-term effects of water being held over it or how it's going to be dug into

over it or how it's going to be dug into the hillside for pawns one and two the

the hillside for pawns one and two the survey provided uh is incomplete on the

survey provided uh is incomplete on the proposed fou and surface water drain

proposed fou and surface water drain strategy drawings for pwn three the

strategy drawings for pwn three the discharge point is not well defined on

discharge point is not well defined on the strategy and general Arrangement

the strategy and general Arrangement drawings so it is difficult to see what

drawings so it is difficult to see what is proposed and therefore whether it is

is proposed and therefore whether it is deliverable the route for surface water

deliverable the route for surface water discharge from ponds 1 and two along the

discharge from ponds 1 and two along the existing water course has not been

existing water course has not been proven and may ex exasperate existing

proven and may ex exasperate existing surface water flooding issues in Up Mud

surface water flooding issues in Up Mud the extent of the flood plane and the

the extent of the flood plane and the implications for surface water discharge

implications for surface water discharge has not been assessed and any impacts at

has not been assessed and any impacts at the mudford bridge bridge Bott have not

the mudford bridge bridge Bott have not been properly considered the a303 has

been properly considered the a303 has shown what can happen when the spring

shown what can happen when the spring line is tapped we are aware of spring

line is tapped we are aware of spring and B holes on this slope at west camp

and B holes on this slope at west camp and podimore the ponds um were full 24/7

and podimore the ponds um were full 24/7 requiring pumps by the uh highways

requiring pumps by the uh highways agency to keep the level down an extra

agency to keep the level down an extra deep deep Pond has been hastily dug but

deep deep Pond has been hastily dug but it is still doesn't solve the problem of

it is still doesn't solve the problem of tapping that spring line um Simon Fox

tapping that spring line um Simon Fox approached the PC for man managing the

approached the PC for man managing the green uh spaces and the management of

green uh spaces and the management of the uh Prim the cost for starting this

the uh Prim the cost for starting this and the plan is still not agree either

and the plan is still not agree either between the parish council or the land

between the parish council or the land owner for the long-term management of

owner for the long-term management of these key BS thank you thank

these key BS thank you thank you move on to John

you move on to John Bishop my

apologies should be R yes thank you Mr chair uh my points are

yes thank you Mr chair uh my points are not in the form of an objection uh more

not in the form of an objection uh more in uh concerns and

in uh concerns and observations as you might expect from

observations as you might expect from the name mudford and as indeed you've

the name mudford and as indeed you've heard uh mudford suffers from flooding

heard uh mudford suffers from flooding what you may not know is it it affects

what you may not know is it it affects the whole of mudford Village not just at

the whole of mudford Village not just at the bottom of the village with the roads

the bottom of the village with the roads either side of the river uh of the West

either side of the river uh of the West uh mudford Road and Hinton Road for

uh mudford Road and Hinton Road for example exactly a week ago last Tuesday

example exactly a week ago last Tuesday Primrose Lane just up short of the

Primrose Lane just up short of the proposed up mudford

proposed up mudford development uh flooded a 4x4 might have

development uh flooded a 4x4 might have got through but not a car it was over

got through but not a car it was over Gumboot level to the West at the other

Gumboot level to the West at the other end of The Village at Stock Hill four

end of The Village at Stock Hill four cars had to be recovered from flooding

cars had to be recovered from flooding on the same

on the same day now mudford suffers from both flal

day now mudford suffers from both flal and plal flooding fortunately flal the

and plal flooding fortunately flal the river has only flooded three possibly

river has only flooded three possibly four times this year but when it does it

four times this year but when it does it can be catastrophic and as you've heard

can be catastrophic and as you've heard in the sense that it floods homes

in the sense that it floods homes businesses and possibly closure of the

businesses and possibly closure of the a359 prial flooding where the water

a359 prial flooding where the water pours down the escarment from the rain

pours down the escarment from the rain whether the ground is saturated or not

whether the ground is saturated or not has caused West mudford Road to be

has caused West mudford Road to be closed over 15 times this year four

closed over 15 times this year four times in this month alone now it has a

times in this month alone now it has a significant uh depth of water which

significant uh depth of water which reaches approximately 6 feet in front of

reaches approximately 6 feet in front of the church and 3 feet at the other end

the church and 3 feet at the other end just short of West mudford Farm the

just short of West mudford Farm the effect of this is that it cuts off the

effect of this is that it cuts off the Hamlet of West

Hamlet of West mudford when this happens school

mudford when this happens school children can't go to school people can't

children can't go to school people can't get to work Hospital appointments are

get to work Hospital appointments are missed and uh including chemotherapy as

missed and uh including chemotherapy as well now our flood group is trying to

well now our flood group is trying to alleviate this problem but we are

alleviate this problem but we are concerned that the proposed developments

concerned that the proposed developments will only add to it we're partially

will only add to it we're partially concerned about spring line but

concerned about spring line but experience with uh wind and Lane

experience with uh wind and Lane development because that is uh built on

development because that is uh built on Sand is unlikely to happen but the

Sand is unlikely to happen but the proposed development of up mudford and

proposed development of up mudford and up mudford of the north of the of the

up mudford of the north of the of the road Cally called Stock Hill development

road Cally called Stock Hill development is built on

is built on Clay spring the top of the hill already

Clay spring the top of the hill already exist and we're worried that tapping

exist and we're worried that tapping down the the hill into the spring line

down the the hill into the spring line further will exacerbate our problems now

further will exacerbate our problems now my question is putting a military hat

my question is putting a military hat onto it where all good plans should have

onto it where all good plans should have a whatif

a whatif scenario is what contingencies have been

scenario is what contingencies have been put in place if these Retention Ponds

put in place if these Retention Ponds are not found sufficient where would any

are not found sufficient where would any additional ponds be built who would be

additional ponds be built who would be responsible for it who would pay for it

responsible for it who would pay for it Etc The a303 Experience suggests that

Etc The a303 Experience suggests that remedial action could be extremely

remedial action could be extremely costly Way Beyond any financial means of

costly Way Beyond any financial means of M Parish to resolve thank you Mr B thank

M Parish to resolve thank you Mr B thank you next up is John

you next up is John Bishop speak excellent thank you uh Matt

Bishop speak excellent thank you uh Matt fost no comment chairman I to point out

fost no comment chairman I to point out as I think you heard from your officer

as I think you heard from your officer that there's no objections from many

that there's no objections from many technal

technal authority agency or the name of the

authority agency or the name of the authority that gas Name Escapes me but

authority that gas Name Escapes me but that's the only point I thank you Mr bar

that's the only point I thank you Mr bar from mford Parish

member man no comment on this application if I could be ask if you

application if I could be ask if you could just the microphone without thank

could just the microphone without thank you very much I will go back

you very much I will go back to on the

to on the question no I I was actually just going

question no I I was actually just going to say what Mr Frost said which was um

to say what Mr Frost said which was um this application of has been extensively

this application of has been extensively assessed by the llfa most laterally the

assessed by the llfa most laterally the EA comments are in the in the report I

EA comments are in the in the report I mean they haven't said a great deal

mean they haven't said a great deal which normally says that they don't

which normally says that they don't think it's an issue at all and also

think it's an issue at all and also looked at the uh Traders board as well

looked at the uh Traders board as well to ensure that they had no residual

to ensure that they had no residual issues um I I wish the flood group well

issues um I I wish the flood group well in their Endeavors to solve this long

in their Endeavors to solve this long running issue of flooding in mudford

running issue of flooding in mudford which will which will continue to happen

which will which will continue to happen irrespective of this development um we

irrespective of this development um we have also reached out uh to the hsse and

have also reached out uh to the hsse and had extensive dialogue with them to

had extensive dialogue with them to ensure that all aspects um of the uh two

ensure that all aspects um of the uh two applications do not um cause any issues

applications do not um cause any issues from the HSC and the gas line orator

from the HSC and the gas line orator perspective so with that uh I'll pass

perspective so with that uh I'll pass back to

back to you thank you very much so we can move

you thank you very much so we can move on to questions um on points of

on to questions um on points of application just on points that have

application just on points that have been raised by the members of the public

been raised by the members of the public do any members have any questions or

do any members have any questions or points of paration on anything made by

points of paration on anything made by the members of the public next last

one I haven't got anything on the Matters by a member of the public except

Matters by a member of the public except maybe on affordable hand know I'm

maybe on affordable hand know I'm allowed to ask it's not something that

allowed to ask it's not something that public by 100% okay I'll hold on then

public by 100% okay I'll hold on then thank you nothing there at all okay we

thank you nothing there at all okay we move on to technical questions for the

move on to technical questions for the offices do any members have any

offices do any members have any technical questions and I have

sec thank you chair um it has been useful to hear from all the different

useful to hear from all the different people in the room um to help me make up

people in the room um to help me make up my mind about this particular

my mind about this particular application it's it's a question for

application it's it's a question for signment I think it comes on a technical

signment I think it comes on a technical question and this is about the

question and this is about the percentage of um affordable housing at

percentage of um affordable housing at 15% which does seem to be at a very low

15% which does seem to be at a very low level compared to other projects um what

level compared to other projects um what do you think is the possibility of that

do you think is the possibility of that being

being increased um

thank you for the question um so 15 15% equates to 115 units now uh there is

equates to 115 units now uh there is always a dilemma in when there's a

always a dilemma in when there's a viability situation raised effectively

viability situation raised effectively creates a pot of money so

creates a pot of money so effectively uh 15% or there's a pot of

effectively uh 15% or there's a pot of money for affordable handing that we can

money for affordable handing that we can spend now we can Dy that up in multiple

spend now we can Dy that up in multiple different ways you will see in the

different ways you will see in the section of six heads of terms tabled

section of six heads of terms tabled that we've gone for 70% affordable rent

that we've gone for 70% affordable rent and 30% shared ownership now I could

and 30% shared ownership now I could have presented to you a higher number of

have presented to you a higher number of units and a higher percentage of

units and a higher percentage of affordable housing because that would

affordable housing because that would have looked better for me wouldn't it

have looked better for me wouldn't it but that would have meant that we would

but that would have meant that we would have provided less of the thing that we

have provided less of the thing that we need most which is rented properties so

need most which is rented properties so I could have presented 100% shared

I could have presented 100% shared ownership and had a much Rosier

ownership and had a much Rosier percentage and then you probably thought

percentage and then you probably thought that no P we've gone from 15% because it

that no P we've gone from 15% because it it provides the the balance of rent it's

it provides the the balance of rent it's a shared ownership that we require given

a shared ownership that we require given that rent is our is where our need is in

that rent is our is where our need is in fact social rent is our greatest need

fact social rent is our greatest need and we have made a small tweak to allow

and we have made a small tweak to allow a boardable rent because that does allow

a boardable rent because that does allow um slightly better sales rates from the

um slightly better sales rates from the rest of the providers to the developer

rest of the providers to the developer but effectively there's a there's a POS

but effectively there's a there's a POS of money 7.1 million we could have did

of money 7.1 million we could have did that in different ways and presented a

that in different ways and presented a higher figure a higher percentage to you

higher figure a higher percentage to you but not actually been meeting the need

but not actually been meeting the need that this Council needs to

that this Council needs to meet thank you for that and as a

meet thank you for that and as a planning officer and much sure rather

planning officer and much sure rather you gave a straight answer leaving to us

you gave a straight answer leaving to us politicians but a gloss in the spin on

politicians but a gloss in the spin on things um uh can we just stick to

things um uh can we just stick to questions minut please and the other

questions minut please and the other thing was I'm pleased that you're going

thing was I'm pleased that you're going to make some allowance maybe for local

to make some allowance maybe for local people

people um going back to what Henry was putting

um going back to what Henry was putting forward I think that's important the

forward I think that's important the principle that if this development is

principle that if this development is given the green light the local people

given the green light the local people need to see some benefit for the local

need to see some benefit for the local people been the good the good will thank

you that that's benefit to local people exent to people who actually physically

exent to people who actually physically jooin the site but actually residing Y

jooin the site but actually residing Y without parish as well yeah uh mford

without parish as well yeah uh mford isn't isn't the they're not the only

isn't isn't the they're not the only residents in fact they are quite a lot

residents in fact they are quite a lot of them are quite distant from the site

of them are quite distant from the site there are people that reside in yoga

there are people that reside in yoga without par will immediately AB the site

without par will immediately AB the site and will be most impacted by it if if

and will be most impacted by it if if you measure that score but also with it

you measure that score but also with it hopefully bring some of the benefits in

hopefully bring some of the benefits in terms of better pedestrian and cycle

terms of better pedestrian and cycle collectivity the facilities walkability

collectivity the facilities walkability to shops and other things that at least

to shops and other things that at least helps address some of the or mitigate

helps address some of the or mitigate some of the impacts they may otherwise

some of the impacts they may otherwise perceive thank you

perceive thank you next

next one yeah thank you again it's drilling

one yeah thank you again it's drilling into the affordable um rent because we

into the affordable um rent because we haven't seen that for quite some time

haven't seen that for quite some time we've usually looked a social rent and

we've usually looked a social rent and there is a difference between affordable

there is a difference between affordable rent and social

rent and social rent um I welcome seeing the 30% shared

rent um I welcome seeing the 30% shared ownership that's a good opportunity but

ownership that's a good opportunity but in terms of the number of units one of

in terms of the number of units one of the things I picked up from the two

the things I picked up from the two dragons report was that anyone looking

dragons report was that anyone looking at an 18year build amount um a rate of

at an 18year build amount um a rate of 40 hous a year which was considered loow

40 hous a year which was considered loow for this type of site and therefore that

for this type of site and therefore that would have an impact on viability if

would have an impact on viability if they built up at a higher rate would

they built up at a higher rate would that have enhanced the viability and

that have enhanced the viability and there could possibly be more opportunity

there could possibly be more opportunity for affordable units and also as you are

for affordable units and also as you are looking at affordable rent then may be

looking at affordable rent then may be an opportunity to to receive some grant

an opportunity to to receive some grant funding towards the cost of this afford

funding towards the cost of this afford housing um from homes England and that

housing um from homes England and that might enable you to offer more units for

might enable you to offer more units for affordable housing without it costing

affordable housing without it costing the

developer yeah thank you I mean I think it answered your question yes if it was

it answered your question yes if it was built out quicker then there would it

built out quicker then there would it would be more viable but um you show me

would be more viable but um you show me a site in you is building out it more

a site in you is building out it more than 40 per I me we have limited sites

than 40 per I me we have limited sites of those that are are not build probably

of those that are are not build probably building out to that rate or greater so

building out to that rate or greater so um the thing with viability is you can

um the thing with viability is you can put in a host of different figures and

put in a host of different figures and uh predict all sorts of things and end

uh predict all sorts of things and end up with a you know this like could hey

up with a you know this like could hey US money you know if you if you put in

US money you know if you if you put in the right figures uh the the issue is

the right figures uh the the issue is that um you know I've uh placed our

that um you know I've uh placed our trust in Three Dragons to advise us on

trust in Three Dragons to advise us on all matters viability and this is the

all matters viability and this is the outcome that we've that we've come to I

outcome that we've that we've come to I think in answer to your question around

think in answer to your question around um external funding and I think goes

um external funding and I think goes back to the actually the question I

back to the actually the question I probably didn't answer from ABS page you

probably didn't answer from ABS page you know is there a prospect of any more

know is there a prospect of any more well the recycling Clause that I'm

well the recycling Clause that I'm proposing does provide that opportunity

proposing does provide that opportunity if something isn't done then that money

if something isn't done then that money goes back into the pot whether that in

goes back into the pot whether that in the end provides affordable housing on

the end provides affordable housing on this site or

this site or another probably academic it provides

another probably academic it provides affordable housing in the town so yes

affordable housing in the town so yes there is Pro there is a prospect a

there is Pro there is a prospect a chance however small large that chance

chance however small large that chance is and then to council Osborne's point

is and then to council Osborne's point we have seen in in other parts of the

we have seen in in other parts of the unitary Council on S I'm working on uh

unitary Council on S I'm working on uh homes England money coming in to uh

homes England money coming in to uh provide what we've called additionality

provide what we've called additionality units which is over and above section

units which is over and above section 106 so this is effectively government

106 so this is effectively government money buying more affordable housing we

money buying more affordable housing we we don't um I mean I wouldn't have said

we don't um I mean I wouldn't have said anything counc osbor not raised it

anything counc osbor not raised it because it's not meant to be don't worry

because it's not meant to be don't worry agree 15% someone else might top it up

agree 15% someone else might top it up I'm not here to sort of try and pull the

I'm not here to sort of try and pull the W over your eyes and give you that false

W over your eyes and give you that false sense and with the new government and

sense and with the new government and their approach to growth and um funding

their approach to growth and um funding who knows what the programs look like

who knows what the programs look like going forward as to whether that

going forward as to whether that opportunity will uh persist um it's as

opportunity will uh persist um it's as likely as anything else I guess you know

likely as anything else I guess you know it it may do it may not do but what what

it it may do it may not do but what what is for sure is that as a strategic site

is for sure is that as a strategic site in the unitary Council it will rank

in the unitary Council it will rank alongside other sites where we've had to

alongside other sites where we've had to take a hit on affordable housing and

take a hit on affordable housing and therefore if the opportunity exists to

therefore if the opportunity exists to knock on the door of H England and of

knock on the door of H England and of course discussions go on weekly with hes

course discussions go on weekly with hes England on a host of different matters

England on a host of different matters this site will be flagged up to say

this site will be flagged up to say please bring us money here if you if you

please bring us money here if you if you have

have it thank you

it thank you it I was just going to say in terms of

it I was just going to say in terms of the investment from homes England is

the investment from homes England is additionality above and beyond 106 so

additionality above and beyond 106 so effectively um for them to put fund into

effectively um for them to put fund into it we have to have a sign up sealed and

it we have to have a sign up sealed and finished Planning Commission so the

finished Planning Commission so the Planning Commission gets granted in a

Planning Commission gets granted in a deficient position and then it's those

deficient position and then it's those sites that are put forward for

sites that are put forward for additionality through hting Grant they

additionality through hting Grant they don't get gr during the application

don't get gr during the application process because that would be seen as

process because that would be seen as popping up the development rather than

popping up the development rather than providing the additional

requirements um just a question about process really um from here I have to

process really um from here I have to say uh thank you for including such a

say uh thank you for including such a comp agreement for section 106 very much

comp agreement for section 106 very much easier to relate pros and the cons

easier to relate pros and the cons of difficult decisions

of difficult decisions um the actual SE 6 negotiations now

um the actual SE 6 negotiations now proceed my right presume that the uh the

proceed my right presume that the uh the tell the councelor policy

tell the councelor policy in Constitution means that you will be

in Constitution means that you will be involving with loal members in that

involving with loal members in that discussion yes I recite that part every

discussion yes I recite that part every night

I yes I mean the process here on is that the application is not under a holding

the application is not under a holding Direction it was uh but it came about

Direction it was uh but it came about after the last resolution but the

after the last resolution but the Secretary of State didn't call it in um

Secretary of State didn't call it in um so we're not we're not under that

so we're not we're not under that holding Direction so the next uh phase

holding Direction so the next uh phase will be uh tomorrow talking to the

will be uh tomorrow talking to the solicitors getting 106 drafted if

solicitors getting 106 drafted if members were to approve the

members were to approve the application and um there's no reason why

application and um there's no reason why that can't include uh local members

that can't include uh local members obviously the local lettings policy it

obviously the local lettings policy it sounds like will be of particular

sounds like will be of particular interest to councel the Hop House in

interest to councel the Hop House in particular um but the the reason for

particular um but the the reason for setting out a

setting out a comprehensive uh table of heads of terms

comprehensive uh table of heads of terms is to Cil the length of time that that

is to Cil the length of time that that 106 negotiation will take in the past

106 negotiation will take in the past you will be given headings like

you will be given headings like affordable housing play and Recreation

affordable housing play and Recreation transport and people go away lock

transport and people go away lock themselves in a dark room for about 3

themselves in a dark room for about 3 years and then emerge with way document

years and then emerge with way document which looks nothing like the application

which looks nothing like the application that was approved uh at least I'm

that was approved uh at least I'm demonstrating here that the package that

demonstrating here that the package that can be afforded is the package that will

can be afforded is the package that will form the 106 agreement uh which if you

form the 106 agreement uh which if you resolve to approve again and will

resolve to approve again and will proceed our

proceed our PA BR to back in sorry um just really

PA BR to back in sorry um just really quickly in terms of the hiss that set up

quickly in terms of the hiss that set up on that page if members want to be

on that page if members want to be engaged in the BOS process you can be

engaged in the BOS process you can be but the the obligations that are being

but the the obligations that are being SEC secured are those that are before

SEC secured are those that are before members and ultimately we're asking

members and ultimately we're asking members to make a judgment today in

members to make a judgment today in terms of whether they satisfy the

terms of whether they satisfy the conditions and the 106 obligations have

conditions and the 106 obligations have sort of the impact or harms the scheme

sort of the impact or harms the scheme so buying engaging in the 106 process

so buying engaging in the 106 process it's not an opportunity to undo and or

it's not an opportunity to undo and or change necessarily but it's to be kept

change necessarily but it's to be kept aware and in the loop with the process

aware and in the loop with the process and if there are any sort of Min tweaks

and if there are any sort of Min tweaks as per the members recommendation today

as per the members recommendation today in terms of leting if that goes through

in terms of leting if that goes through it's the ability to make sure that goes

it's the ability to make sure that goes in and secure that goes in in line with

in and secure that goes in in line with the committee's recommendation because

the committee's recommendation because ultimately the committee as the

ultimately the committee as the determining body is determining the

determining body is determining the application today based on those heads

application today based on those heads terms so there's a departure from those

terms so there's a departure from those as a result of negotiation what happens

as a result of negotiation what happens is we might have to bring back to then

is we might have to bring back to then get final again whole committee if

get final again whole committee if there's any significant

there's any significant changes thank you C that blows my

changes thank you C that blows my question out of the water

question out of the water excellent right um but I'll say it

excellent right um but I'll say it anyway um in these developments where

anyway um in these developments where it's the next development employment

it's the next development employment always plays a advanc the second fiddle

always plays a advanc the second fiddle if you look at the trigger points for

if you look at the trigger points for that you got marketing strategy after

that you got marketing strategy after 500 the spine Road after 700 surely more

500 the spine Road after 700 surely more obviously you're getting more and more

obviously you're getting more and more people in houses to live there you need

people in houses to live there you need to match employment

to match employment opportunities so it's just the thing

opportunities so it's just the thing that all of the applications I've seen

that all of the applications I've seen because obviously a lot of it's put by

because obviously a lot of it's put by host Builders not some people to build

host Builders not some people to build the employment fund but surely we should

the employment fund but surely we should consider beinging up on any uh

consider beinging up on any uh application and employment land as well

application and employment land as well as getting the houses

as getting the houses bu well I think you thinker on one of

bu well I think you thinker on one of the sort of dilemas here really that the

the sort of dilemas here really that the layout of the site which I start is

layout of the site which I start is showing the strengths of the gap of the

showing the strengths of the gap of the gas

gas pipeline uh have meant that the

pipeline uh have meant that the employment land is at the Western end of

employment land is at the Western end of the site and therefore the natural

the site and therefore the natural phaser would be uh such that it would

phaser would be uh such that it would only be delivered towards the end of the

only be delivered towards the end of the development hence hence the access to

development hence hence the access to the to the employment land it's 700

the to the employment land it's 700 occupations the marketing strategy

occupations the marketing strategy pretty much as uh the development goes

pretty much as uh the development goes into that eastern half of the site to do

into that eastern half of the site to do anything else would be to bring the

anything else would be to bring the employment in advance of the housing in

employment in advance of the housing in that section it's just the nature of the

that section it's just the nature of the site is there's a natural phase across

site is there's a natural phase across it just happens to be that that end is

it just happens to be that that end is the end where the constraint of the

the end where the constraint of the pipeline is which effectively mandates

pipeline is which effectively mandates where the employment land is if we to if

where the employment land is if we to if we were to bring the employment land

we were to bring the employment land closer to the a359 for example where it

closer to the a359 for example where it could be accessible from day

could be accessible from day one we couldn't really replace the

one we couldn't really replace the employment land area with much else so

employment land area with much else so we'd end up with a net loss of Housing

we'd end up with a net loss of Housing and a worse viability position than

and a worse viability position than we're already in and and that's why the

we're already in and and that's why the decision been made to locate out there

decision been made to locate out there if if the employment is located that and

if if the employment is located that and given the nature of the employment that

given the nature of the employment that we would be looking for like industrial

we would be looking for like industrial office type of you know um uses then the

office type of you know um uses then the Kina end with potentially reviews does

Kina end with potentially reviews does present an attractive option rather than

present an attractive option rather than being end up against the

being end up against the a359 so it's a it's a an application of

a359 so it's a it's a an application of constraints and uh compromises that have

constraints and uh compromises that have led to the layout which have then led to

led to the layout which have then led to those uh heads of terms and those

those uh heads of terms and those trigger points I guess if you wanted to

trigger points I guess if you wanted to toggle the marketing strategy slightly

toggle the marketing strategy slightly further forward to 400 I'm sure uh that

further forward to 400 I'm sure uh that that wouldn't be uh poorly received I

that wouldn't be uh poorly received I think the physical uh vision of the land

think the physical uh vision of the land and the accessibility of it would

and the accessibility of it would probably have to stick where it's

probably have to stick where it's shown thank

shown thank you it's just one further point from the

you it's just one further point from the business perspective if you've got

business perspective if you've got business coming into your development

business coming into your development site usually there's an Optimum um foot

site usually there's an Optimum um foot requirement for that business to remain

requirement for that business to remain stable so actually they wouldn't want to

stable so actually they wouldn't want to move into application until there's

move into application until there's enough um sort of residences supporting

enough um sort of residences supporting the surrounding area to be able to

the surrounding area to be able to maintain the business going

maintain the business going forward thank you okay so I'm going to

forward thank you okay so I'm going to move with forward into the

move with forward into the debate who would like to

start thank you chair um I for me the telling uh turning point of this

telling uh turning point of this application is uh the local plan I'll go

application is uh the local plan I'll go back to the local plan we on this commit

back to the local plan we on this commit well I mean a number of us sitting

well I mean a number of us sitting around this committee actually sat

around this committee actually sat through the discussions on the I

through the discussions on the I remember days of discussion on where the

remember days of discussion on where the housing was going to be allocated in

housing was going to be allocated in YoVille whether was going to be around

YoVille whether was going to be around the whole of the town or various one

the whole of the town or various one sight we had all this and then we went

sight we had all this and then we went through it with the inspector and

through it with the inspector and again we and this was discussed and

again we and this was discussed and local people were given every

local people were given every opportunity to come forward and did and

opportunity to come forward and did and make their various objections at that

make their various objections at that time and since then of course the local

time and since then of course the local plan has been

plan has been uh unfortunately undermined by the fact

uh unfortunately undermined by the fact that we haven't built enough houses in

that we haven't built enough houses in the 5year houses and that has led to the

the 5year houses and that has led to the uh undermining of the local plan and and

uh undermining of the local plan and and but and if this application come for

but and if this application come for earlier and and others within the local

earlier and and others within the local plan which were allocated for hous we

plan which were allocated for hous we wouldn't have been in the situation of

wouldn't have been in the situation of having been told on every meeting we

having been told on every meeting we have no if you do that if we don't allow

have no if you do that if we don't allow this you'll go to the inspector and cost

this you'll go to the inspector and cost will G Eng you the council etc etc and

will G Eng you the council etc etc and these sites have been pushed through so

these sites have been pushed through so and I hear all the various objections

and I hear all the various objections and I understand them and I and we try

and I understand them and I and we try to look at them but my my main thing of

to look at them but my my main thing of this here we have after 10 years 10

this here we have after 10 years 10 years J 10 years at last got this site

years J 10 years at last got this site into a position where we could make a

into a position where we could make a decision I will be deciding to approve

decision I will be deciding to approve it today thank

you SE thank you chairman um I found myself in agreement with Council where

myself in agreement with Council where important to remember

important to remember working to the plan and this is 750 hous

working to the plan and this is 750 hous that won't be buried somewhere de in

that won't be buried somewhere de in some set that shouldn't have be there

some set that shouldn't have be there and this is 7 700 where they supposed to

and this is 7 700 where they supposed to be um I have to say I I

be um I have to say I I found um although it's been a bit of a m

found um although it's been a bit of a m I think the um the qualy of the work

I think the um the qualy of the work that's been done um I the do because um

that's been done um I the do because um you clearly talks to people people

you clearly talks to people people trying to address issues an example

trying to address issues an example being the

being the howting policies and try to find a way

howting policies and try to find a way of doing that I applaud um the efforts

of doing that I applaud um the efforts to meet over and above the minimum

to meet over and above the minimum minimum required by test condition of

minimum required by test condition of obligation we've got confir so well done

obligation we've got confir so well done I think the information supplied has

I think the information supplied has been uh comprehensive to say the least

been uh comprehensive to say the least and i' also uh applaud the presentations

and i' also uh applaud the presentations from from uh members of the public

from from uh members of the public raising their concerns and people

raising their concerns and people responding to things I think you the it

responding to things I think you the it has been very good I to I'm going to be

has been very good I to I'm going to be supporting this I think it is um read

supporting this I think it is um read it's correction so many

it's correction so many things um and I have to say the officers

things um and I have to say the officers were very honest in their the conclusion

were very honest in their the conclusion of the um uh uh the report the reason

of the um uh uh the report the reason given for making the decision

given for making the decision recommending recognizes that it's

recommending recognizes that it's against uh so fails to completely meet

against uh so fails to completely meet uh specific worlding policy and their

uh specific worlding policy and their own concerns are also weighing in very

own concerns are also weighing in very significantly the fact that if we don't

significantly the fact that if we don't decided now this will take about five

decided now this will take about five minutes or Spector judging on what

minutes or Spector judging on what happened the South to the north of here

happened the South to the north of here where um there wasn't this careful work

where um there wasn't this careful work over a long period to get thing correct

over a long period to get thing correct so I'm I'm good to be support of this I

so I'm I'm good to be support of this I think it does more good than harm by

think it does more good than harm by country thank

country thank you Patrick thank you thank you very

you Patrick thank you thank you very much I'll keep it very very

much I'll keep it very very brief um I'm really impressed by the

brief um I'm really impressed by the quality of this report after fact what

quality of this report after fact what cc SE said um I haven't read a report

cc SE said um I haven't read a report this good sorry plan for a long time of

this good sorry plan for a long time of this complexity every other too

um complex site and every single issue that I have had following the planning

that I have had following the planning following the site visit has been

following the site visit has been addressed in great detail so I think hat

addressed in great detail so I think hat up to to um planning toam for that

up to to um planning toam for that reason I can't see the reason to oppose

reason I can't see the reason to oppose this and I will be supporting at

V yeah um not go it's plan I like to say Well done to

it's plan I like to say Well done to Simon for the presentation I was worried

Simon for the presentation I was worried the street lights have be

the street lights have be on um no it was it was well presented it

on um no it was it was well presented it answered a lot of questions there were a

answered a lot of questions there were a lot of issues put forward I think a lot

lot of issues put forward I think a lot of them as far as we can do mitigate as

of them as far as we can do mitigate as best as possible I be

best as possible I be support thank you does anyone else wish

support thank you does anyone else wish to speak yes

uh thank you chairman I actually I'm one of the people that remember remember

of the people that remember remember this one coming to uh

this one coming to uh every

every yes about some regulation um get it

yes about some regulation um get it right a minute um it wasn't a unanimous

right a minute um it wasn't a unanimous decision at the time but it was granted

decision at the time but it was granted approval and I actually thought it had

approval and I actually thought it had gone through so I left admit I was one

gone through so I left admit I was one of those that were slightly surprised to

of those that were slightly surprised to see it come back and obviously it got

see it come back and obviously it got caught up with a lot of things I think

caught up with a lot of things I think in the meantime there's been a lot of

in the meantime there's been a lot of work done on this um there's also a hell

work done on this um there's also a hell Waring in that YB policy which does make

Waring in that YB policy which does make reference to viability it does use the

reference to viability it does use the three words subject to viability it

three words subject to viability it doesn't mean you have to do it if it's

doesn't mean you have to do it if it's not viable um you can't hence what I was

not viable um you can't hence what I was probing

probing earlier um in terms of flooding yes that

earlier um in terms of flooding yes that will always happen it's probably going

will always happen it's probably going to get worse before it gets

to get worse before it gets better and you can only go so far you

better and you can only go so far you cannot mitigate or control weather

cannot mitigate or control weather absolutely nobody can there is no

absolutely nobody can there is no requirement on a applicant to actually

requirement on a applicant to actually improve a solve the problem well do this

improve a solve the problem well do this straight you ain't going to make it

straight you ain't going to make it worse and the attenuation pawns and the

worse and the attenuation pawns and the swell system which have be um looked at

swell system which have be um looked at by the technical experts have pass

by the technical experts have pass master um we can't do anything about the

master um we can't do anything about the bridge that is beyond the developer or

bridge that is beyond the developer or even this or even um this planning

even this or even um this planning committee we cannot do anything about

committee we cannot do anything about that but I would urge that at some stage

that but I would urge that at some stage some work is done and some money is

some work is done and some money is spent to improve the bridge and actually

spent to improve the bridge and actually remove that blockage so it doesn't

remove that blockage so it doesn't continue to D because until that's

continue to D because until that's solved no matter what you do you're

solved no matter what you do you're going to have problems but it's outside

going to have problems but it's outside the control of the remit of this

the control of the remit of this application so on balance I think on

application so on balance I think on this occasion I would support it it is

this occasion I would support it it is direction of growth it is providing a

direction of growth it is providing a slightly different mix of housing to

slightly different mix of housing to what we're used to but that in itself

what we're used to but that in itself May provide some opportunities as well

May provide some opportunities as well um the buildout will be slow so I'm

um the buildout will be slow so I'm slightly concerned that actually you

slightly concerned that actually you will have about five or 600 occupied

will have about five or 600 occupied houses there with not necessarily the

houses there with not necessarily the facilities to go with it so hopefully

facilities to go with it so hopefully the £500,000 we've allocated from still

the £500,000 we've allocated from still is going to address that problem and

is going to address that problem and that we are repaid and there's a little

that we are repaid and there's a little bit of Interest with it as well

bit of Interest with it as well um so yes I I'm going to support it on

um so yes I I'm going to support it on this occasion I think it's the right

this occasion I think it's the right thing to do and it may well mean that

thing to do and it may well mean that perhaps for this end of the um District

perhaps for this end of the um District it might just put a hold on more

it might just put a hold on more speculative applications that nobody

speculative applications that nobody really wants that don't play by the

really wants that don't play by the rules coming forward and that's another

rules coming forward and that's another point to bear in mind that people that

point to bear in mind that people that do try and play the rules do see the

do try and play the rules do see the benefits of that

thank you very much if anyone else wish to make any comments before we move to a

to make any comments before we move to a recommendation on this one I just like

recommendation on this one I just like to thank Mr Fox for the report submitted

to thank Mr Fox for the report submitted and for the um update that's been

and for the um update that's been offered throughout the application and

offered throughout the application and during the Days running up to today and

during the Days running up to today and today it's greatly shaped and it helps

today it's greatly shaped and it helps members to to make a well informed

members to to make a well informed decision so I thank you for that um if

decision so I thank you for that um if there are no further comments

there are no further comments debate or questions that need to be

debate or questions that need to be asked if members are happy then can I

asked if members are happy then can I ask for a proposal on the outline

application can I ask can I ask a proposal um and also it to include any

proposal um and also it to include any additions or any

recomend sure I move the recommendation OB

OB report we can clarify that's

report we can clarify that's recommendation

recommendation one that's

amended on the slide yeah there was a slight variation

slide yeah there was a slight variation to the recommendation presented on the

to the recommendation presented on the slide which I can try and

just to clarify for members this was the additional whether the bits were

additional whether the bits were highlighted on the slide in yellow the

highlighted on the slide in yellow the bit inverted comment as well from

memory that's it so see could I just check that you are your propos is that

check that you are your propos is that recommendation including the highlighted

recommendation including the highlighted section this is including the

section this is including the highlighted section okay thank you that

highlighted section okay thank you that has been proposed I ask a second in the

has been proposed I ask a second in the room so curlyy as that has been proposed

room so curlyy as that has been proposed seconded on the outline application can

seconded on the outline application can I ask for show up hands for all those in

I ask for show up hands for all those in favor of that

favor of that propos that is

unanimous unanimous yeah okay thank you very much so that application is passed

very much so that application is passed and I now move on to the second part of

and I now move on to the second part of application which is the engineering

application which is the engineering Works degree of attenuation Basin um SE

Works degree of attenuation Basin um SE chairman can I propose the

chairman can I propose the recommendation the offic

recommendation the offic presentation thank you

much so that has a that application has a proposal and a second show has all of

a proposal and a second show has all of those in favor with the said

those in favor with the said proposal that again is

proposal that again is unanimous okay now I thank you very much

unanimous okay now I thank you very much everyone for for for participating that

everyone for for for participating that that

that um can I now make my next comment with

um can I now make my next comment with real he I suggest that I know you going

real he I suggest that I know you going to ask for a break but can I say that

to ask for a break but can I say that need be back within five minutes I will

need be back within five minutes I will start I will start the next application

start I will start the next application 42 not

um I'll see you when I see you in the next few weeks I guess

of work of

take than cheers thank you

feel like world is against every in the room and

you sleeping very be

thank you members back and our next up

let uh the application is at L south of High

High Street bford the application is

Street bford the application is submitted in outline with all matters

submitted in outline with all matters reserved except for Access for the

reserved except for Access for the creation of um units for use classes B2

creation of um units for use classes B2 and B8

and B8 units the access as you can see here see

units the access as you can see here see the access onto

the access onto the um by

the um by Street the access is insisting and

Street the access is insisting and proposed to be

proposed to be upgraded if I go

but that gives you indication this is orientated slightly differently to the

orientated slightly differently to the OS so we've got the High Street at the

OS so we've got the High Street at the top and then the a is coming down and

top and then the a is coming down and then doing F leg into the

then doing F leg into the S and Residential Properties so it's

S and Residential Properties so it's it's now Facing East so East is at the

it's now Facing East so East is at the top and North is at the side

top and North is at the side so this is an indicative layout because

so this is an indicative layout because obviously they're just applying for the

obviously they're just applying for the principle development plus the access so

principle development plus the access so the active layout itself is indicative

the active layout itself is indicative but it suggests the site could

but it suggests the site could accommodate approximately 34 units each

accommodate approximately 34 units each of the floor area of approximately 134

of the floor area of approximately 134 Square met and there's also ATT turnning

Square met and there's also ATT turnning circles as you can see on the plan for

circles as you can see on the plan for large Vehicles could be so that could be

large Vehicles could be so that could be adequately provided within the center of

adequately provided within the center of development but bear in mind we're not

development but bear in mind we're not proving this particular layout because

proving this particular layout because it is in

it is in outline just if I go back

to the site is um a pass of agricultural land to the east is the m is the main

land to the east is the m is the main High Street and it's bound to the north

High Street and it's bound to the north by existing commercial development

here to the east by the railway line to the west by houses some houses

line to the west by houses some houses existing Residential Properties and to

existing Residential Properties and to the South by an existing

the South by an existing Orchard you can't quite see on this one

Orchard you can't quite see on this one but if

but if I see existing that's been quite

I see existing that's been quite recently planted last few years the fite

recently planted last few years the fite existing well established hedr and two t

existing well established hedr and two t trees fting in the site if I do some of

trees fting in the site if I do some of the

the photos the frontage see the hedges are

photos the frontage see the hedges are quite well established in these the TPO

quite well established in these the TPO TRS

right see lay out for the discussion with regards to the principal

with regards to the principal development the mppf supports the

development the mppf supports the provision of a prosperous rural economy

provision of a prosperous rural economy and supports economic growth in rural

and supports economic growth in rural areas significant weight should be

areas significant weight should be placed on the need to support economic

placed on the need to support economic growth the local PR policy SS2 allows

growth the local PR policy SS2 allows for development in rural settlements

for development in rural settlements which provides

which provides employment um employment opportunities

employment um employment opportunities appropriate to the scale of the

appropriate to the scale of the settlement and sparkford has become um H

settlement and sparkford has become um H specialty Automotive related Industries

specialty Automotive related Industries with and Vantage Park is now fully

with and Vantage Park is now fully developed for employment and there is um

developed for employment and there is um a demand for further small units to meet

a demand for further small units to meet a similar need and this is one of the

a similar need and this is one of the key drivers of The

key drivers of The Proposal it is acknowledged that the

Proposal it is acknowledged that the cumulative scale of the new employment

cumulative scale of the new employment opportunities in par is greater than

opportunities in par is greater than anticipated within the local plan

anticipated within the local plan however employment is very much in a

however employment is very much in a demand D very much demand driven and

demand D very much demand driven and there's been an UND under Supply

there's been an UND under Supply elsewhere in the area including

elsewhere in the area including enjoining

enjoining parishes so whilst the design scale

parishes so whilst the design scale layout and Landscaping our reserved

layout and Landscaping our reserved matters not applied for here so we are

matters not applied for here so we are not determining them at this time the

not determining them at this time the site is flat and has extensive hedro

site is flat and has extensive hedro hedro boundaries and some large trees

hedro boundaries and some large trees and as such there will be limited views

and as such there will be limited views of the fight on the road in nearby

of the fight on the road in nearby Residential Properties and if you look

Residential Properties and if you look on this it doesn't show it very well but

on this it doesn't show it very well but we have got some screening proposed when

we have got some screening proposed when that comes in if the application is

that comes in if the application is approved to reserve matters there is

approved to reserve matters there is quite substantial screening to the

quite substantial screening to the Residential Properties to the

Residential Properties to the West The Proposal will re an appropriate

West The Proposal will re an appropriate visual extension to the existing Village

visual extension to the existing Village used to The Wider Countryside will be

used to The Wider Countryside will be somewhat truncated by the existing

somewhat truncated by the existing Railway line and to the South by the

Railway line and to the South by the existing

existing alter there are no ecological issues

alter there are no ecological issues that cannot be

that cannot be mitigated by recommending conditions and

mitigated by recommending conditions and phosphates have been screened out since

phosphates have been screened out since the application is for commercial

the application is for commercial use the submitted transport assessment

use the submitted transport assessment has been assessed by the hway officer

has been assessed by the hway officer who has concluded that it is acceptable

who has concluded that it is acceptable and the proposal would not be

and the proposal would not be detrimental to the local Highway Network

detrimental to the local Highway Network subject to the addition of recommended

subject to the addition of recommended conditions and the travel plan is also

conditions and the travel plan is also recommended via section 106 obligation

recommended via section 106 obligation the flood R assessment and sustainable

the flood R assessment and sustainable Urban drainage strategy has been

Urban drainage strategy has been accepted by the local lead flood

accepted by the local lead flood Authority whilst the broad principle of

Authority whilst the broad principle of soakaways will not be possible surface

soakaways will not be possible surface water from the site will be attenuated

water from the site will be attenuated and this will be controlled by

and this will be controlled by recommended conditions submitted in full

recommended conditions submitted in full at the reserve matter

at the reserve matter stage it is acknowledged that concerns

stage it is acknowledged that concerns have been raised by local residents and

have been raised by local residents and the parish council regarding foul water

the parish council regarding foul water disposal

disposal however Wes Isa to have raised no

however Wes Isa to have raised no objection to the proposals subject to a

objection to the proposals subject to a recommending condition

recommending condition condition and West is W to have stated

condition and West is W to have stated they will review the additional close if

they will review the additional close if F commission is granted but essentially

F commission is granted but essentially this is the private agreement with the

this is the private agreement with the developer who funds improvements to the

developer who funds improvements to the Sewer to the Sewer capacity to quate

Sewer to the Sewer capacity to quate grow So since neither the llfa or West

grow So since neither the llfa or West Water object of a scheme the issue is

Water object of a scheme the issue is considered by officers to be be

considered by officers to be be appropriately

appropriately mitigated and conditions are proposed to

mitigated and conditions are proposed to that

that effect hours of operation are uh

effect hours of operation are uh controlled by a recommended condition

controlled by a recommended condition that was requested by the environmental

that was requested by the environmental health

health officer and also the uh distance to the

officer and also the uh distance to the Residential Properties to the West

Residential Properties to the West um could be the objective plan shows

um could be the objective plan shows about 45 MERS to properties to um on

about 45 MERS to properties to um on that side of the of the road joining the

that side of the of the road joining the High Street so from this distance there

High Street so from this distance there will be no adverse impact along with the

will be no adverse impact along with the controll of the hours of

controll of the hours of operation with regard to the two TPO

operation with regard to the two TPO trees you can see marked here in Red by

trees you can see marked here in Red by the access the access details are being

the access the access details are being revised to avoid the root protection

revised to avoid the root protection Zone these trees to the satisfaction of

Zone these trees to the satisfaction of the council's tree officer and a

the council's tree officer and a condition requiring tree and haast gr

condition requiring tree and haast gr protection to be Rec is also recommended

protection to be Rec is also recommended overall officers consider the proposals

overall officers consider the proposals Accord with the relevant development

Accord with the relevant development plan policies and the mtpf and there are

plan policies and the mtpf and there are no adverse impacts of the scheme that

no adverse impacts of the scheme that cannot be resolved bya conditions for a

cannot be resolved bya conditions for a section 106 obligation and as such the

section 106 obligation and as such the proposed proposal is recommended for

proposed proposal is recommended for approval and I know further just to say

approval and I know further just to say further traffic data has been submitted

further traffic data has been submitted by the parish council and I have

by the parish council and I have forwarded that to the highway officer um

forwarded that to the highway officer um but it hasn't changed recommendation

but it hasn't changed recommendation propos thank you

thank you so we now move to the public speakers and I will start off with

speakers and I will start off with Richard Squire who is a neighboring

Richard Squire who is a neighboring resident and objector I can actually

resident and objector I can actually come to the there just press the button

come to the there just press the button when you

have chairman ladies and gentlemen I'm speaking on the of Parish

gentlemen I'm speaking on the of Parish count and the 98 objectives to this

count and the 98 objectives to this planting application the area planting

planting application the area planting is an ancient Mor Meadow of historical

is an ancient Mor Meadow of historical interest and one of the last green

interest and one of the last green spaces in the village a Haven for

spaces in the village a Haven for wildli there are many issues with

wildli there are many issues with flooding in the area and this field

flooding in the area and this field floods to the east and west whenever

floods to the east and west whenever there's Heavy Rain if the field is

there's Heavy Rain if the field is covered with concrete and tarmac The

covered with concrete and tarmac The Village Fields have would create floody

Village Fields have would create floody issue

issue elsewhere the prediction of an increase

elsewhere the prediction of an increase in traffic on the highway on the High

in traffic on the highway on the High Street the

Street the a359 by 39% has become reality now that

a359 by 39% has become reality now that the pow bypass the

the pow bypass the a303 is nearly completed the poor design

a303 is nearly completed the poor design of the existing Spar of roundabout means

of the existing Spar of roundabout means that if you wish to travel east onto the

that if you wish to travel east onto the 33 you have first had to travel to the

33 you have first had to travel to the West therefore vehicles are using the

West therefore vehicles are using the High Street the

High Street the a359 and joining the the easterly a303

a359 and joining the the easterly a303 at Council car fil filter as this is

at Council car fil filter as this is shorter and

shorter and quicker we we have all lived with this

quicker we we have all lived with this threat of this

threat of this planting application for over two years

planting application for over two years now development says there will be 68

now development says there will be 68 vehicle movements twice a

vehicle movements twice a day just occupants of the post units

day just occupants of the post units entering and leaving and already very

entering and leaving and already very busy road in addition to that there will

busy road in addition to that there will be 12 noisy lares coming and going from

be 12 noisy lares coming and going from parking base on the site day and night

parking base on the site day and night and the whole village would have to live

and the whole village would have to live with the smells noise security light

with the smells noise security light pollution which would affect mental

pollution which would affect mental health and

health and well-being I have received many comments

well-being I have received many comments that it doesn't seem right that someone

that it doesn't seem right that someone could come along and pick a productive

could come along and pick a productive Green Field in the center of the small

Green Field in the center of the small village and turn it into a commercial

village and turn it into a commercial development with no one in the village

development with no one in the village wanting it especially there is

wanting it especially there is Brownfield sites available for

Brownfield sites available for development

development elsewhere the impact of this development

elsewhere the impact of this development will not benefit the 700 residents of

will not benefit the 700 residents of the village which is made up of 52 Fe

the village which is made up of 52 Fe now and 48 M with approximately 155 a 60

now and 48 M with approximately 155 a 60 years and over these figures are taken

years and over these figures are taken for the office for National statistics

for the office for National statistics also the SP for community plan to

also the SP for community plan to 2022 23 undertaken by Somerset

2022 23 undertaken by Somerset associations of local characters find

associations of local characters find that Villages value the countryside

that Villages value the countryside bring spaces and come commented that it

bring spaces and come commented that it would like it to be kept as a village

would like it to be kept as a village and not grow anymore the 98 objectives

and not grow anymore the 98 objectives of this development which is

of this development which is approximately 20% of the Ador population

approximately 20% of the Ador population of Village demonstrates that the village

of Village demonstrates that the village is strongly opposed to this development

is strongly opposed to this development thank

thank you call

you call Martin local resent

yes on all

on all R sure get

R sure get time as this application

time as this application States sry I'll introduce myself Martin

States sry I'll introduce myself Martin Cy I'm a resident of Spar for the last

Cy I'm a resident of Spar for the last 17 years and before that I had I had a

17 years and before that I had I had a business in the

business in the C as this application States spford as a

C as this application States spford as a designated rural settlement under the

designated rural settlement under the adopted local

adopted local plan the local plan states that

plan the local plan states that developments in rural settlements will

developments in rural settlements will be strictly controlled and limited to

be strictly controlled and limited to that which provides employment

that which provides employment opportunities appropriate to the scale

opportunities appropriate to the scale of the

of the setup this ped Industrial Development

setup this ped Industrial Development cannot be deemed to be me in scale of

cannot be deemed to be me in scale of character to

character to spar which is more than well served as

spar which is more than well served as you know by commercial

you know by commercial units within a mile of the center of the

units within a mile of the center of the on the castle carry Road there are three

on the castle carry Road there are three separate

separate developments all of which have had a lot

developments all of which have had a lot of existing of additional units added to

of existing of additional units added to them given permission since this

them given permission since this application was put

application was put in the the

in the the um there is no need for this extra

um there is no need for this extra Industrial Development whatsoever in our

Industrial Development whatsoever in our village the local plan also states that

village the local plan also states that proposals should be consistent with

proposals should be consistent with relevant community Le plans and should

relevant community Le plans and should generally have the support of the local

generally have the support of the local community following robust engagement

community following robust engagement and

and consultation the local community has

consultation the local community has shown their detailed Reas that the

shown their detailed Reas that the drainage of sewage of

drainage of sewage of traffic uh in coming out in large

traffic uh in coming out in large numbers to the local to the

numbers to the local to the Village Parish Council meetings such as

Village Parish Council meetings such as are unprecedent unprecedented in

are unprecedent unprecedented in in

time 90 plus of comments all all support the refusal of this

all support the refusal of this addication and we respectfully urge the

addication and we respectfully urge the committee to listen to the people of

committee to listen to the people of spark and the local plan that was

spark and the local plan that was developed thank you thank

developed thank you thank you my next call David Haz who in

the ladies and gentlemen l n spord Parish

Parish Council um the new proposal the proposal

Council um the new proposal the proposal for the new

for the new development the entrance to which uh is

development the entrance to which uh is squeezed between a very large o tree

squeezed between a very large o tree with a TPO on it and an orchard also

with a TPO on it and an orchard also with

with TPO the width of the road is supposed to

TPO the width of the road is supposed to be 7.2 M plus two P areas either side um

be 7.2 M plus two P areas either side um Google shows that there is 14 Meers

Google shows that there is 14 Meers between the canopies of the oak tree and

between the canopies of the oak tree and the uh

the uh um uh

um uh Orchard

Orchard and that it's got to be squeezed in

and that it's got to be squeezed in between that now also the root

between that now also the root um uh um area for the oak tree extends

um uh um area for the oak tree extends into that road the new proposed

into that road the new proposed Road the uh diameter of the

Road the uh diameter of the tree uh and uh the uh according to BS

tree uh and uh the uh according to BS 5836 the root protection area will be

5836 the root protection area will be under the new road that is

under the new road that is unacceptable the um entrance to the site

unacceptable the um entrance to the site is acute in the fact that vehicles

is acute in the fact that vehicles coming from the village turning into the

coming from the village turning into the site with the large Vehicles there's 12

site with the large Vehicles there's 12 um hgv parking areas these are 44 ton

um hgv parking areas these are 44 ton Vehicles they're

Vehicles they're proposing um maximum length they will

proposing um maximum length they will have to turn into the opposing traffic

have to turn into the opposing traffic coming towards them to make the turn

coming towards them to make the turn into the uh

into the uh estate this is a 60 MPH part of the road

estate this is a 60 MPH part of the road it's outside the 30 mph limit of the

it's outside the 30 mph limit of the site of a village this is a dangerous

site of a village this is a dangerous situation there's the planning says they

situation there's the planning says they they're looking for between 7 in the

they're looking for between 7 in the morning and 7 in the evening everybody

morning and 7 in the evening everybody knows that that will be um disregarded

knows that that will be um disregarded as far as commercial vehicles are

as far as commercial vehicles are concerned and there be um there's no

concerned and there be um there's no provision for any

provision for any Wildlife there's no provision for any um

Wildlife there's no provision for any um corbor for

corbor for wildlife in 60 M from the um proposed

wildlife in 60 M from the um proposed entrance entrance to this site there is

entrance entrance to this site there is a a good for Drive Entrance where the

a a good for Drive Entrance where the voltage industrial park is with Planning

voltage industrial park is with Planning Commission for a further three new extra

Commission for a further three new extra units there is um Bon cour L hazal need

units there is um Bon cour L hazal need and um good R drive itself 41 houses

and um good R drive itself 41 houses already exit this onto the

already exit this onto the a359 um

a359 um there is um know that the 68 you the

there is um know that the 68 you the 68

68 um uh movements in that for that site

um uh movements in that for that site only are for the me uh workers only

only are for the me uh workers only there's no um uh provision for movements

there's no um uh provision for movements for cers commercial vehicles and um

for cers commercial vehicles and um delivery vehicles let alone the 12

delivery vehicles let alone the 12 commercial vehicles that are suppos to

commercial vehicles that are suppos to be

be part thank you very much thank

part thank you very much thank you my next call Sean Travis who is the

a hello um I'm SE Trav I'm partner of Boom Brown AR planning um we have been

Boom Brown AR planning um we have been asked to come and support the

asked to come and support the application today we designed the first

application today we designed the first part of that scheme but as you rightly

part of that scheme but as you rightly pointed out right point out it is in our

pointed out right point out it is in our only at this time chair members we've

only at this time chair members we've sat through this afternoon and uh you've

sat through this afternoon and uh you've heard a lot about housing and I think

heard a lot about housing and I think now is the time you to hear about the

now is the time you to hear about the other part that makes thriving economy

other part that makes thriving economy and that's the employment sector

and that's the employment sector something that we often forget about

something that we often forget about chairman this is a planning application

chairman this is a planning application for commercial development on the edge

for commercial development on the edge of spark the M 750 m from the new

of spark the M 750 m from the new Junction of the a303 it's a major

Junction of the a303 it's a major routeway through the sways and it's

routeway through the sways and it's direct link to London exitor and Beyond

direct link to London exitor and Beyond there is only one house along the road

there is only one house along the road between the site entrance and the a33

between the site entrance and the a33 and it seems unlikely that any

and it seems unlikely that any additional traffic will need to pass

additional traffic will need to pass through the main village furthermore the

through the main village furthermore the site is adjacent an existing deployment

site is adjacent an existing deployment site and the railway line it is ideally

site and the railway line it is ideally situated to commercial use the applicant

situated to commercial use the applicant reports that potential tenants are

reports that potential tenants are queuing up to move in as does the local

queuing up to move in as does the local agents commercial agents for the area um

agents commercial agents for the area um Chester

Chester publics then there are seven Residential

publics then there are seven Residential Properties on the northwest boundary and

Properties on the northwest boundary and this you OB pointed out from the

this you OB pointed out from the illustrative plan there significant

illustrative plan there significant buper strip proposed with the um

buper strip proposed with the um buildings turning their back if you look

buildings turning their back if you look carefully at the plan on the northwest

carefully at the plan on the northwest boundary and such residential immunity

boundary and such residential immunity is protect

is protect this is a proposal to accommodate small

this is a proposal to accommodate small startup units no larger really than size

startup units no larger really than size of three four bedroom house with

of three four bedroom house with flexible leases ideal for businesses

flexible leases ideal for businesses that are looking to develop I would

that are looking to develop I would stress this is not an application for a

stress this is not an application for a lorry Park as has been peered locally

lorry Park as has been peered locally the size and format of the proposed

the size and format of the proposed units is based upon the applicant's

units is based upon the applicant's years of experience in delivering units

years of experience in delivering units at bankam Road in Summerton where small

at bankam Road in Summerton where small units have operated very successfully

units have operated very successfully employing hundred of local people and a

employing hundred of local people and a range of

range of jobs members I hope you will have

jobs members I hope you will have visited spford and seen the nearby

visited spford and seen the nearby Vantage Park recently built a small

Vantage Park recently built a small industrial state that is home to a range

industrial state that is home to a range of successful specialist automobile

of successful specialist automobile related businesses and demonstrates how

related businesses and demonstrates how sparkford is popular with local

sparkford is popular with local businesses as you know sparkford

businesses as you know sparkford benefits from a range in facilities and

benefits from a range in facilities and can be considered a sustainable location

can be considered a sustainable location for new employment and to some extent

for new employment and to some extent additional residential opportunities

additional residential opportunities members I trust you will understand that

members I trust you will understand that sparkford is a great location for new

sparkford is a great location for new business turning to the site itself you

business turning to the site itself you will know from your officers report that

will know from your officers report that all 14 professional stat Street consult

all 14 professional stat Street consult tees have no objection to these

tees have no objection to these proposals including Pan national

proposals including Pan national highways wesex water and the lead local

highways wesex water and the lead local plan Authority as you would expect some

plan Authority as you would expect some set planning policy and E development

set planning policy and E development policy positively support this

policy positively support this application thank you very much thank

application thank you very much thank you sorry I thought we had to

you sorry I thought we had to you

much you have any comments or points local here you haven't actually

points local here you haven't actually registered to speak no I'm still local M

registered to speak no I'm still local M to

to actually register to speak as there was

actually register to speak as there was a bit discussion earlier whether you a

a bit discussion earlier whether you a member of this committee or not I would

member of this committee or not I would allow I ask you to Reg to speak

Please Mr chairman like members of the committee I wish to address two

committee I wish to address two subjects

subjects um the um Sarah said in

um the um Sarah said in her presentation that

her presentation that ww had not complained about this

ww had not complained about this application Wes water are not allowed to

application Wes water are not allowed to complain they have to say yes and I have

complain they have to say yes and I have talked to the director we've had this

talked to the director we've had this problem in area south in Charon Adam in

problem in area south in Charon Adam in the

the in

in 2006 raw sewage started coming up in

2006 raw sewage started coming up in Church Road it is still coming up in

Church Road it is still coming up in Church Road 18 years

Church Road 18 years later the

later the situation is that the spford sewage Farm

situation is that the spford sewage Farm will not be upgraded it is less than

will not be upgraded it is less than 2,000 people in fact it's

2,000 people in fact it's 1860 it has released sewage on 72 occas

1860 it has released sewage on 72 occas a between the 1st of January 2

a between the 1st of January 2 2024 and the 30th of April

2024 and the 30th of April 2024 that is the 102 days the over 50%

2024 that is the 102 days the over 50% of the time it is releasing raw sewage

of the time it is releasing raw sewage into the river

into the river count WTIC water requires a new

count WTIC water requires a new connection to the seage f as both Hazel

connection to the seage f as both Hazel Gro school and H's motor museum are

Gro school and H's motor museum are pumped into the sewage system at night

pumped into the sewage system at night so there is no spare capacity in this

so there is no spare capacity in this sewage system at all the wastewater

sewage system at all the wastewater treatment PL SP can't cope the existing

treatment PL SP can't cope the existing quantity entering the sewage path to

quantity entering the sewage path to separate waste water the development

separate waste water the development site is next to the railway

site is next to the railway line the Culver under the line leads to

line the Culver under the line leads to a ditch running down to the camp this

a ditch running down to the camp this Stitch is blocked the local lead

Stitch is blocked the local lead flooding Authority admits they do not

flooding Authority admits they do not have the resources to police investigate

have the resources to police investigate or look after this clean water

or look after this clean water system to quote from an email that has

system to quote from an email that has come from the local Authority lead

come from the local Authority lead officer Neil ogleby the presentation

officer Neil ogleby the presentation would appear to reference some

would appear to reference some maintenance concerns which fall within

maintenance concerns which fall within the L llfa function unfortunately our

the L llfa function unfortunately our team are not resourced to meet that

team are not resourced to meet that statutory requirement and are unable to

statutory requirement and are unable to take enforcement where

take enforcement where necessary the we encourage councilors to

necessary the we encourage councilors to consider this and our bench marting

consider this and our bench marting exercise when we next have the

exercise when we next have the opportunity to input organizational

opportunity to input organizational delivery that is telling you that they

delivery that is telling you that they cannot police the existing problem I

cannot police the existing problem I wish to add one other thing we do not

wish to add one other thing we do not have an unemployment problem in Castle

have an unemployment problem in Castle carry we have the biggest employer is

carry we have the biggest employer is the n at 600 50 people we have the petu

the n at 600 50 people we have the petu factory at 250 and cental services at

factory at 250 and cental services at 450 we have three industrial sites

450 we have three industrial sites between Castle carry and sparkford

between Castle carry and sparkford including haes motor museum and their

including haes motor museum and their site next door which has got planning

site next door which has got planning coming on it to this committee later on

coming on it to this committee later on thank you very

thank you very much I just ask

much I just ask you thank you do you have anything we

you thank you do you have anything we should be clarify your answer from

should be clarify your answer from the um just to say I understand the

the um just to say I understand the depth of feing around the wesex water

depth of feing around the wesex water issue and um I I've read all the

issue and um I I've read all the comments but essentially if if we have

comments but essentially if if we have no objection from the statute constantes

no objection from the statute constantes in this case the Le local flood

in this case the Le local flood Authority and West wter it is very

Authority and West wter it is very difficult for officers or the council as

difficult for officers or the council as a whole to

a whole to evidence a reason for refusal based on

evidence a reason for refusal based on those

those grounds so I have um the report in my

grounds so I have um the report in my report on the application does have I do

report on the application does have I do have conditions requiring details of fou

have conditions requiring details of fou the F water system and the sustainable

the F water system and the sustainable Urban drainage system and the

Urban drainage system and the maintenance of the sustainable Urban

maintenance of the sustainable Urban ding system on the planning application

ding system on the planning application recommended

recommended conditions so it

conditions so it eventally that's the way we can control

eventally that's the way we can control it through the planning

it through the planning system

system um the other thing I would say about the

um the other thing I would say about the employment issue I

employment issue I think since the South Sunset local plans

think since the South Sunset local plans been adopted there's been a number of

been adopted there's been a number of different iterations of the mppf and

different iterations of the mppf and that the mppf does put a strong emphasis

that the mppf does put a strong emphasis on growth and employment use so I think

on growth and employment use so I think there's a bit of a a judgment call

there's a bit of a a judgment call between what the SS2 says and whether

between what the SS2 says and whether that actually corresponds correctly with

that actually corresponds correctly with what the mpps says which puts a very a

what the mpps says which puts a very a big and significant weight onto the

big and significant weight onto the creation of employment and the creation

creation of employment and the creation of jobs the opportunity for jobs and

of jobs the opportunity for jobs and growth so those I think those are the

growth so those I think those are the only two things I would point out from

only two things I would point out from the um discussions certainly um in terms

the um discussions certainly um in terms of Highways I did not have an objection

of Highways I did not have an objection from the high Authority on this

from the high Authority on this application subject to the travel plan

application subject to the travel plan and also the

and also the conditions and we've also got in terms

conditions and we've also got in terms of noise we've also got a condition

of noise we've also got a condition requested by the environmental health

requested by the environmental health officer for um a

officer for um a noise noise uh scheme to be submitted

noise noise uh scheme to be submitted prior to because remember this is the

prior to because remember this is the reserve so if this is approved we'll

reserve so if this is approved we'll have a reserve ma scheme dealing with

have a reserve ma scheme dealing with the detail and the layout and the such

the detail and the layout and the such time you expect that information to come

time you expect that information to come in before the result Reserve matters or

in before the result Reserve matters or at the time the reserved matters are

at the time the reserved matters are submitted so that's all um I think I'm

submitted so that's all um I think I'm going to pick up from there thank you

going to pick up from there thank you thank you

C uh thank you chairman I noticed looking at the relevant planning history

looking at the relevant planning history and if you could put the um brought a

and if you could put the um brought a site M up please that there are two

site M up please that there are two undetermined planning applications very

undetermined planning applications very close um to this sign so page

close um to this sign so page 202

202 0024 outline and that is for the

0024 outline and that is for the existing demolition of structures and

existing demolition of structures and the development of three drive-through

the development of three drive-through units Associated parting surfacing

units Associated parting surfacing landscaping and infrastructure and that

landscaping and infrastructure and that will certainly put strain on the sewage

will certainly put strain on the sewage works as well and also to remind you we

works as well and also to remind you we in question sorry and also there is

in question sorry and also there is another one I was just bringing those to

another one I was just bringing those to attention because the officer didn't

attention because the officer didn't bring those out to presentation and I

bring those out to presentation and I think it is importants that well I'm

think it is importants that well I'm happy bring that in the debate stick

happy bring that in the debate stick questions can you show in relation to

questions can you show in relation to plan where those applications are going

plan where those applications are going to fall

please so there's two applications that cover each other

cover each other essentially so the the one for the um Dy

essentially so the the one for the um Dy unit is here oh you can't see it so I

unit is here oh you can't see it so I standing point point is not working

the one for the driveth hang on sorry you speak the the one from the

on sorry you speak the the one from the drive-thru is along here access down

drive-thru is along here access down here the one for the care home covers

here the one for the care home covers this whole

this whole area here

yeah I'm just going to say the reason they're held up is ecology ecology and

they're held up is ecology ecology and phph

issues thank you um I think uh this is tangental to the answer already

tangental to the answer already given but is it am I right in

given but is it am I right in understanding having placed a condition

understanding having placed a condition on F and um surface water drainage um

on F and um surface water drainage um you satisfied that that effectively

you satisfied that that effectively transfers the responsibility for Sting

transfers the responsibility for Sting the problem to the developer and until

the problem to the developer and until you have agreed that they have achieved

you have agreed that they have achieved the surface water drainage and satisf

the surface water drainage and satisf cage and they don't have Aion they're

cage and they don't have Aion they're still trying to get the condition is

still trying to get the condition is that is that

that is that correct yes that's correct because what

correct yes that's correct because what we normally do they submit the submit

we normally do they submit the submit the details prior to reserve matters at

the details prior to reserve matters at the same time Reserve matters and we

the same time Reserve matters and we would we would consult res water at that

would we would consult res water at that stage on the l l

stage on the l l LFA at that stage but essentially you

LFA at that stage but essentially you need that their sign

need that their sign those

those conditions so so effectively the ABS in

conditions so so effectively the ABS in the absence of a prior objection what

the absence of a prior objection what this does is it makes sure that those

this does is it makes sure that those authorities are completely satisfied

authorities are completely satisfied that the thing works and get a sign off

that the thing works and get a sign off before you then as primary Authority uh

before you then as primary Authority uh sign off the condition on the uh on the

sign off the condition on the uh on the application the application doesn't

application the application doesn't become live until those conditions are

become live until those conditions are dischar

dischar cor thank

cor thank you yeah sorry just just a slight point

you yeah sorry just just a slight point atation the consent is

atation the consent is granted in theory so not this particular

granted in theory so not this particular site but if a consent is granted

site but if a consent is granted Planning Commission at that point it is

Planning Commission at that point it is consented but the conditions are prior

consented but the conditions are prior to commencement of development so they

to commencement of development so they have consent we've consented that but

have consent we've consented that but they shouldn't start work onite until we

they shouldn't start work onite until we discharge those details and the very

discharge those details and the very details that to be discharged by WX as

details that to be discharged by WX as per the condition um and the comment

per the condition um and the comment that wesex put out in

that wesex put out in 379

379 380 um does say because there's no

380 um does say because there's no surface water proposed to go they don't

surface water proposed to go they don't have any objection principle but the

have any objection principle but the detail secur by condition and S the

detail secur by condition and S the their condition is prior to commencement

their condition is prior to commencement again so both of them have control the

again so both of them have control the for development starts but technically

for development starts but technically what granted P commission at the point

what granted P commission at the point Grant we issue decision that's the point

Grant we issue decision that's the point where we' issue the decision but there

where we' issue the decision but there are further decisions for discharge to

are further decisions for discharge to the as yes thank

the as yes thank you thank you uh two questions firstly

you thank you uh two questions firstly from my um justification can you remind

from my um justification can you remind me B2 and B8 what the actual

me B2 and B8 what the actual classifications uh me I'm sure they're

classifications uh me I'm sure they're in the I haven't read

in the I haven't read it distribution so ping stuff in certain

it distribution so ping stuff in certain plac and distribution is in transporting

plac and distribution is in transporting out from one place to another right and

out from one place to another right and Industry B2 is industry sorry industry

Industry B2 is industry sorry industry B2 is industry ba is storage and

B2 is industry ba is storage and distribution thank you and the second

distribution thank you and the second point is

point is can can the planner please um justify I

can can the planner please um justify I think the right

think the right the uh the this development against the

the uh the this development against the classification of spford as a rural

classification of spford as a rural settlement as we all know that the uh it

settlement as we all know that the uh it is quite strict uh under the local plan

is quite strict uh under the local plan uh uh when it comes to

uh uh when it comes to developing within a r

segment thaning for speakers um I think where you've had um sort of quite a

where you've had um sort of quite a number of discussions that IC Committee

number of discussions that IC Committee in terms of the Restriction of a rural

in terms of the Restriction of a rural settlement because it's quite rural in

settlement because it's quite rural in nature um predominantly those

nature um predominantly those discussions have been housing orientated

discussions have been housing orientated rather than business orientated in terms

rather than business orientated in terms of business orientated there is a

of business orientated there is a section in the report in terms of the

section in the report in terms of the principal atment

start the objections I think it comes in but basically sets out consideration so

but basically sets out consideration so starting page 36 ons it looks at how the

starting page 36 ons it looks at how the scheme has been looked at relative to

scheme has been looked at relative to SS2 and ss3 and then ep4 and ep5 in

SS2 and ss3 and then ep4 and ep5 in terms of justification of um employment

terms of justification of um employment in rural

in rural locations um I guess the the question

locations um I guess the the question for members is whether they are

for members is whether they are sassified that there's a requirement for

sassified that there's a requirement for um further industrial units given that

um further industrial units given that the units that are currently that have

the units that are currently that have been contented in the area have been

been contented in the area have been fully developed and the market is still

fully developed and the market is still requesting further sight and that the

requesting further sight and that the mpf generally is in principle for um

mpf generally is in principle for um supporting appropriate rural economy But

supporting appropriate rural economy But ultimately with employment and business

ultimately with employment and business uses the market does dictate what comes

uses the market does dictate what comes forward um and the local plan being

forward um and the local plan being where it is we are currently going

where it is we are currently going through riew with one new local fund for

through riew with one new local fund for Somerset to have a bit more of a

Somerset to have a bit more of a strategic approach in terms of

strategic approach in terms of reinforcing

reinforcing the um appropriate hierarchies for a lot

the um appropriate hierarchies for a lot of the towns and Villages so it's it

of the towns and Villages so it's it will be a judgment for members in terms

will be a judgment for members in terms of the location versus the benefits of

of the location versus the benefits of the employment being provided um

the employment being provided um economic wise and then potential impacts

economic wise and then potential impacts in terms of just from earlier speakers

in terms of just from earlier speakers um couple of concerns were about noise

um couple of concerns were about noise and timing and impact on labors um if

and timing and impact on labors um if you have a look at all the conditions

you have a look at all the conditions that are imposed there are a number for

that are imposed there are a number for noise measures there's also one resp in

TI back members yes well than yeah I don't think that really

well than yeah I don't think that really answered my point because my reading of

answered my point because my reading of rural sment under our local plan is

rural sment under our local plan is quite restrictive and it doesn't

quite restrictive and it doesn't actually go into employment it goes into

actually go into employment it goes into the needs of the community and the works

the needs of the community and the works of that community and uh actually not

of that community and uh actually not does say negotiating with that Community

does say negotiating with that Community but that's what it boils down to

but that's what it boils down to and that doesn't seem to P to me with

and that doesn't seem to P to me with this report and I just wondered if that

this report and I just wondered if that uh how and I think it's been explained

uh how and I think it's been explained how the planners feel this report gets

how the planners feel this report gets around

around now thank

you if you want to find me some time I'm just trying to look up the SS and SS

just trying to look up the SS and SS okay to um C the page and then

CC thank you this is a question for the planning

planning officer when you're looking at the big

picture in terms of sparkford and this then this particular

then this particular application do

application do you have due regard for the fact that

you have due regard for the fact that within spark but there are already

within spark but there are already existing empty redundant

existing empty redundant buildings that could be used for example

buildings that could be used for example the the old Hayes publishing Museum a

the the old Hayes publishing Museum a number of empty buildings and car

number of empty buildings and car parking area and then also the Capri

parking area and then also the Capri business part there are sort of unused

business part there are sort of unused units you take that into consideration

units you take that into consideration to say maybe there's already capacity

to say maybe there's already capacity there do we need to add more industrial

there do we need to add more industrial building to what as councelor well said

building to what as councelor well said is essentially rural settlement this is

is essentially rural settlement this is this is supporing the character the

this is supporing the character the environment Bel between is that

environment Bel between is that something you take into

something you take into account

account the I think what we what we have to

the I think what we what we have to assess is when there's a need and and

assess is when there's a need and and that's the that when the policy team

that's the that when the policy team commented on the application and the

commented on the application and the economic officer that's what they

economic officer that's what they requested there a need and the fact that

requested there a need and the fact that that that the applicant has put this

that that the applicant has put this application in on a basis that he he's

application in on a basis that he he's got clients requesting further space in

got clients requesting further space in in the local area suggest to us as

in the local area suggest to us as planning Authority as officers there is

planning Authority as officers there is a

a need um we have to assess the

need um we have to assess the application as it

application as it stands

stands um and as I said before and I in

um and as I said before and I in detailed in the report we have to give

detailed in the report we have to give significant weight to the

significant weight to the mppf which

mppf which is uh which the local plan predates by

is uh which the local plan predates by some considerable years but significant

some considerable years but significant weight I think should be placed on the

weight I think should be placed on the need to support economic growth and prod

need to support economic growth and prod productivity and taking into account

productivity and taking into account both local business needs and wider

both local business needs and wider opportunities for

development follow up I mean the quote Mandy rice Davis he

up I mean the quote Mandy rice Davis he would say thatty because he's going to

would say thatty because he's going to profit from selling these units or

profit from selling these units or renting them out question

renting them out question okay so again go back and I'm interested

okay so again go back and I'm interested in this because I'm a newly elected

in this because I'm a newly elected counselor

counselor um I would hope that you would look at

um I would hope that you would look at the total picture and the environment

the total picture and the environment and the landscape and not just approve

and the landscape and not just approve things simply because somebody wants to

things simply because somebody wants to do it just because people want to do

do it just because people want to do something doesn't mean it's the right

something doesn't mean it's the right thing to agree to you do look at the big

thing to agree to you do look at the big picture

sorry I'm kind of sidetracking to time she walks up but in terms of the ss3

she walks up but in terms of the ss3 which is delivering new employment land

which is delivering new employment land so if if you're looking at the local

so if if you're looking at the local plan you look at it in its entirety so

plan you look at it in its entirety so ss3 is delivering employment land this

ss3 is delivering employment land this site is for employment land so this one

site is for employment land so this one is particularly relevant in terms of

is particularly relevant in terms of delivering this site in terms for

delivering this site in terms for Rural say jobs Target rural settlements

Rural say jobs Target rural settlements will be achieved through sustainable

will be achieved through sustainable devel vment likely to be small scale

devel vment likely to be small scale which supports prosperous rural economy

which supports prosperous rural economy and Accords loal plans to

ep45 is 1,181 of which the youth jobs is

1,181 of which the youth jobs is 720 so I haven't seen anything that

720 so I haven't seen anything that suggests those markers have been

suggests those markers have been exceeded but with local plans they not a

exceeded but with local plans they not a kind of ultimate cap on when we turn

kind of ultimate cap on when we turn around and say no no more economic

around and say no no more economic growth please um and if you're looking

growth please um and if you're looking at delivery of um sort industrial units

at delivery of um sort industrial units commercial units in a location they will

commercial units in a location they will be supplying job opportunities for that

be supplying job opportunities for that location in the location proposed so the

location in the location proposed so the question for members in terms of the

question for members in terms of the value judgment on this one is obviously

value judgment on this one is obviously the site is forid set out in the red

the site is forid set out in the red outline the layouts indicative the

outline the layouts indicative the description of development is um just

description of development is um just for outline Planning Commission the

for outline Planning Commission the creation of commercial

buildings deciding or even what the use is going to be at this point it's just a

is going to be at this point it's just a principle of putting employment use in

principle of putting employment use in that location on the edge of a rural

that location on the edge of a rural settlement and access

settlement and access an access point of view is the access

an access point of view is the access safe yes or no from a principal point of

safe yes or no from a principal point of view is there something local plan that

view is there something local plan that supports employment in rural settlements

supports employment in rural settlements yes have we got the detail of what that

yes have we got the detail of what that looks like no because it's outline

looks like no because it's outline application and actually with that R

application and actually with that R outline that that outline could be

outline that that outline could be approv

the known impacts through the conditions which have been raised by the cones so

which have been raised by the cones so in terms of the site specific detail

in terms of the site specific detail we've conditioned what we think is

we've conditioned what we think is reasonable for an outline application

reasonable for an outline application but if it got approved by members if it

but if it got approved by members if it got through the 106 process there would

got through the 106 process there would then be further application shown the

then be further application shown the detail where we could then look at size

detail where we could then look at size scale design impact as part of that but

scale design impact as part of that but this one is looking at principle only

this one is looking at principle only and access in detail

and access in detail thank you um do you want to answer the

thank you um do you want to answer the other

other question sorry to the other question I

question sorry to the other question I think from pille was that had you looked

think from pille was that had you looked at everything available in but the

at everything available in but the unused well the policy team did not

unused well the policy team did not raise an objection so they have all the

raise an objection so they have all the information on on employment use um they

information on on employment use um they were consulted on the application and so

were consulted on the application and so with the economic development team and

with the economic development team and neither of those teams raised an

neither of those teams raised an objection thank

you thank you got a couple more questions um section um HS 2 also states

questions um section um HS 2 also states that development must be proportional to

that development must be proportional to the size of the settlement and I would

the size of the settlement and I would question whether this

question whether this particular um application is

particular um application is proportional to the size of sparkford

proportional to the size of sparkford which is still quite small rural

which is still quite small rural settlement and also rural settlements

settlement and also rural settlements fall into the definition of open

fall into the definition of open Countryside which according to the mppf

Countryside which according to the mppf do carry certain um protections of just

do carry certain um protections of just build anywhere um that's one of my point

build anywhere um that's one of my point questions the other one is relating to

questions the other one is relating to root protection zones and I think some

root protection zones and I think some people have raise the issue of the trees

people have raise the issue of the trees the TPO trees being very close to the

the TPO trees being very close to the entrance of that site um has any work

entrance of that site um has any work been done to ensure that the tree

been done to ensure that the tree protection zones um are going to be

protection zones um are going to be protected the tree officer was consulted

protected the tree officer was consulted on the application and the access has

on the application and the access has been amended to reduce the impact on the

been amended to reduce the impact on the root protection Zone and the tree

root protection Zone and the tree officer signed off the application as

officer signed off the application as acceptable subject to conditions

acceptable subject to conditions obviously tree protection will be

obviously tree protection will be conditioned as part of any reserve

conditioned as part of any reserve matters application tree and hro

matters application tree and hro protection

protection so since the tree officer was happy with

so since the tree officer was happy with the

the impact on the root protection

impact on the root protection Zone um I thought that was acceptable

Zone um I thought that was acceptable for the impact on the

for the impact on the trees okay and a final one and that's

trees okay and a final one and that's relating to there's an awful lot of

relating to there's an awful lot of concern very clearly from the local M um

concern very clearly from the local M um about the issues of f water and sewage

about the issues of f water and sewage and that westex water are not planning

and that westex water are not planning to upgrade the local treatment works to

to upgrade the local treatment works to deal with any extra capacity and like it

deal with any extra capacity and like it or not there will be extra capacity

or not there will be extra capacity generated on this we're also told that

generated on this we're also told that the llfa doesn't have the resources at

the llfa doesn't have the resources at the moment to enforce so exactly who is

the moment to enforce so exactly who is going to enforce and who is going to

going to enforce and who is going to make sure that whatever scheme is put

make sure that whatever scheme is put forward um is actually delivered and is

forward um is actually delivered and is enforce because we know the planning is

enforce because we know the planning is struggling to enforce and if the NFA

struggling to enforce and if the NFA which is the specialist for this sort of

which is the specialist for this sort of thing is struggling then who is actually

thing is struggling then who is actually who is actually minding the shop who is

who is actually minding the shop who is doing the enforcement providing the

doing the enforcement providing the scrutiny and the

oversight I'll comeing on this one I I just want to separate the two drainage

just want to separate the two drainage ISU so F drainage is being covered by

ISU so F drainage is being covered by Wes surface water is been covered by

Wes surface water is been covered by another P so in terms of fou drainage

another P so in terms of fou drainage first on page 379 and 380 um effectively

first on page 379 and 380 um effectively it says fou sewage connection can be

it says fou sewage connection can be agreed for the existing 150 mm F sewer

agreed for the existing 150 mm F sewer Crossing through the site um what

Crossing through the site um what previously assessed the impact um for

previously assessed the impact um for approv development in on the existing

approv development in on the existing Downstream F network with no

Downstream F network with no improvements required based upon no

improvements required based upon no surface water entering their F SE

surface water entering their F SE network capacity improvements are paid

network capacity improvements are paid for from the per property infrastructure

for from the per property infrastructure charge payable by development so they

charge payable by development so they are happy that they don't need to

are happy that they don't need to upgrade it because the surface water

upgrade it because the surface water been take out and they added the

been take out and they added the condition in

condition in drage strategy to be submitted in ag gr

drage strategy to be submitted in ag gr price commencement and similarly the LFA

price commencement and similarly the LFA are satisfied that they can bu the

are satisfied that they can bu the surface water through different surface

surface water through different surface water um drainage strategy which again

water um drainage strategy which again is covered by condition at the end so

is covered by condition at the end so from the statutary consules they're both

from the statutary consules they're both satisfied there are conditions and

satisfied there are conditions and they're added to the end of the report

they're added to the end of the report in terms of vow

in terms of vow and yeah but I have to say I'm very

and yeah but I have to say I'm very concerned when I see in an email officer

concerned when I see in an email officer saying sorry we haven't got the

saying sorry we haven't got the resources um to meet their

resources um to meet their statut um the other question I had on

statut um the other question I had on it's my suggest I which is why did we

it's my suggest I which is why did we not put any clause in about restricting

not put any clause in about restricting overnight parking of Laur it's bearing

overnight parking of Laur it's bearing in mind there is concern from local

in mind there is concern from local residents about this becoming a la Mark

residents about this becoming a la Mark um could we not impose a c that there is

um could we not impose a c that there is no overnight law parking on this

side I'm happy it be add that be an issue there is a time

add that be an issue there is a time limit condition in terms of operation

limit condition in terms of operation just saying Park should be operated no

just saying Park should be operated no process should be carried out no

process should be carried out no deliveries taken dispatched from the

deliveries taken dispatched from the site except between the hour of S and S

site except between the hour of S and S Monday to Saturday and no times on

Monday to Saturday and no times on Sundays days at the moment but you want

Sundays days at the moment but you want to also add it the surrounding car

to also add it the surrounding car parking area shouldn't be used um at any

parking area shouldn't be used um at any time the general be parking outside of

time the general be parking outside of the use the we can have that all concern

thanks now just clear um I noticed that in the npf amongst otheres it suggest in

in the npf amongst otheres it suggest in the building economy section in

the building economy section in paragraph 87 the planning uh decisions

paragraph 87 the planning uh decisions should recognize and address the

should recognize and address the specific locational requirement of

specific locational requirement of different sector that uses um I noticed

different sector that uses um I noticed we've had mention uh in the officer

we've had mention uh in the officer report and in presentations of the

report and in presentations of the number of um Automotive related small

number of um Automotive related small businesses in

businesses in Spar clustered around the um the

Spar clustered around the um the original um Factory which is ha Factory

original um Factory which is ha Factory immediately to the North and then that

immediately to the North and then that the mot sport that goes on at the Museum

the mot sport that goes on at the Museum which to the north and I also note that

which to the north and I also note that spford itself has become rather more

spford itself has become rather more connected to the universe as a result of

connected to the universe as a result of the dueling Works people are aware of it

the dueling Works people are aware of it even they originally on that so should

even they originally on that so should we be giving wait to uh to power

we be giving wait to uh to power 87 legl

able to dimensions in the office of motor

to dimensions in the office of motor sector in that I would say yes because

sector in that I would say yes because that's where the justification of

that's where the justification of principle directs members um in terms of

principle directs members um in terms of the uses mention they fall within the be

the uses mention they fall within the be Class E Ed classes um you could if you

Class E Ed classes um you could if you thought it strictly necessary be more

thought it strictly necessary be more restrictive in terms of the use class my

restrictive in terms of the use class my word of warning with that is that I've

word of warning with that is that I've no another site where we've done that

no another site where we've done that and you end up seeing lots and lots of

and you end up seeing lots and lots of variations and conditions for businesses

variations and conditions for businesses that you would have accepted that are

that you would have accepted that are related to that field but don't

related to that field but don't technically so the reason it's been put

technically so the reason it's been put for for Class E is that the nature of

for for Class E is that the nature of the uses we're discussing is audible

the uses we're discussing is audible within that bracket um so we don't think

within that bracket um so we don't think it's necessary to be more restrictive

it's necessary to be more restrictive but it is an option for members thank

but it is an option for members thank you I'm going to move us into the debate

you I'm going to move us into the debate like to pick

like to pick up yes on that I I I look at this site I

up yes on that I I I look at this site I see that part of Spar I don't see it

see that part of Spar I don't see it always of the same character there is a

always of the same character there is a very nice Village of

very nice Village of sparin and there are several dwellings

sparin and there are several dwellings along the old main road but actually if

along the old main road but actually if you look at what's what we've got now is

you look at what's what we've got now is we've got a a national highway a main

we've got a a national highway a main road and a railway and we've got an

road and a railway and we've got an awful lot of industrial R it almost

awful lot of industrial R it almost exceeds the housing in in certain areas

exceeds the housing in in certain areas and that is separate form the remainder

and that is separate form the remainder of the village and I'm quite happy that

of the village and I'm quite happy that I can sustain that argument that it

I can sustain that argument that it would be in approprate to PO this to the

would be in approprate to PO this to the east of the r

east of the r Line

Line south line but actually here it s of

south line but actually here it s of fits in with the rest of the uh conru of

fits in with the rest of the uh conru of the vill immediately North you've got

the vill immediately North you've got the land that use to be associated with

the land that use to be associated with The haes Works is a very area of

The haes Works is a very area of business you've got cross the road the

business you've got cross the road the new small business units thing that's

new small business units thing that's already um shown a direction and it is

already um shown a direction and it is associated with L

associated with L businesses um and seem we've got a an

businesses um and seem we've got a an economic T to got some small business un

economic T to got some small business un specifically in

specifically in spot the

spot the cluster and sort of mutual um uh Mutual

cluster and sort of mutual um uh Mutual support of similar business I think that

support of similar business I think that is rather different it is a little bit

is rather different it is a little bit like if somebody asked me put the

like if somebody asked me put the helicopter helicopter gearbox Workshop

helicopter helicopter gearbox Workshop up the road here you would understand

up the road here you would understand why this happening even um it just makes

why this happening even um it just makes makes some

makes some sense I am struggling arms arising out

sense I am struggling arms arising out of the things that people have mentioned

of the things that people have mentioned um that Road was a massively busy road

um that Road was a massively busy road it may have temporarily been quite

it may have temporarily been quite recently it is now in busy again and

recently it is now in busy again and quite if you go buiness State you will

quite if you go buiness State you will go through the main main road but we're

go through the main main road but we're not talking about the sorts of B B8

not talking about the sorts of B B8 businesses are van

businesses are van businesses businesses not

businesses businesses not distribution could

distribution could be be the world's smallest one on this

be be the world's smallest one on this side you've got to be mind up the road

side you've got to be mind up the road there are much bigger distribution

there are much bigger distribution centers there are bigger ones in Europe

centers there are bigger ones in Europe so why would it be a

l people do units like on which we have certain

do units like on which we have certain nor and I'm struggling to see a policy

nor and I'm struggling to see a policy objection here and as such I feel it

objection here and as such I feel it would be difficult to uh do to say no so

would be difficult to uh do to say no so I'm not totally but I'm leaning to

I'm not totally but I'm leaning to that's it thank you um

that's it thank you um C thank

C thank you in terms of policy objection I

you in terms of policy objection I suppose one that comes to my mind is

suppose one that comes to my mind is we're supposed to be using Brownfield

we're supposed to be using Brownfield sites for development both for housing

sites for development both for housing and for commercial purposes and I go

and for commercial purposes and I go back to the point which I make very

back to the point which I make very strongly that in sparkford you have the

strongly that in sparkford you have the old Hayes publishing Museum and around

old Hayes publishing Museum and around that into the north of that there are a

that into the north of that there are a lot of Brownfield sites which could be

lot of Brownfield sites which could be used for small industrial units plus

used for small industrial units plus you've got the cabry business part which

you've got the cabry business part which has empty units so there's actually a

has empty units so there's actually a surplus of units there already and if

surplus of units there already and if anybody wants more specialized units

anybody wants more specialized units being built again there are ground pill

being built again there are ground pill sides that could be used um which

sides that could be used um which presuma we also have some of the

presuma we also have some of the infrastructure um in terms of utilities

infrastructure um in terms of utilities which might help

which might help the process so I can't see why this

the process so I can't see why this extra development is needed thank you

extra development is needed thank you thank you past well yeah going on from

thank you past well yeah going on from that very same point I mean if looking

that very same point I mean if looking at the local

at the local plan um it actually uh on Rural set

plan um it actually uh on Rural set settlements he said the

settlements he said the um housing and employment located where

um housing and employment located where it enhance enhance

it enhance enhance maintain the Vitality of the rural

maintain the Vitality of the rural community now we we've heard already

community now we we've heard already that both from the officer actually in

that both from the officer actually in the report and from the objetives and

the report and from the objetives and from the CC page just there there are um

from the CC page just there there are um sites available for development and so

sites available for development and so how how is

how how is this going to enhance or maintain the

this going to enhance or maintain the Vitality of this rural uh

Vitality of this rural uh and I don't think he does I think uh we

and I don't think he does I think uh we they they haven't looked at the whole

they they haven't looked at the whole picture of it what they what it seems to

picture of it what they what it seems to me is that nice and near the new Json of

me is that nice and near the new Json of the uh m road which where all the lers

the uh m road which where all the lers are going to roll up down and uh do

are going to roll up down and uh do deliver the goods to wherever here we

deliver the goods to wherever here we are as a site right close to the new

are as a site right close to the new Junction so it's an ideal site I see it

Junction so it's an ideal site I see it is an ideal site perfect for that sort

is an ideal site perfect for that sort of business

of business but it is within a rural settlement and

but it is within a rural settlement and it's quite specific in in the local plan

it's quite specific in in the local plan here about uh they they were rural so

here about uh they they were rural so consider locations where with

consider locations where with presumption against development unless

presumption against development unless key sustainable criteria can be met it

key sustainable criteria can be met it goes on with these C we no longer have

goes on with these C we no longer have identified development areas we know

identified development areas we know that and and will be considered to be

that and and will be considered to be within the open Countryside for planning

within the open Countryside for planning purposes

purposes well we then said this approach does not

well we then said this approach does not preclude development indeed the mppf it

preclude development indeed the mppf it promotes sustainable develop in rural

promotes sustainable develop in rural area where housing and employment to be

area where housing and employment to be located where as I repeat it enhances or

located where as I repeat it enhances or maintains the Vitality of the rural

maintains the Vitality of the rural community full stop and that's the

community full stop and that's the decision we've going make today frankly

decision we've going make today frankly is does that last sentence does dis

is does that last sentence does dis enhance or maintain the vital this rural

enhance or maintain the vital this rural community uh we should be looking at

community uh we should be looking at opportunities for

businesses just has to online to mute we should be looking at the um the needs

should be looking at the um the needs and vitality of the local community and

and vitality of the local community and I don't think this application does that

I don't think this application does that especially when we hear about the empty

especially when we hear about the empty units which could be explored so that

units which could be explored so that thank you thank you I'm going C osbor

thank you thank you I'm going C osbor and then been

done um thank you chairman normally I'd be very very careful I still would be

be very very careful I still would be about putting a development particularly

about putting a development particularly of size into a rural settlement spot

of size into a rural settlement spot that is but when you look at the area

that is but when you look at the area view on the map it actually sits quite

view on the map it actually sits quite neatly into that space so it isn't going

neatly into that space so it isn't going to that visible you're coming in off the

to that visible you're coming in off the main road and you then coming in off the

main road and you then coming in off the 303 and I think that will be a material

303 and I think that will be a material consideration is ease of access because

consideration is ease of access because one of the problems with a lot of

one of the problems with a lot of businesses is the amount of heavier

businesses is the amount of heavier traffic that's generated whether it's 7

traffic that's generated whether it's 7 and 1 half ton Vans large BS or whether

and 1 half ton Vans large BS or whether it's lores ding at looking at the size

it's lores ding at looking at the size of it aiming more at smaller units as

of it aiming more at smaller units as you say the size of the detach has so

you say the size of the detach has so the vehicles coming out going to be more

the vehicles coming out going to be more like the sort of delivery that you see

like the sort of delivery that you see sping around on the

sping around on the road um will it enhance the Vitality

road um will it enhance the Vitality quite possibly it could bring something

quite possibly it could bring something full jobs within walking distance um

full jobs within walking distance um because there is quite a bit of property

because there is quite a bit of property around

around there um there all might be units

there um there all might be units available yes of course but we don't

available yes of course but we don't know why they're available it may well

know why they're available it may well be that someone wants a higher rent than

be that someone wants a higher rent than what they're actually Worth or they're

what they're actually Worth or they're not particularly up to Modern standards

not particularly up to Modern standards and that that's something else to bear

and that that's something else to bear in mind you can't force people to move

in mind you can't force people to move where they don't want to go um my

where they don't want to go um my biggest concern is over the whole issues

biggest concern is over the whole issues and it does seem

and it does seem unsatisfactory around the whole issues

unsatisfactory around the whole issues of raw

of raw sewage um drainage all the rest of it

sewage um drainage all the rest of it when it seems like the statutory

when it seems like the statutory Authority is saying it's not resourced

Authority is saying it's not resourced to either enforce or oversee and I think

to either enforce or oversee and I think that's a real

that's a real concern um and again it's not

concern um and again it's not necessarily something we can do as a

necessarily something we can do as a committee and it comes back to us as the

committee and it comes back to us as the planning Authority have we got the

planning Authority have we got the resources to enforce and at the moment

resources to enforce and at the moment the indications are possibly not I take

the indications are possibly not I take some comfort from those conditions that

some comfort from those conditions that they've got to come up with a drainage

they've got to come up with a drainage scheme before I'd also like to add a

scheme before I'd also like to add a condition that we do put no overnight

condition that we do put no overnight locking because one of the reasons

locking because one of the reasons partly for that is if someone stays

partly for that is if someone stays overnight on an industrial site you may

overnight on an industrial site you may get into problems with phosphates

get into problems with phosphates because at the moment an industrial site

because at the moment an industrial site is seen as it is you don't have to worry

is seen as it is you don't have to worry about phosphates the moment my

about phosphates the moment my understanding is people start staying

understanding is people start staying overnight in whatever form you will run

overnight in whatever form you will run into phosphate problems and that's

into phosphate problems and that's something that may not want so it may

something that may not want so it may give overall reassure us to cover us all

give overall reassure us to cover us all if we put a no overnight parking on that

if we put a no overnight parking on that obviously we may have to look at it

obviously we may have to look at it again in terms of practicalities but

again in terms of practicalities but that's for the applicants come back to

that's for the applicants come back to us to challenge the conditions thank you

us to challenge the conditions thank you I kind of fact you were halfway making a

I kind of fact you were halfway making a proposal there but I'm going to go a

proposal there but I'm going to go a Dawn and then I might come back to if

Dawn and then I might come back to if that's what you're looking

sorry sorry yes um that's fine carry on does c actually C of um Point anyway in

does c actually C of um Point anyway in terms of sustainability and and location

terms of sustainability and and location relative to the settlement because it

relative to the settlement because it does the join properies on one side it

does the join properies on one side it joins the business on the other side so

joins the business on the other side so in terms of is it stally located to

in terms of is it stally located to enhance the RL we would argue yes in

enhance the RL we would argue yes in terms of placement for the development

terms of placement for the development um and given its an outline application

um and given its an outline application at the moment there is scope for it to

at the moment there is scope for it to be whatever the next application looks

be whatever the next application looks in so from an officer perspective

in so from an officer perspective fosition in terms of bance range we've

fosition in terms of bance range we've gone around that and there are

gone around that and there are conditions to cover that and in

conditions to cover that and in principle I've got the objection to

principle I've got the objection to adding no parking condition to the

adding no parking condition to the recommendation if M have to recommend

recommendation if M have to recommend that

[Music] room I think on balance sorry

yes chair before descri Z we could ask instead for the units to be subject to

instead for the units to be subject to access control G because ultimately it

access control G because ultimately it is behind and in the re what you don't

is behind and in the re what you don't is

is movement and you certainly don't

movement and you certainly don't want local use from go going to visit

want local use from go going to visit you know so I had whether gting might be

you know so I had whether gting might be better than over so

better than over so you gting it's only access

we um I think it's an option we can look into obviously if we were looking at

into obviously if we were looking at getting as another Management Facility

getting as another Management Facility that would have to beable call the S we

that would have to beable call the S we have to say about offline so if if you

have to say about offline so if if you want to that instead of the no parking

want to that instead of the no parking overnight condition um could I suggest

overnight condition um could I suggest the application recommended for

the application recommended for delegated approval subject to I looking

delegated approval subject to I looking at wording any condition to that extent

at wording any condition to that extent or it gets recommended with no parking

or it gets recommended with no parking overnight condition which is a bit

overnight condition which is a bit easier and if that results in

negated the clarity my concern is me tradition that that

tradition that that encourages um the partner Vans offsite

encourages um the partner Vans offsite instead of on site when the Vans belong

instead of on site when the Vans belong to businesses and the business owners

to businesses and the business owners the workers you know I'm going to

the workers you know I'm going to overcome this problem by getting my

overcome this problem by getting my working to take his long whee based

working to take his long whee based Transit home that's not good for the

Transit home that's not good for the village next

village next one um yes I see your point on that one

one um yes I see your point on that one um and I think we've all see sort of

um and I think we've all see sort of very long wheel based bands parked all

very long wheel based bands parked all over the place and it can cause them to

over the place and it can cause them to attention in neighborhoods particular

attention in neighborhoods particular things you say like um parking so it may

things you say like um parking so it may be easier to go with that option that

be easier to go with that option that you shut the gate at 7:00 and if you get

you shut the gate at 7:00 and if you get St in there too bad um so I think with

St in there too bad um so I think with those

those conditions um Tak a I will propose that

conditions um Tak a I will propose that we support on this occasion this

we support on this occasion this application um partly because I suspect

application um partly because I suspect we could struggle to defend a refusal

we could struggle to defend a refusal and appeal simp because of the ease of

and appeal simp because of the ease of accessibility sustainability that is a

accessibility sustainability that is a sustainable location not where it is at

sustainable location not where it is at the moment and we're aware that there's

the moment and we're aware that there's other applications coming along but

other applications coming along but we're not here to judge those other

we're not here to judge those other applications today we'll judge those on

applications today we'll judge those on their in Merit as in when they come

their in Merit as in when they come forward this one go in first so I think

forward this one go in first so I think at the moment um providing the flo to

at the moment um providing the flo to the uh waste conditions are sufficiently

the uh waste conditions are sufficiently robust and that the application cannot

robust and that the application cannot start until that is being settled and

start until that is being settled and signed off properly um I I will propose

signed off properly um I I will propose that we accept this because we do need

that we accept this because we do need economic development in the future and

economic development in the future and we do need to think about our young

we do need to think about our young people and where they're going to get

itly recommendation thank you can I just clarify the proposal so is it

clarify the proposal so is it as is or you proposing as a delegated

as is or you proposing as a delegated decision subject to the

decision subject to the access what's the

difference so I'm just NE delegating the rest to you um yes I am happy to do that

rest to you um yes I am happy to do that I I respect your decision on

I I respect your decision on that quickly thank you chair I'm happy

that quickly thank you chair I'm happy to support this proposal but I am

to support this proposal but I am nervous about the gating I think that

nervous about the gating I think that access to those units although there

access to those units although there can't be deliveries people people have a

can't be deliveries people people have a a a business there there may be times

a a business there there may be times that they need access to that and if we

that they need access to that and if we G it I see there might be some problems

G it I see there might be some problems with that so I'm I'm not ke on that

with that so I'm I'm not ke on that particular solution as as a happy medium

particular solution as as a happy medium then we go with the best others so

then we go with the best others so ultimately we have to get the developer

ultimately we have to get the developer to agree that condition anyway so we

to agree that condition anyway so we will enter into discussions to see

will enter into discussions to see whether that's V in the business and if

whether that's V in the business and if it is broken oppos it if it isn't then

it is broken oppos it if it isn't then we've been delegated Improvement to

we've been delegated Improvement to process it without that condition on

process it without that condition on it okay

it okay um we didn't have that in place would it

um we didn't have that in place would it be possible to then replace that with

be possible to then replace that with the overnight parking so if we're not

the overnight parking so if we're not dat yet and you decide on that would we

dat yet and you decide on that would we then be able to go in and have the

then be able to go in and have the restriction on theart which I would be

restriction on theart which I would be happy with it I'm I'm happy to look at

happy with it I'm I'm happy to look at both options and have it delegated to us

both options and have it delegated to us take one of the two and see what we can

take one of the two and see what we can work

work with see can I check that you are happy

with see can I check that you are happy that the you preferred one is to have

that the you preferred one is to have the Gated access if that can't be negoti

the Gated access if that can't be negoti the fallback would be the decision would

the fallback would be the decision would be the um condition would be to have no

be the um condition would be to have no not parking um yes but if we are looking

not parking um yes but if we are looking if we are looking at delegated decisions

if we are looking at delegated decisions I do wonder whether there should be some

I do wonder whether there should be some consultation with the ward member

consultation with the ward member because we normally do when we have

because we normally do when we have delegated decisions to officers we

delegated decisions to officers we normally do have a clause that it's in

normally do have a clause that it's in consultation with the bo member in terms

consultation with the bo member in terms of standardizing practice when this

of standardizing practice when this happen

happen the chair chair so the chair chair TS to

the chair chair so the chair chair TS to see the condition and then

see the condition and then sign if we're happy to do that I'm more

sign if we're happy to do that I'm more than happy they then want to hold it on

than happy they then want to hold it on to are members but

to are members but that's so if if were happy with that I'm

that's so if if were happy with that I'm more than happy as the chair to speak to

more than happy as the chair to speak to the board member make sure that they

the board member make sure that they kept in the Lop so with that in mind and

kept in the Lop so with that in mind and that proposal are you both happy with

that proposal are you both happy with that yeah can I just stand in area it

that yeah can I just stand in area it has to be custom and practice for the

has to be custom and practice for the member and if it's going to change made

member and if it's going to change made Universal I think that is going to go

Universal I think that is going to go through acept yes so that's the

through acept yes so that's the standardized practice so that's the

standardized practice so that's the option you have is is your propos the

option you have is is your propos the two options for it to be delegated and

two options for it to be delegated and um D will come back second and then I

um D will come back second and then I will speak to the bo member but that is

will speak to the bo member but that is the how it be done are you happy with

the how it be done are you happy with that decision um I'm content with that

that decision um I'm content with that decision but I think I a challenge L

decision but I think I a challenge L today how it's been there bit which

today how it's been there bit which isn't to

isn't to than yes thank you okay so we have a

than yes thank you okay so we have a proposal on the table I have a all those

proposal on the table I have a all those in favor of

to hours

hours hours so my next question before

hours so my next question before everyone I really like to get to go

everyone I really like to get to go through the next application I know over

through the next application I know over time I would like you to bear in mind if

time I would like you to bear in mind if we deer this application next month you

we deer this application next month you already have an all day

already have an all day planning um plan I really be ke if

planning um plan I really be ke if members are happy us to push on as

members are happy us to push on as vation especially

vation especially as hang excuse me we have one person

as hang excuse me we have one person speak time

speak time don't um therefore I'm asking members if

don't um therefore I'm asking members if they will be happy to continue to sit

they will be happy to continue to sit especially as members who have come for

especially as members who have come for this application after next Saturday

this application after next Saturday also

happy say I do have meeting I get this evening

evening soed 30 40 minutes

we very we move on to the final is the land

final is the land Street and I will pass you on to Colin

Street and I will pass you on to Colin for the presentation thank chair just

for the presentation thank chair just just the uh

chair so reserve appication for the elction of 28 Wellings that was

elction of 28 Wellings that was unanimously approved by this committee

unanimously approved by this committee October last year subject to section one

October last year subject to section one agreement to secure fications

the applicant has since conducted a viability assessment which shows that

viability assessment which shows that providing affordable housing is not

providing affordable housing is not financially viable therefore the

financially viable therefore the application is returned to the committee

application is returned to the committee for its resolution on whether to approve

for its resolution on whether to approve the scheme minus the affordable housing

the scheme minus the affordable housing provision as background the outline

provision as background the outline application was allowed at appeal which

application was allowed at appeal which approved the layout and the access the

approved the layout and the access the affordable housing and open space Place

affordable housing and open space Place contributions were secured at that time

contributions were secured at that time through a section 106 agreement as per

through a section 106 agreement as per the previous committee's re resolution

the previous committee's re resolution the application SS to discharge the

the application SS to discharge the outline condition regarding biodiversity

outline condition regarding biodiversity enhancements previous resolution by the

enhancements previous resolution by the committee is a material consideration

committee is a material consideration but does not bind the committee in

but does not bind the committee in reaching the same

decision this is the uh this is the location of the site sit situated

location of the site sit situated centrally in

centrally in tinol Head Street leading up to the 303

tinol Head Street leading up to the 303 Junction at the top left

Junction at the top left there zoomed in slightly showing Head

there zoomed in slightly showing Head Street St Margaret's

Street St Margaret's Road and M cute

Road and M cute Road satellite image of the site Head

Road satellite image of the site Head Street coming through here to the three

Street coming through here to the three or through tot

left view of the site M Street some B and

one it's important for the committee to take this is a reserve matters

take this is a reserve matters application to only consider appearance

application to only consider appearance landscaping and scale and discharge of

landscaping and scale and discharge of the bio diversity condition the

the bio diversity condition the principle of this development has been

principle of this development has been established by the approval of the

established by the approval of the outline app

outline app application the planning inspector

application the planning inspector approved the layout and access as shown

approved the layout and access as shown in M

dra the considerations for commit take into account appearance Landscaping the

into account appearance Landscaping the scale and the removal of the affordable

scale and the removal of the affordable housing

housing contribution clar clarification

contribution clar clarification appearance refers to the visual elements

appearance refers to the visual elements that determine how building is perceived

that determine how building is perceived includes aspects like external design of

includes aspects like external design of enironment it's architecture and

enironment it's architecture and materials Landscaping Encompass

materials Landscaping Encompass activities such as creating screening

activities such as creating screening fenes walls planting treets edging

fenes walls planting treets edging shrubs forming Banks or

shrubs forming Banks or Terraces including water features and

Terraces including water features and other immunity features and the scale

other immunity features and the scale relates to the size of each building

relates to the size of each building within the development in terms of its

within the development in terms of its height width and length consing how it

height width and length consing how it fits into its

fits into its environment these are the three elements

environment these are the three elements that the committee are limited it's

that the committee are limited it's consideration of this Reserve

consideration of this Reserve application along with the removal with

application along with the removal with the affordable housing

the affordable housing contribution of note is the applicants

contribution of note is the applicants phosphate mitigation scheme that has

phosphate mitigation scheme that has been approved by the local authorities e

been approved by the local authorities e colist and endorsed by Natural England

colist and endorsed by Natural England which will be secured by way of a

which will be secured by way of a section y 6 agreement for information

section y 6 agreement for information this is a package treatment plant which

this is a package treatment plant which incorporates chemical dozing provide

incorporates chemical dozing provide significantly enhanced ferous removal

significantly enhanced ferous removal will be adopted and managed by albian

will be adopted and managed by albian water the remaining phosphorus will be

water the remaining phosphorus will be dealt using filter

dealt using filter beds canel the colist is content with

beds canel the colist is content with biodiversity enhancements proposed and

biodiversity enhancements proposed and to be secured by conditions in terms of

to be secured by conditions in terms of consult responses Parish Council will

consult responses Parish Council will maintain its objection to the reserve M

maintain its objection to the reserve M application which is copied in full and

application which is copied in full and offic Report before you although the

offic Report before you although the statut consulties have responded

statut consulties have responded positively

positively there 12 objections one neutral comment

there 12 objections one neutral comment and one supporter which has been

and one supporter which has been summarized in the report and the info on

summarized in the report and the info on the C's

planning2 this is the approved layout please note the uh drainage requirement

please note the uh drainage requirement has set out in condition nine of the

has set out in condition nine of the outline permission has been discharged

outline permission has been discharged which the llfa provided it's approval

which the llfa provided it's approval for this includes a sell top top left

for this includes a sell top top left hand corner

hand corner and underground surface water storage

and underground surface water storage tank there are these are the 10

tank there are these are the 10 affordable dwellings currently secured

affordable dwellings currently secured through a section one agreement at the

through a section one agreement at the outline stage that are requested to

outline stage that are requested to become Market housing due to financial

become Market housing due to financial viability terms of appearance this is

viability terms of appearance this is the proposed Street Scene shows Char

the proposed Street Scene shows Char style Bungalows to the

style Bungalows to the right entrance here here two story house

right entrance here here two story house to to the uh to the left and a barn

to to the uh to the left and a barn style uh development here single story

style uh development here single story and two

story run through the uh styles of of of houses this is plots warning to

houses this is plots warning to materials are R tiles stained Tinder

materials are R tiles stained Tinder fling reconstituting Stone lentils and

fling reconstituting Stone lentils and Recon Stone elevations

Recon Stone elevations B three and four again tiles Recon Stone

B three and four again tiles Recon Stone and it's 5.6 m to the to the

and it's 5.6 m to the to the ridge five materials slate roof Recon

ridge five materials slate roof Recon stone walls and

stone walls and seals 9.2 m to the

seals 9.2 m to the r six and

r six and seven tiles Recon Stone Timber cladding

seven tiles Recon Stone Timber cladding uh 6 and2 M and 8.6 m to the

but 16 17 27 28 uh uh Roman tiles brick Recon Stone and

uh uh Roman tiles brick Recon Stone and Timber Timber

cladding 8 to 12 is are R tiles recor Stone and Timber

tiles recor Stone and Timber cladding 19 to 21 TS slate roof Recon

cladding 19 to 21 TS slate roof Recon stone walls and

stone walls and lals 9.3 m

lals 9.3 m through overall it's considered that the

through overall it's considered that the varied materials proposed are

varied materials proposed are acceptable the scale of buildings will

acceptable the scale of buildings will varied between single story and twostory

varied between single story and twostory dwellings which fit in well with the

dwellings which fit in well with the neighboring dwellings

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YouTube Transcript:Planning Committee - South - 22nd October 2024

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Planning Committee - South - 22nd October 2024