MINUTES OF COMPTON MARTIN PARISH COUNCIL MEETING
HELD ON 27 FEBRUARY 2017 AT 7.00 P.M.
IN COMPTON MARTIN SCHOOL ROOM
Councillor R Chapman (RCh)
Councillor J Halling-Brown (JHB)
Councillor Dr AA Palmer (AAP) (Chairman)
Councillor E Taylor (ET)
Councillor K Moore (KM)
Jane Griffiths – Clerk
13 members of the public
1. To receive and accept apologies for absence
Apologies were received from
o Councillor Craig who was attending a Chew Valley Forum Meeting on behalf of the Parish Council.
o Councillor Jurkiw
2. Receive comments from the public
Comment received from the public related to the Agenda Item 5.1.
- A short history of Mendip Villas was given
- It was felt that whilst the planning application goes some way towards joining the village, more two and three bedroomed houses were needed.
- Concern was expressed regarding the access onto The Street.
- Concern was expressed regarding the future availability of places in the local primary school.
- Concern was expressed regarding the amount of vehicles using the site and parking requirements.
- The design was felt to be very urban and not in keeping with the village and its surroundings.
3. Receive declarations of interest in the agenda
· No declarations were received
4. To approve and sign the minutes of the previous meetings
It was proposed and seconded that the minutes of 13 February 2017 be approved and signed. All in favour
AAP firstly took the opportunity of congratulating all councillors who were involved in the Chew Valley Neighbourhood Plan over a three and half year period. A great deal of work had taken place and the Plan was approved in a referendum on the 16 February 2017.
The Parish Council was also involved in the Placemaking Plan, where councillors had to suggest parcel of land in Compton Martin which might be suitable for housing. One parcel of land put forward by the Parish Council was the Leamon Cottage Orchard. The intention was to join up the village.
5. Planning Applications
1. To receive a report from the Planning Working Party and consider their recommendations regarding the following Planning Applications
a) 17/00075/FUL – Land between Leamon Cottage and Mendip Villas, The Street, Compton Martin. The erection of 10no dwelling houses, including access on to The Street, 24no off-street parking spaces, and associated soft/hard landscaping.
Applicant: Freemantle Developments (Compton Martin) Limited.
Councillors discussed the plans in detail and it was proposed and seconded that the Parish Council object in principle to this planning application and respond in details. The response is attached to these minutes and the Clerk was asked to place these minutes on the Parish Council website as soon as possible. All in favour.
6. Future Dates of Meetings
· 13th March 2017 – Compton Martin Village Hall – 7.00 p.m.
· 25th March 2017 – Annual Footpath Walk – 10.00 a.m. Village Hall
· 10th April 2017 – Compton Martin Village Hall – 7.00 p.m.
· 26th April 2017 – ANNUAL PARISH MEETING – 7.00 p.m.
COMPTON MARTIN PARISH COUNCIL
Chairman: Dr Axel Palmer LLM PhD FRSA
Clerk: Jane Griffiths
The Old Mill,
Mill Lane, Compton Martin
Bristol, BS40 6NA
Tel: 01761 221702
28th February 2017
Bath & North East Somerset
Bath BA1 1JG
17/00075/FUL – Land between Leamon Cottage and Mendip Villas, The Street, Compton Martin. The erection of 10no dwelling houses, including access on to The Street, 24no off-street parking spaces, and associated soft/hard landscaping.
Applicant: Freemantle Developments (Compton Martin) Limited
Compton Martin Parish Council considered the above planning application at their parish council meeting on Monday 27th February 2017. Compton Martin Parish Council objects in principle to this application.
NOTE: The Parish of Compton Martin is one of seven parishes forming the Chew Valley Neighbourhood Plan. This Plan has been approved in a Referendum in February 2017 and now has legal status as part of the Statutory Development Plan against which planning applications are determined and to which full weight must be given.
(Note: The Applicant’s Planning Supporting Statement (5.14) dismissing the CVNP as of limited weight is clearly out of date.)
The Parish Council is supportive of development occurring on this site which was specifically put forward in the Placemaking Plan for the village (Policy SR17). It was clearly stated at the time however that the development must be appropriate and respect the current character and needs of the village and should enhance the character of the village. This application does not assist in joining up the village with the subsidiary settlement of Mendip Villas, and it is felt will be divisive in not integrating with the village in general or the surrounding houses. For these reasons and those given below, Compton Martin Parish Council objects in principle to this application.
Again because the intention of the development is to join the existing housing of Mendip Villas settlement with the remainder of the village, the street scene needs to be seamless. This means that the properties should be of the same orientation as the ones around it and must face the A368 i.e. the front of the houses, rather than turning their backs with sheds and washing lines to the fore.
This planning application must be considered in the context of the Chew Valley Neighbourhood Plan (CVNP) which passed referendum on the 16th February 2017.
Chew Valley Neighbourhood Plan Policy HDE2 Settlement Build Character
To be supported development proposals must demonstrate how they reflect, conserve and enhance the locally distinctive design attributes (including scale, materials and density) and characteristics of the relevant settlement, detailed in the Parish Character Assessment Summaries presented in Appendix 3.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007), Policy CP6: Environmental quality, Policy HE1 Safeguarding Heritage Assets, Policy D2: Local Character & Distinctiveness, B&NES SA Objective 2: Meet identified needs for sufficient, high quality and affordable housing, B&NES SA Objective 7: Protect and enhance the district’s historic, environmental and cultural assets. NPPF para 56, 58
DENSITY AND SCALE – CVNP Policy HDE2
The Parish Council considers the density of the development to be entirely out of keeping with the remainder of the village. The typical Compton Martin street scene currently shows a mix of styles. It is felt that this application is an off the shelf suburban development, with a lack of variation in design, rather than bespoke for a small rural village. The design should reflect the historic environment of the village and demonstrate how it reflects, conserves and enhances locally distinctive design attributes and characteristics.
The topography of the site is not clearly represented in the plans since the houses will be substantially higher than the properties on either side of the plot, and therefore will not blend in with the current street scene. Drawing 2793/20 attempts to show the change in elevation along the A368, they do not show that the land rises up away from the road, with the consequence that the domination of the proposed houses to the street scene is not readily apparent from the plans. The design does not meet the Placemaking Plan requirements for visual linkages to the wider countryside.
The spacing between properties is entirely out of keeping with the village, giving the impression of almost ‘linked-detached’ and a greater separation between properties is required. The overall design exploits the site beyond its maximum potential.
MATERIALS – CVNP Policy HDE2
The Parish Council considers the materials to be used not to be in keeping with the character of the village. Further clarification regarding render and colour is requested.
The Compton Martin Character Statement which is found in the Chew Valley Neighbourhood Plan states:
Important features of existing houses are the height of the roof lines, the size, shape and type of window (dormer windows not being a feature of the front elevation of houses along The Street. The walls are constructed of local stone, geologically terms dolomitic conglomerate) surface showing or painted white. Stone walls are capped with stones sticking up. The roofs are pitched and tiled with Bridgwater (Double Roman) or pan tiles. There are relatively tall brick chimneys on a number of houses. There is also a variation in height and angle of connecting roof lines. The village hall is atypical in being roofed with the smaller Brosley tiles.
Properties should be faced with local Mendip stone (dolomitic conglomerate) to blend in with the village. The proposed Black pan tiles are foreign to this village and are entirely out of character and, in a similar vein, urban-style green/cream PVC windows are not appropriate. All windows should, at least, reflect those in Mendip Villas which are either white or wood effect.
Chew Valley Neighbourhood Plan Policy HDE5a Housing - Mix
The Neighbourhood Plan will support residential development proposals where the housing mix is in accordance with the most recent Housing Needs Survey across the Individual Parish or whole Plan Area. If an area is not covered by an up to date Housing Needs Survey, applicants for any residential development greater than five dwellings must commission one, which must be funded by the applicant.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy CP9: Affordable Housing, Policy CP10: Housing Mix, Policy RA4: Rural Exception Sites, B&NES SA Objective 2: Meet identified needs for sufficient, high quality and affordable housing, B&NES SA Objective 3: Promote stronger more vibrant and cohesive communities and reduce anti-social behaviour, crime and the fear of crime. NPPF para 50
HOUSING MIX – CVNP HDE 5a
The proposed mix of properties is in conflict with policy HDE 5a of the Chew Valley Neighbourhood Plan. Residents would like to see more 2 and 3 bedroomed properties. There is a need to have a mix of smaller properties with greater outside space than is currently provided for. The three and four bedroomed properties currently proposed lends itself to families but have extremely modest sized gardens. There are no amenities at the west end of the village.
As previously stated the properties should be fronting on to the A368 in line with the current street scene. No other houses in the village to the north of the A368 have south facing gardens.
Chew Valley Neighbourhood Plan Policy HDE6a Sustainability – Renewable Energy
To be supported the scale and proportions of development proposals for renewable energy installations must not be detrimental to their landscape setting, and their design must demonstrate sensitivity to the heritage, natural environment and character of the Parish in which they will be located.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): SCR3: Ground Mounted Solar Arrays, SCR4: Community Renewable Energy Scheme, Policy CP3: Renewable Energy, SCR2: Roof mounted/building integrated scale solar pv, B&NES SA Objective 12: Promote waste management accordance with the waste hierarchy. B&NES Community Energy Strategy. NPPF para 7.
SUSTAINABILITY – ON SITE ENERGY REQUIREMENTS
The Parish Council supports A10 renewable energy in line (page 61 of the CVNP). The Plan encourages developers to make provision for reduced energy use to benefit the environment and ensure lower fuel bills, please see further information prior to policy HDE6a.
The plan seeks to encourage new developments that are designed to provide sufficient renewable energy generation to reduce carbon emissions from anticipated (regulated) energy use in the building by at least 10%
Chew Valley Neighbourhood Plan Policy HDE8a Parking –
Domestic Dwellings Proposals for all residential parking spaces will be supported if the parking area boundary treatment is in accordance with the character of the area, and the design incorporates a system for surface water disposal that can be demonstrated to be capable of not increasing flood risk both onsite and in the locality. Policy is in line with B&NES Core STRATEGY.
Policy HDE8b Parking – Domestic Dwellings
To be supported proposals for all new residential developments must provide a minimum of:
- Two spaces per dwelling up to three bed dwelling
- Three spaces per four bed dwelling and above
- Half a space per dwelling for visitor parking. Garages are excluded from the prescribed minimum standards. If no garage or secure area is provided there must also be provision for cycle parking as per 1 secure covered stand per dwelling in a communal area for residents, plus 1 stand per 8 dwellings for visitors.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy ST7: Transport, access and development management and parking. NPPF para 37.
PARKING – DOMESTIC DWELLING – CVNP Policy HDE 8a
The parking provisions provided in the CVNP are minimum standards and must not include garage space. Bearing in mind the location of this site arguably there should be more parking provision for visitors and/or delivery vehicles within the site to prevent the inevitable consequence of the A368 having vehicles parked along the footpath and therefore representing a danger to traffic on the A368 and a danger to pedestrians many of whom may well be pushing push chairs and/or wheel chairs.
The current design of the site means that should an emergency vehicle or a refuse collection or delivery vehicle need to come on the site it will be impossible for other vehicle movements to occur until that vehicle leaves due to the narrowness of the road and insufficient attention to turning space.
It is not clear from the plans how the pedestrian access to properties from the street would be designed. The current topography of the site seen in the light of the plans would make such access not only difficult but dangerous.
Chew Valley Neighbourhood Plan Policy HDE9a Sustainable Drainage
The Neighbourhood Plan will support development that has fully sustainable drainage systems for surface water disposal incorporated into the design.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy CP5: Flood Risk Management, Water Framework Directive, SU1: Sustainable Drainage Policy, B&NES SA Objective 9: Reduce land, water, air, light, noise pollution, B&NES SA Objective 10 Increase resilience to climate change including flood risk, B&NES Sustainable Construction SDP, West of England Sustainable Drainage Guide. NPPF para 94, 100.
Chew Valley Neighbourhood Plan Policy HDE9b Sustainable Drainage
The Neighbourhood Plan will support development that demonstrates it does not increase the flood risk to existing properties.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy CP5: Flood Risk Management, Water Framework Directive, SU1: Sustainable Drainage Policy, SCR5: Water Efficiency, B&NES SA Objective 10 Increase resilience to climate change including flood risk, West of England Sustainable Drainage Guide, NPPF para 94, 100.
Chew Valley Neighbourhood Plan Policy HDE9c Sustainable Drainage
The Neighbourhood Plan will only support planning applications for properties within flood zone 3 for alterations and additions to existing houses that demonstrate they will help mitigate the risk of flooding and are designed solely to achieve that purpose.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy CP5: Flood Risk Management, Water Framework Directive, Objective 10 Increase resilience to climate change including flood risk. NPPF para 94, 100
DRAINAGE ISSUES – CVNP Policies HDE 9 a, b, and c.
The Parish Council supports the comments made by parishioners, showing on the B&NES website, expressing their concerns regarding drainage issues. Flooding already occurs on the main A368 from Mendip Villas towards Ubley, at the bottom of the hill. Further detailed clarification is required as to how drainage issues are to be addressed in this planning application in order not to exacerbate an already difficult situation. This issue is also raised by B&NES Arboricultural Environment Team.
Chew Valley Neighbourhood Plan Policy HDE10 Community Green Space Design
The inclusion of communal green areas/allotments/orchards/copses in development proposals will be supported.
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy CP7: Green Infrastructure, Policy CP13: Infrastructure Provision, Policy HE1: Safeguarding Heritage Assets, B&NES SA Objective 1: Improve the health and well-being of all communities. NPPF para 73
COMMUNITY GREEN SPACE – CVNP Policy HDE10
The Parish Council feel there is a need for a community green space. The over-intensive design of the proposed development does not provide any green space nor is there any element of communal area for children, furthermore, there is no contribution to biodiversity. The design does not respect the history of the site as an orchard.
Chew Valley Neighbourhood Plan Policy HDE15 Dark Skies Policy
• Design lighting to minimise the risk of light spillage beyond the development site boundary and
• Incorporate appropriate dark corridors for bats and other light sensitive species
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): D8: Lighting, B&NES SA Objective 8: Encourage and protect habitats and biodiversity (taking account of climate change), B&NES SA Objective 9: Reduce land, water, air, light, noise pollution. NPPF para 125.
DARK SKIES POLICY DEVELOPMENT – CVNP HDE 15
The Parish Council fully supports Policy HDE 15.
Chew Valley Neighbourhood Plan Policy BF7 Fibre to the Premises
To be supported development proposals for new dwellings, employment premises, and education facilities must make provision to connect to the internet with a minimum symmetrical speed of 25Mbps and with realistic future proof upgrades available (demonstrated through a 'Connectivity Statement' provided with relevant planning application).
Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy LCR7B: Broadband, B&NES SA Objective 4: Build a strong, competitive economy and enable local businesses to prosper. NPPF para 42
FIBRE TO THE PREMISES – CVNP Policy BF 7
The Parish Council fully support CVNP Policy BF7. No such connectivity statement has been provided.
The Parish Council fully supports the Consultation responses received, and shown on the B&NES website and comment as follows:
B&NES Urban Design (Environment and Design Team)
B&NES Urban Design consider the proposal unacceptable in the current form and Object.
B&NES Highways and Traffic
The Parish Council support the comment made with regard to the footway along the site frontage is below the required standard. As part of any planning permission, this footway should be widened to the recommended width of 1.8m. Such widening of the footpath must be to the north of the current A368 pavement, rather than at the expense of reducing the width of the A368. This will clearly impact on the subject site and the hedge, which should be removed. Such changes will also have an impact on the visibility splay.
In the third paragraph of the Highways and Traffic Response we note it states – It is noted that pedestrian access to several of the properties will be taken direct from The Street, and there is no objection to this. The Parish Council would appreciate clarification regarding this statement.
It should be noted that these comments by B&NES Highways Department were published before the CVNP passed referendum and, in light of which, therefore the acceptance of parking and access should be reconsidered.
The Parish Council would also appreciate sight of the New Residents Welcome Pack.
Avon Fire and Rescue
The Parish Council supports the comments made, regarding provision of a fire hydrant. Such provision should be included in the plans. We would appreciate the views of Avon Fire and Rescue regarding the Parish Council’s concerns regarding emergency vehicles on site.
B&NES Planning Policy
The Parish Council notes the response from B&NES Planning Policy and their objection to this application. The comments made by B&NES Planning Policy are in line with the Parish Council’s comments contained in this consultation response.
B&NES Policy and Environmental Group
The Parish Council fully supports the comments made by the B&NES Policy and Environmental Group which concludes that the plans are currently unacceptable and believe our comments to be very similar in nature.
B&NES Drainage and Flooding Team
The Parish Council comments reflect the same concerns as the Drainage and Flooding Team, which regards the plans as unacceptable.
B&NES Arboriculture Environment Team
The Parish Council fully supports the comments made by the Arboricultural Environment Team regarding the suburban nature of this application, inconsistent with the village locality. Fencing and security issues are also raised.
Comments made by Parishioners of Compton Martin
Comments made by parishioners of Compton Martin are fully supported and considered to be valid. In particular, the application does not demonstrate consideration of the need for an electricity substation which, of course, would have an impact on the development. There is an additional comment regarding renewable energy.
For these reasons and for the avoidance of doubt, Compton Martin Parish Council objects to this application in principle.