MINUTES OF COMPTON MARTIN PARISH COUNCIL MEETING

HELD ON 15 MAY 2017 AT 7.00 P.M.

IN COMPTON MARTIN SCHOOL ROOM

Present

Councillor R Chapman (RCh)
Councillor C Craig (CC) (Vice Chairman)
Councillor J Halling-Brown (JHB)
Councillor A Jurkiw (AJ) (Chairman)
Councillor E Taylor (ET)

 4 Members of the Public

1.         To receive and accept apologies for absence

Apologies received from Councillor K Moore (KM) who was unable to attend due to work commitments

 2.         Receive comments from the public

·         All comments received related to Agenda Item 6.1 a).

3.         Receive declarations of interest in the agenda

·         On behalf of Councillor Moore the Clerk declared an interest in Agenda Item 6.1a).

4.         To approve and sign the minutes of the previous meetings

·         It was proposed and seconded that the minutes of the Annual Parish Council Meeting dated the 8 May 2017 be approved and signed.

5.         Finance

 1.1       To confirm the following payments and signing of cheques:

            It was proposed and seconded that the following payment be made. 

6.         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 of street parking spaces, and associated soft/hard landscaping.

Applicant: Freemantle Developments (Compton Martin) Limited.   

AJ confirmed that the Planning Working Party had met to consider the revised planning application for the land between Leamon Cottage and Mendip Villas, The Street.  It was noted that the changes were significant and that no revised supporting statement reflecting the changes made had been provided.

The recommendation of the Working Party is to submit very similar comments in respect of the original application and to object in principle to this planning application.  This was proposed and seconded and all were in favour.

Councillors felt that the changes to this application warranted a completely new planning application and a revised supporting statement reflecting the changes made.  It was proposed and seconded that the Clerk write to the Planning Authority regarding this matter.  All in favour.  Both ­­­­­­­­­­documents are attached to these minutes.

7.         The Pond

            To discuss and agree the cutting of the weed, timings and costs.

CC confirmed that the Pond Working Party had met to discuss the cutting of the weed, timings and costs.  It was recommended that:

·         The pond weed is cut in either June or July of this year at a date causing the minimum disruption to the village.

·         The Parish Council to continue to use the current contractors to cut the weed and to dispose of the weed.

·         The cost of the cut, already agreed and placed in the budget for 2017/18 is

o   The cutting of the weed - £425.00

o   The disposal of the weed - £150.00

8.         Future Dates of Meetings 

            12^th June 2017 – Compton Martin Village Hall

COMPTON MARTIN PARISH COUNCIL

Bath & North East Somerset

Planning Services

Bath BA1 1JG

c.c. District Councillor Victor Pritchard

Dear Sir, 

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 REVISED Planning Application at their meeting on the 15^th May 2017.  The Parish Council comments are attached separately to this letter.

The revisions to the above planning application were significant and whilst numerous drawings were provided showing the various proposed changes to the layout of the development and the proposed houses, the supporting documents were not updated to reflect the revised proposed development.  This has made consideration of the revised proposal difficult and in relation to some issues (e.g. landscaping) impossible.

We believe that the significant changes put forward by the developer warrant a NEW planning application or, at the very least, the submission of revised versions of all of the supporting documents previously submitted by the developer (i.e. the background papers and application form) and a letter confirming that the original proposed layout is to be disregarded (if this is indeed what the developer is asking B&NES to do).  Revised comments from consultees should also be requested again to reflect the significant changes which are being considered.

COMPTON MARTIN PARISH COUNCIL

16^th May 2017

Bath & North East Somerset

Planning Services

Bath BA1 1JG

Dear Sir, 

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 and the revised drawings at their parish council meeting on Monday 15^th May 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. The Parish Council agrees with the latest comments from the BANES Arboriculture Environment Team and, in particular, the observation that "the revised proposals are a retrograde step".  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.  Whilst the revised proposed layout for the development does have some properties facing the A368, these are set well back from the road and a very prominent aspect of the revised layout will be the two lines of car ports adjacent to the A368 which are not in keeping with the street scene.

This planning application must be considered in the context of the Chew Valley Neighbourhood Plan (CVNP) which passed referendum on the 16^th 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 2793/112 attempts to show the change in elevation along the A368, but does 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, with no spacing between plots 1-4 or between plots 7-10.  The entire design and layout is more in keeping with an urban housing estate than a development in an historic rural village. 

It is not clear if the grassed areas fronting plots 1-4 and plots 7-10 constitute the front curtilage to these properties or are public amenity space.  If this is public amenity space, there is a lack of dedicated frontage to the majority of the properties and only a token frontage to plots 5 & 6.  

The rear garden to plot 4 is grossly inadequate in size for a 4 bedroomed property. 

The design of the corner plot houses is particularly unattractive and alien to the village, as they have almost no frontage to them.

It is not clear the bin storage space provided at the front of numerous of the properties will be sufficient.  Each property is likely to have at least one wheelie bin (two if the property has its garden waste collected by BNES) and several recycling containers.  Similarly the two bin drop off areas at the mouth of the development, which presumably are intended to be used on collection days, do not appear to be of sufficient size to accommodate all of the likely containers that will be deposited there by the residents of the development.  

The overall design exploits the site beyond its maximum potential.  In addition, with all the houses being set around a large parking courtyard that fronts the A368, this development has a highly suburban appearance that is entirely out of keeping with the character and appearance of the existing housing within the village and the Conservation Area.

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. It is not clear if the reference to "natural rubble stone red sand stone" in the Issue Sheet is meant to be a reference to the local Mendip stone.  The proposed Black grovebury tiles are foreign to this village and are entirely out of character, as are the flat slate grey tiles.

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 would ordinarily lend themselves to families but they are all of a very modest size, and most have no car parking adjacent to the property making them wholly impractical for families and particularly those with young children or babies.  There are no amenities at the west end of the village.

All of the properties on the revised proposed layout are two storey, making them less attractive for older residents wishing to downsize to a property set out on one level.  The lack of parking provision adjacent to the smaller properties also makes them less attractive for this demographic.

As previously stated the properties should be fronting on to the A368 in line with the current street scene. This is not achieved by the revised proposed layout, with the majority of the houses being set at right angles to the A368 and those that face the A368 being set far back from the road.

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.  These minimum standards are not met by the revised proposed layout as there is no provision for visitor parking, and each of the four bedroomed houses only has two parking spaces not three. 

The CVNP expects a minimum of 29 car parking spaces for a development of this nature, including visitor parking.  Since no garage or secure area is provided, the CVNP requires a minimum of 11 bicycle spaces.

In terms of the actual car parking spaces provided there are only currently 20 car parking spaces shown in the revised application and 10 of these spaces are in car ports.  The CVNP states that garages are not to be included as car parking spaces and therefore if the car ports are to be treated as garages, which would seem to be appropriate, the proposed revised scheme requires 29 car parking spaces not including car ports.

The parking provided is also extremely impractical, being of a tandem variety.  This means that the front vehicle will need to move into the road to allow the rear vehicle to exit.  It would be impossible for more than one vehicle to perform such a manoeuvre at any one time, due to the close proximity of the carports and the width of the hammerhead.

If any delivery vehicles arrive and park in the development, this will make it virtually impossible for vehicles parked in any of the parking spots to exit.  If visitor vehicles park in the hammerhead, as is likely, this will make it virtually impossible for emergency vehicles, refuse collection vehicles or delivery vehicles to access the site.  The proposed revised design of the site also 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.

The inevitable consequence of the proposed parking provision will be vehicles parked along the footpath on the A368, 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. 

As mentioned above, the parking for plots 1-4 and plots 7-10 is not adjacent to the properties it serves, making it extremely inconvenient for residents of these properties and potentially dangerous, as residents will be forced to walk along the road to access the pathway leading to their property.  In addition, there appears to be no footpath from the development to the A368.  There are two "bin drop off" areas immediately adjacent to the A368 which are likely to be overfilled with wheelie bins and recycling boxes on days when there are collections, making both vehicle access and pedestrian access more difficult on those days and potentially 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.  Whilst the revised drawings show green space adjoining plots 1-4 and plots 7-10, it is not clear whether this is communal space.  Even if this is public amenity space, it does not lend itself to being a 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

Development must:

 • 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.

The Parish Council invites B&NES Highways and Traffic to consider the revised application and in particular the adequacy and safety of the access to the site from the A368, both generally and when the bin drop off area is full/when B&NES refuse collection/recycling vehicles are stopped by the bin drop off area to empty the bins and recycling containers.  The Parish Council considers that the current visibility splay is inadequate bearing in mind the above concerns in relation to the bin drop off area, but also more generally for safe access to and from the proposed development onto the A368.

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 about emergency vehicles on site, in relation to this proposed new layout.

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.

The Parish Council invites the B&NES Arboriculture Environment Team to consider the suitability of what appear to be proposed trees to be planted in very close proximity to plots, 1, 10 and 5.  The Parish Council feel strongly that the revised application should have been submitted with a revised landscaping proposal, a fact which has been noted in the revised comments by Colm O’Kelly of the Arboriculture Environment Team at B&NES dated 11 May 2017.

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.