THE FOLLOWING MINUTES ARE CURRENTLY IN DRAFT FORM AND SUBJECT TO CHANGE WHEN APPROVED AT THE NEXT PARISH COUNCIL MEETING ON 10TH JULY 2017

DRAFT MINUTES OF COMPTON MARTIN PARISH COUNCIL MEETING

HELD ON 12 JUNE 2017 AT 7.00 P.M.

IN COMPTON MARTIN VILLAGE HALL

Present

Councillor R Chapman (RCh)

Councillor C Craig (CC) (Vice Chairman)

Councillor J Halling-Brown (JHB)

Councillor A Jurkiw (AJ) (Chairman)

Councillor K Moore (KM)

Councillor E Taylor (ET)

District Councillor Victor Pritchard

Clerk Jane Griffiths

9 Members of the Public

1.         To receive and accept apologies for absence

·         All councillors present

2.         Receive comments from the public

Comments received regarding

·         The cutting of the verges in Compton Martin

·         The cutting of private hedges restricting the view and ability to walk on pavements.

·         West Harptree Planning Application

3.         Receive declarations of interest in the agenda

·         Declarations of interest were received in respect of Agenda Item 1.2 (a) by ET, RCh and CC.

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

·         It was proposed and seconded that the minutes of the 15 May 2017 be approved and signed.  All in favour.

5.         Finance and Correspondence

1.2       It was proposed and seconded that the following payments be made.  A payment of £35.00 made payable to the Information Commissioner was also agreed and will be placed on the agenda for July.

6.         1.1       Compton Martin Parish Council – Annual Return for 31^st March 2017

·         The Clerk was pleased to report that there were no issues arising from the Internal Audit carried out by IAC Limited for 2016/17

1.2       Section 1 of the Annual Return for 2016/17 (The Annual Governance Statement)

·         It was proposed and seconded that the Parish Council formally approve Section 1 the Annual Governance Statement for 2016/17.  The Chairman and Clerk to sign Section 1. All in favour.

1.3       Section 2 of the Annual Return for 2016/17 (The Annual Accounting Statements)

·         It was proposed and seconded that the Parish Council formally approve Section 2 the Annual Accounting Statements for 2016/17.  The Chairman and RFO to sign Section 2. All in favour

7.         Applications for Annual Grants for 2017/18

            It was noted that applications for Grants had been received from

·         Compton Martin Parochial Church Council

·         Compton Martin Village Hall

Councillors discussed the above applications and requested the Clerk place these items on the agenda for payment at the July meeting.

It was noted that Compton Martin Parochial Church Council were developing plans to improve access to the churchyard for people with physical disabilities and those using wheelchairs.

8.         Compton Martin Parish Council Vacancy

To receive a report from the Clerk updating the Parish Council on applications and to agree the next stage of the proceedings.

·         The Clerk confirmed that the closing date for applications was the 30^th June 2017.  To date one application to join the parish council had been received.  It was agreed that on the closing date the Clerk will let the Chairman and Vice Chairman have applications received with a view to arranging to meet.  This item to be placed on the agenda for the July meeting with a view to the newly appointed Councillor to join the Parish Council in September 2017.

9.         BT owned Telephone and Telephone Kiosk

To receive an update from the Clerk regarding the removal of the BT owned telephone.

·         The Clerk confirmed that BT had removed the telephone from the telephone kiosk.  No notification had been sent to the Parish Council or B&NES.  The Clerk had been discussed the issue with B&NES who are pursuing this matter.  The Clerk was asked to ensure that the Parish Council is consulted before the removal of the telephone kiosk.

10.       Draft Parish Charter

To receive a copy of the draft Parish Charter and Consultation document for discussion at the July meeting.

·         Councillors each received a draft copy of the Parish Charter for consideration.   Please share any comments with the Clerk before the July meeting.  The Clerk will place this item on the agenda for July 2017

11.       Mendip Hills AONB

To discuss request received from Mr Jim Hardcastle, newly appointed Manager of Mendip Hills AONB and Mrs Liz Brimmel, recently appointed Representative of the Mendip Hills AONB for B&NES to attend a future parish council meeting.

·         It was proposed and seconded that the Clerk extend an invitation to Mr Hardcastle and Mrs Brimmel to attend the October parish council meeting for a 10 minute presentation prior to formal proceedings.

12.       Planning Applications

1    To consider and comment on the following B&NES Planning Decisions received:

a)      17/01412/CLEU - Treetops, Rectory Lane, Compton Martin.  

Use of land as residential, domestic garden curtilage (Certificate of Lawfulness for an existing use). DECISION PENDING

b)     17/01409/CLPU – Oakleaze, Bristol Road, Compton Martin.

Erection of 2 storey rear extension (Certificate of Lawfulness for a proposed development). - REFUSED

12.       Planning Applications

2.   To receive a report from the Planning Working Party and consider their recommendations regarding the following Planning Applications

ET, RCh AND CC LEFT THE MEETING

a)   17/00421/FUL – Feltham Lodge, The Coombe, Compton Martin – Mr M Bennett

      Erection of new detached garage (Resubmission)

It was noted that the revised plans related to the garage door which has been amended from a powder coated roller shutter to a timber door and that requests to clear up the question of ownership of land has also be dealt with. Both of the points were welcomed by the Parish Council.

It was proposed and seconded that the parish council continue to object to this planning application on the same grounds as previously stated by the parish council in correspondence dated March 2017. The correspondence can be found attached to these minutes.

All in favour

ET, RCh AND CC REJOINED THE MEETING

b)   17/02520/FUL – Lake View, The Wrangle – Mr Grant Allen

      Erection of front and rear extensions (Resubmission)

      It was noted that this was a resubmission of an application which was approved in October 2016.  The modest changes were detailed in a letter from the Applicant’s Agent.  There were no objections from neighbours.  

      It was proposed and seconded that the parish council tick the approve box.  All in favour.

13.       To receive Updates from Working Parties

            1. Coombe View and The Batch

            To consider replacing the traffic mirror recently damaged on Coombe View.

• This matter was discussed at length and it was proposed and seconded that the traffic mirror should not be replaced on Coombe View principally because of the potential liability such a course of action would entail for the Parish Council.
• The Clerk was asked to write to the residents concerned confirming the parish council's decision and to suggest other alternatives discussed. All in favour.

2. The Pond

To receive an update on the cutting and removal of weed in the pond and approve payment if necessary.

·         It was confirmed that the weed in the pond will be cut on Monday 26^th June.  It was proposed and seconded that the following cheques be raised to cover the cost of the work.  All in favour.

3. Highways  

·         The Clerk will inform B&NES of potholes when entering the village from West Harptree and the west end village.

·         The fingerpost has now been removed for refurbishment.

4. Broadband Working Party

·         Somerset County Council have now awarded the contract but not given any indication of the successful contractor.  

5. Footpath Working Party

 To consider the recruitment of a Footpath Walk Maintenance. 

·         The Clerk will discuss this matter further with the PROW Officer and clarify the information received. 

14        To receive reports from Councillors who have attended outside meetings and dates of future outside meetings.

·         ALCA Meeting – 25^th May 2017 – The Clerk was unable to attend.  Councillors gave feedback regarding the B&NES Online Planning Portal which the Clerk will pass on.  The Parish Liaison Meeting will take place on Wednesday 12^th July.

15.       To receive an update from District Councillor Victor Pritchard

·         Chew Valley South Ward may change in the Boundary review

16.       Future Dates of Meetings

            Monday 10^th July 2017

            August – No scheduled meeting

            Monday 11^th September 2017

            Monday 9^th October 2017

            Monday 13^th November 2017

            Monday 11^th December 2017

COMPTON MARTIN PARISH COUNCIL

13 June 2017

Planning Services

Lewis House

Manvers Street

Bath BA1 1JG

Dear Sirs,

17/00421/FUL – Feltham Lodge, The Coombe, Compton Martin –

Erection of new detached garage (re-submission)

Compton Martin Parish Council considered the above planning application at their parish council meeting on Monday 12 June 2017.  I have been instructed to write to you to confirm their wish to OBJECT to this planning application.  The Parish Council’s previous comments are considered to remain relevant and are attached to this response.

It was noted that the revised plans related to the garage door which has been amended from a powder coated roller shutter to a timber door and that requests to clear up the question of ownership of land has also be dealt with. Both of the points were welcomed by the Parish Council.

The parish council however wish to continue to object to this planning application on the same grounds as previously stated by the parish council in correspondence dated March 2017 as follows.

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.

The Parish Council have taken note of the valid comments made by parishioners.

The Parish Council having compared this application to the withdrawn application 16/05191/FUL notes that

• Item 8 on the Application for Planning Permission asks the question - Will the proposed works affect existing car parking arrangements, and the applicant continued to respond by ticking the NO box. This is incorrect and very misleading.  Part of the land which is the subject of this planning application has been used and is essential for the parking of vehicles owned by parishioners living in The Coombe, visitors, and delivery vehicles.  The need for a turning space is paramount for emergency vehicles, B&NES refuse Lorries, delivery vehicles, etc. 

Other than the Chew Valley Neighbourhood Plan passing referendum on the 16^th February 2017, it would appear that no other changes have been made to the application and for this reason the Parish Council feel their previous comments must stand.  Copies of these comments are enclosed.

In addition, the Parish Council wish to point out the following policies from the Chew Valley Neighbourhood Plan which must be considered when looking at this planning application

The Chew Valley Neighbourhood Plan objectives cover Housing Development, Environment, Business and Facilities, and will ensure that:

• Housing and Development – meets the needs and desires of local people, safeguards the intrinsic character of the area by sensitively guiding design decisions about what type of development to allow and thus maintaining the essence of this beautiful area, which can be passed on to future generations.

• Environment – conserve or enhance the rich biodiversity of the area.

The Parish Council are extremely concerned that the above objectives of the Chew Valley Neighbourhood Plan are NOT being met by this planning application.

Particular note should be taken of the following Chew Valley Neighbourhood Plan policies

Policy HDE1 Rural Landscape Character To be supported development proposals must demonstrate they conserve and do not harm the characteristic rural features of the area including the undeveloped landscape setting of settlements; natural field boundaries and traditional stone buildings in farmlands; and woodlands, orchards and other mature trees.

Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007), Policy NE2A: Landscapes and the green setting of settlements, Policy GB1: Visual amenities of the Green Belt, Policy CP8: Green Belt, Policy NE2: Conserving and enhancing the landscape and landscape character, Policy CP6: Environmental quality, B&NES SA Objective 6: Protect and enhance local distinctiveness. NPPF Para 7, 79, 115

This planning application is for a large garage, using materials which are not in keeping with the Conservation Area and AONB.  Red concrete tiles are not in keeping with this area and it is not clear what colour the render will be. 

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

As stated above this planning application is for a large garage, using materials which are out of keeping with its surroundings.  A powder coated metal roller shutter door is out of keeping in a Conservation Area and AONB and is more appropriate for commercial premises. 

Policy HDE3 Important Views to be supported development proposals must demonstrate regard for sensitivity to relative visual prominence shown in illustration HDE3-V2, and not significantly harm the important views including views identified in the maps and photographs in illustrations HDE3-V1a to HDE3-V1h.

Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy D1: General Urban Design Principles , Policy CP8: Green Belt, Policy CP6: Environmental quality, Policy GB1: Visual amenities of the Green Belt Policy NE2A: Landscapes and the green setting of settlements, Policy NE2: Conserving and enhancing the landscape and landscape character, B&NES SA Objective 3: Promote stronger more vibrant and cohesive communities and reduce anti-social behaviour, crime and the fear of crime, B&NES SA Objective 6: Protect and enhance local distinctiveness. NPPF para 79, 81, 115.

Policy HDE3 supports developments demonstrating regard for sensitivity to views.  This garage will be seen from the main A368, and from Rectory Lane. 

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

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.

Policy HDE 8a is particularly relevant and although it is accepted that Policy HDE 8b relates primarily to new residential developments, note should be taken of the minimum requirements  and the fact that garages are excluded from the prescribed minimum standards.  The issue of surface water disposal has not been addressed in this planning application and there is a real concern that the proposed development could increase flood risk in the locality, which is already an issue for residents of The Coombe.

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.

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.

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

Policy HDE 9 a, b, and c – Sustainable Drainage is extremely relevant and must be considered by the case officer.  It is proposed that concrete block paving will be used where currently there is gravel.  How water is intended to drain from the area of concrete block paving is not dealt with in this planning application.  It is also not clear how large an area of concrete block paving is proposed to be installed, nor is the precise location of the concrete block paving marked on any of the submitted plans. There is history of flooding at the bottom of The Coombe and it is felt that the proposals for drainage should be much clearer,. 

Policy HDE12a Tree and Ancient Hedgerow Conservation Development proposals will not be supported where they directly or indirectly have an adverse impact on ancient species-rich hedgerows or ancient woodland (identified on Map M8 and in Appendix 4) or substantial/ancient/veteran trees.

Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy NE6: Trees and woodland conservation, B&NES SA Objective 7: Protect and enhance the district’s historic, environmental and cultural assets. NPPF para 118.

Damage has already occurred to existing mature trees and more damage has occurred recently.  We would ask the case officer to note the response from the Arboricultural Environment Team at B&NES to the previous application where they state that no development shall take place until an annotated tree protection plan has been submitted.   The impact of the proposed concrete block paving on the existing trees on the site should also be considered as should the issue of whether the roots of any existing trees are likely to be damaged by vehicles driving over them.  The applicant has been instructed to replant mature trees to replace those that were unlawfully cut down.   Such replanting has not  yet started.

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.

The Parish Council request that Policy HDE15 is adhered to.

Policy BF3b Protecting Significant Facilities To be supported proposals that would result in the loss of any community hall, public house, shop, restaurant, theatre, social club, or car park to which the public have access, or other significant community facility, and do not include the creation of new alternative equivalent premises, must include evidence, to the satisfaction of the Local Planning Authority, that community use is not viable, and that the premises have been extensively marketed for a minimum of 12 months, and that the subsequent use would not interfere with any existing ecological function on or near the site.

Policy is in line with B&NES Core Strategy Policy /Placemaking Plan/Saved Policies of the Local Plan (2007): Policy LCR1: Safeguarding local community facilities, Policy LCR1A Public houses, Policy RA3 Community facilities and shops, Policy RE1: Employment uses in the countryside Policy LCR2 New or replacement community facilities, B&NES CS Business 6, B&NES SA Objective 4: Build a strong, competitive economy and enable local businesses to prosper. NPPF para 28.

There is a real concern regarding the loss of parking amenity within the proposed development site. The size of the garage will impact on the availability of public parking on the area next to it.  No one will be able to park in front of the garage, thereby reducing the number of car parking spaces available to residents of The Coombe. 

It must be remembered that The Coombe is a small, dead end lane with extremely limited passing space for vehicles, and so a lack of a turning space and reduced car parking, which this proposed development would cause, will impact severely on every resident of The Coombe.

Yours faithfully,

COMPTON MARTIN PARISH COUNCIL

21 November 2016

Kate Whitfield

Bath & North East Somerset Council

Planning Services

This planning application should be seen in the context of the draft Chew Valley Neighbourhood Plan, of which Compton Martin is a constituent.

The Parish Council wish to OBJECT in principle to this application.

This is a poor quality planning application with inadequate ‘sketch’ drawings. Dimensions were not provided. There is a high level window on the west elevation which may indicate an upper floor being contemplated, for which there is no plan. The application indicates that further land has been purchased, which may account for the difference in plot outline between the ‘plans’ provided. That being so, one plan shows space for parking three cars, while the other does not. Because the plans are so poor, the Parish Council cannot be certain that the garage can be considered permitted development both from a viewpoint of proximity to the house and its height.

This application follows 16/00348/FUL and 15/03510/FUL. Planning permission was granted by the planning authority against the advice of this parish council. [Details of our responses are attached.]

The proposal is for a detached garage. Without dimensions, it appears from the sketches that the garage is significant in size, approaching 50% of the original house. The design is uninspiring and proposed cladding and roller door out of keeping with a Conservation Area. The proposed concrete tiles are inappropriate and should be recycled roman tiles; concrete tiles neither preserve nor enhance the Conservation Area. The application form gives the impression that pre application advice has been given but the Parish Council is unsure whether this was formal advice.

Feltham Lodge is situated towards the top of a narrow rural dead-end lane. It is OUTSIDE the Compton Martin Housing Development Boundary. The property is INSIDE the Mendip Hills Area of Outstanding Natural Beauty and within the Compton Martin Conservation Area.

The Coombe is an historic narrow rural lane which brings a number of issues with this application to the fore. The Village Plan and draft Chew Valley Neighbourhood Plan is against further development in this lane and, of course, the subject site is not inside the Housing Development Boundary.  The Coombe, which becomes a public footpath through Compton Wood, has been designated as a site of Nature Conservation Importance by B&NES and includes a SSSI as a geological site and hibernaculum for bats, Policy NE10 applies.

In addition to the merits of the garage itself are matters relating to parking in The Combe and Environmental issues to which the planning authority has not given sufficient enquiry.

Car Parking

There are issues of amenity of neighbours and parking. (D2) The applicant site includes an area historically used for parking. The Parish Council has seen adverse comments from neighbours. This would appear to raise issues of Rights of Way (SR9). The purchase of additional land would appear to be in conflict with the neighbours’ rights. A key element of use of part of the site for vehicle access and turning is of major concern. The Coombe is a dead-end lane and this land is the only possible area where vehicles, and importantly emergency services vehicles can turn. The alternative would be reversing back down the lane onto the main road. (By way of information, B&NES utilises a small refuse collection vehicle because a normal sized vehicle cannot satisfactorily use the lane.) 

Environmental

The Parish Council is aware that there is an old underground fuel tank on the site and is concerned about the environmental effect of a deteriorating structure and the potential for leachate which would affect the water courses. (Policy ES15). The planning authority seem to be remarkably sanguine about this (16/00348/FUL Delegated Report). However, this application appears to show the garage being built on top of the old underground fuel tank, thus emphasising the Parish Council’s concerns for the environment.

Furthermore, this land is close to a designated site of Nature Conservation Importance and includes a SSSI as a geological site and hibernaculum for bats, Policy NE10 applies. The Ecology Officer is invited to consider the impact.

COMPTON MARTIN PARISH COUNCIL

15 March 2016

Mr Corey Smith

Planning Services

B&NES

16/00348/FUL:  Feltham Lodge, The Coombe, Compton Martin

To extend and update the present building and add a swimming pool in the garden (resubmission)

The Parish Council wish to OBJECT to this Planning Application.

This is a confusing application, with few of the Parish Council’s previous comments (attached) being addressed.

A further confusion is the late substitution of amended plans which remove a garage and swimming pool from the plans submitted in February with this application. No commentary or reasoning for this is given.

For clarity, the Parish Council repeats the earlier comments (below), in addition to which there are further comments:

Environmental Risk Assessment

The site contains an old fuel pump and old underground fuel tank. These are of considerable age and the Parish Council is concerned at likely leachate and other sub-surface ground contamination and wish the Planning Officer to undertake a proper physical (not desk-top) survey and risk assessment.

The application makes no mention of surface and underground water courses (the subject site is on a steep hillside and affected by significant water run-off) which would be adversely affected by any development.

Trees

The application requires that the Yew tree be felled. Given the applicant’s history of felling trees on this site without authority, the parish council sees no reason why another tree should be removed. In fact it should be retained in any event in partial recompense for the unauthorised felling.

Car Park

A document has been posted on the website but this does not assist with understanding either ownership of the car parking area or rights of way. The Parish Council wish to see a proper analysis undertaken and published.

The Parish Council advises the Planning Authority that it would have wished to have seen a completely new planning application rather than these amended details

PLEASE FIND BELOW THE PARISH COUNCIL’S PREVIOUSLY SUBMITTED COMMENTS:

Site Location: Feltham Lodge, The Coombe, Compton Martin, Bristol

Description of Proposal: Alterations and extension to existing dwelling to include the erection of extension to west side, addition of roof gables to replace roof hips and provision of gables to both sides of the existing roof, erection of detached garage and installation of swimming pool.

Name of Applicant: Mr M Bennett

Application Number: 15/03510/FUL

The Parish Council OBJECTS in Principle to this planning application.

Feltham Lodge is situated towards the top of a narrow rural dead-end lane. It is OUTSIDE the Compton Martin Housing Development Boundary. The property is INSIDE the Mendip Hills Area of Outstanding Natural Beauty and within the Compton Martin Conservation Area.

The plans provided by the applicant are considered to be of poor quality, which does not aid assessment.  For some reason they are based on 1958 data.  There are no dimensions shown on these “sketch type” drawings. 

Feltham Lodge, a former quarry office, is a dominant building towards the top of the Coombe, overlooking the main area of green space in the village and will be more evident when surrounding hedges are cut and walls rendered.  B&NES Policy NE1 Landscape Characteristics applies. 

NE1 – Landscape Character

Development which does not either conserve or enhance the character and local distinctiveness of the landscape will not be permitted.

The aim of Policy NE1 is to retain and where appropriate enhance local landscape character in both urban and rural areas.  Developments will need to meet high standards of design, be sensitively related to existing settlements and conserve historic, wildlife and landscape resources. 

The Coombe is an historic narrow rural lane which brings a number of issues with this application to the fore. The Village Plan and contribution to the proposed Chew Valley Neighbourhood Plan is against further development in this lane and, of course, the subject site is not inside the Housing Development Boundary.  The Coombe, which becomes a public footpath through Compton Wood, has been designated as a site of Nature Conservation Importance by B&NES and includes a SSSI as a geological site and hibernaculum for bats, Policy NE10 applies.

The Parish Council believes that the Planning Authority should consider the National Planning Policy Framework Section 12.9 Conserving and enhancing the historic environment, which states that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise.  They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset's conservation and any aspect of the proposal.

The Parish Council have also noted the B&NES Document - Living within a Conservation Area - How is Change Managed in conservation areas?

The emphasis within conservation areas is on ensuring local character is strengthened, not diminished by change.  Sensitive management of change is essential rather than no change at all and applications for planning permission must still be determined on their planning merits.  

The general design (see B&NES Policy D2) is of limited quality, with inappropriate materials (D4). The proposed roof tiles are out of keeping with the Conservation Area (Policy BH6) and reclaimed double roman tiles should be specified.

Policy D2 raises issues of amenity of neighbours and parking. The applicant site includes an area historically used for parking. The Parish Council has seen both adverse comments from neighbours and also from the (unconnected) owner of part of the site. This would appear to raise issues of Rights of Way (SR9). A key element of use of part of the site for vehicle access and turning is of major concern. The Coombe is a dead-end lane and this land is the only possible area where vehicles, and importantly emergency services vehicles can turn. The alternative would be reversing back down the lane onto the main road. (By way of information, B&NES utilises a small refuse collection vehicle because a normal sized vehicle cannot satisfactorily use the lane.)  Note the application form states erroneously that there is no impact on parking arrangements.

The proposed swimming pool is considered not only to be totally out of keeping with the Conservation Area and being outside the Housing Development Boundary. The pool and garaging also raise issues over supply of water and surface water drainage. (Policy ES4, ES5). Water runs down the side of The Coombe, forming a stream which eventually joins the River Yeo and into Blagdon Reservoir.

The Parish Council is aware that there is an old underground fuel tank on the site and is concerned about the environmental effect of a deteriorating structure and the potential for leachate which would affect the water courses. (Policy ES15).

In addition to the detrimental impact on the Area of Outstanding Natural Beauty (Policy NE2), in particular of the swimming pool, the construction and siting of such an inappropriate feature will also entail arboricultural works because the site is surrounded by mature trees. The Parish Council is aware that B&NES Planning Department has intervened after three mature trees were felled in the Conservation Area without the requisite permissions being obtained. The Parish Council is watching this matter with interest. (Policy NE4) the site is adjacent to a visually important open space in the village and has a prominent position (BH15).  The application form states erroneously that no trees or hedges will be removed.

There are considerable issues regarding traffic management and safety (T1). Any impact on the health and safety of residents of The Coombe, through access issues for emergency vehicles, is of major concern.  The Parish Council considers that a number sections of Policy T24 apply including:

A high standard of highways safety

Safe and convenient access for pedestrians, including those with a mobility impairment

Adequate vehicle access having regard to environmental considerations

It avoids the introduction of traffic excessive volume, size or weight onto an unsuitable road system or into an environmentally sensitive area

It avoids the increase in on-street parking in the vicinity of the site which would detract from highway safety and/or residential amenity 

COMPTON MARTIN PARISH COUNCIL

Site Location: Feltham Lodge, The Coombe, Compton Martin, Bristol

Description of Proposal: Alterations and extension to existing dwelling to include the erection of extension to west side, addition of roof gables to replace roof hips and provision of gables to both sides of the existing roof, erection of detached garage and installation of swimming pool.

Name of Applicant: Mr M Bennett

Application Number: 15/03510/FUL

The Parish Council OBJECTS in Principle to this planning application.

Feltham Lodge is situated towards the top of a narrow rural dead-end lane. It is OUTSIDE the Compton Martin Housing Development Boundary. The property is INSIDE the Mendip Hills Area of Outstanding Natural Beauty and within the Compton Martin Conservation Area.

The plans provided by the applicant are considered to be of poor quality, which does not aid assessment.  For some reason they are based on 1958 data.  There are no dimensions shown on these “sketch type” drawings. 

Feltham Lodge, a former quarry office, is a dominant building towards the top of the Coombe, overlooking the main area of green space in the village and will be more evident when surrounding hedges are cut and walls rendered.  B&NES Policy NE1 Landscape Characteristics applies. 

NE1 – Landscape Character

Development which does not either conserve or enhance the character and local distinctiveness of the landscape will not be permitted.

The aim of Policy NE1 is to retain and where appropriate enhance local landscape character in both urban and rural areas.  Developments will need to meet high standards of design, be sensitively related to existing settlements and conserve historic, wildlife and landscape resources. 

The Coombe is an historic narrow rural lane which brings a number of issues with this application to the fore. The Village Plan and contribution to the proposed Chew Valley Neighbourhood Plan is against further development in this lane and, of course, the subject site is not inside the Housing Development Boundary.  The Coombe, which becomes a public footpath through Compton Wood, has been designated as a site of Nature Conservation Importance by B&NES and includes a SSSI as a geological site and hibernaculum for bats, Policy NE10 applies.

The Parish Council believes that the Planning Authority should consider the National Planning Policy Framework Section 12.9 Conserving and enhancing the historic environment, which states that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise.  They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset's conservation and any aspect of the proposal.

The Parish Council have also noted the B&NES Document - Living within a Conservation Area - How is Change Managed in conservation areas?

The emphasis within conservation areas is on ensuring local character is strengthened, not diminished by change.  Sensitive management of change is essential rather than no change at all and applications for planning permission must still be determined on their planning merits.  

The general design (see B&NES Policy D2) is of limited quality, with inappropriate materials (D4). The proposed roof tiles are out of keeping with the Conservation Area (Policy BH6) and reclaimed double roman tiles should be specified.

Policy D2 raises issues of amenity of neighbours and parking. The applicant site includes an area historically used for parking. The Parish Council has seen both adverse comments from neighbours and also from the (unconnected) owner of part of the site. This would appear to raise issues of Rights of Way (SR9). A key element of use of part of the site for vehicle access and turning is of major concern. The Coombe is a dead-end lane and this land is the only possible area where vehicles, and importantly emergency services vehicles can turn. The alternative would be reversing back down the lane onto the main road. (By way of information, B&NES utilises a small refuse collection vehicle because a normal sized vehicle cannot satisfactorily use the lane.)  Note the application form states erroneously that there is no impact on parking arrangements.

The proposed swimming pool is considered not only to be totally out of keeping with the Conservation Area and being outside the Housing Development Boundary. The pool and garaging also raise issues over supply of water and surface water drainage. (Policy ES4, ES5). Water runs down the side of The Coombe, forming a stream which eventually joins the River Yeo and into Blagdon Reservoir.

The Parish Council is aware that there is an old underground fuel tank on the site and is concerned about the environmental effect of a deteriorating structure and the potential for leachate which would affect the water courses. (Policy ES15).

In addition to the detrimental impact on the Area of Outstanding Natural Beauty (Policy NE2), in particular of the swimming pool, the construction and siting of such an inappropriate feature will also entail arboricultural works because the site is surrounded by mature trees. The Parish Council is aware that B&NES Planning Department has intervened after three mature trees were felled in the Conservation Area without the requisite permissions being obtained. The Parish Council is watching this matter with interest. (Policy NE4) the site is adjacent to a visually important open space in the village and has a prominent position (BH15).  The application form states erroneously that no trees or hedges will be removed.

There are considerable issues regarding traffic management and safety (T1). Any impact on the health and safety of residents of The Coombe, through access issues for emergency vehicles, is of major concern.  The Parish Council considers that a number sections of Policy T24 apply including:

A high standard of highways safety

Safe and convenient access for pedestrians, including those with a mobility impairment

Adequate vehicle access having regard to environmental considerations

It avoids the introduction of traffic excessive volume, size or weight onto an unsuitable road system or into an environmentally sensitive area

It avoids the increase in on-street parking in the vicinity of the site which would detract from highway safety and/or residential amenity