One dwelling at Clevedon Road, Flax Bourton

What was proposed

Permission in principle was sought for one dwellinghouse on land at the former railway station.

“Proposal: Permission in principle for the erection of minimum no. 1 dwellinghouse to maximum no. 1 dwellinghouse…”

Officer report

The site and its history

The site lies beside the former station, the railway line and nearby housing; two 2014 certificates for open storage were refused.

“The application site is located to the south of Clevedon Road, adjacent to the former Flax Bourton railway station building. The site lies immediately north of the Bristol to Exeter mainline railway, with No. Clevedon Road positioned immediately to the north.”

“Year: 2014 Reference: 14/P/2413/LDE Proposal: Certificate of lawfulness for the existing use of the land for open storage of building materials (B8) and associated hardstanding Decision: Refuse…”

Officer report

What officers recommended

Officers recommended approval because the site qualified as grey belt land and the proposal’s other constraints were acceptable in principle or could be addressed later.

“The site qualifies as grey belt land, as it does not strongly contribute to Green Belt purposes (a), (b) or (d) of paragraph 143 of the NPPF. All four conditions under paragraph 155 are satisfied. The development is therefore not inappropriate development in the Green Belt and paragraph 153 is not engaged. There is no requirement to demonstrate very special circumstances.”

“All other matters raised, including noise, flood risk, highway access and protected species, are either acceptable in principle or capable of being addressed at the Technical Details Consent stage.”

Officer report

The main planning issues

The main issues were the Green Belt, bats, flooding and the living conditions of future occupants.

“The principal planning issues in this case are (1) Green Belt (2) Protected Species - Bats, (3) Flooding and (4) Impact on Living Conditions of future occupants.”

Officer report

What people objected to

Parish councils and six residents objected over Green Belt harm, poor accessibility, highway safety, railway noise, ecology, flooding and possible precedent.

“The site is located within the Green Belt and the proposal is considered inappropriate development resulting in harm to openness. • The site is in an unsustainable location, likely to result in reliance on private car use. • Concerns regarding the safety and suitability of the access onto the B3130. • The proximity to the railway line raises concerns regarding residential amenity and reliance on mitigation measures.”

“Green Belt: The site lies within the Green Belt and outside any settlement boundary; the proposal is considered inappropriate development resulting in harm to openness. Concerns are also raised regarding reliance on previously developed land or “grey belt” arguments, and the limited weight of the emerging Local Plan.”

Officer report

Who spoke

A local resident spoke against the application, the applicant’s agent spoke in support, and a ward member addressed the committee.

What members discussed

Members discussed the planning stages, the technical stage, site sustainability, enforcement history and emergency service access.

“Members debated the application and discussed topics such as the stages of the planning application, the technical stage of the application, the sustainability of the proposed site, history of enforcement issues and emergency service access.”

Minutes

The committee’s decision

The committee granted permission in principle in accordance with the officers’ recommendation.

“Resolved: That the application be GRANTED Permission in Principle in accordance with officers’ recommendation.”

Minutes