Single dwelling redesign at Top Road, Westbury-sub-Mendip, Wells

The site and surroundings

The site lies north of Top Road within a sloping, enclosed area surrounded by agricultural land and a vineyard, with views across the Somerset Levels.

“Adhering to Conditions • Building Control Team 4 Scheme of delegation 4.1 The application proposed is for ‘minor’ development. Westbury Sub Mendip Parish Council objects to the application, whereas the officer recommendation is for approval. Following the Vice-Chair referral response, this application is to be determined by Planning Committee East.”

“The site is accessed via an existing farm gate enclosed on either side by hedgerow. The location of the site within the slope gives views out over the Somerset Levels to the South. Constraints and designations • National Landscape (Previously known as Area of Outstanding Natural Beauty) • Somerset Levels and Moors Ramsar Risk Area (Brue catchment) • Outside of Development Limits 8 Relevant history • 2020/0364/OTA - Proposed erection of a dwelling – Approval 08.07.2020 •…”

Officer report

Why officers recommended approval

Officers considered the redesign acceptable because it retained the approved dwelling, reduced glazing, limited visual effects and avoided additional harm to the landscape.

“As such, the dwelling will be located in a ‘bowl’ type setting. The proposal seeks the redesigning of the proposed dwelling from that previously approved. The redesigned dwelling seeks a reduction in glazing, whilst retaining the modern aesthetic of the previous scheme. The proposal also seeks the redesign of the roof, with the slope of the mono-pitched roof reversed.”

“Whilst redesigning the proposal, the visual impacts of the proposal remain similar to the previous. Through the ‘bowl’ topography of the site, any visual impacts of the proposal will be vastly reduced. To the South (front) elevation, the overall visual impacts remain similar to the previous, with the proposal retaining the use of grey coloured materials and a reduction in glazing.”

Officer report

Consultation responses

The parish council objected over development limits, landscape impact, hedgerows, visibility splays, character and dark skies, while Environmental Protection raised no objection.

“Representations from consultees 11.1 It should be noted not all consultees are consulted on all planning applications. The circumstances for statutory consultation are set out in Section 18 of the Town and Country Planning (the Development Management Procedure) (England) Order 2015. A summary of the latest/final comments is made below. The Council’s website should be viewed to see the full representations and/or previous representations which have been superseded.”

“Outside of development limits 2. Visual impact on the Mendip Hills National Landscape 3. Objection to the removal of the boundary hedgerow and trees 4. Proposal includes visibility splays not previously shown 5. Proposal is more pronounced than previous and does not sympathise with the character of the area 6. Dark skies impact of the proposal…”

Officer report

Who spoke

A parish councillor requested additional screening, a division member supported the parish concerns, and the agent said the revisions reduced countryside harm.

What members discussed

Members discussed countryside visibility, cleared vegetation, hedge height, spot levels, landscaping and automatic blinds to protect dark skies.

“During the discussion, the following points were raised:”

“There was concern the development should not have a detrimental impact on the countryside. Members noted the development could not easily be seen because it was in a quarry on three sides. However, they noted the western side was visible. • Members noted a lot of the vegetation had already been cleared. • Members were interested in whether the hedgerow could be made 4 metres high. Particularly on the western side.”

Minutes

The vote

Members approved a proposal for additional landscaping, automatic blinds and external-lighting requirements by nine votes to none, with one abstention.

“Councillor Martin Dimery proposed the application be approved with additional conditions in consultation with the Landscape Officer and the Division Members to include a Landscaping Scheme, amendment to condition 13 require automatic blinds in the south facing side to fit windows and to add an additional condition asking for details of any external lighting.”

“That planning application be approved with additional conditions in consultation with the Landscape Officer and the Division Members to include the requirement to fit windows with automatic blinds in the south facing side, to require a Landscaping Scheme, and to add an additional condition asking for details of the external lighting.”

Minutes