Nine self-build homes at Land at Culmstock Road, Hemyock

What was proposed

The application sought outline permission for up to nine self-build or custom-build homes, with access decided now and other matters reserved.

“Outline application with all matters reserved, other than the point of access for the erection of up to 9 self or custom-build dwellings.”

“AGENDA 54 The proposal is made for outline planning permission for the erection of up to nine self or custom build dwellings, with details of access to be determined within this outline proposal, and details of appearance, layout, scale and landscaping to be reserved.”

Officer report

The site and surroundings

The grassed site lies outside but alongside Hemyock’s settlement boundary, near the cemetery, public open space, homes, heritage assets, a national landscape and a watercourse.

“The application site is located to the north of Culmstock Road, outside of but adjoining the defined settlement boundary of Hemyock. Other than the presence of a small redundant concrete block building and another small timber clad building, the site is currently undeveloped, comprising a grassed field. The site is to the east of Hemyock Cemetery, to the south of an area of public open space and is to the north and west of existing residential development.”

“This site lies approximately 85m to the north of Hemyock Castle, a Scheduled Ancient Monument and associated buildings which range from grade II to grade II*. Further to the south west is St Marys Church, which is a grade II* building too. The site is also within the Blackdown Hills National Landscape.”

Officer report

Earlier planning history

Earlier applications included a refused outline dwelling proposal and permissions for up to 40 homes with public open space and infrastructure.

“16/01772/MOUT - PERCON date 18th April 2019 Outline for the erection of up to 40 dwellings (including affordable housing), public open space and associated infrastructure - Non-Material Amendment - 20/01786/NMA - Granted 08/03/2021”

“20/01698/MARM - PERCON date 18th December 2020 Reserved Matters for the erection of up to 40 dwellings (including affordable housing), public open space and associated infrastructure following Outline approval 16/01772/MOUT.”

Officer report

Why officers recommended approval

Officers considered that housing and self-build benefits outweighed limited harm, with highway, flood, ecology and heritage matters capable of being controlled.

“Noting the above position, the site is on the edge of the settlement limit, making it relatively sustainable in planning terms. It is considered that it has been demonstrated that a development scheme could come forward that would meet the various objectives of the development plan, including giving the appropriate consideration to the impact of the development on the Blackdown Hills National Landscape and local designated heritage assets.”

“The proposed development comprising outline planning permission for the erection of up to nine custom and self-build is considered to be acceptable. The proposal, subject to detail is considered to be able to be carried out without causing demonstrable harm to residential amenity, highway safety, local ecology, flood risk, or to the setting and significance of local designated heritage assets and the scenic beauty of the Blackdown Hills National Landscape.”

Officer report

What residents said

Thirty residents objected over location, traffic, access, infrastructure, flooding, wildlife, trees, landscape, heritage, amenity and construction, while one supported the proposal.

“- The site is outside of the village settlement limits. - The site is meant to be in use as communal space. It is understood that it is designated as pubic open space in relation to planning permission 16/01772/MOUT. - The development will lead to increased traffic levels in the locality, where there is already congestion at school times. - The access will have limited visibility that will create a hazardous junction at this point.”

“The site is also home to an extensive range of flora. - The proposal includes the unnecessary loss of existing trees. - The development is not needed, as there are homes on the nearby new development that have not been sold after nearly three years. There are also many other houses within the village for sale. - The development will adversely impact upon the Blackdown Hills National Landscape. - The level of archaeological investigation is insufficient.”

Officer report

Who spoke

An objector, the applicant and the Ward Member spoke during the committee’s consideration of the application.

What members discussed

Members discussed public open space, access rights, contributions, the self-build list and archaeological investigations, and wished affordable housing funds to benefit a Land Trust.

“Whether the area on the map earmarked as public open space currently existed? It was explained that the land was public open space provided as part of the Cavanna Homes development. • Whether there was an existing right of way across the land toward the public open space? It was believed that there was an intention to always provide access. The Ecology and Biodiversity Net Gain reports had also factored in the two metre wider opening of the hedge.”

“Although this could not be guaranteed - it was noted that Members wished for £162,000 of Section 106 funds to be earmarked for affordable housing and be given to the Land Trust in order to facilitate affordable housing.”

Minutes

The committee vote

The committee resolved to grant permission subject to conditions and a legal agreement including Parish Council access to the cemetery extension; two councillors voted against.

“It was RESOLVED that planning permission be granted subject to conditions and the prior completion of a S106 agreement which included the right of access for Hemyock Parish Council to the cemetery extension.”

“Notes:- (i) Tim Barton spoke as the objector. (ii) Darren Summerfield spoke as the applicant. (iii) Cllr S Clist spoke as the Ward Member. (iv) Cllrs S Clist and L Cruwys voted against the application.”

Minutes