One self-build dwelling at Penarron, New Road, West Lyng, Taunton

One self-build dwelling and garage

The outline application proposed one self-build dwelling and garage, dividing the existing curtilage and creating a new access.

“The Planning Officer introduced the application with the aid of a presentation. The Officer explained that the application was to consider for Outline application with some matters reserved, for the erection of 1No. self-build dwelling and garage, division of existing curtilage & new access thereto, within the existing domestic curtilage of the existing dwelling.”

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A supporter challenged the officer's assessment

A supporter argued the site was within an existing curtilage rather than open countryside, that traffic speeds were lower than assessed, and that a fallback dwelling would be surrendered.

“Believed the officer’s report contains “material errors” and fails to properly consider the applicant’s submissions. • Argued the site is within an existing domestic curtilage not open countryside, so development is not harmful. • Stated that traffic speeds are around 30mph, due to road layout constraints such as the junction and bridge.”

“Highlighted that the applicant will surrender the already-approved Class AC fallback dwelling. • Emphasised the council’s lack of a five-year housing supply, warning that refusal of such small schemes increased pressure for larger greenfield allocations. • Suggested refusal would be inconsistent with a previous approval for a similar application at Bramley Road Lane, Bridgwater.”

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The local councillor backed the scheme

Councillor Bill Revans and the parish council supported the application, citing West Lyng's strong bus links and the surrender of an already-approved fallback dwelling.

“The Councillors were addressed by Councillor Bill Revans:”

“Strongly supported the application as the local councillor and states the parish council also supported it. • Emphasised that West Lyng is a settled community, despite not being a defined settlement in planning terms. • Argued the proposal is not an additional dwelling, but an alternative, since the applicant intends to surrender the Class AC approval. • Stated the new dwelling would be better for the street scene than the already- approved build-over design.”

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Who spoke

A supporter, the local councillor and the planning agent addressed the committee.

Dispute over traffic speeds and visibility

Councillors disputed the officer's traffic speed assessment but accepted the committee lacked speed-survey evidence, and noted the visibility available was far short of what a 60mph road would require.

“Councillor Bradford drew on local knowledge and disagreed with the Officer assessment of traffic speeds, argued due to various factors vehicles do not reach 60mph. • Councillors acknowledged the logic behind the highways objection but noted the committee lacked empirical data on actual speeds. • Councillors suggested that a site visit or submission of proper speed-survey evidence would help.”

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Councillors voted to refuse

Councillors proposed and seconded refusal, which carried 7 votes to 2 with no abstentions.

“After deliberations Councillor Murphy proposed to refuse planning permission. This was seconded by Councillor Grimes.”

“Having been duly proposed and seconded the Planning Committee resolved that the Planning Application be REFUSED planning permission in line with the officer recommendation.”

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