45 homes at Land South Of Fairbanks, Coalpit Lane, Stoke St Michael

What was proposed

Reserved matters were sought for 45 dwellings with landscaping and infrastructure, under an outline permission for up to 47 homes.

“The Officer’s Report stated this application sought approval for a reserved matters application (layout, scale, appearance and landscaping) for the erection of 45 dwellings, together with associated landscaping, infrastructure and works. Outline permission for up to 47 dwellings had previously been granted on appeal, with access agreed at outline stage.”

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The site

The sloping site has a public right of way across it and lies near Grade II listed buildings and environmental designations.

“The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation and outlined the site context, including, the sloping nature of the site from Coalpit Lane down towards Mill Lane, the presence of a public right of way across the site, the proximity to Grade II listed buildings (Stoke Mill and Mill Cottage) and Environmental designations in the wider area, including the Mells Valley Special Area of Conservation and St John’s Well SSSI.”

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Why officers recommended approval

Officers found heritage harm outweighed by public benefits, acceptable drainage and amenity, and recommended approval subject to conditions.

“Drainage, ecology, landscaping, heritage impact and residential amenity were addressed, with Officers concluding that there would be less than substantial harm to the setting of nearby listed buildings which was outweighed by public benefits. The drainage arrangements were acceptable, subject to conditions and the separation distances to neighbouring properties were adequate.”

“The Officer recommended approval subject to conditions.”

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Objections

Three speakers and the Parish Council objected over density, overlooking, parking, drainage and materials.

“Density and layout on a steeply sloping site. • Overlooking and loss of amenity to neighbouring bungalows. • Insufficient parking provision and highway safety. • Drainage and sewerage capacity, including impacts on historic mill infrastructure. • Impact on the character of Stoke St Michael and use of materials not reflective of the Village Design Statement.”

“Stoke St Michael Parish Council objected to the application and reiterated objections and highlighted concerns regarding construction impacts, drainage, parking, materials, and heritage assets.”

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Who spoke

The applicant, a not-for-profit housing association, highlighted local housing need, grant funding and sustainable construction.

What members debated

Members discussed the limited scope of reserved matters, parking shortfall, construction controls and materials.

“During the discussion that followed, Members discussed:”

“The limited scope of reserved matters and the implications of the outline appeal decision. • Parking shortfall and whether further reductions in unit numbers could address concerns. • Construction management and the importance of controls on construction traffic and hours of work. Officers clarified that Construction Management and Environmental Management Plans were secured by pre- commencement conditions at outline stage.”

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The decision

The application was approved in line with the officer's recommendation, 10 votes to 1 with 1 abstention, with an added condition protecting trees and hedgerows from overlooking.

“At the conclusion of the debate, Councillor Martin Dimmery proposed that the application be approved, in accordance with the Officers recommendation with additional conditions regarding the removal of Permitted Development Rights on properties 34 to 44 with an aim to protect the roots of trees and hedgerows and avoid overlooking on the southeaster edge of the site. This was seconded by Councillor Martin Lovell.”

“That planning application 2024/1441/REM be APPROVED in accordance with the Officer’s recommendation with an additional condition to remove Permitted…”

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