Five-bedroom dwelling at Rubbery Farm, Rubbery Lane, Lydford-on-Fosse, Glastonbury

What was proposed

The application proposed demolishing an existing barn and building a five-bedroom house with a carport and bat loft.

“Application Details Application reference number 2025/0531/FUL Application type Full Application Extension of time 31 st January 2026 Description Demolition of existing barn and erection of a 5 bed residential dwellinghouse and carport/bat loft Site address Rubbery Farm, Rubbery Lane, Lydford On Fosse Parish Lydford on Fosse Conservation area None SAC/SPA/Ramsar site catchment area Parrett Catchment of the Somerset Levels and Moors Ramsar site National landscape None Case…”

Officer report

What officers recommended

Officers recommended approval subject to the signed undertaking and planning conditions, including measures for ecology, sustainability, drainage and rooflights.

“To approve the application, subject to the signed Unilateral Undertaking dated 13 th July 2026 and subject to the recommended planning conditions.”

“No rooflights shall be installed in the development hereby approved until details of the proposed rooflights, including the specification of glazing and measures to minimise light pollution, ensuring a Visible Light Transmission (VLT) level of 30% or lower, have been submitted to and approved in writing by the Local Planning Authority.”

Officer report

The main planning balance

Officers considered the replacement building disproportionately larger, but found its benefits substantially outweighed adverse effects because an extant residential permission already existed.

“This section of policy S5 goes on to state that ‘In the case of proposals for a replacement building, it should be for the same use and not disproportionately larger than the one it replaces.’ Taking the barn as existing on the date of the publication of the Framework, the replacement building is estimated to result in excess of 110% increase in volume over and above the existing barn and a 90% increase in volume compared to the extant barn conversion scheme.”

“Therefore, considering the scale of the proposed development, the development proposals do not fall within one of the categories set out in Policy S5.1.c and should only be supported if the ‘benefits of doing so would be substantially outweighed by any adverse effects, when assessed against the national decision-making policies in this Framework’.”

Officer report

What members were told

Members were advised that ecological assessments, mitigation, flood risk, drainage and nutrient neutrality matters were acceptable or addressed through existing measures and requirements.

“Members asked about ecological mitigation, including impacts on bats, slow worms and water voles. They were advised that Somerset Ecology Services and Natural England had reviewed the submitted information and were satisfied with the ecological assessments and mitigation measures. A bat loft was included within the proposed carport to provide replacement habitat.”

Minutes

Public speaking

The only registered public speaker withdrew the request to speak, so the Chair opened the discussion to members.

The vote

The proposal to approve was carried with 10 votes in favour, none against and one abstention.

“At the conclusion of the debate, Councillor Dawn Denton proposed that the application be approved in accordance with the Officer’s recommendation. This proposal was seconded by Councillor Simon Carswell.”

“On being put to the vote the proposal to approve was carried with 10 votes in favour, 0 votes against and 1 abstention.”

Minutes

The committee’s decision

The committee approved the application in accordance with the officer recommendation and the previously agreed conditions.

“That planning application 2025/0531/FUL be APPROVED in accordance with the Officer’s recommendation and subject to the conditions previously agreed.”

Minutes