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13/1833/MOUT | Construction of 25 dwellings and 20-space car park for village hall (outline application discharging means of access only). | Land At Weeks Farm Talaton Exeter EX5 2RG
  • Total Consulted: 11
  • Consultees Responded: 0

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Paul Taylor Police Crime Prevention Officer

Consultation Date: Tue 20 Aug 2013

Clerk To Talaton Parish Council

Consultation Date: Tue 20 Aug 2013

Whimpl - Cllr M Evans-Martin

Comment Date: Mon 17 Feb 2014

I intend to support this planning application for the development of 25 dwellings at Weeks farm located at the centre of the centre of Talaton Village. I have visited the site of this plan as well as making a careful scrutiny of the plans attached to the application and as a consequence of this exercise I would make the following comments.
Although the site is situated in the centre of the village it is, in fact, discreetly and unobtrusively located beside the main road where it is camoflaged from passers by. In addition, the proposed development looks out on to the open countryside and creates no overbearing presence to the nearest neighbours and as a result create no potential overlooking of the neighbouring residents.
In addition, if this development is realised the village as a whole will be benefited by the construction of a twenty place car park for the use of the whole community. Another consideration which must be taken in the contemplation of this apploication is that this particular site is the site that received the maximum approval by the village as a acceptable site for locating new housing in the village.
I would then ask for this application be referred to the full development committee
Councillor Martin Gammell Feb 2014

County Highway Authority

Comment Date: Wed 18 Sep 2013

Observations:

The proposed development is similar to Planning Application 13/1832/MOUT in terms of the proposed access point from the highway leading to the housing development and the proposed access to the existing Weeks Farm. Therefore the observations I have already for that application can be reproduced:-

The application is Major Outline with matters of access to be considered. The proposed development is technically outside but adjacent to the 'Built-Up Boundary' and it is therefore a matter for the Local Planning Authority to decide whether this site is appropriate for development.

Whilst the proposed development is located centrally to the village centre of Talaton and the provisions of a place of worship, village shop and Public House that this offers. It should be noted that the nearest schools would require transport to Ottery St Mary or Honiton or even further away from the village. This would also be the case for most employment opportunities. These elements of sustainability will need to be considered by the Local Planning Authority in light of other planning policies.

The proposed access is from the exiting 'C' class county road (C808) which serves the village and connects with Ottery St Mary to the south and Clyst Hydon to the north of the village. This road also links, via the C833, to the A30 Trunk Road at Fairmile, where the major road connects to Honiton (6 miles) to the east and Exeter (10 miles) to the west. The road at the proposed access point is subject to 30 mph speed limit and traffic speeds generally appear to accord with this direction.

The proposed access point to the site is where there is a slight bend in the road to the left and there is an existing access to Weeks Farm on the inside of the bend. It is proposed that a new access to Weeks Farm will be made from the proposed access road to the site. There are not any existing footway provisions on this section of road. The road is wide enough at this point to allow vehicles to pass each other with relative ease.

Whilst the attached drawings do not show any dimensioned visibility splays at the proposed access. It is believed that suitable visibility splays of 2.4m by 43m (standard for 30mph) will be achievable in both directions and that forward visibility on the highway will not be encumbered either. Similarly the drawings do not show any proposed gradient at the access, but my site inspection reveals that this part of the site is relatively flat and therefore it is not perceived to be a problem with the proposed access.

The drawings do not give the proposed width of road at the access, nor do they show the radii dimensions to form the bell mouth; however these and the afore mentioned visibility splays can be appropriately conditioned within any grant of planning approval.

There is no proposed foot or cycle provision leading from the proposed access to the centre of the village, but this is in keeping with the most other roads in the area where pedestrians and cyclists are expected to use the carriageway. It is not considered to be essential for the number of dwellings (10) proposed at this location.

The proposed new access to Weeks Farm from the new road should ideally be set back from the edge of the road and provision made for any gates to open inwards and away from the internal footway/highway. It is unclear from the application exactly what function Weeks Farm has, but if it is still a working farm, adequate accessibility for farm machinery & farm vehicles should be considered at this access.

Village Hall Car Park
Regarding the proposed separate access to the 20 space car park for the Village Hall, I believe that suitable visibility splays of 2.4m by 43m will be achievable.

It is unclear from the drawings provided whether a separate footway link from the car park to the village hall is to be provided. Such a link would be desirable from an access and amenity point of view. I think that it would not unduly affect the proposed perimeter hedge. Also at least one, or hopefully two of the parking spaces would be marked for disabled use. This would also be another reason for a connecting footway.

Footway Link
The Access & Design Statement refers to the possibility of a footpath link from the proposed development to the north of Weeks Farm which would exit onto the private road known as Barnfield. Whilst a footway link of this nature could serve as pedestrian permeability for the development, it is not included within the application site and the land for its completion is not under the control of the applicant. Also this private road does not alight onto any separate footway provision in the main road. Therefore for the reasons above I have not considered this link with this application.







Recommendation:

THE HEAD OF PLANNING, TRANSPORTATION AND ENVIRONMENT, ON BEHALF OF DEVON COUNTY COUNCIL, AS LOCAL HIGHWAY AUTHORITY, RECOMMENDS THAT THE FOLLOWING CONDITIONS SHALL BE INCORPORATED IN ANY GRANT OF PERMISSION:-

1. The site accesses and visibility splays shall be constructed, laid out and maintained for that purpose in accordance with the attached Diagram 1604/sk04 revision A where the visibility splays provide intervisibility between any points on the X and Y axes at a height of 0.6 metres above the adjacent carriageway level and the distance back from the nearer edge of the carriageway of the public highway (identified as X) shall be 2.4 metres and the visibility distances along the nearer edge of the carriageway of the public highway ( identified as Y ) shall be 43 metres in both directions.

REASON: To provide a satisfactory access to the site and to provide adequate visibility from and of emerging vehicles.


2. No part of the development hereby approved shall be commenced until details of the treatment of the visibility splays required by condition 1 above and the means of defining the boundary between the visibility splay and the remainder of the application site have been submitted to and approved by the Local Planning Authority.

REASON: To ensure that the visibility splays are provided to a standard acceptable to the Local Planning Authority

3. The site access roads shall be hardened, surfaced, drained and maintained thereafter to the satisfaction of the Local Planning Authority for a distance of not less than 20 metres back from its junction with the public highway

REASON: To prevent mud and other debris being carried onto the public highway

4. The site access roads shall be widened and maintained thereafter to not less than 4.8 metres for the first 20 metres back from their junctions with the public highway and shall be provided with 5 metre kerb radii at the junction

REASON: To minimise congestion of the access

5. No other part of the development hereby approved shall be commenced until the accesses, parking facilities, visibility splays, turning area, access drive and access drainage have been provided and maintained in accordance with details that shall have been submitted to, and approved in writing by, the Local Planning Authority and retained for that purpose at all times

REASON: To ensure that adequate facilities are available for the traffic attracted to the site

6. In accordance with details that shall previously have been submitted to, and approved by, the Local Planning Authority, provision shall be made within the site for the disposal of surface water so that none drains on to any County Highway

REASON: In the interest of public safety and to prevent damage to the highway




Officer authorised to Date: 17 September 2013
sign on behalf of the County Council

Comment Date: Fri 30 Aug 2013

Comments to follow within 21 days

Parish/Town Council

Comment Date: Tue 17 Sep 2013

17th September 2013

Comments for application 13/1833/MOUT - Construction of 25 dwellings and 20-space car park for village hall (outline application discharging means of access only)

As a Quality Parish and in accordance with our Parish Plan the Parish Council supports the application for a 25 house access provided that a car park be approved for the benefit of the Parish Hall and other amenity area as shown in drawing number 1604/SK11 for the benefit of the Parish. With regard to car parking generally, the PC recommend that any application is only approved if adequate parking is provided at each new house. It would be unfortunate if a Parish Hall car park became viewed as overflow parking for a new development.

The PC believes even though our recent survey shows that 25 was not the preferred number with 104 for the development and 113 against (survey results attached) there will be significant social gain for the benefit of the community as a whole, including the Church/Shop/Inn. The PC believes that 25 be the maximum number of dwellings that the village can sustain for the foreseeable future.

The PC are strongly opposed to any street lighting being included in any development, ref: Village Plan 2009.

This development is of a size to accommodate a good mix of housing, although the proposed 6 bedroom house is excessive and perhaps could be replaced by more bungalows which are in demand by numerous residents wishing to down size but remain within the community.

Thought should be given to the positioning of any housing adjacent to the existing properties providing sufficient screening and space between the two.

Survey Results attached.

17th September 2013

Parish Survey Results relating to development of a 10 /25 house development at Weeks Farm


460 questionnaires were delivered

228 were returned.

108 said No to 10 houses

81 said Yes to 10 houses

113 said No to 25 houses

104 said yes to 25 houses

No comment yet made

Comment Date: Thu 29 Aug 2013

Extension to 18 September to allow P C to send out questionnaire asking villagers which scheme they prefer

Conservation

Comment Date: Mon 16 Sep 2013

BRIEF DESCRIPTION OF HISTORIC CHARACTER/ ARCHITECTURAL MERIT:

There are several listed buildings in relatively close proximity to the site. In particular, Talaton House, Cobblers, Bakers and Moor Park Cottage are all listed Grade II. Stoney Court is Grade II*. However, it is considered that the proposals will have little or minimal impact on the setting of any of these listed buildings. In addition, there are several non-designated heritage assets.

HOW WILL PROPOSED ALTERATIONS AFFECT HISTORIC CHARACTER OF BUILDING AND ITS SETTING:

If the principle of development is considered to be acceptable, special regard should be given to matters such as layout, density, scale, height, form, massing, respect for the traditional pattern of frontages, vertical or horizontal emphasis, and detailed design (eg. the scale and spacing of window openings, and the nature and quality of materials). General planning standards should be applied sensitively in the interests of harmonising the new development with its neighbours in the surrounding area and to protect the setting of Weeks Farm, the converted farm buildings and the Village Hall. Outside the built-up area boundary, consideration should also be given to the impact on the rural landscape and approach to the Village from the south.

In addition, the use of traditional materials (slate, render, timber windows etc) should be given some consideration. Attention to detailing and local distinctiveness within the village of Talaton would assist the scheme, perhaps in the form of actual materials, boundary walls, fences, surfacing, landscaping etc aswell as the access onto the lane itself to reflect the rural streetscene.



Devon County Council Education Dept

Comment Date: Wed 11 Sep 2013

Further to your recent correspondence regarding the above planning application I write to inform you that a contribution towards education infrastructure via a section 106 agreement is sought.

Devon County Council will seek a contribution towards additional education infrastructure at local primary and secondary schools that serve the address of the proposed development and also a sum towards secondary school transportation costs due to the nearest secondary school with available capacity being further than 2.25 miles from the proposed development.

The local primary school serving this development site is Feniton Primary school which is forecast to be over capacity due to high levels of development in the area. The contribution sought for the expected 6.25 place shortfall is 71,009 (based on the current DfE extension rate for Devon). The contribution will be used to provide additional primary education facilities for those living in the development.

In respect of Secondary provision, The Kings School, Ottery St Mary has written to East Devon and Devon County Council confirming they would not be able to expand unless a suitable site and capital funding could be made available. The school has also confirmed it is over capacity. Should additional land and capital resources to expand the school be secured, DCC would request 78,892.50 (based on 3.75 pupils x 21,038 DfE New Build Rate) however if this is not achievable, a contribution towards the mitigation of potentially having to transport children who were unable to get into the local school from Talaton to the next nearest secondary school in Honiton totalling 51,300 would be sought. This cost is based on a 4-seater taxi over 5 academic years.

The County Council would wish to recover legal costs incurred as a result of the preparation and completion of the Agreement. Legal costs are not expected to exceed 500.00 where the agreement relates solely to the education contribution. However, if the agreement involves other issues or if the matter becomes protracted, the legal costs are likely to be in excess of this sum.

Should you require any further information regarding the above please do not hesitate to contact me.

*These contributions should be adjusted on the date of payment in accordance with any increase in Building Cost Information Service (BCIS) all in tender price index.



Strategic Planning Children's Services

Environmental Health

Comment Date: Fri 30 Aug 2013

I have considered the application and do not anticipate any environmental health implications once developed. However there is the potential for the construction process to impact on local residents and I therefore recommend that the following condition is included on any approval:

a. There shall be no burning of any kind on site during construction, demolition or site preparation works.
b. No construction or demolition works shall be carried out, or deliveries received, outside of the following hours: 8am to 6pm Monday to Friday and 8am to 1pm on Saturdays, and not at all on Sundays or Public Holidays.
c. Dust suppression measures shall be employed as required during construction in order to prevent off-site dust nuisance .
d. No high frequency audible reversing alarms shall be permitted to be used on any vehicle working on the site.

Reason: To protect the amenity of local residents from smoke, noise and dust.

Environment Agency

Comment Date: Wed 28 Aug 2013


Thank you for consulting us on the above proposal.

Environment Agency Position
Providing development proceeds in accordance with the submitted Flood Risk Assessment (FRA) dated August 2013 there are no objections in principle to the proposal from the flood risk aspect. The applicant should be required to submit a detailed surface water disposal scheme that conforms with the FRA in due course.


Mr Robin Leivers
Sustainable Places Planning Advisor

Natural England

Comment Date: Fri 23 Aug 2013

Thank you for your consultation on the above dated and received by Natural England on 20 August 2013.

Natural England is a non-departmental public body. Our statutory purpose is to ensure that the natural environment is conserved, enhanced, and managed for the benefit of present and future generations, thereby contributing to sustainable development.

The Wildlife and Countryside Act 1981 (as amended)
The Conservation of Habitats and Species Regulations 2010 (as amended)

Natural England's comments in relation to this application are provided in the following sections.

Statutory nature conservation sites : no objection
Based upon the information provided, Natural England advises the Council that the proposal is unlikely to affect any statutorily protected sites or landscapes.

Protected species
It is noted that a survey for European Protected Species has been undertaken in support of this proposal. Natural England does not object to the proposed development. On the basis of the information available to us, our advice is that the proposed development would be unlikely to affect European Protected Species.

For clarity, this advice is based on the information currently available to us and is subject to any material changes in circumstances, including changes to the proposals or further information on the impacts to protected species.

The advice we are giving at the present time relates only to whether, in view of the consultation materials presently before us (including with reference to any proposed mitigation measures), the proposal is likely to be detrimental to the maintenance of the species concerned at a favourable conservation status in their natural range (i.e. the 'Favourable Conservation Status' test). We have not considered whether the proposal satisfies the three licensing tests or whether a licence would be issued for this proposal. This advice is based on the information currently available to us and is subject to any material changes in circumstances, including changes to the proposals or further information on the protected species.

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We have not assessed the survey for badgers, barn owls and breeding birds1, water voles, white-clawed crayfish or widespread reptiles. These are all species protected by domestic legislation and you should use our protected species standing advice to assess the adequacy of any surveys, the impacts that may results and the appropriateness of any mitigation measures.

Local wildlife sites
If the proposal site is on or adjacent to a local wildlife site, eg Site of Nature Conservation Importance (SNCI) or Local Nature Reserve (LNR) the authority should ensure it has sufficient information to fully understand the impact of the proposal on the local wildlife site, and the importance of this in relation to development plan policies, before it determines the application.

Biodiversity enhancements
This application may provide opportunities to incorporate features into the design which are beneficial to wildlife, such as the incorporation of roosting opportunities for bats or the installation of bird nest boxes. The authority should consider securing measures to enhance the biodiversity of the site from the applicant, if it is minded to grant permission for this application. This is in accordance with Paragraph 118 of the National Planning Policy Framework. Additionally, we would draw your attention to Section 40 of the Natural Environment and Rural Communities Act (2006) which states that 'Every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity'. Section 40(3) of the same Act also states that 'conserving biodiversity includes, in relation to a living organism or type of habitat, restoring or enhancing a population or habitat'.

Landscape enhancements
This application may provide opportunities to enhance the character and local distinctiveness of the surrounding natural and built environment; use natural resources more sustainably; and bring benefits for the local community, for example through green space provision and access to and contact with nature. Landscape characterisation and townscape assessments, and associated sensitivity and capacity assessments provide tools for planners and developers to consider new development and ensure that it makes a positive contribution in terms of design, form and location, to the character and functions of the landscape and avoids any unacceptable impacts.

We would be happy to comment further should the need arise but if in the meantime you have any queries please do not hesitate to contact us.

For any queries regarding this letter, for new consultations, or to provide further information on this consultation please send your correspondences to consultations@naturalengland.org.uk.

(1 Unless protected by Schedule 1 of the Wildlife & Countryside Act 1981 (as amended)).

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