This meeting will consider a reserved matters application for 175 dwellings at Liddymore Farm, Williton, an S37 application in relation to mixed use development at Land at Staplegrove (West), Taunton and an application for external alterations to The Hay Barn House, Staplehay.

Land at Staplegrove (West), Taunton

The report pack contains an S37 application, which means it is an application to vary conditions that were set on a previous planning application. The application in question is for the erection of up to 713 dwellings, 1 hectare of employment land, green infrastructure, landscaping, play areas, sustainable drainage systems (SUDS) and associated works. The previous application was granted outline permission in April 2019, and now the current applicants, Bloor Homes South West, are seeking permission to vary the conditions of that approval. The site is part of the Staplegrove Garden Community, which is identified in policy TAU2 of the Taunton Site Allocation and Development Management Plan.

A number of changes to the previously approved development are being proposed. Most significantly, the applicant is requesting permission to vary the conditions regarding the delivery of the spine road, which is intended to connect the A358 Staplegrove Road and Taunton Road across both halves of the Staplegrove Garden Community. A condition on the previous outline permission required the spine road to be built in full within 5 years of the first occupation, or when 200 dwellings had been occupied. This application seeks to remove the 5 year completion requirement, and to instead allow the spine road to be delivered in phases. It is proposed that the applicant would provide a bond to guarantee completion of the spine road across the western half of the site, within 3 years of the commencement of development, and would make a financial contribution towards the completion of the road across the eastern half of the site. If planning permission has not been granted for the eastern half of the spine road by the time 150 dwellings have been occupied, then the applicant would be required to make a financial contribution towards the delivery of a school site, and if 400 dwellings have been occupied then the applicant would be required to complete the construction of the spine road on the eastern half of the site.

Another change proposed in the application is the relocation of the proposed employment land to the east of the site. This would bring the employment land closer to the boundary with Rectory Road.

The report pack contains a number of objections to these changes, including from Trull Parish Council and Kingston St Mary PC, who both object to the changes to the spine road delivery. A number of residents have also objected on these grounds, and have also raised concerns about the relocation of the employment land closer to Rectory Road. TACC object to a number of the proposed walking and cycling routes, suggesting that:

While it is understood that agreement was reached on the principles of the site some time ago, this in ATE’s view should not be considered a hindrance to a better design, given the age of the design, the permanence of the outcome and the future environment for which detailed design is yet to be agreed.

In particular they object to the design of the crossing arrangements at the junction of the spine road with Silk Mills, proposing instead that a new cycle and pedestrian bridge should be provided over the A358.

A number of residents have also submitted objections, primarily regarding the impact of the development on traffic levels on local roads. The applicant has responded to these concerns by proposing to make a number of changes to the layout of the development, including the removal of a previously proposed temporary access road from Corkscrew Lane and the provision of an alternative footpath and cycle route.

Liddymore Farm, Williton

The report pack contains a reserved matters application for the erection of 175 dwellings at Liddymore Farm, Williton. The site is located to the south of phase 1 of the development, which is nearing completion. The current application seeks approval for the internal access roads, pedestrian and cycle links, area of open space and landscaping of the site, for the remaining 175 dwellings on the site.

Of those 175 dwellings, 54 would be affordable. The report describes the scheme as a “well-designed scheme that would reflect the development undertaken on Phase 1 and would respect the pattern and character of the development in the surrounding area”.

A number of comments have been submitted by statutory consultees, including Watchet Town Council, who:

support the report and conclusions of the Landscape Officer and in particular the summary and recommendations.

Williton Parish Council raised a number of concerns about the location of the affordable housing and the provision of electric car charging points.

The Hay Barn House, Staplehay

The report pack contains an application for the recladding of The Hay Barn House, Staplehay. The application seeks permission to retain the existing trusses and to install matching metal cladding, with the creation of a first-floor decked area on the front (south east) elevation, within the existing roof projection. The works would include the installation of a decked area at first floor level to create a terrace with a glazed balustrade on the front (south east) and side (north east) elevation, and 1.7m high corrugated panels on the side (south west) elevation.

The application has been called in to be determined by the chair of the committee because the local ward member, Councillor Dawn Johnson, requested it. The report describes the proposal as “of traditional material used on agricultural buildings”, and concludes that the proposals would comply with local and national planning policy.

A number of objections have been submitted by local residents. In particular, a number of residents have raised concerns about the use of the property as a holiday let, which they say is unauthorised, but the applicant’s agent has responded by stating that “the use of the building is intended to remain a dwellinghouse and it is not intended to be used as a holiday let”.

A number of residents have also objected to the design of the decked area, suggesting that it would be “out of keeping with the local area” and would cause a loss of privacy. Some residents have also raised concerns about noise from the property, which they suggest would be exacerbated by the construction of the decked area.

Appeal decisions

The report pack also contains a list of appeals decisions. Three appeals were dismissed, and one, for the erection of 1 No. dwelling with parking area alongside 29 Northfields, Bishops Hull, was allowed.