Town Hall
Market Place
Wincanton
Somerset
BA9 9LD
Tel: 01963 31693
Town Clerk: Ms Sam Atherton
Deputy Town Clerk: Mrs Muriel Cairns
Email:
12th June 2014
14/02107/OUT APPLICATION FOR RESIDENTIAL DEVELOPMENT OF UP TO 100 AFFORDABLE AND MARKET DWELLINGS, ASSOCIATED INFRASTRUCTURE AND PUBLIC OPEN SPACE (GR 371878/129017), WINDMILL FARM
The Council unanimously recommended refusal of this application. The grounds for this recommendation were:
1. This application does not conform to the embryonic Local Plan in that the number of Dwellings allocated to Wincanton has already been met. Although the Local Plan has not been adopted, the Minister for Planning stated in Parliament that due weight should be given to Local Plans that have been submitted to the Inspector for examination, which is the position of the SSDC Plan.
2. While the Local Plan dwelling numbers are a minimum, the infrastructure to go over these numbers must be in place and this is not the case in Wincanton. There is insufficient employment land in the town. Additionally, there are insufficient primary school places to support the level of development already approved. To increase the level of development further at this point would cause demonstrable harm to the town's wellbeing.
3. The development site is Grade 2and Grade 3a agricultural land. Once built on this land is lost forever to agriculture. Brown field sites should be used before quality agricultural land is developed. The NPPF is clear that policies should be put in place to safeguard the long term potential of thebest and most versatile agricultural land which it defines as Grade 1, 2 and 3a.
4. The geology of the site is not suitable for development. Council believe the site would cause further flooding to Bayford and the Town.
5. Council are concerned the site is not in a sustainable location. The often quoted Verrington Hospital application appeal (11/02835/OUT) was lost on the grounds that that site was not in a sustainable location.
6. The site is reasonably close to the town centre with its shops, services and public transport links, but there is little provision for public transport from the site to the town centre.Council believe that given the location and lack of realistic modes of travel, future occupiers of the proposed development are likely to be unduly dependant on the private car for access to employment and many of their daily needs.'
7. On the 27th March 2012 the Minister of State, Department for Communities and Local Government published the National Planning Policy Framework. That day a letter went to every planning authority which stated"The policies in the framework apply with immediate effect”.
The Minister of State said "they (the NPPF) establish a presumption in favour of sustainable development", he went on to say "it is crystal clear that sustainable development embraced social and environmental as well as economic objectives, and does so in abalancedway".
8. Council would like to see a full Habitat Regulation Assessment, an up to date archaeological survey and a full Traffic and Tree Survey.
While SSDC has no adopted Local Plan and no 5 year land supply, the NPPF states there is to be a presumption in favour of sustainable development unless demonstrable harm will be caused. The opinion of the Town Council was that this application will cause demonstrable harm to the town, the site comprises high quality agricultural land that is geologically unsuitable for development,andit is not sustainable;therefore it recommends refusal.
Yours Sincerely
Sam Atherton
Wincanton Town Clerk