15th August 2006

ADOPTED
WEST MONKTON PARISH COUNCIL PLANNING COMMITTEE

Minutes of the Parish Council Planning Committee meeting held on Tuesday 15th August 2006 at 7.00pm in the Church Room, St Augustine’s Church, West Monkton.

Present: Cllrs Reeves, Besley, Warren, Ellis, Day, Corcoran (arr 7.15pm), Co Cllr R Tully (arr 7.30pm). District Cllr G Leighton (representing West Monkton Ward’s interests at TDBC).

In attendance: The Clerk, Mrs P A Cavill, C St George, (PPS Group), S Manley (Redrow), S Perks (Persimmon), H Vaughan (PEP Highways), S Jenkin (RPS).
No members of the public attended.

P001/06 Apologies
Apologies received from Cllr N Cavill.

P002/06 To consider planning applications received by TDBC
08/2006/016 Mr G Clifford: Removal of no 2 buildings and erection of unit linked to main office at Atkins, Crown Industrial Estate, Taunton. No likely issues listed.
08/2006/017 Mrs S Melhuish: Erection of conservatory to rear of property at 99 Waterleaze, Taunton. No likely issues identified
08/2006/018 Mrs S Melhuish: Erection of conservatory to rear of 36 Cashford Gate, Taunton. No likely issues identified.
08/2006/019 Mrs S Melhuish: Erection of a conservatory to the rear of the property at 73 Cashford Gate, Taunton. No likely issues identified.
Planning applications prefixed by 08 are not in the Parish although they are in the ward of West Monkton
48/2006/041AGN Mr M Hicks: Erection of Agricultural Building at Quantock Farm, West Monkton. Parish Council supports the application, no visual impact.
48/2006/042 Mrs F Wadsley: Erection of single and two storey extensions and dormer windows at ‘Greystones’, Goosenford, West Monkton. No likely issues listed. Parish Council comments: previous application not supported due to large scale. This application retains original roof height so Parish Council has no objection.
48/2006/043 Mr R Upton: Conversion of office to dwelling and erection of garage at the Cider House, Sidbrook Farm, Greenway, West Monkton. No likely issues identified. Parish Council has no comment.
48/2006/044T Mr P Bryan: Application to fell one Eucalyptus tree and one Norway maple within West Monkton Conservation area at Bean’s Corner, West Monkton. Likely issues: application will be assessed on site. Parish Council has no objection.
48/2006/047 Mrs F Wadsley: Erection of two storey extension, dormer windows, and erection of double garage with room above at ‘Dowsborough’ West Monkton. Likely issues: scale seems excessive in relation to existing bungalow. Parish Council examined plans very carefully in light of ‘Likely issues’ comment. Actual extension beyond original footprint is not so great. In addition, plans indicate that roof height would remain the same; therefore the Parish Council has no objection.
48/2006/048AGN Mr M Hicks: Erection of Agricultural Building at Overton, West Monkton. Parish Council supports the application, no visual impact.
48/2006/051T Mr D Galley: Application to coppice three Ash trees included in Taunton Deane Borough (West Monkton no2) Tree Preservation Order 1989 on the boundary between 41/42 St Quintin Park and the canal towpath (TD450). Parish Council has no objection.
Comments made to TDBC as recorded above.

P003/06 To note planning decisions made by TDBC
08/2006/013 Mrs S Melhuish: Erection of conservatory to rear of 22 Hale Way, Maidenbrook, Taunton. Conditional approval.
48/2006/036 Mrs S Melhuish: Erection of a single storey extension at 48 Acacia Gardens, Bathpool, Taunton. Conditional approval: begin within 3 years; use suitable materials.
48/2006/037 Mr M Hicks: Erection of a single storey extension to the shop at Monkton Heathfield Stores, 15 School Road, Monkton Heathfield. Conditional approval: begin within 3 years; use suitable materials; no consent given for fire door on east elevation - revised siting to be submitted and approved before commencement of works; public sewer crosses site - Wessex Water requires min 3m easement either side.
Notice of enforcement action was reported: John Hardy, TDBC Enforcement Officer, has visited 70 Meadway re proposed fence. Owner has permission to carry out tree works, but has been advised by J Hardy that permission is required for the fence and it is very unlikely it would be permitted. This had been confirmed by Mr G Clifford, Area Planning Manager.

P004/06 To receive from PPS Group the collated feedback from the public meeting held in March 2006 regarding the proposed urban development in Monkton Heathfield

The formal statement in response to the Public Meeting had been lodged with TDBC and Cllrs Reeves and Leighton would be sent copies.

S Jenkin reported that the various conditions and S 106 agreements were under discussion, including feedback from the Exhibition. A revised master plan was being developed and would be made public at the next Public Exhibition, 13th September 2006, at the Tacchi-Morris Centre.
Comments which follow were made with the revised master plan on the table in front of those present.
The areas of Public Open Space had been increased and the number of LEAPS and NEAPs had been agreed with TDBC.
Vehicular access to playing areas would be reflected in the S106. The secondary school playing field would be grass, not MUGA.
Safe Routes to School would be maintained, the existing access will turn into a cycle path and footpath.
There would be a better Plaza area in the centre, improved drop off areas, and a facility for a mobile library.
There would be some slight increases to the cricket pitch to rationalise the area.
Off-line attenuation ponds are under consideration. Storm cells had been proposed under the playing area, this suggestion was supported by SCC and Wessex Water, but not the Environment Agency, who support off-line attenuation. They require the whole site to be ring-fenced, so there would be a ring of attenuation ponds. Sites outside the application would be needed for the attenuation ponds, which would be parks with attractive vistas. Some would be situated on areas that are not useable public open space. The site is not at risk of flooding because of these ponds, water would be held in the basins (or storm cells if they could be agreed), and trickled out into existing water courses when the levels on the River Tone had subsided and the risk of locking had passed. The ecological benefit would be maximised, and accompanied by new planting. The existing problems of flooding at Hyde Lane must not impact on the development and the solution needs to be sorted out by SCC and the Water Board. It is not a requirement of the development that current problems should be sorted out by the developers.
The school area has been expanded.
The plan is taking sufficient shape for a design code to be considered. A meeting with case officers is expected. There are likely to be 5 separate character areas, ideas will come from the previous development guide.
Agreements have been reached on aspects of education, hedgerows, landscaping.
The retail centre will comprise 6 retail shells - who goes into them would be determined by the market, but a S106 secures them as retail units. They would be 6 x 100 sq m, the Consortium thought they could be bigger, but this size would support them as sites for small local village businesses if not retail. It would be up to the community to support these units and make them work, the Consortium would not control them.
Temporary classrooms for the Primary School- this is a matter for the SCC to deal with, not the developers. The Consortium will build 6 classrooms which is the required build for the size of the site, but it allows room for relocation of the existing primary school to the new site, with appropriate extensions, if SCC and Church of England authorities choose to do that.
The eastern relief road will be built in its entirety at the start of the plan, in the first phase. The developer will meet the cost of the new road upfront which will be significant, so once the road is built, houses will follow quickly.
The bus route has minor amendments from the first published plan: the situation regarding the A38, and possible bus gates, was unclear.
The roads were subject to a Highways Consultation. The distribution and impact of traffic would be a major consideration; operation of buses on traffic calmed or closed roads was being looked at. The functionality of the new highway was important, it would not be possible to bottle-neck the traffic into a T-junction, so a sweep in was being proposed to keep the traffic free flowing. The roads network within the development had been agreed with the Ecologist as being the least intrusive.
The Primary School has its own playing field (a DfE requirement).
The LEAPs (8 - 12 years) and NEAPs (up to 16 years) had been included in the plan, also a ‘super’ LEAP with a variety of equipment etc. TDBC has been consulted as to what was needed. Teenage requirements - details sought from TDBC. The sites meet TDBC requirements and separate the development area into 5 distinct areas.
The percentage of Affordable Housing is decreed by government and remains at 35%. The mix has been agreed with 50% shared ownership and 50% for rent. The developer has obtained grant support for the latter. The affordable housing would be built in clusters 10 - 15 or 20 -30 at a time. There is a balance between meeting the management requirements of a Housing Corporation, and not creating social exclusion areas. The exact locations would come through in the reserved matters application. Social Housing is not the same as Affordable Housing. In the affordable section, 17.5% would be rented, 17.5% would be shared ownership and 65% would be a variety of tenures. Some control of the mix would be afforded by the Landlord’s Charter, which would determine who came in, by exercising several layers of vetting re track records on paying rent and other bills. The rented section would be in perpetuity, but European Law prevents this being the case with the shared ownership section. Also ‘M Thatcher’s Right to Buy’ would apply. All the Affordable Housing would be through an RSL (Registered Social Landlord).
It was not possible to predict the price range into which the houses would fall, but there would be the full range from 1 bed roomed to 4 bed roomed, and some might be up to three storeys high. The need to match in with the adjoining areas was recognised, so the three storey units would not appear where the majority of neighbouring, existing properties were bungalows. The scheme would predominantly be two storey, three storey properties create issues regarding size of garden and garage, so they might go into a courtyard area, or where a profile is needed.
The design code would explore such issues, as well as how the attenuation ponds would look etc. The developers envisage a meeting with Council Officers first, then consultation. The scope of the Design Code has been sent to TDBC. The Design Code would run in parallel with the outline application, to make the reserved matters applications easier.
The phasing of the development was noted, starting in the north and moving east then south then west. The school would be brought through at a time agreed with SCC. It would amount to a six year programme.
There have been some delays with TDBC, and difficulties in arranging meetings. Equally, the Consortium’s consideration of Transport issues has taken time. The roads are fundamental to the whole of Taunton, not just Monkton Heathfield.
The Employment land to the south will be serviced as part of Phase 1. A commercial developer will come in as a partner to bring it forward in Phase 1. The commercial areas have been tested against the Environmental Code, so buildings will conform to height regulations etc. The Hatcheries remain outside the plan, but the area will be serviced without ransom, so the area around the Hatcheries can come forward, independently of the Hatcheries.
To succeed in the integration of the new houses into the community, the potentially divisive nature of the main road needs to be diminished.

Next steps in the timetable:
Another exhibition will be held, Tacchi-Morris 13th September, 12 noon to 8 pm. To publicise this another flyer will be distributed and an advert placed in the Press.
More vigorous staffing will be provided.
A pin-board to see where people attending have come from will be provided again, at the last exhibition most people came from Monkton Heathfield, few from south of the canal.
The revised map would be clearer and larger - possibly projected onto a wall, or very large poster size with a ‘you are here’ sticker showing Tacchi-Morris and allowing people to get their bearings. The difference between the first plan and the revised plan would be demonstrated.
Efforts would be made to get some photos of attenuation ponds on other sites, so people could gain clearer understanding of how they look and how they function. (Generally empty, built to deal with the once every 100 years water level - soggy bottoms).
The public may find some simple information about the stages associated with the planning application helpful, as generally the public did not appreciate the difference between ‘outline’ and ‘detailed’ or ‘reserved matters‘.
The usual protocols associated with Planning Matters would apply regarding invitations to Councillors to attend the exhibition.
A revised master plan will be submitted to TDBC for their standard 21 day consultation period.
The Outline Application may be made to TDBC in October, details in the first quarter of next year, but S106 agreements might delay this. Possible start? - a year away.


There being no further business, the meeting closed at 9.00pm.


Signed Chairman……….……………………....... Date………………..