Common Planning Queries

When a new housing development is built, the infrastructure (roads, pavements, drains etc) eventually become 'adopted' as Somerset Council responsibility.

This only happens when that infrastructure meets Somerset Council's standards. It will not be signed off until this happens, meaning that sometimes there is a time lag (& resident concerns) between new houses being occupied and the infrastructure being adopted.

David Wilson Estate, Wookey Hole Road:

Somerset Council have recently responded to questions over the delay in road adoption:

Firstly, thank you for bringing these concerns to our attention, in light of these I have taken the opportunity to discuss this matter with my team to understand what the outstanding issues are and where we are from the Highway Authority's point of view. My team have informed me that at present the site does not have the benefit of technical approval. Consequently, we have not been able to progress to the next stage which would be entering into a Section 38 legal agreement. Therefore, at the present time the developer is still responsible for the maintenance of the site in their role as the site manager. As such I would advise that your residents direct their concerns to them so they can look to rectify these defects.

With regards to progressing the Section 38 agreement, the Highway Authority will undertake a site inspection to compile a list of remedials. We will then look to share this with the developer, it will then be down to them to address these. Once the Highway Authority is notified that these works have been completed, we will undertake a further inspection and if we are satisfied that these have been addressed we will be in a position to issue technical approval and the Part 1 certificate and in turn progress the legal agreement.

Please be assured that we will work with the developer to progress this scheme but given the complexities of the site it may take time to resolve all the issues concerned.

Thank you again for bringing these concerns to our attention and I hope the above gives comfort that we are working with the developer to progress this scheme.

You will see that Highways advise residents to contact their developers via customer services to further progress. The Parish Council is very limited in what it can do practically, other than represent resident's concerns.

Site visits are not mandatory for the Parish Council. This guidance gives an overview of when and how members of the Planning Committee would undertake a site visit.

Recommendations made by the Parish Council must marry with given criteria.

Planning Applications are discussed by the Planning Committee which meets on Wednesdays every 3 weeks.

Agenda (and Minutes, once the meeting has passed) are shown in the Calendar of Council Meetings. Simply click on the meeting in the calendar. The Agenda for the forthcoming meeting is published 3 clear days prior to the meeting.

You can also search for previous Agenda and Minutes here, adding the 'Planning' tag in your search.

Whilst the Parish Council considers and comments on all applications affecting the Parish, the Local Planning Authority is Somerset Council from April 2023, who determine most decisions on applications. Members of the public are encouraged to take an active role, by both joining planning meetings and commenting on the Planning Portal.

Option 1: attend a Planning Meeting and put your comments to the Committee. This can be to either support or object to an application.

Option 2: if you are not able to attend a meeting, you can send your representation to deputyparishclerk@stcuthbertout-pc.gov.uk who will read them out at the relevant meeting.

Option 3: make a comment online. You have to register to do this, but once you have, you can comment on any application in the future.

Issues that can be taken into account

There are limits to the range of issues that can be taken into account when considering planning applications. The following are examples of valid planning considerations:
• Government planning policy and guidance
• Planning legislation.
• Draft planning policies.
• Adopted local (parish) level guidance
• Previous planning applications
• Design, appearance and relationship with the surrounding area.
• Living conditions such as light, privacy, noise and odour.
• Highway safety
• Biodiversity
• Impact on trees and the landscape
• Flood risk in identified areas at risk.
• Heritage assets such as listed buildings, conservation areas and archaeology
• The economy, including job creation/retention.
• Drainage and surface water run-off.

St Cuthbert (Out) Parish Council comes under the Somerset Planning - East Team.

The email contact for general enquiries is planningeast@somerset.gov.uk

For commenting on applications, the contact is consultation.responseseast@somerset.gov.uk

TO FIND AND VIEW AN APPLICATION, BY ADDRESS OR REFERENCE, CLICK HERE

Option 1: Go to 'Council Meetings', click on the relevant planning meeting, and find the relevant application in the Draft Minutes.

Option 2: Go directly to the Planning Authority: Somerset Council's "simple search". Enter the reference number, open the application file and go to the 'documents' tab. The Parish Council comments will appear here.

(Please note, it can take up to 5 working days from the meeting date for these to be uploaded onto Somerset Council's pages - they are not instant.)

Option 3: email deputyparishclerk@stcuthbertout-pc.gov.uk You will receive the comments sheet for the relevant application.

(Please note, the Minutes are always DRAFT minutes until the next meeting, so can be amended.)