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Understanding how to Object to the Full Planning Application.
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There are a few stages to submitting an objection to a planning application, and it is not always easy to understand. However, anyone can do it regardless of whether they live in the vicinity of the proposed location. The more individual objections the council receive, the more chance there is that the council will take those objections into account when deciding on an application, particularly if they relate to the council’s core policies.
This development would be deemed a major development, as it comprises a site area of over 0.5 Hectares with 10 Houses, Village Hall, parking, play area and roads changes, together with a change of use of land and infrastructure. In this case there would be a Public Consultation on the viability of such a big change to a village settlement. Part of this consultation took place at a parish council meeting on December 1st 2020. There have also been discussions within the Parish Council regarding the question over whether a new village hall is a priority need for Bawdrip. There has been very little in the way of feedback from the developer's consultation, and it is unclear whether he still intends to make this planning application to Sedgemoor District Council Here. It is suspected however that the relatively recent addition of a "farm shop" at the developer's farm may be a way of getting round the issue of there being no local shop in the village, which would be one of the factors taken into account by the planning authority. However, it is notable that the farm shop does not, at time of writing (July 2021) appear to have planning permission itself, and is in any event outside of the village boundary.
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It is important to note that this is an outline planning application. If it is granted it has been confirmed by agents that Tony Bradford is to sell on the land to another developer (the price of land massively increases once outline planning permission has been granted, including any other plots outside of the village, as the village now wishes to expand outside of its boundaries). This means the current detail in the outline application may significantly change and even greater concerns may arise as the site becomes a building plot and not open countryside as before.
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The key issues to object about are:​
1. The site has been refused planning permission before on most of the points below, but it now needs repeating.
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2. Local planning and development guidelines do not support the proposed development.
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3. The land is a high risk 3b flood zone. There are significant concerns about flooding and drainage.
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4. The land is agricultural land outside of the designated village boundary.
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5. The impact on the volume of traffic and resulting difficulties for the village and in particular Bradney Lane and site to school access.
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6. There is a clear alternative to the proposed village hall. There are documented plans to refurbish the existing Parish Hall. Funding for this can relatively easily be secured. In addition there is also the possibility of sharing the village school's proposed hub and existing hall. How many halls does one village need?
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7. There is no identified local housing need.
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8. There are no identified plans for the longer term management and financing of the proposed hall.
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9. Sustainability (or lack of), Climate change, car dependent development, Future worries regarding village growth. Loss of amenity.
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10. Landscape, loss of our natural surroundings. Open Countryside, loss of Farmland.
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11. Loss of amenity, A loss of overall character or enjoyment (For example, open land, riverside, historic buildings and moving the village centre, the proposed new hall, outside of the village boundary and into open countryside).
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​Now planning application has been made, the Sedgemoor website will include more detail of the application, including plans, planning application, any surveys undertaken by the applicant, etc. You can download plans, supporting documents and other information direct from the Council website. If you decide to comment you can by email or letter. All comments will be public and anyone can view them, but issues which are not material considerations in a planning matter will not be taken into account. Examples of such issues are loss of view, a perceived or anticipated loss of property value, disturbance during construction and development.
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However, issues deemed to be “material considerations” are taken into account, including loss of light or overshadowing; Overlooking or loss of privacy; Highway safety; Adequacy of parking, loading and turning; Impact on natural environment (e.g. loss of hedgerows, farmland); Traffic congestion; Noise and disturbance resulting from use; Layout and density of building; Nature conservation, Flooding, or damage to heritage, history and amenities. There are policies (both local and national) regarding all of these issues that you should refer to when raising an objection. It can take a bit of work to find the right policies affecting the potential development and its impact on you and your neighbours, but these are all available on the council’s planning site and on this site.
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Once an application has been submitted, the local parish council will hold a public meeting to consider the application and you should try and attend this meeting to air any issues/worries you may have. There will usually be a representative from the developer or a planning agent in attendance, who can answer any specific points regarding the development. The parish council will vote on whether to approve or object to the application and they will provide a formal response to Sedgemoor District Council. If the application is subject to an Environmental Impact Assessment, this may take up to 16 weeks. Once the planners have all the information they require regarding the application, responses from interested parties and statutory consultees, a decision will be made as to whether the application may be decided by way of delegated powers, i.e. the decision of the planning offer, or whether it needs to be put before the planning committee. Again, this information is available on Sedgemoor District Council’s website, and you are also able to ask to receive any update by email in relation to a particular development.
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An objection can be made by anyone with an interest. It does not have to be made by someone living in Bawdrip. So if you have friends or family living elsewhere who may want to support you in objecting, why not send them the link and ask them to submit an objection? It may simply be that they visit regularly and are concerned at the impact of the proposed development and how it will impact on the village.
It is important to note that The Parish Councillors are Statutory Consultees and their decision whether to support or oppose the application is very important. I would urge people to write to the Councillors. Their email addresses are on the village website:
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https://www.bawdrip.org.uk/councillors/
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​The main document is the Sedgemoor Local Plan 2011-2032 'Adoption-Version'
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This sets out the town and local plans for developments and planning needs and how they are achieved. Planning applications will be considered by the Council with reference to the local plan and other core and national planning policies. They should not divert from these policies without good reason.
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But also see -
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Sedgemoor Landscape Character Areas
Strategic Flood Risk Assessment
National Planning Policy (“NPPF”)
How to object to a planning application .pdf
Sedgemoor Landscape Assessment and Countryside Design Summary
Countryside hedgerows: protection and management
Planning and transport authorities: get environmental advice on planning
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You can of course copy the objection to your local District Councillor Anthony Betty anthonybetty@hotmail.com & County Councillor, David Hall dhall@somerset.gov.uk who has a long association with the village.
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Sometimes, letters sent with photos can be useful in making an objection.
Postal Address:
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Sedgemoor District Council
Planning Department
Bridgwater House,
King Square,
Bridgwater,
Somerset,
TA6 3AR
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customer.services@sedgemoor.gov.uk
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0845 408 2540
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What Documents do I need if I wish to look something up?
