The Planning Committee - West of Somerset Council met to discuss planning applications in Wellington and Cotford St Luke. Councillors approved a residential development in Cotford St Luke, and agreed to allow a developer in Wellington to pay a contribution for an alternative access arrangement, delegating the spending of that contribution to the Head of Planning. The committee also noted the dismissal of three appeals.

Land West of Dene Road, Cotford St Luke

Councillors voted to approve outline planning permission for the erection of up to 80 dwellings with associated access, road/footway/cycleway provisions, open space, allotments, landscaping, surface water attenuation and ancillary works at land west of Dene Road, Cotford St Luke. Seven councillors voted for the motion, and one against.

The application is for outline planning permission, with all matters reserved except for access.

The development will include 25% affordable housing, a contribution to early years and special educational needs (SEN) education, a contribution to the NHS, phosphates mitigation, a biodiversity habitat management and monitoring plan, public open space, play areas, allotments, a youth facilities contribution, a travel plan, upgrades to Burge Farm Lane, and a contribution towards an application should the council seek to divert the legal line of the public right of way.

The planning obligations and conditions have been shared with the developer, who has confirmed their agreement.

The committee report notes that following recent changes to the National Planning Policy Framework (NPPF), the council cannot currently demonstrate a five-year housing land supply (5YHLS) and therefore the 'tilted balance' under Paragraph 11(d) is engaged¹.

The report notes that the site lies outside the defined settlement boundary of Cotford St Luke, and is therefore defined as open countryside in planning policy terms. However, it also notes that the appeal inspector for the extant permission, adjacent to the site, concluded that although the site lies outside the settlement boundary, it is in a suitably accessible location for a rural context, with good proximity to local services and facilities.

Longforth Park, Land to the North of Taunton Road, Wellington

The Planning Committee resolved that the developer/land promoter had demonstrated adherence with Schedule 5 Part 2 paragraphs 2.1 and 2.2 “the alternative access” and that they were invited to pay the alternative access contribution. The committee delegated matters to the Head of Planning to determine, with comments from the committee surrounding road safety being noted. Six councillors voted for the motion, and two abstained.

The committee also agreed that a report would be brought back to the committee within six months to agree how the alternative access arrangement contribution money would be spent/distributed and to chart progress made by the Highway Authority regarding potential safety improvements that could be made via additional signage and lining.

The application concerned land at Longforth Park, land to the north of Taunton Road, Wellington.

The report before the committee stated that the land promoter had indicated that having, in their view, used 'reasonable endeavours' they have been unable to secure land from the supermarket operator and as such wish the council to confirm that the obligation to deliver the alternative access has ceased. The reason cited is related to the traffic management needed to carry out the works meaning access to the supermarket would be in effect stopped for a period of time which the supermarket operator will not agree due to loss of revenue.

The report notes that the conversation and progression of the alternative access arrangements also became protracted and frustrated because it transpired that although under a legal obligation to the underlying landowner, the supermarket operator had failed to construct the first stretch of spine road to an adoptable standard.

The Highway Authority stated:

However, from the evidence provided the Highway Authority is satisfied that the developer has made best endeavours even though they have not been able to secure this land.

The report notes that the main aim of the provisions in the section 106 agreement were to explore whether the alternative access could be provided. The planning assessment and decision did not conclude the proposed junction was unsafe, just that the alternative access was preferred.

Land South of B3153, Keinton Mandeville

Councillors voted to grant planning permission for an outline planning application with all matters reserved except for access for a residential development of up to 100 dwellings (including affordable housing) with associated public open space, community orchard, allotments and potential additional parking for the existing village hall, with details of layout, scale, appearance and landscaping reserved at Land South of B3153, Keinton Mandeville. Seven councillors voted for the motion, and five against.

Appeal Decisions

The Lead Planner updated the committee on two appeal decisions and one costs application – all dismissed. The committee noted the appeal decision update. The appeals were for:

• Land to the west of Blagdon Hill Road, Blagdon Hill
• 11 Wordsworth Drive, Taunton