Major developer fails at second attempt to build new homes in Somerset village near M5

A major housing developer has failed in its second attempt to get permission to build dozens of new homes in a small Somerset village near the M5.

Gladman Developments has been striving to secure permission for a new development at North End in Creech St. Michael, which is separated by the motorway ^[1] from the Monkton Heathfield urban extension in Taunton ^[2]. The Congleton-based developer was refused permission ^[3] by Taunton Deane Borough Council ^[4] to build 200 homes on the site in April 2018 – a decision subsequently upheld by the Planning Inspectorate in March 2019 ^[5].

Somerset Council ^[6] has now thrown out plans for 100 homes on the same parcel of land – though it is not currently clear whether the developer will appeal this decision. The site lies at the northern edge of Creech St. Michael, a few hundred yards from the motorway and less than half a mile from what will form the eastern edge of Monkton Heathfield under the current phase two proposals ^[7] (which have yet to be approved by councillors).

The site is not allocated for development within the Taunton Deane Local Plan, which was automatically adopted by subsequent councils in 2019 and 2023. Under Gladman’s proposals, a new access road would have been created onto North End, with the bulk of the housing being clustered around two estate roads at the western and eastern edges.

A green buffer would have separated the new homes from the existing properties on North End and West View, with an attenuation pond to reduce the risk of flooding. An improved pedestrian and cycle link will run along the southern edge of the site, providing an enhanced link between North End and the village’s recreation ground on Leighton Drive, partially following the existing public right of way.

A spokesman for FCPR (representing the developer) said: “The site lies on the north western edge of Creech St. Michael with good connectivity into the village centre. Following the previous application and appeal decision on a much larger site, significant changes have been made to ensure that the site forms a logical extension to the village, rounding off the existing village edge and maintaining the green edge to the west.

“The site has responded to the key constraints by retaining the existing features, providing attenuation to the low point in the south and the retention and enhancement of existing footpaths. A substantial amount of green infrastructure is provided (approximately half the site) which will include informal open space, formal play, allotments, woodland, new habitat areas and multi-functional attenuation areas.”

The council refused the plans using the delegated powers of its planning officers, rather than a public decision by its planning committee west (which makes decision on major application in the former Somerset West and Taunton ^[10] area).

(Image: FCPR)

Mickey Green, the councillor’s executive director for climate and place, identified the following five reasons for refusal:

The development would represent a “significant visual intrusion” which would “change the character and appearance” of the village, eroding the natural boundary between Taunton and Creech St. Michael
The homes would have a “significantly adverse impact” on views from the nearby footpaths and existing homes due to the height of the land
The developer has put “no mechanism in place” to ensure the delivery of affordable housing, play facilities, contributions towards local schools or any other local amenities
Developing this site could “adversely affect the integrity” of the Somerset Levels and Moors Ramsar site due to the potential rise in phosphate levels ^[11]
The plans do not go far enough to “reduce the need to travel by private car” between the homes and local facilities

The developer has not yet indicated whether it intends to appeal this second refusal.

References

^{^} the motorway (www.somersetlive.co.uk)
^{^} Taunton (www.somersetlive.co.uk)
^{^} was refused permission (www.somersetlive.co.uk)
^{^} Taunton Deane Borough Council (www.somersetlive.co.uk)
^{^} subsequently upheld by the Planning Inspectorate in March 2019 (www.somersetlive.co.uk)
^{^} Somerset Council (www.somersetlive.co.uk)
^{^} form the eastern edge of Monkton Heathfield under the current phase two proposals (www.somersetlive.co.uk)
^{^} Plans for new homes within former Taunton police station site approved for second time (www.somersetlive.co.uk)
^{^} here (bit.ly)
^{^} Somerset West and Taunton (www.somersetlive.co.uk)
^{^} “adversely affect the integrity” of the Somerset Levels and Moors Ramsar site due to the potential rise in phosphate levels (www.somersetlive.co.uk)