Up to 50 new homes will be built on the edge of Somerset's smallest city following a successful planning appeal.

Gleeson Land Ltd. failed in December 2020 to secure permission from Mendip District Council to build 68 new homes between the A371 Haybridge Hill and the B3139 Elm Close on the western edge of Wells – a decision which the Planning Inspectorate subsequently upheld.

The Fleet-based developer put forward outline proposals for 50 homes on the site, which lies between the existing properties and the Wells Touring Park, in mid-2023, only for the recently-formed Somerset Council to refuse permission in early-September 2023.

This decision has now itself been overturned by the Planning Inspectorate, meaning construction could begin some time in 2025.

The site (known as New House Farm) lies opposite the Priory Fields development which is being delivered jointly by Bovis Homes and Taylor Wimpey.

The existing farm buildings will be demolished to make room for an attenuation pond and an improved access onto the A371.

The existing public right of way running through the site will be enhanced, providing a safe walking and cycling link between the A371 and B3139 past the existing homes.

The planned properties will range from one-bedroom flats to four-bedroom houses, with 20 of the 50 homes being affordable – in excess of the council's 30 per cent target for major developments in the former Mendip area.

A large amount of green open space, including a children's play area, will be retained at the northern edge of the site to provide a buffer with the touring park.

Planning inspector David Prentis visited the site on August 6 (at the start of a two-day public hearing into the application), and published his ruling on the Planning Inspectorate's official website.

Mr Prentis said the development "would not lead to coalescence between the western edge of Wells and Haybridge", and any merging of the two areas would "not be harmful to the character or identity of those settlements".

He also argued that upgrading the existing public right of way would "provide a convenient, reasonably level route for those wishing to walk or cycle towards Wells" and access the city's local services.

He elaborated: "Portway is a typical two-way urban road, subject to a 30mph speed limit, with adequate width for vehicles to pass cyclists safely.

"While traffic levels may deter some less confident cyclists, this is the sort of road that is widely used by cyclists in many towns and cities.

"Moreover, once past the cemetery, cyclists heading for the centre would have the option of using Coronation Road and Burcott Road, which offer a quieter alternative.

"Following the development of the allocated housing site on Elm Close, cyclists would also have the option of crossing that site to join Burcott Lane, thereby avoiding Portway altogether."

Gladman Development secured planning permission to build 100 homes south of Elm Close in January 2020 – though these plans had to be re-approved in December 2023 to take account of additional mitigation required as part of the ongoing phosphates crisis.

Since this decision was taken, Wessex Water has agreed to implement "stretch permits" at its Wells waste water treatment plant, which will see larger quantities of phosphates removed before the water enters the Somerset Levels and Moors – thereby allowing more homes to be delivered nearby.

In the shorter term, Gladman intends to remove phosphates from the new homes using a package treatment plant installed within the development boundary, and will purchase phosphate credits for off-site mitigation generated from the fallowing of agricultural land at Manor Farm in Prestleigh, near Shepton Mallet.

Mr Prentis said that approving this site would ease the pressure on housing demand in the area, pointing out that (in light of the phosphates crisis and other factors) the council could not currently demonstrate a five-year housing land supply for the former Mendip area.

He said: "The appeal scheme would deliver up to 50 dwellings. This is likely to be within a five-year period, thereby making an important contribution to reducing the shortfall that currently exists.

"The proposal would deliver 40 per cent of the units (up to 20) as affordable housing. I attach significant weight to this factor.

"The proposal would also bring economic benefits through the creation of

employment on site during the construction phase, together with employment

in the supply chain.

"Once occupied, there would be additional spending in the local economy generated by the new residents."

Mr Prentis further reasoned that the development would lead to an increase in biodiversity, in line with legislation passed by the previous Conservative government which mandated a ten per cent biodiversity net gain for any new housing development.

He said: "The scheme could achieve a 34 per cent gain in habitat units and a 105 per cent increase in hedgerow units.

"This would be achieved through the creation of grassland with a higher biodiversity value, together with new tree, scrub and hedgerow planting.

"The development would also provide proportionate contributions to healthcare facilities and primary school places."

A reserved matters application, detailing the design and layout of the new homes, is expected to come forward early in the new year.

The council's planning committee east will make a decision on Tuesday afternoon (October 1) on plans for a further 47 homes on Gypsy Close, just over the road from the New House Farm site.