A new housing development in Wells could be given the go-ahead by Christmas if an appeal proves successful.

Gladman Developments was refused outline permission in September 2020 to build up to 90 homes on Wookey Hole Road on the western edge of Wells, a short distance from St. Cuthbert's Paper Mill.

The Congleton-based developed put forward amended plans in late-July 2024, reducing the number of homes down to 78 and providing additional public open space in the northern part of the site.

Somerset Council refused the plans for a second time in November 2024, stating they would "erode the gap" between Wells and the neighbouring villages.

Gladman has now lodged an appeal with the Planning Inspectorate, with a public inquiry expected to take place after the August bank holiday weekend – meaning a final ruling will be published before the end of the year.

The site lies to the south of Wookey Hole Road, next to the Priory Fields development being delivered by Bovis Homes and a short distance from the Mendip Hills national landscape (formerly area of outstanding natural beauty, or AONB).

Access would be provided onto Wookey Hole Road at the north-eastern corner of the site, with a pedestrian link being provided to the south to link the new homes to the Strawberry Line multi-user path.

Of the 78 homes intended for the site, 32 would be affordable – meeting the council's target for 40 per cent affordable housing for any new development of ten homes or more within the former Mendip area.

A spokesman for Randall Thorp (representing the developer) said: "The scheme will deliver a landscape-led, desirable living environment which complements and sits comfortably within its surroundings.

"The master-plan builds upon the key concepts to create a layout which meets the vision for the site and demonstrates how future development could be achieved within the parameters of the local context.

"The development will deliver a distinctive and characterful development that will meet local needs with a range of housing types and tenures.

"The scheme will create a well-balanced, sustainable extension to Wells, while maintaining separation between Wells and Haybridge."

The plans were refused through the delegated powers of the council's planning officers, rather than a public decision by its planning committee east.

Chief planning officer Alison Blom-Cooper listed six reasons for refusing the plans – namely:

• The development lies "outside the settlement limits" of Wells and is not allocated within either part of the Mendip Local Plan
• The site would "erode the designated green gap" between the parish of Wells and the neighbouring Haybridge area (which lies in the neighbouring parish of St. Cuthbert Out)
• The proposals would "negatively impact local identity and distinctiveness" through the loss of hedgerows and a prominent oak tree
• The developer has not demonstrated how it would prevent any net increase in phosphates within the Somerset Levels and Moors Ramsar site
• The developer has not ensured sufficient bat protection measures are in place, with surveys being "incomplete" and "inadequate"
• The developer's travel plan – showing how residents will access local amenities without relying on the private car – is "unsatisfactory" and "requires major revision"

The council has not specified whether it intends to fight the upcoming appeal on all six grounds.

The Planning Inspectorate has confirmed that this matter will be settled through an in-person public inquiry, rather than being handled through written representations.

The inquiry is currently scheduled to begin on August 27 (at a venue to be confirmed nearer the time) and could last several days, including at least one site visit.

To make a formal representation to the inspector, visit www.acp.planninginspectorate.gov.uk and quote case number 3363643 by June 2.

Gladman secured outline permission in December 2023 to deliver 100 homes on the B3139 Elm Close elsewhere in the city, before selling the site on to David Wilson homes.

The developer teased plans in March for a further 116 homes further west of the Elm Close site, on land between the Wells Touring Park and the River Axe.