Nearly 50 homes will be built on the edge of Wells after all following a U-turn by local councillors.

Wells LVA LLP and Little Burcott Ltd. applied in August 2023 for outline permission to build 47 new homes on the B3139 Elm Close, near the junction with Gypsy Lane.

Somerset Council's planning committee east (which handles major applications within the former Mendip area) narrowly voted to refuse the plans in early-December 2024, citing fears of road safety, landscape impact, flooding and a lack of funding for the Strawberry Line and other local cycle routes.

The plans were reconsidered on January 7 following the government's changes to the National Planning Policy Framework (NPPF), which sets out the legal basis on which planning applications can be determined.

In the face of the changes, the committee voted to reverse its original decision, meaning the new homes will go ahead after all.

The site lies to the west of a planned development of 100 homes which secured outline planning permission in December 2023 – with David Wilson Homes putting forward amended proposals in October 2024.

Under the proposals, the existing junction with Gypsy Lane will been completely remodelled to create a new T-junction, with a new cycle lane which will run along the southern side of Elm Close (including the neighbouring development site).

Gypsy Lane will remain accessible via a new junction within the housing estate, and the existing public right of way through the site will be upgraded, providing a safe pedestrian route to Burcott Lane.

The homes will fan out from the new access route, with the southern edge being set aside for public open space, attenuation ponds and a green buffer to provide a soft edge between Wells and the neighbouring village of Wookey.

Out of the 47 homes planned for the site, 19 will be affordable – the equivalent of 40 per cent of all properties.

Neither this site nor the David Wilson Homes site are identified for housing within the Mendip Local Plan Part II, which was ratified by councillors in December 2021.

The new NPPF was published on December 12, 2024 – after the committee's original decision to refuse the plans, but before the decision notice confirming this ruling had been published, meaning that the plans had to be reconsidered under the new advice.

The new NPPF includes higher housing targets for Somerset, as part of the government's push to deliver 1.5 million new homes over the course of this parliament.

In the absence of a five-year housing land supply, applications can now only be refused if there is "strong" evidence that the harm created by a development would outweigh the benefits of delivering new housing or employment space.

Brian Underwood, who has lived near the site for more than 50 years, urged the committee to stand by its original decision when it convened in Shepton Mallet on January 7.

He said: "Since the last meeting nothing has changed – only the government's policy.

"The impact on the landscape will be extremely substantial. This is on a steep hill well outside the city development boundary, extending into hilly open countryside, and if ever developed would reduce the green gap between Wells and Wookey.

"The exit from Gypsy Lane, in spite of proposed alterations, remains far too narrow with minimal visibility, and it will present a real safety hazard. It's just not designed to take any extra traffic."

Stephen Morfey, who lives on Gypsy Lane with his family, added: "While it is accepted generally that more housing is required, this location is clearly not the right one.

"The changes to the NPPF do not solve the problems of safety and sustainability. This and the other 100 houses planned on Elm Close mean that traffic down Gypsy Lane will increase significantly."

Councillor Ros Wyke (whose Mendip West division includes the site) reiterated her regret that the former Mendip area was not covered by the community infrastructure levy (CIL), reducing councillors' ability to deliver much-needed amenities as part of new housing developers.

She said: "The need for infrastructure support, which is highlighted by the new NPPF, is really critical.

"It is unfortunate that, yet again, we have seen very little movement in the totality of the infrastructure contributions – not just for education, but for other activities.

"This is yet another greenfield site – it's a gift in comparison to other parts of the county, and we should be seeing a lot more contribution to infrastructure."

Councillor Martin Dimery (Frome West) agreed, stating: "I've not heard anything to change my mind on this."

Councillor Rob Reed (Mendip South) took a more moderate view, stating: "We're told by our officers that everything's fine – I can't see it myself.

"The contributions we're asking for regarding active travel is totally inadequate. If it's based on what we asked for at the adjoining site, we massively under-asked David Wilson Homes.

"We need to go back and ask for a substantial increase. This is not the best place for houses, but it's not a disaster."

Following negotiations in the late-autumn, the developers agreed to provide more than £11,000 of additional funding towards active travel, which will be directed towards enhancing and extending the Strawberry Line route which runs through the city.

After more than an hour's debate, the committee voted to approve the plans by six votes to two, with one abstention – on the condition that a "substantial increase" in funding for the Strawberry Line could be secured within the legal agreements between the developers and the council.

A reserved matters application, specifying the design and layout of the new homes, is expected to be submitted before the end of the year.