A developer's latest attempt to build new homes on the edge of a nationally protected Somerset landscape has been soundly defeated by planning inspectors.

Land Allocation Ltd. applied in April 2022 to build 50 homes on the northern side of Wookey Hole Road in Wells, directly opposite the existing Priory Fields housing estate.

This was the second attempt by the York-based developer to build on Wookey Hole Road, after permission for 148 homes was roundly refused by Mendip District Council in May 2020.

The council refused the most recent attempt to develop the site in late-June 2022, arguing the new homes would damage the Mendip Hills area of outstanding natural beauty (AONB – now renamed the Mendip Hills National Landscape).

The Planning Inspectorate has now upheld the council's ruling, with inspector J. J. Evans concluding that building homes on this site would be "unacceptably intrusive" within the wider landscape.

Plans For 50 Homes On Wookey Hole Road In Wells. CREDIT: Clendon.

Mr Evans – who recently ruled against new homes being built in Minehead, on the edge of the Exmoor National Park – visited the site on October 26 and recently published his ruling on the Planning Inspectorate's official website.

He said that the "abrupt rise" of the Mendip Hills to the north of Wells was "a distinctive feature of the area", and that building homes in this area would be "conspicuously disruptive in a rural area characterised by agricultural fields and woodlands".

He added: "Even with the retention of much of the existing boundary hedges and trees, and the possible set-back of the houses away from the public highway, the slope of the land is such that it would make the development intrusively visible within the area.

"This harmful impact would be apparent from lower down the hillside, from approaches into the city, and also from higher land, such as from Arthur's Point and Lime Kiln Lane.

"The housing and its associated roads and infrastructure would have a conspicuous, urbanising impact."

While the development site is near an industrial estate (the Underwood Business Park), Mr Evans said this commercial area had "a distinct continued edge to the built-up area of the city" and was sufficiently screened from the hillside with trees and mature hedgerows.

He added that the character of the Mendip Hills would be "harmfully eroded", with its boundary with the city of Wells being "unacceptably and prominently diminished".

Mr Evans also raised concerns that the existing trees would not be damaged by the construction, stating there was "a lack of information" on the developer's part.

The developer had proposed creating new wetlands on site to offset the increase in phosphates from the new homes, arguing this would prevent further damage to the Somerset Levels and Moors Ramsar site, which is protected by international law.

Mr Evans said there remained numerous "uncertainties" over these proposals, including doubts as to whether the wetlands and water connection basin would be large enough cope with the quantities of waste water emanating from the homes and flowing off the nearby hills.

He said: "Taken as a whole, there are uncertainties surrounding the drainage of the site."

Mr Evans admitted that the development would bring a number of benefits – including a larger-than-usual amount of affordable housing for local residents (40 per cent, rather than the typical 30 per cent), and the boost the homes could provide to Wells businesses.

However, he ruled on balance that there would be "substantial environmental harms arising from the proposal", which would "cause significant harm to the distinct character and appearance of the area".

He concluded: "While a key aim of national planning policy is to significantly boost the supply of housing, when read as a whole the policy does not suggest this should happen at the expense of other considerations.

"The adverse impacts arising from the proposal would significantly and demonstrably outweigh the aforementioned benefits, and the suggested conditions would not overcome these substantial harms."