By Daniel Mumby, Local Democracy Reporter
A DECISION to build nearly 50 new homes on the western edge of Wells has been pushed back due to fears over the “very poor” access arrangements.
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) met in Shepton Mallet on October 2 to discuss the proposals, with planning officers recommending that permission be granted.
But the committee voted instead to defer a decision to see if alternative access to the site could be secured – with one councillor describing the current plans as “cheeky” and “outrageous”.
The site lies to the west of a planned development of 100 homes (brought forward by Gladman Developments), which secured outline planning permission in December 2023.
Under the current proposals, the existing junction with Gypsy Lane would be 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 Gladman site are identified for housing within the Mendip Local Plan Part II, which was ratified by councillors in December 2021.
Stephen Morfey, who lives on Gypsy Lane with his family, said the development would make it harder for existing residents to safely enter and exit their properties.
He said: “Gypsy Lane is a very narrow country lane, which is already used by many as a cut-through. Pulling out onto Elm Close is dangerous due to limited visibility, and turning down Gypsy Lane is a real safety hazard. There was an accident outside my house in the last few weeks which involved the emergency services and helicopter support – accident debris remains there today.”
Councillor Jim Reeves, who sits on St Cuthbert Out Parish Council, said there were doubts whether the access could be safely delivered due to land ownership issues.
He said: “The sites lies entirely outside the settlement image of Wells – it’s a classic case of ribbon development.
“The developers claim that the site boundary crosses Gypsy Lane. This is being economical with the actuality.
“Without the ownership rights of the whole lane, it is difficult to see how their proposals could be carried out.”
Councillor Ros Wyke (whose Mendip West division includes the site) concurred: “I totally support the parish council’s response in terms of access.
“This is really very poor at this stage, and the proposals are really at best cheeky and actually quite outrageous – to acquire land when they haven’t even spoken to the landowner.
“We’ve seen a significant amount of development around Wells in the St Cuthbert Out area, and at no time has the parish council been offered any community benefit – especially the benefit to having a meeting place for those residents, rather than hauling them into the city.”
In addition to the homes already delivered in the Haybridge area of Wells, the Planning Inspectorate ruled in late-August in favour of 50 new homes planned for the New House Farm site, on the opposite side of Elm Close.
Councillor Edric Hobbs (Mendip Hills) added: “While I appreciate that we need to build houses, I think this area has been developed quite a lot already.
“Gypsy Lane and Burcott Lane are very popular cycling routes – it’s my route across the Moors when I cycle to council meetings, and I’m worried about the effect on the environment this would have. All the development on this road can be seen from the top of the Deer Leap, and all those disgustingly bright orange roofs are horrible.”
After more than an hour’s debate, the committee voted to delay a decision on the plans by eight votes to one, with one abstention.
The earliest meeting at which the plans can next be considered will be held in Shepton Mallet on November 5 at 2pm.