Somerset Council has confirmed that a long-awaited decision on the proposals for 1,450 new homes in Taunton is anticipated by or shortly after Christmas. The plans, jointly submitted by Persimmon Homes South West and Redrow Homes in December 2021, concern phase two of the Monkton Heathfield urban extension at Taunton’s north-eastern edge. The development will feature new homes alongside employment sites, a new school, and a new relief road.
Since September 2022, the determination of the application has faced repeated delays. During this time, substantial negotiations between the developers and council planning officers have resulted in alterations to the masterplan. Despite no public update in the last nine months, planning officers have recently indicated they are “nearly there” and expect the council’s planning committee west to make a full decision before the end of the year.
Phase one of the Monkton Heathfield extension is largely completed, including the western relief road connecting new residences to the A3259. However, the employment land at the southern edge of phase one, situated between the A38 and the M5, remains mostly undeveloped. In January 2019, Taunton Deane Borough Council agreed to release some of this land for additional housing.
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The current plans propose 1,450 homes, approximately five hectares (roughly 12 acres) of employment land, a combined primary and secondary school (‘through’ school), a district centre with local shops, a mobility hub, and a new eastern relief road connecting to the A38.
Simon Fox, Somerset Council’s major projects planning officer, provided an update to the planning committee west on 25 August. He remarked that the application is approaching completion, with remaining issues-such as highways, viability, and layout changes-being addressed urgently. Discussions are ongoing with West Monkton and Creech St. Michael parish councils regarding the recycling of their Community Infrastructure Levy (CIL) receipts to ensure the site benefits maximally from local funds for necessary facilities.
CIL is a charge on housing developments in the former Taunton Deane area, with 15% of receipts allocated to the local parish council (rising to 25% if the council has a Neighbourhood Plan). Most CIL funds in Somerset contribute towards major projects in Bridgwater, Taunton, and Yeovil. Parish councils in rural areas have expressed concerns about their infrastructure funding amid housing growth.
Currently, Creech St. Michael and West Monkton parish councils hold approximately £3.5 million in CIL receipts. They have agreed in principle to invest this money in sport, play, and community facilities within Monkton Heathfield. This arrangement permits the parish councils to retain local oversight over these amenities, allowing developers Persimmon and Redrow to provide funding for other site components, including the new school.
Mr Fox emphasised the expectation that the application is nearing its final stage. He anticipates appearing before the committee within six months to fully address public comments and questions. Preparations are underway for a potential Section 106 agreement, ensuring that what might seem like delays externally is, in fact, productive time used to advance the application swiftly once approved.
Councillor Simon Coles, chair of the planning committee west, acknowledged the complexity of the application. He stressed the importance of thoroughness to ensure the plans meet the needs of all stakeholders, particularly residents of Monkton Heathfield. He expressed the committee’s determination to finalise the process so construction can start promptly after any consent is granted.