A protracted planning dispute over a housing development in Taunton is set to reach a conclusion after more than eight years of delays. Gladman Developments has sought since November 2017 to construct homes on land adjacent to Pyrland Farm, located off Cheddon Road at the northern edge of Somerset’s county town.
Initially, Gladman applied to build 180 homes on the site. However, this plan was rejected by the Taunton Deane Borough Council’s planning committee in July 2019. Following this, the developer submitted revised proposals, first reducing the number of homes to 150, and later to 112, after extensive negotiations with planning officers at Somerset West and Taunton Council and, more recently, Somerset Council — which replaced the district councils in April 2023.
With years of stalling and indecision behind them, Gladman has now lodged an appeal with the Planning Inspectorate due to non-determination — the council’s failure to approve or refuse the application in a timely manner. The final ruling on the appeal is expected to be published in early 2026.
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The site was initially earmarked for residential development in the Taunton Deane Core Strategy in 2012, with an anticipated allocation of up to 45 homes. The latest plan proposes 112 homes, 25% of which (approximately 28 properties) will be affordable housing.
The development includes a new vehicular access at the western end of Cheddon Road and pedestrian access onto Lyngford Lane, near existing properties and farm buildings. This location is close to phase three of the Nerrols Farm development, approved earlier in 2023.
The project is also expected to contribute financially to local schools and support improvements to walking and cycling infrastructure along Cheddon Road. This forms part of Taunton’s Local Cycling and Walking Infrastructure Plan (LCWIP) ‘red route,’ which aims to enhance sustainable transport links to the town centre.
Gladman spokesperson emphasized that “the proposals are in accordance with the majority of the council’s development plan policies.” They added that conflicts with some policies should be given little weight since the council cannot currently demonstrate a five-year housing land supply. “The harms of the appeal proposals do not come close to significantly and demonstrably outweighing the benefits,” the spokesperson stated.
One key obstacle causing delay has been the need for phosphate mitigation, as the site lies within the River Tone catchment area, which feeds into the sensitive Somerset Levels and Moors. To address this, Gladman plans to fallow approximately 7.7 hectares (19 acres) of agricultural land to the north, equivalent to about nine football pitches, thereby offsetting the phosphate impact of the new homes.
The Planning Inspectorate has confirmed the appeal will be determined through written representations only, without a public inquiry. Interested parties may submit formal statements by December 8, quoting case number 3374315 on the Planning Inspectorate website.
The appointed inspector is expected to conduct at least one site visit after receiving final submissions from both the developer and council, due by December 22, before issuing the final decision in spring 2026.