The future of Firepool, a nationally significant brownfield regeneration site in Taunton, is increasingly uncertain as Somerset Council explores new avenues for its development.
Situated between the A3087 Trenchard Way and the River Tone, Firepool has remained largely undeveloped since 2008 following the closure and relocation of the town’s cattle market. Over the years, several redevelopment plans have been proposed, but none have fully materialised.
Significant progress has been made to enhance the site’s appeal, including the recent completion of a boulevard providing a car-free route connecting Taunton railway station to the town centre. This and other site improvements aim to attract private investment by creating a more viable environment for development.
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However, Somerset Council has acknowledged that the previously approved masterplan, adopted in March 2023, is not viable in its current form. The plan outlined delivering 430 homes, a 130-bed hotel, an eight-screen cinema, a bowling alley, a nursery, a health hub, retail units, and the regeneration of the former Great Western Railway offices into mixed-use space. A multi-purpose venue was also proposed, though the council lacked the funding to progress this element internally.
Lara Bell, Head of Regeneration and Major Projects at Somerset Council, noted in a report ahead of the council’s executive committee meeting on 2 September that “the viability assessment confirms that the adopted Firepool masterplan is not currently wholly deliverable in its existing form, with a significant viability deficit.” She added that flexibility concerning development uses, housing mix, density, and phasing could improve the site’s viability considerably.
Since January 2023, the council has invested in ‘de-risking’ the site by raising it out of the floodplain and installing critical utilities. Wessex Water’s infrastructure works, although causing temporary disruption such as the closure of Priory Bridge Road, have been essential. The Firepool Centre for Digital Innovation, funded largely by central government, opened in spring 2024, offering event space and flexible offices for small and medium-sized enterprises.
Councillor Mike Rigby, Portfolio Holder for Economic Development, Planning and Assets, emphasised the site’s importance, describing Firepool as “a nationally significant brownfield regeneration opportunity and a gateway into Taunton.” He said the council is committed to supporting the town’s growth and prosperity and is seeking a development partner who can navigate current market conditions and deliver sustainable, high-quality development.
While the council is pursuing a development partner to take the project forward, this does not necessarily imply an immediate sale of the whole site. The appointment may lead to individual parcels being sold at a later stage, subject to executive approval. The council intends to maintain influence over the site’s future by managing the process collaboratively with an external partner.
The executive committee is expected to approve the procurement of a development partner at its 2 September meeting in Taunton, with the appointment likely to be confirmed before Christmas. The council has allocated around £495,000 from existing regeneration grant funds to continue preparatory work, including further technical studies to assess viability, with all funds to be utilised by March 2028.
Any future development proposals will be subject to the usual planning permission process, ensuring continued public engagement and opportunities for community input.