More than 300 new homes are set to be constructed on the outskirts of the Blackdown Hills following a successful appeal by Gladman Developments. The Congleton-based developer submitted outline plans last October for 315 homes and a convenience store on Exeter Road in Rockwell Green, a small village near Wellington.
After Somerset Council failed to reach a decision for over a year, Gladman escalated the matter to a public inquiry held in Taunton in March. In a surprising move, the council announced on the day of the inquiry that it would not defend the appeal, prompting Wellington’s mayor, Janet Lloyd, to remark that the council had “curled up and died” in response to the legal challenge.
Planning Inspector Philip Mayor subsequently approved the development. Gladman is expected to submit more detailed plans later this year. The new homes will be accessed from a new junction near the Monument View housing estate and will wrap around the Pitt Farm Park Homes site to the east.
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The development will include a convenience store near Exeter Road, with enhanced existing footpaths providing connections to village amenities via the Dobree Park estate. Situated close to the A38, the site offers easy access to junctions 26 and 27 of the M5 motorway.
Of the 315 homes planned, ranging from one-bedroom flats to four-bedroom houses, 25 percent (79 homes) will be affordable. Inspector Mayor acknowledged local concerns about flooding but stated the site is unlikely to be affected due to mitigation measures, including attenuation basins designed to handle severe storm events and climate change impacts.
Regarding traffic, Inspector Mayor noted that while congestion may occasionally increase due to the development and nearby M5 improvements, there is no substantial evidence of severe impact. Traffic-calming features near the development entrance, such as pedestrian refuges and lane-splitting islands, aim to reduce speeding risks on Exeter Road.
Despite concerns raised by Mayor Lloyd about the safety of Exeter Road, Inspector Mayor highlighted a lack of accident records indicating unusual hazards in the area. The Blackdown Hills national landscape will experience short-term character changes due to the build; however, these are expected to be mitigated over time through landscaping and open space enhancements.
The site falls within the River Tone catchment, so phosphate mitigation is required to protect the Somerset Levels and Moors, following a recent court ruling. Farmland will be taken out of production during phase one of development to offset phosphate impacts. The remaining homes’ impact will be balanced by an upgrade to the Wellington wastewater treatment plant scheduled for completion by April 2030.
The development is within walking distance of Rockwell Green’s limited services, including a convenience store, village hall, and primary school, with new footpaths improving access. Cycling routes to nearby Wellington will also benefit from local infrastructure plans, though current cycling facilities are limited and require upgrades.
Somerset Council has outlined plans for walking and cycling improvements along the Exeter Road corridor over the next decade to enhance active travel safety and accessibility. These plans will be supported by Gladman’s financial contributions, including nearly £3 million towards local education and £188,000 for healthcare improvements to Wellington Medical Centre or Luson Surgery.
Construction cannot begin until footpath and cycleway designs have been approved by the council. Public consultation on detailed development plans is anticipated before Christmas.