A small village in Somerset may soon witness the construction of dozens of new homes following Somerset Council’s refusal to contest a recent planning appeal. Coleford, situated approximately midway between Frome, Midsomer Norton, and Shepton Mallet, lies just a few miles from the Mendip Hills national landscape.
The village is already experiencing growth. Gladman Developments secured approval for 63 homes east of Anchor Road through an appeal decision in October 2021. A revised plan for the same site remains under consideration. Meanwhile, Rainier Developments Ltd. submitted outline proposals in February 2024 for 75 additional homes on the opposite side of Anchor Road. These plans were rejected by the council in November 2024.
However, when Rainier challenged this rejection at a public inquiry held in Shepton Mallet on June 10, the council chose not to defend its decision or present witnesses. This move virtually assures that permission will be granted for the new homes.
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The proposed site forms a rough triangle on Coleford’s northern edge, bordered by Brewery Lane, which leads to nearby Holcombe. Access would be provided via a new junction off Anchor Road near existing residences, strategically offsetting traffic from the Gladman Developments site.
The development plan includes significant public open spaces along the western boundary, with two attenuation ponds near Brewery Lane. The developer, based in Henley-in-Arden, Warwickshire, intends for 23 of the 75 homes (30%) to be affordable, aligning with the council’s targets for the former Mendip area.
Paul G. Tucker QC, representing the developer, emphasized the urgent need for housing, highlighting the council’s inadequate land supply. “For 2024 to 2029, the government requires a minimum of 5,307 homes, but only 2,406 are available—a mere 2.27 years’ supply—leaving a shortfall of 2,901 homes,” he explained. He also noted the absence of objections from Wessex Water and the local flood authority, confirming there are no conflicts with Local Plan policies.
The site had been labeled unsuitable for development before 2029 in ongoing Mendip Local Plan Part II reviews, expected to conclude by summer 2025.
Stephanie Hall QC, representing the council, stressed that Coleford has already exceeded its housing targets and warned that the new development would harm the village’s character. She cited the loss of a prominent hedge for the new access road and the disruptive impact on local identity and countryside appearance. The council also highlighted challenges in rural services and infrastructure.
This hearing marks the third instance where Somerset Council refused to defend appeals following initial refusals or non-determinations, resulting in planning permissions granted by inspectors at other contested sites in the region.
Local residents voiced strong concerns about the proposals. Ian Collins expressed worries over increased traffic, highlighting existing congestion and sewer system problems caused by previous roadworks. Mary Pearce pointed out severe limitations in public transport, noting limited bus service hours that force residents to rely on cars.
CPRE Somerset’s manager, Becky Collier, criticized the scale of the development, saying Coleford lacks adequate facilities to support such growth. “Filling in every open space threatens the village’s identity,” she said. Coleford has only one small shop, one pub located far from the site, and limited walking options.
Alan Townsend, representing Coleford Parish Council, cited road safety issues, inadequate cycling routes, and poor public transport connections to nearby towns like Frome and Bath, challenging the notion that the village is well-served by transport.
Planning inspector Christopher Baxter will conduct a site visit before issuing a final decision in early summer 2025. Meanwhile, the council is expected to rule on the revised Gladman Developments proposal by the end of the year.