Somerset Council has indicated it may not oppose an appeal seeking approval for 112 new homes on Taunton’s northern edge, after councillors acknowledged they would have approved the development if given more time to consider it.
Developer Gladman Developments, based in Congleton, has pursued plans since November 2017 to build homes on land adjacent to Pyrland Farm, off Cheddon Road at Taunton’s northern boundary. Initially proposing 180 homes, the scheme was rejected by Taunton Deane Borough Council’s planning committee in July 2019.
Following revisions, the application was reduced first to 150 and then to 112 homes, after extensive negotiations with planning officers at Somerset West and Taunton Council and, from April 2023, the new unitary authority Somerset Council.
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Despite the lengthy process, Gladman lodged a planning appeal in early November due to the council’s failure to decide within a reasonable timeframe. The Planning Inspectorate is expected to issue a ruling in early 2026.
At a December 16 meeting, Somerset Council’s planning committee west — responsible for major applications in the former Somerset West and Taunton area — revealed it would have supported the development if the appeal had not been launched, signaling the council is unlikely to mount a defence.
The site is local-planning allocated but originally only anticipated for 45 homes. The current plan proposes 112 dwellings, with 25% designated as affordable housing. Infrastructure enhancements include a new access road on the western end of Cheddon Road, pedestrian links to Lyngford Lane, and improvements to walking and cycling routes as part of the Taunton Local Cycling and Walking Infrastructure Plan.
Financial contributions from the developer are set to exceed £1.6 million for school places, including special needs education, and over £50,000 towards GP surgery expansions.
A major element in the delay has been addressing environmental concerns, especially phosphate mitigation due to the site’s location in the River Tone catchment. Gladman proposes to offset phosphates by taking approximately 7.7 hectares (about nine football pitches) of agricultural land out of use to reduce environmental impact.
Local representatives expressed worries at the planning committee meeting. Marcus Walker, chairman of Cheddon Fitzpaine Parish Council, voiced concerns about the cumulative impact on traffic and questioned the suitability of the site, noting its proximity to the recently approved Nerrols Farm phase three development.
Councillor David Fothergill highlighted safety risks near Cheddon Fitzpaine Primary School, only 100 metres away on a steep road, emphasizing a lack of road improvements to cope with increased traffic.
Councillor Caroline Ellis criticized the highways department for overlooking vital local insights and stated that the proposed funding would be insufficient to resolve traffic problems. Conservative Councillor Norman Cavill insisted that serious road improvements are necessary before allowing further development.
Despite these objections, the committee voted six in favour with four abstentions to support the plans in principle, concluding that the appeal could not be successfully challenged on road safety grounds.
Independent Councillor Gwilym Wren acknowledged that the council had lost control over the application and was now on the defensive.
This committee decision is advisory rather than binding but strongly indicates the council’s intention to limit opposition to the appeal, increasing the likelihood that the development will proceed.
Somerset Council has previously declined to contest appeals on other housing projects due to challenges with maintaining its five-year housing land supply, including significant developments near Wellington and Midsomer Norton.
The Planning Inspectorate confirmed the appeal will be decided solely on written submissions, with no public inquiry. A final decision is expected by spring 2026.