Somerset Council is considering not defending an appeal against the construction of 112 homes on Taunton’s northern edge, following a council vote indicating support for the development if given more time to evaluate the plans.
Gladman Developments, a Congleton-based firm, has pursued permission since November 2017 to build on land adjacent to Pyrland Farm off Cheddon Road. Originally proposing 180 homes, the project faced rejection by Taunton Deane Borough Council in 2019. Subsequent revisions scaled down the plans first to 150 and then to 112 homes, following extensive discussions with planning officials at Somerset West and Taunton Council and later Somerset Council, which assumed authority in April 2023.
After prolonged delays, Gladman appealed to the Planning Inspectorate in early November on grounds of non-determination—arguing the council failed to decide within a reasonable timeframe. A ruling is anticipated in early 2026.
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The council’s planning committee recently revealed it would have supported the plans if time allowed, effectively signaling the appeal may go undefended. Although the site was designated in the 2012 Taunton Deane Core Strategy for up to 45 homes, the latest submission includes 112 dwellings, 25% of which will be affordable housing.
Infrastructure plans include a new access point at Cheddon Road’s western end and pedestrian connectivity to nearby Lyngford Lane, close to the approved Nerrols Farm phase three development. The scheme promises over £1.6 million for local school expansions—special needs provisions included—and more than £50,000 toward GP surgeries.
Enhancements to pedestrian and cycling routes along Cheddon Road, part of the broader Taunton local cycling and walking infrastructure plan (LCWIP), are also planned.
Phosphate mitigation remains a significant hurdle. Situated within the River Tone catchment leading to the sensitive Somerset Levels and Moors, the development requires environmental offsets. Gladman proposes to fallow approximately 7.7 hectares of farmland—roughly nine football pitches—to counterbalance phosphate emissions.
At the December 16 council meeting, community representatives voiced concerns. Marcus Walker, chair of Cheddon Fitzpaine Parish Council, cited traffic impact and proximity to the Nerrols Farm estate, emphasizing the need to safeguard local interests and expressing that while new homes are welcomed, this site is unsuitable.
Councillor David Fothergill highlighted road network strains and school safety issues on a steep Hill close to Cheddon Fitzpaine Primary School, warning about increased traffic dangers without adequate road improvements. Councillor Caroline Ellis echoed worries that limited highway funds and plans fail to address the volume of additional vehicles, risking traffic congestion and safety.
Conservative Councillor Norman Cavill called for substantial road upgrades before supporting further developments. Despite these reservations, the committee voted 6 to 0 in favor— with four abstentions—acknowledging the council’s weak position in contesting the appeal, especially on safety grounds.
Independent Councillor Gwilym Wren acknowledged the council’s compromised stance, admitting loss of control over the application.
This outcome aligns with the council’s recent pattern of not defending several housing appeals due to challenges arising from the lack of a five-year housing land supply.
The Planning Inspectorate will decide the appeal based on written statements, with no public inquiry planned. A final decision is expected by spring 2026.