The Planning Committee - East of Somerset Council convened to discuss two significant planning applications and an appeals report. The committee approved a variation to conditions for a dwelling in Westbury-sub-Mendip, and delegated authority to the Head of Planning to approve an outline planning permission for a large mixed-use development in Shepton Mallet, subject to conditions, a phosphate Reservation Certificate, and a legal agreement.

Burden of Dreams, Top Road, Westbury-sub-Mendip

The committee approved a planning application for a variation of conditions relating to the construction of a dwelling at Burden of Dreams, Top Road, Westbury-sub-Mendip. Councillor Ros Wyke, Associate Lead Member for Active Travel and Public Transport, declared a predetermined interest and left the room for the duration of the discussion. The application sought to vary conditions related to plans, visibility, balustrades, spot levels, and the construction environmental management plan (CEMP) from previous permissions (2022/1945/REM and 2024/1680/APP).

Westbury-sub-Mendip Parish Council objected to the application, citing its location outside development limits, visual impact on the Mendip Hills National Landscape, removal of hedgerows, visibility splays, and impact on dark skies. A speaker in objection raised concerns about landscaping and dark skies. A speaker in support stated that the applicant was making minor changes to lessen the development's impact. Parish Councillor Penny Colwill presented a photograph illustrating the development's impact and requested additional screening. Councillor Heather Shearer's statement, read in her absence, echoed these concerns. Matt Williams, agent for the applicant, assured members that the revised timber design with fewer windows would have less impact than the previous permission.

The committee discussed the visual impact on the countryside, noting the site's location in a quarry. Members considered the possibility of a 4-metre high hedgerow on the western side and automatic blinds to protect dark skies.

The committee approved the application with additional conditions, including a landscaping scheme, automatic blinds on south-facing windows, and details of external lighting, in consultation with the Landscape Officer and the Division Members. Councillor Martin Dimery proposed the approval, seconded by Councillor Helen Kay, and it was carried by 9 votes to 0, with Councillor Rob Reed abstaining.

Mid Somerset Showground, Cannard's Grave Road, Shepton Mallet

The committee delegated authority to the Head of Planning to approve an outline planning permission for a new mixed-use neighbourhood of up to 620 dwellings at Mid Somerset Showground, Cannard's Grave Road, Shepton Mallet, subject to conditions, a phosphate Reservation Certificate, and a Section 106 legal agreement¹. The development includes 30% affordable housing, a primary school, a care home, a local centre, and public open space.

Shepton Mallet Town Council supported the application but requested consideration of water and flood management, biodiversity, placemaking, connectivity, and highway safety. The council received 50 letters of objection, 8 neutral comments, and 2 letters of support.

Robin Horton, representing the Shepton Mallet Neighbourhood Plan Steering Group, urged consideration of the new Shepton Mallet Neighbourhood Plan and expressed concern about housing density. He suggested the landowner make more land available to spread out the development and requested deferral. Richard Thomas, former chair of the Shepton Mallet Neighbourhood Plan Group, welcomed the housing but preferred a community venue for clubs. Fletcher Robinson, representing CPRE, welcomed the development but suggested a safe crossing to Collett Park. Shepton Mallet Town Councillor Jane Nicklin supported the development but emphasized connectivity and flood mitigation. Nick Guildford, representing the applicant, highlighted the developer's commitment to high-quality design and investment.

During the discussion, members raised concerns about flooding and drainage, short gardens with parking lots, the Shepton Mallet Neighbourhood Plan, the number of houses, the provision of a school, and the siting of the school and care home.

Councillor Claire Sully initially proposed deferral for discussions with Shepton Mallet Town Council, seconded by Councillor Helen Kay, but the motion was withdrawn.

Councillor Claire Sully then proposed approval with delegated authority, seconded by Councillor Tony Robins. Councillor Ros Wyke amended the proposal to remove the reference to the Building Heights Plan from Condition 2 and require an Informative about parking design, seconded by Councillor Helen Kay, and carried by 10 votes to 0 with 1 abstention. The substantive proposal to approve the application as recommended was then carried unanimously.

Appeals Report

The committee noted the Appeals Report, which detailed the dismissal of an appeal for the erection of 24 dwellings at Tower Hill Farm, Bath Road, Beckington. The Planning Inspectorate refused planning permission due to the site's unsuitable location regarding the local development strategy, the effect on the character and appearance of the area, and unacceptable living conditions for future occupiers.