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Planning appeal decision

Dismissed1 June 20213257000

Land to the North of Wookey Hole Road, Wells, Somerset, BA5 2NE

Planning appeal 3257000 at Land to the North of Wookey Hole Road, Wells, Somerset, BA5 2NE (Mendip District Council *) was dismissed on 1 June 2021 by Inspector Rennie S, following a hearing. The main issue, as the Inspector framed it: Whether the proposed development would affect the character and appearance of the area, including the designated Mendip Hills Area of Outstanding Natural Beauty (AONB).

residential development of up to 148 dwellings including means of access with all other matters reserved

Authority
Mendip District Council *
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Rennie S

Main issues, as the Inspector framed them

  • Whether the proposed development would affect the character and appearance of the area, including the designated Mendip Hills Area of Outstanding Natural Beauty (AONB)

What decided it

The unmitigated likely significant effect of the development on the Somerset Levels and Moors Ramsar Site, which provided a clear reason for refusal and disapplied the tilted balance.

The benefits of housing delivery, biodiversity enhancement and economic benefit were outweighed by the clear reason for refusal relating to harm to the Ramsar site, alongside landscape and AONB setting harm.

What the Inspector cited

Development plan policies
Policy DP4Policy DP1Policy DP5
National Planning Policy Framework
Paragraph 11Paragraph 175(a)Paragraph 176Paragraph 177

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Mendip District Council

The authority’s record since 2016 · every decision in 2021

  1. Split Decision13 May 20253357776
    Foxleigh Stables, Budge Lane, Blatchbridge, Frome, Somerset, BA11 5EH
  2. Allowed17 April 20253349703
    Furlong House, Ford Lane, Henton, Somerset, BA5 1PD
  3. Dismissed7 March 20253348485
    Cheddar Valley Inn, 22 Tucker Street, Wells, Somerset, BA5 2DZ
  4. Allowed10 February 20253333233
    Manor Farm Worth, Wookey, Wells, BA5 1LW
  5. Allowed22 November 20243340886
    Land to the North of Wallbridge Gardens, Frome, Somerset, BA11 1RJ

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.