Land north of Tangier and Castle Street (A3807), Taunton, Somerset, TA1 4AS

Residential development of 176 no. dwellings, application Ref 38/18/0162, granted 27/6/19

Authority: Somerset Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Plenty B

Main issues, as the Inspector framed them

Whether the details provided in support of conditions 4, 8 and 9 are dependent on meeting the requirements of the Habitat Regulations

What decided it

The Supreme Court judgment that Ramsar sites are not European protected sites and therefore not subject to Habitat Regulations statutory protection, combined with the non-commencement of the relevant amending legislation, means the conditions are not dependent on Habitat Regulations assessment.

Framework references: 181, 194

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
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The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.