®Planning appeal decision
Cheddar Valley Inn, 22 Tucker Street, Wells, Somerset, BA5 2DZ
Planning appeal 3348485 at Cheddar Valley Inn, 22 Tucker Street, Wells, Somerset, BA5 2DZ (Mendip District Council *) was dismissed on 7 March 2025 by Inspector Hunter A, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would cause harm to the existing public house and its role as a community facility.
retention of existing public house (Sui Generis), demolition of ancillary outbuilding (Sui Generis) to erect two three -bedroom dwellings (Class C3) utilising existing access from Westfield Road, with associated landscaping and parking spaces
- Authority
- Mendip District Council *
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Hunter A
- Postcode
- BA5 2DZ
Main issues, as the Inspector framed them
- Whether the proposed development would cause harm to the existing public house and its role as a community facility
- The effect of the design and appearance upon the character and appearance of the area and the effect upon the Wells Conservation Area (WCA)
- The effect of the proposed development upon highway safety, in particular in relation to parking provision for the retained public house
What decided it
The less than substantial harm to the significance of the Wells Conservation Area caused by the proposed timber boundary fence, which would not be outweighed by the limited public benefits of two new dwellings, notwithstanding the absence of a five-year housing land supply.
The social and economic benefits of housing delivery on a brownfield site in a sustainable location were outweighed by the less than substantial harm to the significance of the Wells Conservation Area as a designated heritage asset, with heritage protection providing a clear reason for refusal under paragraph 11 of the Framework despite the lack of five-year housing land supply
What the Inspector cited
- Development plan policies
- Policy DP17Policy DP1Policy DP3Policy DP7Policy DP9Policy DP10Policy HBE1Policy HBE2Policy H2Policy MA1
- National Planning Policy Framework
- Paragraph 11Paragraph 215
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 appliedThe decision letter
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With an account
What an account adds to this decision
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The authority’s record since 2016 · every decision in 2025
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- Split Decision21 February 20243312171Church Farm, Frome Road, Rode, BA11 6PW
- Allowed12 February 20243323389Forge Cottage Dark Lane, North Wootton, Shepton Mallet, BA4 4AQ
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.