By local democracy reporter Daniel Mumby.
A PUBLIC planning inquiry is under way to decide whether 150 new houses should be built on the western side of Marston Lane in Frome.
Gleeson Strategic Land Ltd. put forward initial proposals (known as a screening option) in December 2021 to build up to 180 homes on the western side of Marston Lane in Frome.
Mendip District Council refused the plans in June 2022, arguing that reducing the number of homes down to 150 did not overcome other issues surrounding landscaping and road safety. As a result, the developer lodged an appeal.
The site is not included in either the council’s original Local Plan (which was adopted in December 2014) or the additional allocations within the Local Plan Part II (which was ratified by councillors in December 2021).
The site does lie within the parish of Frome, a short distance from the town’s Sainsbury’s supermarket, but it lies outside the defined development boundary of the town as set by the council’s Local Plan.
The proposals included 45 affordable homes and the creation of new access roads onto Marston Lane – one directly opposite the junction with Mason’s Way and one near the junction with the B3090 Marston Road.
The council originally refused the plans on six grounds:
- The site is located in “open countryside” and is therefore “considered unsuitable for further housing growth within the town”
- The prominent nature of the site would lead to a “a significant adverse impact” on the local landscape and the existing views of Frome
- The developer has provided “insufficient information” about how local heritage and archaeological assets would be protected
- The developer has not indicated how it would contribute towards new school places or improvements to the Beckington and White Row roundabouts on the busy A36
- The development cannot be safely accessed, with the plans “resulting in highway safety concerns for existing and proposed users”
- The developer has not demonstrated how the risk of flooding would be mitigated, both for the site and the wider area
However, following negotiations between the developer and the council, only the overall suitability of the site and the impact on the local landscape are being considered as material issues for the inquiry – with the other matters being addressed through legal agreements and mitigation if the plans proceed.
Planning inspector Owen Woodwards opened the inquiry at Mendip District Council’s Shepton Mallet headquarters on Tuesday 10th January, hearing the opening arguments from both sides.
John Litton KC, representing the developer, said the site would develop much-needed affordable housing in an area with a large amount of local amenities.
He said, “30% of the proposed dwellings will be affordable, including 30 social rent homes. The scheme makes provision for public open space substantially in excess of what is required in the council’s policy.
“The appeal site is not at risk of flooding. There are no heritage assets, it is not within the vicinity of any listed building, and it is not within any AONB. The site is within walking and cycling distance of a wide range of local facilities, as well as being close to bus stops.”
The number of people on the council’s housing register has risen from 1,535 at the end of 2016/17 to 2,184 in the last three months of 2022/23, according to the developer. John Litton added that more homes were urgently needed in Frome in light of rising house prices and a recent judicial review which saw five housing sites scrubbed from the council’s Local Plan Part II – including two in villages near Frome.
He said, “Chronic under-delivery in Frome has led to higher house prices. In Frome, only 402 affordable homes have been delivered in the last 16 years. Although the appeal site is in the countryside in policy terms, it is adjacent to the settlement boundary of Frome, the largest of the Mendip towns; therefore, it is in a sustainable location.”
Nina Pindham, representing the council, responded that the Marston Lane proposals violated agreed planning policies and would significantly harm the landscape and character of the town’s western edge.
She said, “The harm significantly and demonstrably outweighs the benefits. We are presenting working hard on solutions which will bring forward sustainable developments, including affordable housing. This scheme is not an acceptable development.
“The site is a highly visible sloping hillside, which defines the edge of Frome. The views over the undeveloped site have been described as ‘spectacular’. Mitigation is incapable of bringing the impact on the landscape down to an acceptable level. The open nature of the slopes below Marston Lane is also given protection within the Frome neighbourhood plan.”
Nina Pindham added that Frome had “reached its natural and logical limits” for housing development (in terms of the defined boundaries of the town), and that while some greenfield development would be required in the future, the appeal site was an “unacceptable” option.
The inquiry is expected to last up to eight days. Owen Woodwards is expected to publish his final ruling on the matter in the early spring.
