Is a 650-home development west of Wincanton an unsustainable misuse of good farmland, or “an opportunity to deliver more than housing”
A major plan for 650 houses on farmland to the west of Wincanton has provoked considerable opposition, with angry residents at a public meeting shouting at the scheme’s designers and one person ejected for disruptive behaviour from the subsequent Wincanton Town Council meeting.
The objectors, including many residents and organisations such as the countryside campaign group CPRE, are concerned that the development, which is called West Wincanton, could move the fulcrum west from the historic town centre.
When completed, it is suggested that around 1,500 people would live in the new homes, increasing the population of Wincanton (6,740 in the 2021 census) by more than 20 per cent.
Other concerns and objections include the loss of productive farmland at the site, known as Hook Valley Farm, at a time when food sovereignty and resilience are important, as well as the potential impact of flooding and serious surface water run-off from the 66 hectare (163 acre) hilly site between Lawrence Hill and West Hill, where many springs rise in the fields.
Local people point to recent unprecedented floods in the Lawrence Hill area and are also worried about loss of wildlife habitat, increased traffic, lack of employment for so many new residents and additional pressures on existing and inadequate infrastructure.
Empty promises?
There is also justifiable frustration in the community that brownfield sites in the town are left empty (or derelict) and that there are many empty houses and unoccupied flats above shops. Many people called for the development of these sites and making use of these potential homes before taking farmland outside the town.
Many were also concerned that, despite the attractive illustrative plan and promise of community and social benefits via Section 106 conditions on the planning permission, all could be lost if the site is sold in phases for development. Subsequent developers could thus find ways round an expensive conditions that have been imposed.
BUT …
There is usually a but, and always a need to look past the immediate emotion.
In this case, there are a number of factors that cannot be ignored, starting with the new government’s clearly stated intention to build more houses to meet demonstrable need. There is also the undeniable fact that local authorities like Somerset Council, under pressure to find sites for homes, have little or no spare cash to fight developers at public inquiries.
And in the case of the West Wincanton plans, there are clearly aspects that most people would support – a new primary school, a nursery, a care home, a local centre, allotments, an orchard, a park, public open space (55 per cent of the total area is to be open space or “green infrastructure”) and 35 per cent of the 650 homes will be classed as affordable – 227 homes offered on the basis of shared ownership or social rent.
Jonathan Orton, managing director of Origin3, the Bristol-based agents for planning, design and development responsible for overseeing the masterplan for this major development, told a public meeting in Wincanton’s Moor Lane sports centre: ‘A larger site like this provides an opportunity to deliver more than just housing.’
The applicants are LVA (Land Value Alliances), with offices in Sherborne and London – specialists in investment and planning project management in UK land and property. On their website they say: ‘We focus on forming responsible alliances with landowners and all other stakeholders’.
LVA was founded by Robert Tizzard, who is executive chairman. James Tizzard, a partner in the business, was at the public meeting.
The application for Hook Valley Farm as submitted by LVA:
Outline application (with all matters reserved except for access) for the demolition of agricultural buildings and the development of up to 650 dwellings; up to 3.1 ha of mixed use comprising employment use class B2/B8/E(g), local centre use class E/class F, and care home; provision of primary school; pre-school/nursery; accesses from West Hill and Lawrence Hill; mobility infrastructure; new pedestrian/cycle route to the south of Lawrence Hill; open space and all associated infrastructure.
Among the objectors are a group of residents who say they are ‘concerned about the continual unsustainable development in Wincanton. We feel that we have reached a tipping point with a planning application [that would mean] the destruction of a working farm and the loss of our natural environment. We are not against development but feel that “brownfield” sites such as The Tythings are more suitable than destroying good agricultural land that is unconnected to the built environment of the town and outside any approved area of the Adopted Local Plan and the Wincanton Neighbourhood Plan.’
Town refusal
At its meeting on Monday 16th September, Wincanton Town Council agreed to object to the application and asked that Somerset Council should ensure that it takes the local objectors’ views into account when determining the application. The town council stressed the importance of the Section 106 agreement ‘and seeks confirmation and reassurance from Somerset Council that any matters proposed within this legal agreement are properly delivered and … rigorously administered.’
The BV raised some of the residents’ concerns – particularly regarding the delivery of the community benefits under the Section 106 agreement – with Jonathan Orton, and received a full reply, extracts from which appear below (for the full response, please click here):
The planning conditions will ensure that the land use mix, proposed layout, the location of the green areas and the built areas … are implemented as set out on the parameter plans and in accordance with the mitigation proposed. … Subsequent applications for reserved matters consent will need to be consistent with the approved outline plans and conditions. Any material changes to the proposals will require a new planning application.
… the developers will have a legal obligation to deliver the affordable housing, primary school, pre-school, the on-site public open space and green corridors (and its management and maintenance) and financial contributions towards enhancements at Wincanton Sports Ground and sustainable transport improvements.
The Section 106 legally binds the land, rather than the individual or developer.
… 35% of the 650 homes proposed are to be affordable. Hence, the Wincanton development will provide affordable shared ownership and social rent housing for 227 households and families.
… LVA will not work with a developer that is not able to deliver the approved development as it will affect the future phases of the scheme that [LVA and the landowners] will still be involved in.
There is currently no date set for Somerset Council planners to discuss this planning application.
