A public inquiry into plans for 150 ‘unsustainable’ new homes near the M5 in Somerset officially got under way in Taunton on Tuesday morning (January 14).

Taylor Wimpey submitted outline plans in October 2023 for up to 150 new homes on the Brookfield Farm Shop and Nursery site on Ruishton Lane in Ruishton, north of the Gateway park and ride site on the eastern edge of Taunton.

Ruishton and Thornfalcon Parish Council objected strongly to the plans, arguing that Ruishton Lane was “already overused” and “too narrow” to accommodate such a disproportionate number of new homes.

Somerset Council refused the plans outright in late-July 2024, arguing the plans would put pedestrians at risk and leave the new residents isolated from key services.

The developer lodged a formal appeal with the Planning Inspectorate, with lawyers for both sides locking horns at the opening day of a five-day public inquiry.

The development site lies at the western edge of Ruishton, adjacent to the Premier Inn and Miller and Carter steakhouse.

Access to the new development (dubbed ‘Brookfield Nurseries’) would be from Ruishton Lane, with walking and cycle routes being provided throughout the site and potentially linking up with both the village and the recently-upgraded junction with the A358.

Despite being close to the Black Brook, the site is deemed to be at relatively low risk of flooding – with the developer promising to reduce the risk further by substantial landscaping and a green buffer at the site’s northern edge.

Part of this area will be turned into wetlands as a form of phosphate mitigation, to prevent any additional phosphates being released into the Somerset Levels and Moors catchment area.

Of the 150 homes planned for the site, 38 will be affordable – meeting the council’s 25 per cent target for any new development of ten homes or more in the former Somerset West and Taunton area.

The development also includes substantial amounts of public open space to provide a buffer between the new homes, the Black Brook and the M5 motorway.

Peter Goley QC of Carney Sweeney (representing the developer) addressed planning inspector Dominic Young when the inquiry formally got under way at County Hall in Taunton on Tuesday morning (January 14).

He said: ”There is a clear and unequivocal target set by the government to local authorities to deliver 1.5 million homes over the next five years.

“There are no nutrient neutrality objections to this proposal, and the proposed development will deliver above the required amounts of public open space.

“The council contends that the proposed development would result in an unsustainable form of development incongruous to existing policy. The evidence we will present demonstrates that there is a limited conflict with these policies – the contention that the location is unsustainable is misguided.

“Both Ruishton in general and the site in particular are well-located near local services, with local walking, cycling and bus connections to the urban area of Taunton. There are extensive facilities and employment opportunities within easy reach.

“The council cannot demonstrate a five-year housing land supply; the only dispute between the parties is how far short the council has fallen.”

The council has struggled to deliver sufficient housing across the county in recent years, with the ongoing phosphates crisis delaying the approval and delivery of new homes as developers struggle to prevent any additional damage to the Somerset Levels and Moors.

Around 12,000 homes across the county are delayed in some form, with the former Taunton Deane being especially hard hit.

The Ruishton Lane site is not currently allocated for development within the Taunton Deane Core Strategy or the Ruishton and Thornfalcon Neighbourhood Plan, the latter of which was formally adopted into the council’s planning policy in February 2024.

Constanze Bell, a barrister at Kings Chambers (representing Somerset Council), said: “The appeal scheme will be of considerable scale in comparison to the existing village of Ruishton, and will increase the size of the village by approximately 23 per cent.

“The appeal scheme conflicts with the local development plan when read as a whole.

“The identified harms considerably and demonstrably outweigh the benefits – including the harm to the grade two listed Woodlands House and the landscape harm.

“The appeal site is part of an area which creates the openness around Ruishton and is important to help the village maintain a separate character and identity to Taunton.

“Coalescing with the Taunton gateway is undesirable; the appeal scheme will permanently merge Ruishton with the Taunton gateway and the M5 junction.

“The new National Planning Policy Framework (NPPF) is not a route for approving low-quality development. The appeal scheme is not suitable in its location and quality.”

Mr Young will be undertaking an official site visit later on Tuesday afternoon (January 14), with the inquiry expected to sit for a further four days after this event.

He will publish his final ruling on the Planning Inspectorate’s official website by the early-spring.