Edge of village Greenfield site Planning Appeal win

Case study on new development opportunities opened up as a result of changes to National

Planning Policy Framework (NPPF)

Development opportunities are opening up as a result of the Government’s drive to boost housing numbers which can significantly affect the outcome of planning applications and appeals, particularly in-light of the changes to the National Planning Policy Framework (NPPF) announced in December 2024.

The NPPF requires all Council’s to have a minimum of 5 years’ worth of housing land supply. For much of the area covered by Somerset Council, and the adjacent Wiltshire and North Somerset Council areas, as well as for many other Local Authorities in England, there is an inadequate supply of housing when measured against this 5-year requirement. This means that as chartered planning consultants we can make use of the ‘tilted balance’ in favour of sustainable development when submitting planning applications for housing to successfully gain permission in locations where housing would not normally be permitted – the case study in this blog is a prime example of the opportunities that now exist.

Continuing our series of case studies looking at Salmon Planning Company's appeal successes in 2025, we move to a village between Frome and Bruton in east Somerset.

In 2024 we submitted a planning application for a single new dwelling on land immediately adjacent to four other new houses we previously gained permission for in late 2023. These houses have already been built. The greenfield site in question lies on the edge of the village, where housing would not normally be permitted under the Council’s Local Plan policies. However, changes to the NPFF announced in December 2024 have opened up new opportunities.

The application for a fifth dwelling was refused by the Council because of concerns about the impact on the character of the area, and (surprisingly, in the context of what had been permitted relating to the four newly built houses next door) because of the lack of services and facilities locally. In-light of this decision we immediately lodged an appeal with the Planning Inspectorate.

At the beginning of February 2025, we were delighted that the appeal decision was issued and planning permission granted. The Inspector found that the proposed development would cause no significant harm to the character of the area, and that the village had a suitable range of facilities to justify some new housing growth. Our client, a successful local developer, is thrilled that he can now commence construction later in 2025 of this fifth new property at this edge of village, greenfield site.

This is just one example of the impact changes to government policy are already having on decisions being made by Local Planning Authorities.

If you have had a planning application refused and are considering an appeal, or perhaps you own a greenfield site on the edge of a village or settlement, then Salmon Planning Company are well placed to help with the latest changes to government policy to offer expert planning advice and our excellent RIBA in-house architectural services. With offices in Somerset and Devon please contact us on 01749 671500 or email info@salmonplanning.co.uk

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