Appeal by Wyke Farms Ltd & Andrew Hopkins Concrete Ltd
Public Inquiry – Appeal by Wyke Farms Ltd & Andrew Hopkins Concrete Ltd, Land north of Ansford Hill, Ansford, Caste Cary, Somerset, BA7
About the inquiry
18 NOVEMBER UPDATE: The Planning Inspectorate has confirmed that the Ansford Inquiry is expected to reopen as a fully online hearing on Tuesday 29 March 2022 and conclude on Friday 1 April 2022 following the schedule as seen here. Please note that this timetable is draft and remains subject to change.
9 NOVEMBER UPDATE: The Public Inquiry that opened on 9 November 2021 at Caryford Community Hall, Ansford as a blended event (an event where members of the public are able to attend both in person and watch on-line) has been adjourned by the Planning Inspector for a number of reasons including capacity of the venue, sound and streaming issues.
It will resume as a virtual inquiry (online only and streamed on the Planning inspectorate’s YouTube channel).
The dates of the reconvened inquiry will be confirmed in due course with letters of notification being sent by the Council to all interested parties.
The decision of the Inspectorate to adjourn the inquiry and reconvene as a virtual inquiry was wholeheartedly supported by both the Appellant and the District Council.
The District Council matters to recommence at the earliest possible date in a safe and secure way which meets the needs of the Planning Inspectorate alongside meeting our duty of care for residents, witnesses and officers.
This page will be updated as soon as further details, including when the inquiry will resume, is available.
The Planning Inspectorate received an appeal against planning application ref 19/01840/OUT
Erection of 200 dwellings (70 affordable and 130 open market) with associated highways, drainage, landscaping and public open space.
Planning Inspectorate contact details
Make sure you include the Planning Inspectorate Reference when emailing the Planning inspector.
- Planning Inspectorate Reference – APP/R3325/W/20/3259668
- Planning Inspectorate Case Officer - Robert Wordsworth
- Email – robert.wordsworth@planninginspectorate.gov.uk
Inquiry documents
Below are links to the documents relating to this inquiry and further documents will be added to the below library before, during and after the inquiry.
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Appelants proofs
Appellant's Proof of Evidence - Affordable Housing
Appellant's Proof of Evidence - Housing Supply and Delivery
Appellant's Proof of Evidence - Landscape and Visual (Vol 1)
Appellant's Proof of Evidence - Landscape and Visual (Vol 2)
Appellant's Proof of Evidence - Planning
FINAL FOR SUBMISSION R004c_Appellants Landcsape Rebuttal Volume 3 011121
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Core documents
A - Adopted Plans and Evidence
CD-A-03 South Somerset District Council (2015) South Somerset Local Plan 2006-2028 – Map Key
CD-A-04 Castle Cary Town Council and Ansford Parish Council (2019) Castle Cary and Ansford Neighbourhood Plan 2016-2028 – Made 2019
CD-A-05 South Somerset District Council (2017) South Somerset Local Plan Review Issues and Options Consultation – 26 October 2017 to 11 January
CD-A-06 SSDC (2018) Main Points Arising from LPR Issues and Options Selected Extracts
CD-A-07 South Somerset District Council (2019) South Somerset Local Plan Review 2016-2036 – Preferred Options Consultation (Regulation 18)
CD-A-08 Figure 7.30 Ansford _ Castle Cary Options
CD-A-09 South Somerset District Council (2020) Officer Report on Planning Application
CD-A-11 South Somerset District Council (2020) Decision Notice 1901840OUT
CD-A-12 South Somerset District Council (1993) The Landscape of South Somerset
CD-A-13 South Somerset District Council (2008) Peripheral Landscape Study – Castle Cary Ansford
CD-A-14 Fordham Research Group Ltd (2009) Taunton and South Somerset Housing
CD-A-15 J G Consulting (2016) Mendip, Sedgemoor, South Somerset and Taunton Deane Strategic Housing Market Assessment, Final Report October 2016
CD-A-16 South Somerset Role and Function Study Final Report – April 2009
CD-A-17 Local Plan Sustainability Appraisal (June 2012)
CD-A-18 map j-plan_pol-web-site-2018-1-local-plan-local-plan-2006-2028-sa-sa_appendix_6b
CD-A-19 -local-plan-2006-2028-insepctors-report-main-modifications
CD-D-01 South Somerset District Council (2020) Briefing to Applicants and Agents concerning phosphates in the Somerset Levels and Moors
B- Relevant Appeals
CD-B-01 APPC1570W193242550 Land South of Rush Lane, Elsenham, CM22 6TF
CD-B-02 APPR3325W153121541 Land at Wayside Farm
CD-B-03 APPR3325W153035753 Land East of Station Road
CD-B-04 Land East of Station Road Landscape and visual evidence Volume 2 Appendices and Plans
CD-B-04 Land East of Station Road Landscape and visual evidence Volume 1 Text
CD-B-05 APPR3325W203247647 and APPR3325Y203247652 Land at the Former BMI Site
CD-B-06 APPR3325W173185861 Land Adjacent Foxes Run
CD-B-09 Appeal Decision APPD0840A132209757 Land North of Upper Chapel, Launceston PL15 7DW
CD-B10 APPR3650W173171409 Land West of Folly Hill, Folly Hill, Farnham
CD-B-11 APPP0119W173191477 Land East of Park Lane, Coalpit Heath, South Gloucestershire BS36 1AT
CD-B-12 APPZ2830W203261483 Land East of Waters Lane, Middleton Cheney
CD-B-13 APPB3410W203245077 Land off Aviation Lane, Burton-upon-Trent
CD-B-15 The Planning Inspectorate (2021) Appeal Decision APPR3325W203265558
CD-B-18 The Planning Inspectorate (2019) Appeal Decision APPA1720W183199119 Land east of Posbrook Lane, Titchfield, Fareham, Hampshire PO14 4EZ
CD-B-19 Stroud District Council v Secretary of State for Communities and Local
C- Housing Supply - SSDC
CD-C-01 2019-5-year-report-and-schedule
CD-C-02 ssdc-five-year-housing-land-supply-paper-and-report-schedule-2020-publication (3)
CD-C-03 revised-methodology-assessment-addendum-january-2021
CD-C-04 revised-methodology-assessment-addendum-march-2021 (1)
CD-C-05 five-year-housing-land-supply-update-july-2021
Cd-C-06 south-somerset-district-council-5-year-housing-land-supply-2021-to-2026-september-2021 (2)
CD-C-07 Brimsmore Key Site, Thorne Lane, Yeovil
CD-C-07 Cherry Pie Lane , Sparkford
CD-C-07 Land adjacent Foxes Run, Bridgwater Buildings, Castle Cary
CD-C-07 Land at Dancing Lane, Wincanton
CD-C-07 Land at Lufton Key Site, Yeovil
CD-C-07 Land at Stalbridge Road, Henstridge
CD-C-07 Land North of Dragonfly Chase, Ilchester
CD-C-07 Land north of Tatworth Road and Adjacent to Forton Road, Chard
CD-C-07 Land off Cartway Lane, Somerton
CD-C-07 Land off Cuckoo Hill, Bruton
CD-C-07 Land OS 7800, Wheathill Lane, Milborne Port
CD-C-07 Land south of Bayford Hill, Wincanton
CD-C-07 Tilia Site, Bunford, Yeovil
CD-C-07 Wayside Farm, Station Road, Ansford, Castle Cary
CD-C-08 Windfall permissions granted from August 2020 - Sept 21
CD-C-09 letter CP002_5YHLS Crewkerne211014_ISSUED
CD-C-09 PPA Taylor Wimpey PPA final signed
CD-C-10 Large Sites Survey 2021 (002)
CD-C-10 LSS - CitizenSpace Responses (002)
CD-C-11 15-16 Completions Table
CD-C-11 16-17 Completions Table
CD-C-11 17-18 Completions Table
CD-C-11 18-19 Completions Table
CD-C-11 19-20 Completions Table
CD-C-11 Final Completions Table 20-21
D- Phosphates
CD-D-01 SSDC (2020) Phosphates Briefing
CD-D-02 3719 Somerset_Levels_and_Moors_SPA_SurfaceWaterCatchment
CD-D-04 SSDC Advice Note - Somerset Catchment Market Nutrient Credit Scheme October 2021
CD-D-05 South Someret Credit Supply Forecast - Dwellings unlocked 11 October
CD-D-06 interim-guidelines-on-small-scale-thresholds-and-nutrient-neutrality-principles_may-2021
CD-D-07 - Falllow Land Strategy -Land off Ansford Hill Rev1
CD-D-11 Phosphates Management Strategy Position Statement - October 2021
FW Applications impacted by phosphates - Update
E - Landscape
CD-E-02 Landscape Institute Technical Guidance Note TGN 02-21
CD-E-03 Natural England (October 2014) An Approach to Landscape Character
F- Landscape Heritage Assessments
CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Appendix_3_-_Landscape_Value_Appraisal_-_Updated
CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_5_-_District_wide_Assessment_Reduced
CD-F-06 Mendip District Council (2012) Assessment of Special Landscape Features
CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chaper_3_-_Physical_Features_and_Principal_Landscape_Character_Areas
CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_2_-_Study_Methods_and_Previous_Landscape_Assessments
CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Cover_and_Contents
CD-F-08 Natural England (2014) NCA profile 140 Yeovil Scarplands (NE557)
G - Hearing statements
CD-G-05 LPA Statement of Case Appendix Landscape Response
CD-G-05 SSDC Statement of Case (July 2021)
H - Housing General
CD-H-01 DCLG (2017) Fixing Our Broken Housing Market
CD-H-02 Somerset Councils (2019) Somerset Homelessness and Rough Sleeper Needs
CD-H-03 Somerset Councils (2019) Strategy and Action Plan
CD-H-04 Somerset Councils (2019) Somerset Housing Strategy 2019-2023
I - Planning Application Documents
CD-I-01 Planning Application Form
CD-I-02 Acoustic Consultancy Report
CD-I-03 Affordable Housing Statement
CD-I-04 Agricultural Circumstances Report
CD-I-06 Archaeological Gradiometer Survey Report
CD-I-07 Design & Access Statement
CD-I-08 Ecological Impact Assessment
CD-I-09 Flood Risk Assessment 02 Appendices A-B
CD-I-09 Flood Risk Assessment 03 Appendices C-E
CD-I-10 GEO-ENVIRONMENTAL ASSESSMENT & GEOTECHNICAL DESIGN REPORT (GIR)
CD-I-10 GEO-ENVIRONMENTAL DESK STUDY (GDS) - APPENDIX A
CD-I-10 GEO-ENVIRONMENTAL DESK STUDY (GDS) - APPENDIX B
CD-I-10 GEO-ENVIRONMENTAL DESK STUDY (GDS) - APPENDIX C
CD-I-10 GEO-ENVIRONMENTAL DESK STUDY (GDS) APPENDIX D
CD-I-10 GEO-ENVIRONMENTAL DESK STUDY (GDS)
CD-I-11 Geoenvironmental Desk Study 03 Appendix Biii
CD-I-11 Geoenvironmental Desk Study 03 Appendix Biv
CD-I-11 Geoenvironmental Desk Study 03 Appendix Bv
CD-I-12 Landscape and Visual Impact Assessment
CD-I-14 Pre-Application Engagement Statement
CD-I-15 Section 106 Draft Heads of Terms
CD-I-16 Transport Assessment 01 Report
CD-I-16 Transport Assessment 02 Appendices A - D
CD-I-16 Transport Assessment Addendum
J - Planning Application Drawings
CD-J-1 31278_0701_P6 Indicative Highway Layout Sheet 2
CD-J-1 GMA-0121-01 Indicative Site Layout Plan
CD-J-1 GMA-0121-04 Parameters Plan
CD-J-1 1278_0100_P3 Existing Overland Flood Routes
CD-J-1 1278_0120_P3 Indicative Impermeable Area Plan
CD-J-1 1278_0500_P3 Indicative Drainage Layout Sheet 1
CD-J-1 1278_0501_P3 Indicative Drainage Layout Sheet 2
CD-J-1 1278_0700_P6 Indicative Highway Layout Sheet 1
CD-J-1 1278_0720_P2 Site Access Layout
CD-J-1 1278_0730_P2 Indicative Highway Long Sections Sheet 1; 13.
CD-J-1 1278_0731_P2 Indicative Highway Long Sections Sheet 2; 14
CD-J-1 1278_0732_P2 Indicative Highway Long Sections Sheet 3
CD-J-1 1278_0733_P2 Indicative Highway Long Sections Sheet 4
CD-J-1 CWD-AWF-CC-LA-00328-01 Indicative Landscaping Arrangements Sheet 1
CD-J-1 CWD-AWF-CC-LA-00328-02 Indicative Landscaping Arrangements Sheet 2
CD-J-1 CWD-AWF-CC-LA-00328-03 Indicative Landscaping Arrangements Sheet 3
CD-J-1 CWD-AWF-CC-LA-00328-04 Indicative Landscaping Arrangements Sheet 4
CD-J-1 GMA-0121-02 Existing Site Location Plan
CD-J-1 GMA-0121-03 Indicative Road and Path Layout Plan
K - Additional documents submitted by the applicant
CD-K-01 Ecology Addendum Report (04.10.19)
CD-K-02 Section 106 Draft Heads of Terms Revision 1 (161019)
CD-K-03 Travel Plan Revision 1 (161019)
CD-K-04 Acoustic Consultancy Report – Railway Noise (201119)
CD-K-05 Transport Assessment Addendum (040320)
CD-K-06 Ecology Tree Inspection (11.02.20)
L - Additional documents commissioned by the Planning Authority
CD-L-01 Walking, Cycling and Horse-Riding Assessment Review
CD-L-02 Landscape Architect - LVIA Review
CD-L-02 Landscape Architect - Summary of LVIA Review
LD1 LvW Highways Letter 5 Nov 2021
LD2 0904-03.RPT.M20 Note on Affordable Housing
M - ADDITIONAL DOCUMENTS SUBMITTED BETWEEN SESSIONS
CD-M-02 Phosphates update March 2022
CD-D-08 Natural England Response to 19/01840/OUT
CD-D-09 Appropriate Assessment 20/02738/FUL
CD-M-01 SSDC (2010) Castle Cary Conservation Area Appraisal
CD-M-03 PINS (2022) Appeal Decision 3264973 Lovington Lane
CD-M-06 Minister Pow - Somerset Letter
Chief Planning Letter about Nutrient Pollution - March 2022
N - DOCUMENTS LIST EXCHANGED DURING INQUIRY
ID 19 Phosphates update March 2022
ID3 Appellant's Opening Speech
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Councils proofs
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Statement of common ground
