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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 District Council’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.

  1. Appelants proofs

  2. Core documents

    A - Adopted Plans and Evidence

    LIVA figure set

    CD-A-01 South Somerset District Council (2015) South Somerset Local Plan 2006-2028 – Adopted March 2015

    CD-A-02 South Somerset District Council (2015) South Somerset Local Plan 2006-2028 – Ansford and Castle Cary Inset Map 1

    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-10 South Somerset District Council (2020) Minutes of a Meeting of the Area East (Informal) Committee 13 May 2020

    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-18 Sustainability Appraisal j-plan_pol-web-site-2018-1-local-plan-local-plan-2006-2028-sa-sa_report (1)

    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-07 DCLG (2014) Secretary of State Appeal Decisions APPH1840A132199085 and APPH1840A132199426 Land at Pulley Lane, Droitwich Spa

    CD-B-08 APPG5180W183206569 Land to the Rear of the Former Dylon International Premises, Station Approach, London

    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-14 MHCLG (2019) Appeal Decision APPP4605W183192918 Land at Site of Former North Worcestershire Golf Club Ltd, Hanging Lane, Birmingham

    CD-B-15 The Planning Inspectorate (2021) Appeal Decision APPR3325W203265558

    CD-B-16 The Planning Inspectorate (2021) Appeal Decision APPR3325W203259421 Land to the east of Penn View Bayford Hill Wincanton

    CD-B-17 The Planning Inspectorate (2019) Appeal Decision APPA1720W183200409 Land west of Old Street, Stubbington, Hampshire

    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

    CD-B-20 The Planning Inspectorate (2017) Appeal Decision APPJ0405W163158833 land north of Aylesbury Road, Wendover

    CD-B-21 The Planning Inspectorate (2018) Appeal decision APPQ3115W17 3188474 for Land east of Park Road, Didcot

    CD-B-22 The Planning Inspectorate (2017) Appeal decision APPH0520W173172571 Land adjacent to Nos 66-100, Thrapston Road, Brampton

    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 Crewkerne Key Site

    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-07Crimchard, Chard

    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-03 letter-to-the-rt-hon-robert-jenrick-mp-and-the-rt-hon-george-eustice-mp-from-the-somerset-authorities

    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-08 Natural England Response to 1901840OUT Land North of Ansford Hill Ansford Castle Cary NE letter

    CD-D-09 Appropriate Assessment 20-02738-FUL Land north of Ansford Hill Ansford Castle Cary Somerset- AA- Final

    CD-D-10 Somerset Levels and Moors Phosphate Mitigation Somerset West and Taunton - proposed programme of in (002)

    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

    CD-E-04 Natural England (June 2019) An approach to landscape sensitivity assessment – to inform spatial planning and land management

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_1-2_-_Introduction_and_prev_studies

    F- Landscape Heritage Assessments

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Appendix_2_-_Recommendations_for_LVIA

    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_3_-_mendip_in_Context

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_4_-_mendip_in_numbers

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_5_-_District_wide_Assessment_Reduced

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.3__Frome_Valley

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.4_Cotswold_Edge

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.5__Batcombe_Downs_and_Valleys1

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.6__Lias_Lowlands_and_Ridges

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.7__The_Moors

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.8__Wookey_Islands

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_7_valued_landscapes

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_8_-_future_change

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_9_-_policy_and_projects

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.1_Central_Mendip

    CD-F-05 Mendip District Council (2020) Mendip Landscape Character Assessment 2020 Section_6.2__East_Mendip

    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_1_-_Introduction

    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 Chaper_4_-_The_Historical_Context

    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 Chapter_5_-_The_Nature_Conservation_Context

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_6_-_Landscape_Types

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_7_-_The_Central_Mendip_Hills

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_8_-_The_East_Mendip_Hills

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_9_-_The_Frome_Valley

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_10_-_The_Cotswold_Edge

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_11_-_Batcombe_Downs_and_Valleys

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_12_-_The_Lias_Lowlands_and_Ridges

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_13_-_The_Moors

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_14_-_Wookey_Islands

    CD-F-07 Mendip District Council (1997) Landscape Assessment of Mendip District Chapter_15_-_References

    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-01 Clare Brockhurst (November 2020) Land North of Ansford Hill, Ansford, Castle Cary - Landscape and Visual Hearing Statement

    CD-G-02 Ian Roach (December 2020) Land North of Ansford Hill Ansford Castle Cary - Appellants Hearing Statement Planning

    CD-G-03 Tetlow King Affordable Housing Hearing Statement Land North of Ansford Hill Castle Cary (November 2020)

    CD-G-04 Turley Housing Delivery and Supply Hearing Statement Land North of Ansford Hill, Castle Cary. (December 2020)

    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-05 Arboricultural 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

    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-13 PLANNING STATEMENT

    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

    CD-I-16 Transport Assessment Addendum

    CD-I-17 Travel Plan

    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

    CD-L-03 Heritage Assessment

    LD1 LvW Highways Letter 5 Nov 2021

    LD2 0904-03.RPT.M20 Note on Affordable Housing

  3. Councils proofs

  4. Statement of common ground

Thank you. You response is appreciated.

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