Plans for 150 homes near Taunton park and ride scrapped

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 has now refused the plans outright, arguing the plans would put pedestrians at risk and leave the new residents isolated from key services.

Somerset Council has refused the plans outright. (Image: Focus On Design)

The 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 have been 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 these areas would have been 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 would have been 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 included substantial amounts of public open space to provide a buffer between the new homes, the Black Brook and the M5 motorway.

The site is not currently allocated for development within the Taunton Deane Core Strategy or the Ruishton and Thornfalcon Neighbourhood Plan, which was formally adopted into the council’s planning policy on February 14.

Ruishton and Thornfalcon Parish Council objected vociferously to the proposals, arguing that Ruishton Lane was a “totally inappropriate” location for any development of this scale.

A spokesman said: “Ruishton Lane is already overused and congested by traffic and the extra 150 houses will only exacerbate the situation.

“Ruishton Lane is the only road to the village’s school, pub, church, playing fields and village hall, and is a rat run for journeys to Creech St. Michael and beyond, especially if the A358 is congested or closed.

“It is too narrow for two vehicles to pass in places and the proposed virtual footpath to encourage people to walk or cycle is not going to be safe in reality.

“The lack of capacity on Ruishton Lane already results in safety issues for pedestrians and cyclists. Adding the traffic from 150 new properties would only make this worse.

“Although the developer has attempted to mitigate flooding, there will still be regular occasions when flooding occurs causing problems for the site and the main village of Ruishton, which is lower than the site and is known to suffer from serious flood problems.”

Those leaving the Brookfield Nurseries site would have had direct pedestrian and cycle links to the cycle links near the Gateway park and ride site and around the Nexus 25 roundabout (which could be torn up and replaced by a signalised crossroads if National Highways revives its A358 dualling scheme).

But those wishing to reach the Sainsbury’s for a top-up shop, or grab a coffee at the nearby Costa Coffee or Starbucks outlets, still have to cross the busy roundabout and straddle a narrow bridge from Deane Gate Avenue over the A358 Toneway.

The M5 underpass between Ruishton and Taunton. (Image: Daniel Mumby)

For those unable or unwilling to use this route, the only alternative route to the facilities at Hankridge Farm – and on into the town centre – is a footpath leading over some steps on Church Lane across a working field and along the River Tone under the motorway.

In the winter months, or following any significant amount of rain, this footpath is saturated with water and deep mud – making it impossible to navigate for cyclists.

Even though much of the path through the Hankridge nature reserve is hard-standing, the area along the river is prone to localised flooding as surface water waits to drain into the Tone and be carried downstream.

Somerset Council refused the plans through the delegated powers of its planning officers, rather than a public decision by its planning committee west.

The council identified the following five reasons for why the plans should be refused:

1. The development is outside of the village boundary on an unallocated site – meaning it amounts to building in the open countryside and is therefore “not an appropriate location for major large-scale development”
2. Creating a “virtual foot-way” (and narrowing Ruishton Lane in the process) would lead to vehicles “overrunning the virtual foot-way” when traffic is coming the other way, putting pedestrians and cyclists at undue risk
3. The development would merge Ruishton with the wider Taunton urban area, “adversely changing the rural character, appearance and setting of the village
4. The proposed development would “give rise to less than substantial harm” to local heritage assets, including Woodlands and the adjoining stable block
5. The design does not overcome a “lack of connectivity and accessibility to existing settlements”, meaning new residents will be reliant on the private car to access local amenities

Taylor Wimpey has not yet indicated whether it intends to appeal the decision.