Land South Of 17 Elm Close Wells Somerset Data via plota.co.uk

2026/1052/NMA - Non-Material Amendments Refused

Proposal

Application for a non-material amendment to permission to regularise treatment of the western sections of hedgerow. Data via plota.co.uk

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View original council record ↗Last checked 1 Aug 2026, 12:08

Street View

Application progress

✓

Received

4 Jun 2026

✗

Refused

1 Jul 2026

Appeal

Not lodged

Refused on 1 Jul 2026 · Delegated Decision · Last checked 5 Jul 2026

Documents 11

Associated applications 6

Part of

OutlineApproved25 Mar 2020council archive
- Reserved matters23 Sep 2024archive
  Conditions 1 variation sought
  - AmendmentApplication for a non-material amendment to regularise treatment of the western sections…RefusedThis application4 Jun 20262026/1052/NMA
  - Show 3 more · 2 approved, 1 pending
    - VariationVariation of condition 1 (Plans List)20 Jul 20262026/1291/VRC
    - AmendmentApplication for a non-material amendment (Application for the erection of 100no. dwellings…9 Jun 20262026/1074/NMA
    - AmendmentApplication for a non-material amendment for minor changes to the materials plan to regularise…7 Apr 20262026/0566/NMA

Site constraints 3

Nutrient neutrality catchment: Brue Catchment

New homes and overnight accommodation must show nutrient neutrality before approval.

Natural England advice: extra wastewater in these catchments harms protected habitats, so schemes must offset their nutrient load, usually through credits.

Agricultural land, grade 4, surveyed

Poor quality farmland, not best and most versatile. Source: Natural England's post-1988 ALC field survey (Bristol). Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3; the survey is the definitive reading.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Survey report ↗

Habitat network: Network Expansion Zone

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Not affected

Outside flood zones 2 and 3 · Not green belt · No listed building at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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