22-home outline scheme at Land North Of Old Gate House Portway Langport

What was proposed

The outline scheme sought up to 22 homes, with access decided now and layout, scale, appearance and landscaping reserved for later.

“The proposal is for outline planning permission for up to 22 dwellings, with details of access provided as part of this application, and with details of scale, appearance, landscaping, and layout as matters reserved for a later application.”

Officer report

The site and surroundings

The site was an agricultural field about 400 metres west of Langport, near Portfield and surrounded by low-density residential development.

“The application site is an agricultural field to the west of the town of Langport. The site is separated from Langport proper, and is approximately 400m from the built-up part of Langport (ie. Bow Street). To the immediate north-east of the application site it is a hamlet known as Portfield, with 17 dwellings.”

“Access is not a reserved matter, and therefore is considered fully as part of this application. The proposal would involve the formation of a new access from the application site onto a C-road (this lane is called “Portfield”, according to the National Street Gazetteer). Approximately 40m to the south of the proposed access is the junction with the A378, which connects Langport (to the east) with Curry Rivel (to the west).”

Officer report

Earlier development nearby

Earlier proposals included eight permitted homes to the east, a live application for 24 homes to the west, and a previous pre-application enquiry.

“There have been two recent proposals for residential development in the immediate area, which are relevant. First, permission for eight dwelling was granted to the immediate east of the application site, with access onto the same lane, via 19/03005/OUT, with the reserved matters application for the site 21/03412/REM approved in April 2025.”

“20/01872/PREAPP - Development of Land for up to 28 Dwelling Houses…”

Officer report

Why officers recommended approval

Officers considered the location sustainable and concluded that the benefits of homes, affordable housing and improvements outweighed the identified impacts.

“35% affordable housing, to meet local affordable housing need. On the basis of 22 dwellings, this would equate to 6 social rent and 2 shared ownership homes. • Provision of new homes in the context of a housing land supply shortfall, and a national housing crisis. • Provision of off-site pedestrian improvements at the junction between the A378 and Portfield Street (the C-Road the proposed access would use).”

“The application site is surrounded by low-density residential development on at least three sides. It is open to interpretation whether the application site should be considered to functionally relate to Langport, a large settlement classified in the South Somerset Local Plan as a “Local Market Town,” or should be considered to relate to Portfield, a small hamlet classified in the Local Plan as a ‘Rural Settlement’.”

Officer report

Who spoke

The agent spoke briefly in support, and no members of the public registered to speak.

What members discussed

A member questioned why the application had returned to committee, and the area manager said steps would prevent this becoming routine.

“The Planning Officer presented the previously approved outline planning application and explained that it was returning to committee due to a change in the agreed financial contributions. He referred members to the second addendum, which explains that due to new information about school capacity, the Education contributions are no longer necessary.”

“A member of the committee expressed some frustration that the application was returning in this way and asked for reassurance that this would not become the norm. The Development Management Area Manager reassured members that steps would be taken to ensure that this is avoided in future.”

Minutes

The committee vote

Members voted unanimously to approve the application in line with the officer recommendation.

“Cllr Tom Power made a proposal to approve the application as per the officer’s recommendations, and this was seconded by Cllr Mike Best. When put to the vote this was carried all in favour (unanimous).”

Minutes

The decision

Planning permission was granted subject to a Section 106 agreement, the report conditions and an additional condition, with authority delegated for final drafting and related changes.

“The prior completion of a Section 106 Agreement, to secure the obligations listed in Appendix 1 of the Second Addendum to the Committee Report. The conditions set out in the Committee Report, and the additional condition in Appendix 2 of the Second Addendum to the Committee Report.”

“And that authority be delegated to the Head of Planning, in consultation with the Chair (or Vice-Chair) of the Planning Committee where appropriate, to: a) Make minor amendments and refinements to the wording, numbering, and sequencing of planning conditions, b) Agree minor variations to the heads of terms and final drafting of the Section 106 Agreement, c) Add, amend, or remove conditions where necessary to secure compliance with national and local planning policy,…”

Minutes