BATTLE lines were being drawn in Wellington on Friday (October 23) as Pegasus Group prepared to appeal a refusal of its plans for 250 houses on farmland to the south of the town’s A38 relief road.

The deadline for submitting an appeal is next Friday.

Meanwhile, an online consultation being run by Pegasus on proposed changes to its planning application was ending today.

The company wants to build on fields around Middle Green Farm in what would be the first ever breach of the town’s southern development boundary and set a precedent which could eventually see housing along the full length of the relief road.

Town council chief executive Dave Farrow said: “The council will be seeking legal advice once the appeal is submitted to determine how best to present its opposition.

“Options include seeking Rule 6 status, which would give the council the same status at the inquiry as Somerset Council and the developers, with a barrister presenting its case and able to cross-examine witnesses.

Fields near Stallards, to the south of Wellington, where Pegasus wants to built 250 new houses.
Fields near Stallards, to the south of Wellington, where Pegasus wants to built 250 new houses. (Protect Wellington)

“Alternatively, the council could participate as an interested party, submitting written comments and evidence and speaking at the inquiry.”

Mr Farrow said he would be meeting representatives of Somerset Council’s planning department in early November to discuss how best to defend the appeal prior to a final decision being made by the councillors on the approach to take.

Meanwhile, campaign group Protect Wellington has examined in detail the changes proposed by Pegasus and said they did not touch the substantial planning reasons for the application being refused.

The group reiterated its determination to challenge the development, which was refused in April on eight separate planning grounds.

Protect Wellington spokesperson Michael Pollak said it was essential that all eight reasons were fully addressed and scrutinised through the appeal process.

Mr Pollak said the proposed changes by Pegasus focused principally on just three of the refusal reasons, flooding and drainage, highway safety, and pedestrian and cycle connectivity.

He said although they were important issues, they did not address the wider concerns such as:

  • Loss of productive agricultural land
  • Impact on the countryside and the Blackdown Hills National Landscape
  • Sewage treatment capacity shortfall
  • Impact of adding to the concentration of phosphates on the Somerset Levels and Moors Ramsar site
  • The setting of Wellington Monument
  • Sustainability of development in this location

Mr Pollak said:“We recognise Pegasus is entitled to appeal, but the fact that changes are being proposed does not, in itself, resolve the fundamental planning objections to this development.

“Our concern is that this is not simply a question of adjusting drainage arrangements or improving road crossings.

“It is about whether 250 homes should be built on open countryside beyond the A38, which has long provided a clear and defensible boundary to Wellington.”

Mr Pollak said Protect Wellington was not opposed to new housing in the town, it supported appropriate development in suitable locations, particularly brownfield sites, alongside more affordable and social housing, provided there was adequate infrastructure.