The Old Post Office Piers Road To Turnpike Lane Cranmore Shepton Mallet Somerset BA4 4QJ

1. 1.The site lies in the open countryside, outside any defined development limits, where development is strictly controlled and therefore the proposal would not accord with the Council's plan-led approach for the allocation of development within the district. The proposal is not considered to represent sustainable development by virtue of its distance and poor accessibility and connectivity to local services and facilities and would foster growth in the need to travel by private vehicle. On this basis the proposals fails to comply with policies CP1, CP2, CP4 and DP9 of the adopted Mendip District Local Plan Part 1: Strategy and Policies 2006 - 2029 and policy S5 of the National Planning Policy Framework 2026.
2. 2.The proposal, by reason of its location within an existing residential plot, scale, massing and overall design would fail to respond positively to the local context or reinforce the prevailing character of this part of Cranmore. The development would appear incongruous within the street scene and would fail to maintain the established character and appearance of the surrounding area. The proposal is therefore contrary to Development Policies 1 and 7 of the adopted Local Plan Part 1 (2014) and Policy DP3 of the National Planning Policy Framework.
3. 3.The proposed development has the potential to adversely affect the integrity of the Somerset Levels and Moors Ramsar site by adding to the concentration of phosphates in an area where they are already excessive. In the absence of sufficient technical information evidencing the level of phosphates generated by the development, and sufficient mitigation measures, if any, to demonstrate that phosphate neutrality can be achieved, the Local Planning Authority is unable to carry out an Appropriate Assessment to conclude beyond all reasonable scientific doubt that the proposed development would not have an adverse effect on the integrity of the Ramsar site. Regulation 63(5) of the Conservation of Habitats and 2026/1368/FUL REZREZ 1 Species Regulations 2017 states that a competent authority may agree to a plan or project only after having ascertained that it will not adversely affect the integrity of the Ramsar site, subject to the exceptional tests set out in Regulation 64. As it cannot be ascertained that the proposal will not adversely affect the integrity of the Ramsar site, and as the exceptional tests in Regulation 64 do not apply, the Local Planning Authority cannot permit the proposal. The proposal is therefore not in accordance with Development Policies 5 and 8 of the Mendip District Local Plan Part 1: Strategy & Policies 2006-2029 (2014) or policy N6 of the National Planning Policy Framework as there is the potential for the proposed development to result in adverse effects on the Somerset Level and Moors Ramsar site.
4. 4.The proposed development seeks to include only two dedicated parking spaces for a 3-4 bedroom residential property. This is considered inadequate off-street parking provision when considered against the Countywide Parking Strategy (2013). It would encourage on-street parking in the area with consequent risk of additional hazards to all users of the highway contrary to policies DP9 and DP10 of the Mendip District Local Plan Part I: Strategy and Policies (December 2014), the Countywide Parking Strategy (2013) and TR3 of the National Planning Policy Framework (NPPF)
5. 5.In the absence of a Flood Risk Assessment and Sequential Test, the Local Planning Authority does not have sufficient information to properly assess the implications of the proposal on local flood risk or determine whether the development would be safe and appropriate in this location. As a result the Local Planning Authority cannot be satisfied that the proposal is in accordance with DP23 of the Mendip District Local Plan Part 1: Strategy & Policies 2006- 2029 (2014).
6. 6.The proposal, by reason of the close relationship between the proposed dwelling and neighbouring properties together with its scale, massing and overall design, would appear unduly prominent and overbearing within the site. As a result it is considered that the application scheme would result in an unacceptable impact and would fail to protect the amenities of neighbouring occupiers. On this basis the proposal is not considered to be in accordance with Policy DP7 of the adopted Local Plan Part I (2014).

From the council's decision notice.

Postcode

BA4 4QJ

Application type

Full Application

Scale / size

Small

Parish

Cranmore Parish Council

Date validated

20 July 2026

Consultation expiry

10 August 2026

Neighbour consultation end

10 August 2026

Target decision date

14 September 2026

Statutory period

56 days

Planning Portal ID

PP-15079564

Documents

18

Constraints

14