Prince William's Duchy of Cornwall has made headlines with its ambitious plan to develop a substantial housing project in Somerset. The estate's proposal involves constructing 620 homes and a primary school, which has sparked both excitement and controversy. But here's where it gets interesting: the project's progress has been held up by a court ruling due to high levels of phosphate in local watercourses, including in Shepton Mallet. This has led to a unique situation where the development is currently on hold, awaiting further approval. The Duchy of Cornwall, in partnership with C G Fry and Son Ltd, initially submitted their bid in July 2018, and received outline planning permission the following year. The land in question is part of the Duchy of Cornwall estate, according to a design and access statement. A separate application to approve the scale, layout, appearance, and landscaping of the development is expected to be submitted this year. If approved, construction of the first homes could commence in 2027. However, a European Court of Justice ruling in 2020 introduced a new requirement for all development proposals to be checked for their impact on watercourse pollutants, such as phosphates. This led to a Reservation Notice being issued, requiring the applicants to prove they had purchased sufficient credits to mitigate pollution levels in the Somerset Levels. Levels of phosphate, a form of river pollution stemming from animal and human waste, are notably high in the Somerset Moors and Levels. Large quantities of phosphates in rivers and lakes can effectively deprive plants and animals of oxygen, resulting in fish and other organisms dying. A credit system was established in 2022, allowing developers to pay for mitigation to offset the impact of new homes. But since the September approval, the council has announced that credits have become more readily available, and the Reservation Notice is no longer required. Instead, the conditions are being revised to ensure the applicants assess the development's nutrient neutrality and inform the council of their plans to mitigate phosphate levels. According to a council report, councillors are being asked to re-approve the application with the newly worded conditions on Tuesday. The site is designed to provide the majority of Shepton Mallet's new housing over a 10-year period, with 30% of the 620 new homes being affordable. Additional contributions of nearly £258,000 will be made to special needs schooling in the Shepton area, and £276,000 will go to the Grove House Surgery and the Park Medical Practice. New walking and cycling links will be provided throughout the site, with a new pedestrian crossing over the A371 and approximately £25,000 allocated for improvements to the Strawberry Line or other local active travel projects. This development has the potential to significantly impact the local community, and it will be interesting to see how the controversy surrounding it unfolds. Will the council's revised conditions be enough to satisfy the concerns raised? And what do you think about the development's potential impact on the local environment and community? Share your thoughts in the comments below!
