The Selwood ‘garden community’ is a test case as to whether we are serious about saying ‘no’ to locations that are not sustainable when it comes to transport.
The Somerset town of Frome is famous for its historic centre with narrow streets, for its artists community, its independent shops and its green approach to living. However developers are keen to build extensively on the fields surrounding it, and despite roughly 1,250 homes recently built or in construction as part of the current Local Plan, more and more sites are being put forward for large-scale housing on a speculative basis, including the 1,700 home ‘Selwood Garden Community’. The intimate countryside of small fields, hedges and lanes is potentially to be covered in car-based suburbs.
The Local Authority planning committee rejected the application primarily because it was a departure from the Local Plan, the impacts on landscape, the traffic generated and the imposition of a large new population on a small town with limited jobs, services and public transport. The 1,250 + homes already in construction on the fringes of Frome was also highlighted.
Call-in by Secretary of State
The refusal by the planning committee in February 2024 triggered a government call-in and there was a public inquiry in August 2024. We suspect that the go-ahead is now imminent, despite the fact that the development is not being progressed through the Local Plan process and, as we have argued in our evidence, that goes against Vision-led Planning and government policies on sustainable transport and transport. But nothing is sure. Will ‘build, build, build’ trump government planning and transport policy and a plan-led system? This is the interstesting question.
Good location for commuting by car
That said, the latest London algorithm for calculating housing targets has given Somerset an especially high number for homes (3,500 per annum), for a mostly rural county. The Selwood garden community offers land to build the numbers and is well placed for future commuting by car to Bath, Salisbury, even to Bristol or towards Reading and London. using the A36/A303/M4.
Our case – this is not sustainable development
Transport for New Homes presented written evidence to the planning inspectorate relating to sustainable transport and vision-led transport, referring to the NPPF and the application documents. The question is, whether the considerations listed below will cut any ice with those making the final decision.
| Location and Local Plan status | Somerset. On outskirts of Frome (pop 23,000) in rural area, 100 hectares encompassing lanes, small fields and hedges, trees, river and springs. Not in the Local Plan – has been progressed outside of the Plan-led system. |
| Active travel -walking | Problematic. 40 min or more (depending on which part of the estate) to walk into town/to station, and uphill. Some services on the far side of town require a longer walk. Walking routes through estate appear not to be along overlooked streets but use country lanes. Secondary sand primary schools are long walk away; would need lifts or bus. Unclear how access by foot will be managed in the dark/bad weather/ |
| Active travel – cycling | Cycling: hilly terrain and unsafe. Unsafe in many parts of town and dangerous (because of traffic) and too far to cycle to other towns/ employment areas. |
| Vehicular access to primary route network by car | Very good. Main access off the A361 Frome bypass. (No direct access into Frome from the estate by car on account of narrow lanes and barrier of other development, necessitating use by cars of the bypass to hop on and off the road and then into town at a subsequent junction). |
| Commuting by car | Very quick access onto the primary route network for commuting into Bath, Wiltshire or more widely. c4,000 new parking spaces in Selwood Garden Community |
| Public transport | Limited destinations and services to other parts of Somerset. Infrequent services and long journey times to West Wiltshire; not in evenings. Town minibus may make loop around the estate. |
| Vision-led transport | No. The majority of the transport assessment is about traffic modelling before and after the development with several junction improvements put forward to increase capacity. Two large roundabouts on the A36 trunk road into Bath get developer contributions to increase their capacity. We cannot see that development was not conceived at a time when modern transport and planning was in place. |
| Self-containment – reducing the need to travel | Small ‘local centre’. Small convenience store and small community centre? possible drone deliveries; but local nature walks and greenways; primary school? |
| Cross border consultation responses | None found. Very close to Wiltshire border; however no communication with Wiltshire Highways. Wiltshire MP and parish council have objected on traffic grounds. Bath is discouraging cars coming into the centre so questions re more car-based sprawl in commuter areas like this. |
| Brownfield sites as alternative | Very large brownfield sites(Saxonvale) and others in Frome still un-built. |