Plans for 765 Yeovil homes unanimously approved
The Keyford site lies on the southern edge of Yeovil
A major housing development, on the southern edge of Yeovil, can move forward, after plans were unanimously approved by local councillors.
The Keyford sustainable urban extension, on the A37 Dorchester Road, is one of two allocated within the South Somerset Local Plan, to deliver the bulk of Yeovil’s new housing (the other being the Up Mudford extension, at its north-eastern edge).
The Keyford Landowners provisionally secured permission, from South Somerset District Council in December 2019, to deliver up to 800 homes on the site, along with a range of other amenities.
Somerset Council (which replaced the district council in April 2023) has now approved revised outline proposals for the development, though less than five per cent of the new homes will be affordable.
Where is the site and what was originally planned?
The Keyford site lies on the southern edge of Yeovil, bordered by Dorchester Road to the east, Pavyotts Lane to the south, Lower East Coker Road to the west and Little Tarrat Lane to the north.
The site was allocated within the South Somerset Local Plan, to provide up to 800 houses, along with a primary school, around 2.58 hectares of employment land, a health centre and a “neighbourhood centre” (comprising shops and other amenities).
South Somerset District Council’s area south committee voted, in December 2019, to approve plans by the Keyford Landowners for 800 homes, a primary school and a care home – with the same committee voting in April 2020 (at the start of the coronavirus pandemic) in favour of improvements to the nearby Quicksilver Mail roundabout.
Since this time, numerous issues have emerged surrounding the viability of the site, compounded by the pandemic, the ongoing phosphates crisis, and persistent high inflation within the construction sector.
What is proposed now?
Under the revised proposals, up to 765 homes will be delivered within the site, accessed from four different points:
The main access via a new arm on the Red House roundabout (at the southern end of the site) A new ‘Rose Tower roundabout’ to be constructed south of Two Tower Lane and Little Tarrat Lane A limited access via a modified Pavyotts Lane (for a small number of homes) A bus gate on Placket Lane Due to viability issues, only 24 of the new homes will be affordable, the equivalent of 3.1 per cent, below the 35 per cent normally required for any new development of ten homes or more, within the former South Somerset area.
The developers have set aside just over £2m to deliver these affordable homes, along with £8.6m for a new primary school with 420 places (both providing the land and contributing towards the cost of its delivery).
The development will also deliver a 65-bed care home, an employment zone (which could include light industrial units) and a “neighbourhood centre”, which could include a pub, convenience store and a health facility.
Up to £490,000 will be provided to expand one of the town’s GP surgeries, with just over £2m for new sports pitches and associated play facilities, as well as allotments at the southern edge.
Around 40 per cent of the development being set aside as public open space, including numerous play areas
More than £5.6m has been set aside, for transport improvements, including new bus connections and upgrades to the walking and cycling network.
This latter element will see a new active travel link onto the A30 Hendford Hill, via the Southwoods area, with the pavements being widened, to provide safe onward access either to Yeovil Country Park, or to the town centre (via the Hendford link, installed through the Yeovil Refresh regeneration programme).
The site is exempt from the community infrastructure levy (CIL), meaning Yeovil Town Council and East Coker Parish Council will both miss out on additional direct funding for community projects.
What do the public think?
Numerous local residents made their views on the plans known, when the council’s planning committee south (which handles major applications within the former South Somerset area) convened a special meeting in Yeovil on September 29.
Martin Wrixon, who farms in the nearby village of Barwick, said: “There is a substantial area within the site identified as the best and most versatile agricultural land.
“The damage of this development extends beyond food production. Hedgerows will be lost, along with woodland, which supports local wildlife.
“I recognise that the site is allocated for housing and alternatives were considered, but allocation does not settle whether this proposal’s benefits justify the permanent loss of productive farmland.
“Once this is built over, you won’t get it back.”
Edward Verity, who lives on Dorchester Road, said: “I understand that Somerset needs homes – it has more than 13,000 people waiting on the registered list and therefore one of the key objectives of this development has to be affordable housing.
“If this objective is not met, what we see is the tail wagging the dog.
“In 2019, 15 per cent affordable housing was offered – 112 homes. We now have 3.1 per cent, just 24 homes, of which just 12 will be for social rent.
“Why can one on Yeovil’s urban extensions deliver nearly five times as much affordable housing as the other?”
Nick Entwistle, who serves as vice-chairman of Barwick and Stoford Parish Council, added: “We do not oppose new housing; we oppose the chaos which results from inadequate consideration of its consequences.
“This site risks placing unmanageable strain on local transport, education and healthcare.
“More than a third of major multi-phase sites use financial viability assessments mid-construction to slash community funds.”
What did the councillors say?
Councillor Mike Stanton (Liberal Democrat, Curry Rivel and Langport) said he was concerned whether the new school would be delivered in light of the intended build rate of 80 homes per year.
He said: “It would be fair to assume that falling birth rates and falling school rolls have been taken into account, but it’s difficult to predict whether we will have more or fewer children as this development is built out.
“We’re putting a lot more special needs provision into existing schools. It would be a fair presumption that SEND provision will be included in this school.”
Councillor Martin Wale (Conservative, Chard North) said he found it “extremely hard” to accept such a low level of affordable housing on this site.
He elaborated: “I do remember the 2019 vote, when this site was offering 15 per cent and that was allowed, because of the difficulties associated with the delivery of the site.
“I’m really struggling here, with the viability being so bad that we have to have 3.1 per cent affordable homes, even though no CIL is being paid by the developer. I find this difficult to understand.”
Councillor Peter Seib (Lib Dem, Brympton) said consideration should be given for improving Two Towers Lane, to enable safer journeys between the new homes and Yeovil Junction railway station.
He said: “Two Towers Lane would be the natural route from this site to the railway station.
“The alternative route, of going right down the A37 and then back into Stoford from the south, doesn’t seem credible.
“My understanding is that there has been a 30 per cent increase in build costs, versus a 20 per cent rise in house prices.
“I have visited the site and this is clearly a well-though through development, which connects well with the town.”
What happens next?
Despite their reservations, the committee voted unanimously to approve the plans, after around three hours of debate.
A reserved matters application (concerning the detailed design and layout of the new homes) is expected to come forward within the next 12 months, with no construction able to begin until this has been approved.
After the meeting, Councillor Oliver Patrick (whose Coker division includes the site) welcomed the committee’s decision, especially the additional funding for traffic calming in Barwick and Stoford.
He said: “Residents have been asking me to do something about speeding on Newton Road for years.
“Somerset County Council and the parish council worked up plans to install traffic calming measures a few years ago, but due to cost inflation and insufficient budgets, those plans were paused around 2023.
“This decision means the long-awaited scheme of highway build outs and new lighting and signs will finally come forward, as the development is built out.
“The fine details of the plans are yet to be determined (e.g. the materials and exact layout of the buildings) and I’m keen to work with those who have ongoing concerns about aspects of the layout, as this progresses to the next stage.”