Land off Lipe Lane, Ruishton

Land Off Lipe Lane, Ruishton

Pre-application consultation

Summerfield Homes have created this website to provide local residents and interested parties an insight into our proposals for the land off Lipe Lane in Ruishton.

The Land

The site is located to the west of Lipe Lane and to the south and east of Ruishton Primary School. Existing residential development adjoins the site to the north, east and southwest.

The proposed site adjoins the existing settlement boundary.

Planning Policy Context

The site is situated adjoining the settlement boundary of Ruishton as defined within Somerset West and Taunton Council’s adopted Development Plan. Earlier this year, the Council reported in its Strategic Housing Land Availability Assessment that there is not enough deliverable housing land to meet the established housing needs of the area over the next five years.

Site Plan

The site is capable of delivering housing to help meet the established housing needs of the area within the next five years while also delivering tangible benefits for the local community.

The proposal is for up to 125 new homes together with the provision of significant areas of public open space, community sports pitches and additional land and facilities for Ruishton Primary School. The indicative concept masterplan below shows how the development could be laid out.

The masterplan shows the proposed housing in the western part of the site where it could provide a logical extension to the existing built form of the village without extending the built edge of the village any further in an easterly direction. A mix of housing types and sizes would be provided, including homes for young people, family homes and bungalows. At least 25% of the homes would be provided as affordable housing.

The eastern part of the site would not be developed and would maintain the green gap between Ruishton and Henlade. It offers opportunities to provide significant areas of public open space for the benefit of the local community, as well as other green infrastructure. This could include junior sports pitches for local clubs who have advised Summerfield Homes that there is a significant need for additional junior pitches within the village.

There is also scope for additional land and facilities to be provided for Ruishton Primary School. Following initial discussions between Summerfield Homes and the school’s Trust, the masterplan includes the provision of a new car park for school staff and the pre-school which would significantly improve the existing arrangements for the school and reduce the need for staff to park along Newlands Road.

Access

Vehicles would access the development site via a simple priority junction on Lipe Lane, which accords with all relevant highway design standards. It is also proposed that the speed limit along this part of Lipe Lane will be reduced to 30mph. This means that vehicle trips generated by the site will not travel through the village of Ruishton.

At present, there is extensive parking along Newlands Road associated with the school. The proposed access on Lipe Lane would also provide access to the school and thus remove the conflict that currently occurs on Newlands Road during the school day.

The site will be connected to the village by the provision of walking and cycling connections in several locations. The site is surrounded by several Public Rights of Way that are capable of being upgraded to provide direct connections to local facilities including the primary school, bus stops and the other village facilities. The bus services serving the nearby bus stops travel regularly to Taunton, Yeovil, Wells and other destinations within Somerset.

Landscaping

The majority of the existing hedgerows will be retained and will only be removed to allow for the roads. New planting will be provided around the boundaries of the site and within the area of proposed publicly accessible open space which provides an opportunity for ecological enhancement from new planting and habitat creation. An ecology buffer is proposed to be located along the southern boundary.

Ecology

An Ecological Impact Assessment has been undertaken at the site.

The development could include the provision of integrated bat boxes and bird boxes within dwellings to enhance the ecological potential of the site.

The provision of open space adjoining the site provides an opportunity for ecological enhancement from new planting and habitat creation.

The majority of the existing hedgerows will be retained. Substantial new planting will be provided around the boundaries of the site and within the adjoining area of proposed publicly accessible open space.

Sustainability

Summerfield Homes are focused on delivering Net Zero Carbon Homes through the use of solar panels and highly energy efficient walls, floors and roofs.

Ruishton CE Primary School

Summerfield Homes has been in discussions with Ruishton Primary School Trust to discuss providing the school additional land and a carpark as well as the possibility of a new classrooms.

“Ruishton CE Primary School were approached by Summerfield Development to discuss their plans for development in the area and to consider how the school might best benefit from this development.

I have met with representatives of Summerfield Development on the Ruishton school site. We have discussed the capital needs of the school and how their plans might support those needs.

Those familiar with the school site will be aware that staff parking is a significant challenge, that the location of the car park adds to that challenge for children and families at drop off and pick up time.

You will also be aware that some of our classrooms are in old, prefabricated buildings, which would benefit from an upgrade, if ever the opportunity arose.

Whilst we have amazing outdoor space, there is limited hard standing playground space, which especially limits the free flow in and out of our classrooms for our younger children.

We have discussed all of this with Summerfield Developments. This project could potentially provide solutions for some or all of these capital challenges.”

Chief Executive Officer
The Oak Partnership Trust

Sports Pitches

Summerfield Homes propose to provide an area to the north of the site and east of the school for the community to use for sport pitches. Summerfield Homes has engaged with Ruishton Football Club and they have responded as below.

“We are a growing club with 11 teams currently from Under 7’s up to under 16’s and are desperate for pitches as we have no land of our own and we have to rent out pitches all over Taunton, from Stoke St Gregory to Norton Fitzwarren. Any chance of more pitches locally would be amazing”

Secretary of Ruishton Football Club

Summerfield Homes

Our roots in the South West go back to 1823. Having evolved from a family-owned building firm we have earned a reputation for delivering high quality residential properties.

Our selection of distinctive and characterful homes will suit almost any budget. Every Summerfield home complements its setting, incorporating traditional styles and character. All Summerfield homes come with a 10-year National House-Building Council (NHBC) warranty.

Next Steps

An outline planning application is being prepared and will be submitted to Somerset West and Taunton Council in early 2023. Should outline permission be granted there would still be a need for a further application to be made proposing the detailed design and layout of the development, the external appearance of the houses and the detailed landscaping plans before construction work could proceed.