~ 19/03/2026 ~

Cox’s Green Application – Statement from Keep Wrington as Wrington

The following statement was presented by Richard Storrar, Chair of Keep Wrington as Wrington, at the Wrington Parish Council Planning Committee meeting on 17th March 2026.

Please note that the deadline for submitting comments on this application is 1st April.

Richard Storrar spoke on behalf of Keep Wrington as Wrington. The group objects to Planning Proposal 26/P0296/OUT for outline permission for up to 80 dwellings at Cox’s Green.

There are numerous problems with this application, not just its location and size, but also the lack of detailed planning information and drawings.

For brevity, six key objections were highlighted, although there are other very valid concerns.

1. The application is not from a builder, but rather an investment company looking to maximise profits by selling on the land after outline planning permission is gained. This has led to the application being extremely vague and lacking many important details, contrary to the pre-submission advice from North Somerset Council (shown as Appendix 1 in the Planning Statement). The Design and Access Statement states that these details will be addressed at Reserved Matters, a recurring theme throughout the application.
2. The Flood Risk Assessment supplied has been rejected by the Flood Risk Management Team (Lead Local Flood Authority), who are against this application. Keep Wrington as Wrington concurs with this assessment and highlights the flooding that still occurs on the existing Cox’s Green development, despite extensive drainage works undertaken by Redcliff Homes. Residents experience slow surface water run-off, leading to water across lawns, and Whiting Way also floods. The land is graded 3A and 3B for agricultural use, meaning it remains wet for extended periods after rainfall. It is not considered an appropriate site for residential development. The Committee was referred to the Lead Local Flood Authority response for further planning guidance that the application fails to address.
3. The applicant states in the Flood and Drainage Report that foul water would be discharged through the existing sewers installed by Redcliff Homes. However, this assumes there is capacity, with no supporting plans or surveys provided. It is also assumed that Wessex Water’s treatment works could accommodate an additional 80 residential units. While water companies are required to support new development, delivering the necessary infrastructure for a development of this scale would take time.
4. The proposed development lies within the North Somerset and Mendip Bats Special Area of Conservation, with the site boundary located within 122 metres of the Yeo, according to the applicant’s figures, and includes the removal of an ancient species hedge line. This would affect the feeding corridors of bat species.
5. The proposed site access is shown along Whiting Way, through an existing residential area. This road was deliberately designed to be pedestrian-friendly, with no footpaths or street lighting, in order to maintain a dark environment for bats. It is considered inappropriate for this route to accommodate construction traffic and the increased residential traffic from the development, which would more than double current usage. This raises concerns regarding resident safety, as identified in the applicant’s own Traffic Survey under Points of Concern. The survey does not include requested vehicle turning arc details, and no Construction Management Plan has been provided. This is contrary to Section 109 of the NPPF.
6. It was also noted that the applicant is not a house builder. The application has been presented on the basis that it would contribute to addressing the five-year housing supply shortfall, which is said to give it “significant weight”. However, given the lack of detail and absence of a construction partner, delivery would likely exceed five years. By that stage, the North Somerset Local Plan is expected to be adopted, which would reduce the weight given to the application in decision making.

For all of the above reasons, the Planning Committee was asked to recommend that North Somerset Council reject this application.

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~ 06/03/2026 ~

Proposed Development at Cox’s Green – Key Points for Residents

Highgrove Strategic Land has submitted an outline planning application for development at Cox’s Green.

Highgrove Strategic Land is a land investment company. Their typical approach is to secure outline planning permission and then sell the site on to a housebuilder, who would later submit detailed Reserved Matters applications. These later applications often seek to maximise the number of houses built on the land.

This application is speculative and runs contrary to the direction North Somerset Council has set in its emerging Local Plan. The Council’s strategy is to concentrate new housing in sustainable locations, closer to employment, education, services and leisure opportunities.

This approach is intended to support a better quality of life for both existing and future residents, while making the best use of land and helping to reduce impacts on climate change.

For residents wishing to respond to the application, it may be helpful to look at the reasons North Somerset Council previously rejected Cox’s Green as a potential development site. These points can help form the basis of an objection, alongside your own local knowledge and experiences.

Sustainability and Transport

Wrington has very limited public transport and its geography makes regular commuting by bicycle difficult. The proposed site is more than five miles from Weston-super-Mare, Bristol, Nailsea and Clevedon.

The existing bus service, Route 51, is limited and cannot realistically support a significant increase in residents.

Traffic and Road Safety

The development could generate around 400 additional vehicle movements each day through commuting, school journeys and deliveries. This would increase pressure on local roads and could create additional safety concerns for existing residents, particularly around Havyatt Road and the junction with the A38.

Distance to Village Facilities

The site is approximately 0.7 miles from Broad Street, where the nearest bus stop and village shops are located. The route includes a narrow footpath which is not well suited to significant additional pedestrian use.

Local Services

Wrington does not have its own medical facilities, and an additional 85 households would place further pressure on already stretched services in surrounding areas.

Lack of Community Infrastructure

Developments are often described as creating new “neighbourhoods”, yet in many cases very few practical amenities are provided. In this proposal the only additional facility suggested is a small play area.

Flooding and Drainage

Flooding in this area has been an ongoing concern and appears to be increasing in frequency. The nearby Cox’s Green development required substantial investment in drainage systems. While the application states the land is outside the formal flood risk zone, development will increase surface water runoff and could worsen existing issues.

The land is described as being of poor agricultural quality, but this is largely because it currently acts as a natural water retention area.

Landscape and Heritage Impact

The site lies within 500 metres of the Mendip Hills National Landscape. The proposed two and a half storey houses, designed with high roofs and dormer windows, would have a visible impact on views towards Wrington’s Grade I listed church and the Grade II conservation area in the centre of Wrington.

Wildlife Protection

The area lies within the North Somerset and Mendip Bats Special Area of Conservation. Maintaining dark corridors and protected foraging areas is essential for the survival of Horseshoe bats, particularly in areas close to the River Yeo.

All of these issues have previously been recognised by North Somerset Council. By submitting an objection to this proposal, residents are also reinforcing support for the Council’s Local Plan, which will be examined by the national Planning Inspector later this year.

Local knowledge and personal experience are valuable in planning decisions, and photographs can also help demonstrate specific concerns.

If you object to this proposal, you can submit your comments to North Somerset Council using the link below.

You can view the application and submit your comments here:
https://planning.n-somerset.gov.uk/online-applications/applicationDetails.do?keyVal=TA78S3LPGPG00&activeTab=summary

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Cox’s Green is also under threat, with a proposal to double the size of the existing new estate. Earlier this year, Highgrove Strategic Land and Lichfields circulated publicity material promoting a scheme of up to 80 homes on land east of Cox’s Green. Their leaflets and online content included artist impressions, suggested benefits, and an invitation for residents to share feedback.

It is important to note that the deadline for the developer’s own consultation has now passed. This was not a North Somerset Council consultation and carries no planning status.

What this means

• The developer’s leaflet was part of a private, pre-application engagement exercise, not an official consultation.
• No planning application has yet been submitted to North Somerset Council.
• The plans shown are only early concepts, created by the developer, and have not been assessed or endorsed by the Council.
• The site is not allocated for development in the emerging Local Plan due to sustainability, access and infrastructure concerns.

Why residents remain concerned

If taken forward, the proposal would significantly expand the footprint of Cox’s Green and create substantial pressures on:

• The already narrow and unsafe pedestrian routes
• Local traffic flows on Havyatt Road, Mill Lane, Nates Lane and Whiting Way
• Flood-risk areas around the lower part of the site
• School places, GP capacity and village infrastructure

These issues are among the reasons Cox’s Green has been judged unsuitable for large-scale development.

What happens next

At this stage, we are simply waiting to see whether the developer proceeds to a formal planning application. If that happens:

• The application will appear on the North Somerset Council planning portal
• Residents will have the opportunity to submit formal comments or objections
• Keep Wrington as Wrington will provide clear, step-by-step guidance on how to do this effectively

Until then, no action is required from residents.

Our commitment

• Keep Wrington as Wrington will continue to:
• Monitor this site closely
• Share accurate updates
• Provide practical guidance if an application is submitted
• Support residents in protecting Wrington from unsuitable and unsustainable development