FOUR years of negotiations came to fruition on Wednesday when the first sod was cut at the site of Cutcombe's new £1.1 million livestock market.

As well as first class market facilities, the development will also include business premises and 25 new homes, a dozen of which will be affordable, local needs properties.

The remainder of the homes will be sold on the open market to bankroll the market aspect of the scheme.

The development proved to be the first real test of Exmoor National Park Authority's strict housing policies, which stipulate that only affordable homes can be built on the moor.

However, exceptions can be made, providing there are planning reasons for the policy to be waived.

From the outset, the owners of Cutcombe Market, Exmoor Livestock Auctions Ltd, argued the only way they could finance the redevelopment of a new market was to include of a mix of both affordable and open market housing in the scheme.

The potential policy conflict resulted in protracted negotiations between a range of partners, including the national park authority, local farmers, Somerset County Council, Magna West Somerset Housing Association and Summerfield Developments.

A finely balanced solution was finally agreed and was subsequently approved by both the national park's planning committee and the Secretary of State.

The new livestock market building will be the first element of the scheme to be constructed and will be followed by the housing development later this year.

The new homes will have energy saving features such as air source heat pumps to generate heat for the central heating systems and solar panels to provide hot water.

Peter Huntley, manager of Exmoor Farmers Livestock Auctions, said: "The livestock farmers of Exmoor have a vital role in preserving the landscape and environment and the market is an integral part of this process."

Cutcombe Parish Council was also a key player in the redevelopment and fully supported the principle of the scheme.

Linda Atkins, parish council vice-chairman, said: "We are delighted that building work is finally underway.

"As a council, we appreciate the initiative of Exmoor Farmers Livestock Auctions in utilising their land thoughtfully, contributing to long term benefits for our community and Exmoor.

"We have been engaged with this project from the outset and have consulted extensively with the local community, so we are looking forward to working with the developer and Magna to provide much needed housing for workers in the community and support for the future of the school."

Pictured from the left at the sod cutting ceremony are Somerset County Council and Exmoor National Park Authority member Cllr Frances Nicholson, Magna board member John Carslake, Cutcombe Parish Council vice-chairman Linda Atkins, Exmoor Farmers Livestock Auctions manager Peter Huntley, national park authority chief executive Nigel Stone, the authority's head of planning David Wyborn and Summerfield Developments' Richard Nicol.

Photo: Steve Guscott.