TOWN councillors in Minehead have expressed ‘surprise and frustration’ that Somerset Council has refused to consult them over an attempt to drop a requirement for affordable homes to be included in a development off Hopcott Road.

The 70-home Exmoor Gate estate was supposed to include 25 ‘affordable’ properties but the development was left half-finished when Stratton Land Ltd went into administration last year with £36 million debts.

Now, receivers Savills has asked the unitary council to vary the estate’s planning permission to remove the ‘affordable’ element of the housing as it seeks to maximise the money it can raise for creditors.

Minehead councillors were angered that the unitary authority had simply notified them of the application without seeking to consult for their views despite it being a matter of such significance.

Nevertheless, members of the town’s planning committee decided to lodge a formal objection with Somerset Council against the Savills application.

The committee noted a previous application to amend the Exmoor Gate legal agreement, known as a ‘Section 106’, had not been completed and, therefore, the developer’s original obligations remained in force.

It meant there was still a requirement to provide 35 per cent affordable housing together with financial contributions for community projects.

Councillors said they understood Stratton Land’s first ‘Section 106’ payment was due to be made when it started the development but the payment had never been made.

They reviewed a viability assessment submitted with the Savills application and acknowledged its conclusion that the anticipated profit margin from the development would now be lower.

However, councillors did not agree that making less profit was in itself a material planning consideration which would justify the removal or variation of developer obligations.

Receivers are trying to maximise funds which can be paid to creditors by persuading Somerset Council to drop a requirement for affordable homes on the Exmoor Gate development in Minehead.
Receivers are trying to maximise funds which can be paid to creditors by persuading Somerset Council to drop a requirement for affordable homes on the Exmoor Gate development in Minehead. (Google Maps)

They also discussed the ‘Section 106’ contributions and noted that as well as the first payment, a second instalment was also due.

Councillors took the view that both payments should be made in accordance with the original agreement and there was no justification for the proposed variation.

The committee agreed the preferred outcome would be for the development to be delivered in full compliance with the original planning obligations, including both the agreed affordable housing provision and the ‘Section 106’ contributions.

Members discussed the significant local need for affordable housing and emphasised the importance of retaining the agreed provision for the benefit of the Minehead community.

They delegated town clerk Ben Parker in consultation with the committee chairman Cllr Mimi Palmer to prepare the detailed case for objecting to the proposed variation.

Separately, councillors were told the unitary authority intended to allow the matter to be decided by a planning officer using delegated powers rather than to put it to a planning committee meeting which would allow a public discussion of the issues involved.

Minehead’s two Somerset Cllrs Mandy Chilcott and Andrew Hadley said they were fighting to have the variation application put before planning councillors for a decision.

Cllr Hadley previously said there was still a £2 million profit to be made if a developer finished the estate and kept the affordable element.