Description - Outline planning permission was granted by the Secretary of State and the decision unlocks delivery of up to 1,700 new homes, two care homes, 6.9 hectares of employment land, a Community Hub including a new primary school, and an extensive network of green infrastructure. Underpinned by a comprehensive Section 106 Agreement. All matters bar access reserved, giving freedom on layout, scale, appearance and landscaping subject to the Parameter Plans and detailed Design Principles Framework. Outstanding opportunity for house builders, investors and development partners alike.
The Site
RESIDENTIAL
EMPLOYMENT
CARE HOME
Available in three lots
The site offers the ability to provide an excellent phased scheme with a clear deliverable platform with front-loaded access points and appropriate triggers for phased employment, social infrastructure and phase-by-phase drainage. The application site currently comprises primarily of agricultural land divided by mature hedgerows and interspersed with scattered copses and individual properties. The land slopes gently from the west and more steeply from the north, falling toward the centre of the site where two shallow combes act as natural surface water flow paths. The River Frome and tributaries flow through the site. The majority of the site sits within Flood Zone 1; only land immediately adjacent to the river falls within Flood Zone 3. The topography lends itself to a layout that maximises views, defines character areas and supports a robust sustainable drainage strategy.
Location - Frome is the largest town in the former Mendip District and one of the most dynamic market towns in the South West. With a population approaching 30,000 and a national reputation for its independent retail, creative industries and quality of life, Frome consistently attracts new residents from across the region. The town offers a full range of amenities including supermarkets, a town centre with over 350 independent shops and businesses, leisure facilities, a community hospital and medical centre, secondary education at Frome College, and direct rail services to Bath, Bristol, Westbury and London Paddington from Frome Station.
Location and Connectivity - Direct access to A361, 2.4km to Frome Train station, new bus stop
Road - Four new vehicular access points off the existing primary network (Marston Road / B3090, A361, B3092). The A361 Frome Bypass connects directly to the A36 and onward to the M4 (Junction 17, c.30 minutes) and M5 (Junction 23, c.45 minutes).
Rail - Frome Station (2.4 km) has direct trains to Bath, Bristol, Westbury and London Paddington. The S106 funds a Station Approach feasibility study and improvements.
Bus - The No. 30 service is extended into SGC with new bus stops and frequency increased to every 20 minutes (weekdays and Saturdays). The route is upgraded to include the station, College, Medical Centre and Leisure Centre — funded under Schedule 11 of the S106.
Public Rights of Way - FR14/39, FR14/40 and FR14/32 cross the site, with FR14/41 running along part of the perimeter. All are to be retained and enhanced.
What is Consented -
CONSENT TYPE - Outline planning permission with all matters reserved except for four new vehicular access points from the existing highway.
PROPOSED DEVELOPMENT - Up to 1,700 dwellings (Use Class C3); two care homes up to 105 beds combined (C3); 6.9 ha of employment land (E, B2, B8); a mixed-use Local Centre comprising a primary school (F1), cafés / restaurant and convenience store (E); supporting social and physical infrastructure (F1, F2, E); greenspace and ancillary works.
RESERVED MATTERS - Access (within the site), layout, scale, appearance and landscaping — to be progressed phase by phase via reserved matters applications.
IMPLEMENTATION - First reserved matters application required within 2 years of the date of permission. Development to commence within 3 years of the date if permission, or within 2 years of approval of the first reserved matters, whichever is later.
Decision Summary -
Local Planning Authority - Somerset Council (formerly Mendip DC)
Application reference - 2021/1675/EOUT
Inquiry reference - APP/E3335/V/25/3360037
Decision date - 2 April 2026
Section 106 - Dated 1 October 2025 (certified copy)
The Disposal Process
Inviting Expressions of Interest - the freehold is being offered for sale via informal tender. It will be a two round process with initial bids sought by 16th September 2026.
Those parties that submit a bid will be informed whether they are invited for the second round interview stage anticipated late October following review of submissions.
Interest from prospective parties is invited either as a whole or in three principal parts being the residential, employment land and the care home gateway building. Joint bids may be presented but it is not anticipated that the property would be further subdivided.
OVERAGE - The property will be sold subject to overage conditions in relation to density, variation of the S106 Agreement, change of use and on-sale.
DATA ROOM - A comprehensive data room is available to qualified interested parties which includes technical and planning pack and title information.
VAT - We anticipate that the property will be elected for VAT.
OBLIGATIONS - There will be an obligation to service the employment land and gateway care home building.
For further information please contact the sole selling agents Cooper and Tanner.
Development - Property
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