Bawdrip is at risk of a new development of 10 houses and a village hall, all in open countryside and on a floodplain.

Locals are opposed to losing its long-held status as a tranquil rural village and close-knit community, as it faces a proposal that will challenge its rural character forever, with the real risk of future developments outside of this tier 4 Village and its adjacent Nature Reserve.

This same plot of land had planning consent refused in 2014 due to the significant flood risk and was also considered a unsustainable form of development, due to no bus route, no amenities within Bawdrip, this is a car accessible development only.

Given the current inflationary climate, any developer embarking on this project will need to make a substantial upfront financial commitment, due to the costs of land acquisition, borrowing, the Increase planning fees (by 35% for major applications), infrastructure development, flood risk considerations, Phased Construction, and other conditions in the 106 agreement, all amidst falling house prices and increased mortgage borrowing costs observed this year, developers now face a multitude of new planning requirements and building regulations to secure full planning permission. These include the recently introduced biodiversity net gain plan and a framework that compels councils across England to prioritize brownfield site developments. Not forgetting the legal and agents fees, plans, and cost in tendering for the land in the first place. Remember this site only has outline planning permission.

Also, the New UK Future Homes Standard, set to be implemented in 2025, is a significant change to current Building Regulations. The goal is to cut emissions by 75-80% compared to current standards, making homes more energy-efficient, This comes with many additional costs, including:

Triple glazing standards.

Low-carbon heating through heat pumps.

New standards for ventilation, well-sealed structures, airtightness requirements also passive mechanical ventilation and heat recover systems will be required.

Minimum energy efficiency performance targets.

Potentially mandatory solar panels.

The Home Energy Mode to demonstrate compliance, new New TER and TFEE requirements.

The estimated cost for these upgrades is between £5,600 to £6,200 per home, plus an additional £3,500 for meeting the minimum energy efficiency performance targets, this is without any supply chain issues. There will also be extra labour costs due to the need for training, and equipment and these changes are expected to be implemented without significant government subsidies. The FHS will cover both residential and non-residential buildings, costing 10's of thousands to this development.

The s106 agreement already in place at outline planning stage places detailed and onerous obligations on the eventual developer, which will of course add greatly to the initial costs and will impact heavily on the project's profitability.

The local authority requires the developer to construct a fully equipped and ready to use 325 square metre purpose-built village hall with a solar roof and large 34 space car parking area and infrastructure, which must be handed over to the parish council upon completion. It also includes amenities like a fully equipped play area and an open public space of 600 square metres enclosed by fencing. New pavements, drainage, lighting will need to be built along the single-track Bradney Lane and around the housing estate, as the car park will be used as parking for the village school. All of these "infrastructure priorities" must be finished and handed to the parish council before the developer is able to market 50% of the houses, Residents have set a high standard for the design and functionality of the village's new fully fitted public building that would serve the community for many years. But, the land in question carries substantial upfront financial burdens and is bound by a strict s106 agreement due to the not insignificant issues with this flooded land and its location outside of the village.

This proposal eventually received outline planning consent despite strong resistance from local residents who are determined to safeguard Bawdrip's countryside identity and rural village feel.

This site in Bawdrip presents as an unappealing investment opportunity due to the fact that there is other land available locally that does not come with the restrictions of an onerous s106 agreement, the issues associated with building on a floodplain and what are likely to be significant costs involved in complying with the local authority's requirements of the fully fitted village hall, associated car parking and children's play area, the costs of which are met entirely by the eventual developer of this land. There is also fervent local opposition to this project which is likely to mean that obtaining full planning permission isn't simply a tick-box exercise and that any planning application will be subject to close scrutiny from residents (with about 60% formally objecting to the planning application) and no doubt, the new local regional and parish councillors.

But, with other local land parcels available under development orders, this site is a costly and risky investment. Flood mitigation, stringent development and community expectations, buffer zones because of foul sewer pipe works, water mains, a pressurized sewer main that runs under the site to the pumping station, and a new swale, make it even less appealing.

Flooding across the site.

The approximant site of plot 10

Kings Sedgemoor Drain is one side of the site.

History of Flooding: The land has been a floodplain for centuries, flooding annually with standing water persisting for weeks.

Flood Zone 3: The land falls within Flood Zone 3, a high-risk area. While this zone is officially undivided on Environment Agency maps, it's actually comprised of two sub-zones (3a and 3b), indicating varying degrees of risk.
Changing Flood Maps: Due to climate change, flood maps are regularly updated, with floodplains expanding. This has already occurred in the Bawdrip area, increasing the flood risk for properties, including this site, which sits in a natural bowl and becomes waterlogged.
Schedule 3 Legislation: Any planning application must comply with Schedule 3, mandating sustainable drainage systems (SuDS) in new developments. This will add significantly to the development costs.

Surrounding Water: The plot is bordered by a major river and surrounded by water on all sides, leading to waterlogged ground, topped ditches, and a high water table. This will create challenges for groundwork and site access, especially given the narrow, flood-prone lanes.

Recent Flooding: The storms of 2024 have already flooded the land and filled the surrounding ditches, reinforcing the recurring flood risk.

In short, the text paints a picture of a challenging and risky development prospect due to the severe and recurring flood risk. The high costs associated with mitigation, combined with the lower potential property value appreciation, make this land a less-than-ideal investment.

Bawdrip.org 2025