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

Some villagers are opposed to Bawdrip 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, with the real risk of future development in and around this Tier- 4 village if this development goes ahead.

A previous application for planning permission on the same plot of land was refused in 2014 due to the significant risk of flooding on this land. The site was also considered unsustainable for development, due to the lack of amenities within Bawdrip, such as public transport/lack of bus route, This is a car accessible development only.

Given the current inflationary financial climate, any developer embarking on this project will need to make a substantial upfront financial commitment, due to the costs of land acquisition, borrowing, tariffs, National Insurance costs, increased planning fees (by 35% for major applications), infrastructure development, flood risk considerations, phased construction, and compliance with the onerous conditions set out in the Section 106 agreement. This is all amidst falling house prices, tax increases and increased mortgage borrowing costs observed in recent years. 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 prioritise brownfield site developments. Legal and agents fees and the cost of plans will also need to be factored in.

It is important to note that this site has only outline planning permission currently. Any purchaser will need to go through the process of applying for full consent before any development can commence.

Recently, a representative from the prospective developer, Crossman Homes, was present an extraordinary meeting of the parish council on Tuesday, 17th June 2025, to consider proposed changes to the Section 106 agreement regarding the size of the village hall. The developer disclosed that the site lacks commercial viability unless the hall size is reduced by 38%, stating that significant amendments are necessary for profitability. The section 106 agreement agreed in 2023 includes provisions for a fully equipped hall and a large car park. It was stated at the meeting that the landowner's investment now stands at £70,000.

The village does not have a local village plan, is classified as Tier 4, and has no stated requirement for housing either within or outside the village boundary. The proposed site is both outside the village boundary and on a floodplain.

After discussion, the parish council voted against agreeing the proposed amendments to the Section 106 agreement, seeing no benefit to the village (four votes against and one abstention). This was due to the proposed new hall being only slightly larger than the current parish hall, which has future funding allocated for any required renovation. Also, The 600 sq m of open space and play area currently allocated for the village in the s106 would be replaced by new detached properties, leaving only 100 sq m for the LAP & recreational use.

It was also felt that as the proposed hall with its reduced size would be the smallest in the area, its viability in terms of future use and lettings was questionable. With a population of only 500 residents, there is no need for two halls of the same or similar size.

It was also stated by the developer at the meeting that the number of parking spaces would be reduced from 34 to only 20, also the village hall would be moved from the location set out in the submitted plans (although the parish council had not been informed of this prior to the meeting). It was felt that the lack of parking would pose a significant issue, especially as the s106 agreement specifies that the school must also have access to the site for overflow parking.

New Legislation -

The UK Future Homes Standard (FHS), set to be implemented in 2025 and is a significant change to current Building Regulations, targets a 75–80% CO2 reduction for new homes, while the Future Buildings Standard (FBS) applies similar principles to non-domestic buildings like village halls, aiming for 27–31% cuts. These changes to Building Regulations increase energy efficiency but bring added costs, including:

Triple glazing, although not yet mandatory, aligns with the Future Buildings Standard (FBS), expected in 2025, to boost energy efficiency through stricter fabric standards and the new Target Emission Rate (TER) and Target Fabric Energy Efficiency (TFEE) standards.
Low-carbon heating through heat pumps, favored by the Future Buildings Standard (2025) to replace gas boilers, reducing emissions and running costs despite higher upfront expenses.
New standards for ventilation, well-sealed structures, and airtightness, per Building Regulations, encourage low air permeability (e.g., 5 m³/h.m²). Mechanical ventilation with heat recovery (MVHR) systems, while not mandatory, suit airtight designs to balance energy efficiency and air quality.
Minimum energy efficiency targets require a village hall to meet Target Primary Energy Rate (TPER) and Target CO2 Emission Rate (TER) under Part L (2022), with tighter limits expected via the Future Buildings Standard (FBS) in 2025. The UK Construction Products Regulation and ongoing Reform (2025) demand compliant materials (e.g., fire-resistant cladding, sustainable insulation), aligned with BS EN standards for fire safety (post-Grenfell) and structural integrity, likely raising project costs.
Solar panels will be mandated for most new homes and buildings from 2025, per the Future Homes and Buildings Standards, with Energy Secretary Ed Miliband calling rooftop solar ‘just common sense’ and ‘almost universal.’ Developers must install panels on the vast majority, where practical, adding £3,000–£4,000 per home and likely more (e.g., £10,000+) for a village hall. Heat pumps and mechanical ventilation with heat recovery (MVHR) align with the Heat and Buildings Strategy (2021) to boost energy efficiency and air quality.
For homes, the Home Energy Model and Target CO2 Emission Rate (TER) assess energy performance under the Future Homes Standard (2025). For a village hall, the Future Buildings Standard (FBS), slated for 2025, tightens TER and Target Primary Energy Rate (TPER) for 27–31% CO2 reductions via better fabric, low-carbon heat, and efficiency, with technical specs due autumn 2025.
An Energy Performance Certificate (EPC) rating of C is a prudent goal for new builds, though no firm mandate sets April 2027 for village halls. Also an additional £3,500 for meeting the minimum energy efficiency performance targets per home, so, Baseline build cost for a 3-bed house (~120 m²) in 2025 is ~£150,000–£200,000; new legislation adds 10–22% on top.
New non-residential buildings with more than 10 parking spaces within the site boundary must have at least 1 EV charge point installed. Also, Cable routes for at least 7 additional spaces to enable future charge point installations. (Building Regulations Part S: Infrastructure for the Charging of Electric Vehicles). Every new residential building with associated parking within the site boundary must have an electric vehicle charge point installed.

There will also be extra labour costs due to the need for training and equipment. These changes are expected to be implemented without the provision of significant Government subsidies. The FHS will cover both residential and non-residential buildings, potentially adding tens of thousands of pounds to the budget for this development, Total Added Cost on new building regulations: £62,500–£122,000 just for the hall at its current size. This is before you factor in any supply chain issues.

Additionally, a new levy will be charged on all new dwellings (per square metre) in 2026 and will be collected by local authorities. This site will be subject to a 100% levy as its a greenfield site. Brownfield sites will be subject to a discounted rate of 50%.

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

The local authority and the parish council requires the developer to construct a fully equipped and ready to use 325 square metre purpose-built village hall with a solar roof, together with a large 34-space car parking area and infrastructure, which must be handed over to the parish council upon completion. It also includes amenities including a fully equipped play area and an open public space of 600 square metres enclosed by fencing. New pavements, drainage, landscaping and lighting will be required 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 and LAP" 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, with the intention that it will serve the community for many years.

The land in question carries substantial upfront financial burdens, including a half-million-pound bond required prior to the construction of the village hall, and is bound by a strict s106 agreement due to the not-insignificant issues with this flood-prone land and its location outside the village boundary.

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, new culverts, new pavements along Bradney Lane, a pressurized sewer main that runs under the site to the pumping station, and a new swale, and rising the land itself as per the FRA - make it even less appealing.

Flooding across the site.

The approximant site of plot 10

Kings Sedgemoor Drain is one side of the site.

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' actually comprises two sub-zones (3a and 3b), indicating varying degrees of risk.
Changing Flood Maps: Due to climate change, flood maps are have been updated March 2025, 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 and raising land levels. This will add significantly to the development costs.
1st April 2025, new flood reinsurance (amendment) regulations 2025. These are designed to promote the availability and affordability of home insurance in areas of high flood risk but no clear indication is given that public buildings are included so increasing costs for the parish council in regards insurance.

Surrounding Water: The plot is bordered by a major river and bordered on all side by diches, it retains rainfall, 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 flooded the land and filled the surrounding ditches, reinforcing the recurring flood risk.

In short, this site is a challenging and risky development prospect due to the severe and recurring flood risk. The high costs associated with mitigating that risk, combined with the potential for reduced property values, make this land a less-than-ideal investment. This is especially true at a time when the number of homes for sale across the UK is at a 10-year high, meaning there’s a growing stock of unsold properties. Additionally, a number of brand-new homes within the village have been standing empty for over a year - unsold.

Bawdrip.org 2025