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Planning application

20 St Thomas Street Wells Somerset BA5 2UX

Refused Exmoor National Park 2025/1214/PED Prior App CoU E to C3 Dwellinghouse

Refused. Only the applicant can appeal, within the statutory time limit, and a revised scheme can be submitted instead.

Proposal

Prior approval of proposed change of use of a building from commercial use (Use Class E) to residential (Use Class C3).

As published by the council, reference 2025/1214/PED

Application record

Reference
2025/1214/PED
Type
Prior App CoU E to C3 Dwellinghouse
Status
Decided
Decision
Prior Approval Refused
Received
23 Jun 2025
Validated
23 Jun 2025
Decided
12 Aug 2025
Ward
Wells Division
Parish
Wells City Council
Decision by
Delegated Decision
Postcode
BA5 2UX

Site history

Applications at this address on the Exmoor National Park register

This site has had 2 applications since 2025: 0 approved, 1 refused.

  • 2025/1956/PED Awaiting decision

    20 St Thomas Street Wells Somerset BA5 2UX

    Prior approval of proposed change of use of a building from commercial (Use Class E) to residential (Use Class C3).

    Submitted 17 Oct 2025 Outline

Timeline

Dates from the published record

  1. 23 Jun 2025

    Received by Exmoor National Park

  2. 12 Aug 2025

    Decision issued: Prior Approval Refused

  3. 14 Sep 2026

    Added to PlanIndex

Who's behind it

Company information only, from the register and Companies House

Rackham Planning Ltd Agent, a planning consultancy registered in Newport

Active · incorporated 2014 · Newport

51 applications on PlanIndex · across 18 councils · 71% granted

Trade members see everything this firm has filed, how it was decided, and get an email the day it files again.

See their track record

Documents

Plans, drawings, consultee responses and the officer's report

23 documents on file for this application

A planning file usually holds the application form, drawings and site plans, consultee responses, the officer's report and the decision notice.

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What this refusal means

Exmoor National Park refused this application for the reasons on the decision notice; only the applicant can appeal, and refused schemes often return in revised form. More in our guide to what happens after a planning decision.

About outline applications

An outline application tests the principle of developing a site, holding back details such as appearance and landscaping as reserved matters for later approval. More in our guide to planning application types.

Nearby applications

Within 500 metres

  • 20 St Thomas Street Wells Somerset BA5 2UX

    2025/1956/PED Submitted 17 Oct 2025 0m away

    72% historically approved · decision due ~12 Dec

    Prior approval of proposed change of use of a building from commercial (Use Class E) to residential (Use Class C3).

    Awaiting decision Outline 18 docs

  • 19 St Thomas Street Wells Somerset BA5 2UU

    2025/1631/HSE Submitted 8 Sep 2025 48m away

    Replacement of existing roof dormer and new dormer window

    Granted Householder Loft or dormer Windows or glazing 11 docs
    Domestic

  • Chantry House 2 Chantry Close St Thomas Street Wells Somerset BA5 2UX

    2025/0842/APP Submitted 8 May 2025 53m away

    Approval of details reserved by condition 3 (New window details) on planning consent 2025/0157/HSE (New external lime render, replacement of windows, alterations to existing carport and entrance to dwelling, removal of external steps, replace full height glazed screen & install PV panels to roof).

    Granted Conditions Windows or glazing 8 docs
    Domestic

  • 25 St Thomas Street Wells Somerset BA5 2UU

    2026/0096/LBC Submitted 19 Jan 2026 56m away

    Reconfiguring/removal of ground floor internal walls, modification to staircase, creation of new utility room, changes to doors/windows at rear access, installation of log burner. Install new window to the rear on second floor, restore well to the property.

    Refused Heritage and listed buildings Windows or glazing 11 docs

  • 31 Millers Gardens Wells Somerset BA5 2TW

    2026/1029/HSE Submitted 2 Jun 2026 74m away

    Single storey rear/side extension.

    Granted Householder Extension 11 docs
    Small domestic

  • Kittwhistle Cottage 46 St Thomas Street Wells Somerset BA5 2UZ

    2023/1319/TCA Submitted 11 Jul 2023 86m away

    T1 - Birch Tree - Height reduction x 3m. to sound pruning point.

    Granted Trees 7 docs

In Exmoor National Park

  • 34/26/00002 Granted

    SPA, WINDMILL RETREAT, Main Road, Middlezoy, Bridgwater, Somerset, TA7 0PD

    Outline application with all matters reserved, for the erection of 1No. self-build dwelling to be used as an on-site manager's dwelling.

    18 Aug 2026 Outline
  • 26/02127/PDE Awaiting decision

    52 Lavers Oak Martock Somerset TA12 6HG

    Erection of single storey rear extension which would extend beyond the rear wall of the original house by 3.7 metres, with a maximum height of 3.9 metres and an eaves height of 2.8 metres.

    8 Sep 2026 Outline
  • 26/02093/PAMB Awaiting decision

    Forest Barn North Brewham Bruton Somerset BA10 0JR

    Prior Approval Notification for change of use and conversion of existing barn into No. 1 dwelling.

    3 Sep 2026 Outline
  • 2026/1299/PAA Refused

    Hedges Farm Middle Brooks Street Somerset BA16 0TT

    Prior Approval for a proposed change of use of agricultural building to 2no. dwellinghouses (Class C3).

    9 Jul 2026 Outline
  • 2026/1747/PAR Awaiting decision

    Gloucester House North Parade Frome Somerset BA11 1AU

    Application for prior approval to change the use of a building from a commercial office space to 1no. C3 Class residential apartment.

    31 Aug 2026 Outline