Planning Authorities
Local planning authorities, national park and key consenting bodies
Somerset became a unitary authority on 1 April 2023. Somerset County Council and the four district councils (Mendip, Sedgemoor, Somerset West and Taunton, South Somerset) were replaced by a single Somerset Council. All planning applications previously determined by the districts are now handled by Somerset Council. Bath and North East Somerset Council and North Somerset Council are entirely separate unitary authorities and are not part of Somerset Council - check those councils directly for planning in Bath, Weston-super-Mare or surrounding areas.
Somerset Council
Unitary authority - all of Somerset (excl. BaNES, North Somerset and Exmoor NPA area)
Pre-application advice: Somerset Council offers pre-application planning advice for householder, minor and major developments - fees apply. The council's planning portal covers all four former district areas. The Strategic Planning team handles Local Plan preparation for the whole county.
Exmoor National Park Authority
Exmoor NPA - approximately 71% in Somerset, 29% in Devon
NPA boundary check is essential. The Exmoor NPA is the sole LPA for all land within the national park boundary - Somerset Council has no planning jurisdiction inside the park. The NPA applies a strong presumption against development that would harm the park's special qualities. Porlock, Dunster, Dulverton, Exford and Winsford all fall within the NPA boundary.
Bath and North East Somerset Council
Separate unitary authority - Bath, Keynsham, Midsomer Norton, Radstock
Not part of Somerset Council. BaNES has been a standalone unitary authority since 1996. It contains the Bath World Heritage Site (Roman Baths and Georgian architecture). The Cotswolds National Landscape borders BaNES to the north-east.
North Somerset Council
Separate unitary authority - Weston-super-Mare, Clevedon, Nailsea, Portishead
Not part of Somerset Council. North Somerset has been a standalone unitary authority since 1996. Bristol Airport (NATS safeguarding zone) is within North Somerset's boundary.
Building Control
Building Regulations approval and inspections across Somerset
Following unitary status, Somerset Council Building Control now covers all former district areas. Approved Inspectors (now Registered Building Control Approvers) may also be used for most building work as an alternative to the local authority. The Exmoor NPA does not carry out building control - Somerset Council handles Approved Inspector functions within the NPA boundary for residents.
Somerset Council Building Control
All former Mendip, Sedgemoor, Somerset West & Taunton, and South Somerset areas
Radon precautions: Parts of Somerset - particularly the Mendip Hills limestone plateau around Cheddar, Shepton Mallet, Wells and Frome - have elevated radon levels. Building Regulations Approved Document C and BS 8485 radon protection measures may be required. Check the UKHSA radon map (ukradon.org) for any site before commencement.
Heritage & Historic England
Listed buildings, conservation areas, scheduled monuments and the historic environment
Somerset has over 10,000 listed buildings, 300+ scheduled monuments and 60+ registered parks and gardens. Notable assets include Glastonbury Tor (Scheduled Monument), Wells Cathedral (Grade I), Montacute House (Grade I, National Trust), Nunney Castle (Scheduled Monument) and Dunster Castle (Grade I, National Trust). The Bath World Heritage Site lies in adjacent BaNES.
Historic England - South West Region
Bristol office - statutory consultee for listed buildings, scheduled monuments, registered parks and WHS
Historic England must be consulted on applications affecting Grade I and II* listed buildings, scheduled monuments, registered parks and gardens, and development within World Heritage Site settings. Use the National Heritage List for England (NHLE) to check designations before submitting applications.
Somerset Historic Environment Record
Somerset Council - heritage assets, archaeological sites and finds across Somerset
The Somerset HER records archaeological sites, finds and historic buildings county-wide. A desktop HER search is recommended as part of any heritage impact assessment and is typically required by planning officers for development sites. Glastonbury Abbey, the Sweet Track (one of the world's oldest trackways, Neolithic) and the Mendip lead mines are among notable recorded assets.
Environment & Flood Risk
Environment Agency, Somerset Rivers Authority, drainage boards and ecological designations
Somerset Levels flooding is a major planning constraint. The Levels and Moors are low-lying peat moors and have suffered catastrophic flooding - the 2013-14 winter floods inundated over 65 sq km for weeks. Development on the Levels requires careful Sequential and Exception Tests. The Somerset Rivers Authority (SRA) was established in 2015 specifically to coordinate flood risk management across the Levels and Moors, and Internal Drainage Boards (IDBs) maintain the rhyne (drainage ditch) network.
Environment Agency - South West
Flood risk, water quality, environmental permits and development near watercourses
The EA is a statutory consultee for planning applications in flood risk zones, near main rivers, and for environmental permits. Use the EA Flood Map for Planning to check flood zone classification. Development in Flood Zones 2 and 3 requires a Flood Risk Assessment - essential across the Levels and in river corridors at Taunton, Bridgwater and Yeovil.
Somerset Rivers Authority
Somerset Levels and Moors - strategic flood risk management body
The SRA was created following the 2013-14 Somerset Levels floods as a statutory partnership of local councils, the EA, water company and Internal Drainage Boards. It commissions and coordinates major flood defence and water management schemes on the Levels. Developers should review the SRA's Somerset Levels and Moors Flood Action Plan before submitting applications in the Levels area.
Somerset Council - Lead Local Flood Authority
Surface water flooding, ordinary watercourses and SuDS approval
Somerset Council as LLFA is responsible for managing surface water flood risk and ordinary watercourses (smaller than main rivers). The council is the statutory SuDS Approving Body (SAB) - all major new developments must have drainage approved before work starts. Somerset Wildlife Trust (01823 652400, somersetwildlifetrust.org) is the key ecological consultee for protected species across the county.
Utilities & Infrastructure
Water, electricity, gas, broadband and strategic road network
Wessex Water
Water supply and sewerage across Somerset
Wessex Water covers water supply and sewerage across Somerset. For new connections, drainage impact assessments and build-over agreements contact Wessex Water's developer services team. Pre-application discussions are recommended for major sites.
National Grid Electricity Distribution (NGED)
Electricity distribution network across Somerset
NGED (formerly Western Power Distribution) operates the electricity distribution network in Somerset. Contact for new connections, diversions and capacity enquiries. Note that Hinkley Point C (under construction) connects to the national transmission network via National Grid ESO.
Wales & West Utilities
Gas distribution network in Somerset
Wales & West Utilities operates the gas distribution network across Somerset. Mains gas is available in major towns (Taunton, Bridgwater, Yeovil, Frome, Glastonbury). Many rural areas - particularly on Exmoor, the Levels and Quantock Hills - have no mains gas: oil, LPG, biomass and heat pump systems are standard alternatives.
National Highways
Strategic road network - A303, A358, M5
National Highways is the statutory consultee for development with potential impacts on the strategic road network. The A303 (Taunton to Stonehenge corridor, with major dualling schemes under development) and M5 (Junctions 25-27 serving Taunton and Bridgwater) are the key routes. The A358 (Taunton to Ilminster) is being upgraded as part of the A303 programme.
Trade Bodies
Professional associations and industry bodies serving Somerset
Federation of Master Builders - South West
Trade body for small and medium-sized building companies
NHBC (National House-Building Council)
New home warranty, building standards and technical guidance
National Landscapes, Hinkley Point & Radon
Special designations, nuclear safeguarding and radon guidance
Quantock Hills National Landscape
England's first AONB (designated 1956) - Bridgwater Bay to Taunton Deane
The Quantock Hills were designated as England's first Area of Outstanding Natural Beauty in 1956, now designated a National Landscape. Development within or affecting the setting of the National Landscape must conserve and enhance natural beauty. Somerset Council consults the National Landscape Unit on relevant applications. The Quantocks adjoin the Hinkley Point C construction zone.
Mendip Hills National Landscape
Limestone plateau - Cheddar Gorge, Wookey Hole, Wells
The Mendip Hills National Landscape covers 198 sq km of limestone plateau. Cheddar Gorge is a SSSI and Scheduled Monument. Elevated radon levels are recorded across much of the Mendip plateau - check the UKHSA radon map before commencing any groundwork. Limestone quarrying operations (active and historic) may affect ground stability - consult Coal Authority / BGS for ground condition information.
Blackdown Hills National Landscape
Shared with Devon - Taunton to the Devon border
The Blackdown Hills straddle the Somerset-Devon border and are jointly managed. The Blackdown Hills National Landscape partnership covers both Somerset Council and Devon Council areas. Development affecting the setting of this National Landscape requires assessment against its Management Plan policies.
Office for Nuclear Regulation (ONR)
Hinkley Point C - nuclear new build safeguarding zone, Bridgwater Bay
Hinkley Point C (EDF, under construction) is a major nuclear power station on the Somerset coast near Bridgwater. The ONR applies Development Control Around Nuclear Installations (HSE/ONR PADHI methodology) consultation zones. Planning applications within the Inner, Middle and Outer consultation zones require ONR assessment. Somerset Council consults ONR automatically for relevant applications.