Frome residents are "disgusted" and "disappointed" after the last brownfield site in their town centre was sold off for a "cookie cutter" housing development.

The Saxonvale site has been the subject of two competing proposals for its regeneration – one from the Bristol-based Acorn Property Group, the other from the locally-based Mayday Saxonvale.

Somerset Council (which owns the site) indicated in early-January that it would be looking to sell off the land as part of a wider review of its land, buildings and property portfolio, intended to balance its budget and provide funding for front-line services.

The council's executive committee held a six-hour meeting at Frome Town Hall on Wednesday afternoon (July 31) to decide whether Acorn or Mayday's vision will be given the green light – with the successful bidder then moving forward into contract negotiations and purchasing the site.

Following this mammoth meeting (most of which took place in confidential session due to commercial sensitivity), the executive announced that Acorn's bid would be taken forward – prompting scathing criticism from local residents.

How did we get to this point?

The Saxonvale site lies in the heart of Frome town centre, being bordered by the River Frome to the north, the Merchant's Barton car park to the west, the existing properties on Vicarage Street to the south and the town's Lidl store to the east.

The 12-acre site is currently sealed off to the public, but has road access leading into it from two sides: Garsdale to the east and Saxonvale itself to the west (near the Silk Mill Studios).

Saxonvale was purchased by Mendip District Council in 2018 and is allocated within the Mendip Local Plan Part II to deliver a minimum of 250 homes along with commercial space and additional town centre car parking.

The council secured around £3.9m of funding from Homes England to clear the site for development, by removing vegetation, disconnecting utilities within the site and removing contaminated elements.

The council's executive committee held a six-hour meeting at Frome Town Hall on Wednesday afternoon (image via Daniel Mumby)

Somerset Council confirmed in May 2023 that it managed to spend £3,573,000 of this grant before the final, extended deadline of March 31, 2023 – meaning £362,000 went unused.

Acorn had previously secured outline planning permission to build up to 300 homes on the site, along with commercial space and a cultural venue within the 'western warehouse'.

However, this permission was quashed in October 2023 by the High Court following a successful judicial review by Mayday Saxonvale.

Councillor Steve Tanner, chairman of Frome Town Council, told the meeting on Wednesday (July 31) that it was essential work began soon on either scheme, rather than the site remaining derelict for years to come.

He said: "There's a lot to applaud in both schemes – but let's see some progress.

"The overwhelming desire is that something happens, and soon. There have been so many false dawns over the years.

"Whatever happens at Saxonvale will shape Frome. It has the potential to influence the direction of our town for decades to come."

What did Acorn propose for the site?

In its revised bid for the site, Acorn has committed to delivering the following:

• 300 homes, of which 160 will be affordable – the equivalent of 53 per cent, and far in excess of the 72 it had originally promised
• 64,480 sq ft of flexible commercial space and buildings, as well as public realm improvements
• A footbridge over the River Frome, linking the new development to Rodden Meadow and the town's railway station
• A riverside park and children's play area
• Improvements to the existing cycle network (including parts of National Cycle Network route 24) and new bike stands and shared pumps
• A one-way system on Vicarage Street, with a new access road through the development site
• £2m towards local schools and further road improvements (which were already included in the original Section 106 agreement)

Each of the new homes will have air and ground source heat pumps, solar panels and "high performance windows" to reduce running costs and help to protect the environment.

The affordable homes will be delivered in partnership with the Abri housing association.

Amy Proctor, strategic partnerships manager at Acorn Property Group, told the committee on Wednesday (July 31): "We recognise the importance of this development for your town.

"We want to work with as many people as we can to ensure that community assets within the site are delivered."

What was the Mayday Saxonvale scheme proposing?

The Mayday Saxonvale bid included the following:

• 263 homes, of which at least 30 per cent will be affordable (with a stretch target of 50 per cent)
• At least 10,000 sq m of commercial and community space
• A riverside park and children's play area
• Improved cycle links between the site and Vicarage Street
• The realignment of the A362 Garsdale roundabout and £246,000 towards improving the Gorehedge junction
• New public open spaces
• A hotel and spa
• A lido
• Nearly £828,000 for improving local schools

The affordable homes within the Mayday bid would be delivered through the Frome Area Community Land Trust – with legal provisions being put in place to ensure any new social housing remained in the town in perpetuity.

Paul Oster, one of Mayday Saxonvale's directors, told the committee: "Our model is shared value, not shareholder value. We will hold the majority of the profits generated within the scheme.

"Ours is a community-led model – it will be the largest of its kind in the UK. We live here, and we will put the interests of the town at the centre of everything we do.

"We recognise that the only way to meaningfully create a place, rather than a cookie-cutter development, is to work with those who understand the history and culture of Saxonvale."

What did the executive say?

None of the councillors on Somerset Council's executive committee either represent Frome or live within the town.

However, the executive does include a number of councillors from the former Mendip area – including Ros Wyke, who was the final leader of Mendip District Council before its abolition in April 2023.

Councillor Dixie Darch, portfolio holder for the environment and climate change, said: "I've come to this with a completely open mind as an outsider. We have tried to be absolutely fair throughout this process.

"This site is right in the town centre and it's a travesty that it doesn't have anything on it other than blackberries at the moment."

Councillor Theo Butt Philip, portfolio holder for transformation and human resources, reminded the public that selling the site to a given party was not the same as granting planning permission for that party to redevelop the site.

He said: "This is not a planning meeting – this is about asset disposal."

Councillor Richard Wilkins, portfolio holder for transport and digital, added: "I'm quite interested in what happens going forward in regard to time-scale in whatever decision we reach."

The council's asset management team replied that a specific start date for either scheme could not presently be provided, but that an unconditional sale to either Acorn or Mayday would allow work to commence quicker than selling the site on the open market.

What did the council's executive decide?

After around six hours of discussion, the executive finally announced at around 8pm that it would be selling the land to the Acorn Property Group

The executive spent much of this time in confidential session, receiving commercial sensitive advice from consultants at CBRE UK regarding the viability of both development proposals.

Under UK law, any council selling off a publicly owned asset has to seek "best consideration" for its taxpayers – meaning the site cannot be sold under its value simply because one proposal is more locally popular than another.

Speaking after the decision, council leader Bill Revans said: "It was an incredibly difficult decision, but we agreed unanimously to proceed with Acorn Property Group as the preferred party.

"There was clearly an overwhelming desire for all concerned to see progress made at this brownfield site.

"After much consideration, and with considerable burden upon us, made a decision in good faith to proceed down a path which we hope will see the site developed."

Responding to the announcement, Mr Tanner said: "We congratulate Acorn – they now have to deliver on the promises made for the sustainability of our town centre, providing homes, jobs, and leisure facilities fit for the future.

"We must take this opportunity to acknowledge the hard work and commitment that Mayday have put into their vision for this site – although disappointing now, their entrance into this arena has ensured a much better outcome for the town."

How did the public react?

The announcement of Acorn's victory was met with anger and dismay by Frome residents, among both those who attended the meeting in person and those who tuned in virtually via Microsoft Teams.

The Guardian reported that numerous residents walked out of the town hall as the announcement was made, amid cries of "shame on you", "you don't have to do this" and "it's all about the money".

Numerous residents made their feelings clear on social media after the result was posted on the council's official Facebook page.

Katy Duke – a former regeneration officer at Mendip District Council – said: "This is a terrible decision, which we will have to live with, not you."

The hoardings around the site (image by Daniel Mumby)

Eleanor Talbot said: "The people of Frome spoke up and fought hard, they used their voice. Sadly, that voice fell on deaf ears – wilfully deaf ears.

"This was a terrible decision that everyone (except Acorn) will rue. So gutted."

Nat Revie said: "Appalling decision, shame on Somerset Council.

"You had the opportunity to help Frome bring something really positive into being, and you sold out."

Jenn Connor added: "This is an example of money-grubbing, weak politicians who lack the vision and conviction to make decisions based on future, long-term impact but instead favour short term profit.

"I'm angry about this as Mayday Saxonvale was clearly the plan favoured by the people who have to live with it – the people of Frome."

Lucy Iona also stated: "I feel so upset and disheartened by this. You do not represent me or my children's future."

How has Mayday Saxonvale responded?

A spokesman for Mayday Saxonvale said: "Yesterday was a deeply depressing experience of our council and of democracy.

"What was clear from the councillors' discussion and statements was that their evaluation was narrow, focussed on land price and an entirely misplaced confidence in Acorn to 'get a spade in the ground' quickly after they have resoundingly failed to do so after six years.

"We were surprised to see there was no discussion of their ability to accept a lower offer by up to £2m for improved social, economic, and environmental outcomes, which our scheme demonstrably provides.

There was no discussion of the needs for commercial or community space, no reassurance whatsoever that Acorn will be held to provide more than the minimum affordable housing.

"There was simply no openness whatsoever to a model that retains profit and value in Frome and Somerset.

"Ultimately, by focussing solely on the higher price, Somerset Council has ended up in exactly the same position as Mendip District Council – they have handed over the site, handed over control, to a private developer who will now be highly motivated to lower costs and community outcomes to protect their profit margins.

"This is the race to the bottom that we explicitly warned the council of in March of this year, which nonetheless is being repeated."

What happens next?

The council will now carry out due diligence on Acorn's proposals before the sale of the site is finalised, with Mr Revans making a public commitment to keep local councillors informed on the progress of this.

Acorn's revised proposals for the site, which were submitted in February, are expected to come before the council's planning committee east some time within the next six months.

Acorn is already advertising the Saxonvale development on its official website, encouraging people to register via www.acornpropertygroup.org/development/saxonvale-frome