Visit JCPCUKSC/2024/0108
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ENVIRONMENT AND PLANNING
C G Fry & Son Limited (Appellant) v Secretary of State for Housing, Communities and Local Government (formerly known as Secretary of State for Levelling Up, Housing and Communities) and another (Respondents)
Case summary
Case ID
UKSC/2024/0108
Parties
Appellant(s)
C.G. Fry & Son Limited
Respondent(s)
Secretary of State for Levelling Up, Housing and Communities
Somerset Council
Issue
(1) Does Regulation 63 of the Conservation of Habitats and Species Regulations 2017 (“the Habitats Regulations”) require an “appropriate assessment” to be undertaken before a local planning authority decides to discharge conditions requiring the approval of reserved matters in a grant of outline planning permission for that development? (2) What is the effect of a grant of outline planning permission, and what is the impact on that grant of a policy adopted by the government and a change of scientific advice bearing on the application of that policy?”
Facts
In December 2015, outline planning permission was granted to the appellant developer, C G Fry & Son Limited (“C.G. Fry”), for a mixed-use development of up to 650 houses. The development was to take place in eight phases. In June 2020, C.G. Fry obtained reserved matters approval for phase 3 which was subject to several pre-commencement conditions. No appropriate assessment under the Habitats Regulations had been undertaken when outline planning permission was granted nor subsequently at the reserved matters stage. In August 2020, after the reserved matters approval, Natural England issued an advice note identifying the potential adverse effects of development upon the integrity of the Somerset Levels and Moors Ramsar site. The site of the proposed development is in the catchment area of the River Tone, where there is a risk that new developments will generate phosphates in wastewater and surface water entering the river, with consequent effects on the Ramsar site (a site classified under the Convention on Wetlands of International Importance). Natural England advised that an appropriate assessment should be undertaken. In June 2021, C.G. Fry sought discharge of various pre-commencement conditions of the reserved matters approval. If the conditions were discharged, the construction of phase 3 of the development would become lawful. The Second Respondent, Somerset Council, withheld approval on the basis that an appropriate assessment under the Habitats Regulations was required before the conditions could be discharged. An inspector appointed by the First Respondent dismissed C.G. Fry’s appeal against the failure of Somerset Council to discharge conditions. C.G. Fry appealed under s.288 of the Town and County Planning Act 1990. The High Court and Court of Appeal dismissed C.G. Fry’s appeals. C.G. Fry now appeals to the Supreme Court.
Date of issue
31 July 2024
Judgment appealed
Judgment details
Judgment date
22 October 2025
Neutral citation
[2025] UKSC 35
Appeal
Justices
Hearing dates
Full hearing
Start date
17 February 2025
End date
17 February 2025
Half hearing
Start date
18 February 2025
End date
18 February 2025
Watch hearings
17 February 2025 - Morning session
17 February 2025 - Afternoon session
18 February 2025 - Morning session
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Change log
Last updated 20 December 2024