Leigh BoobyerWest of England

Getty Images Prince William is talking mid-sentence, with his teeth showing, while wearing a navy blue jacket and blue t shirt. — The land in Shepton Mallet forms part of the Duchy of Cornwall estate

A bid by Prince William’s estate for 620 homes and a primary school in Somerset is set to be approved.

The Duchy of Cornwall, along with C G Fry and Son Ltd, want to develop the Mid Somerset Showground in Shepton Mallet and also build a care home and nursery.

Somerset Council approved the application in September 2025 – but councillors must vote on the plans again on Tuesday to ensure potential river pollution is mitigated.

As many as 12,000 homes are currently blocked from being built across Somerset after a court ruling because of high levels of phosphate in water courses, including in Shepton Mallet.

The two applicants first bid to build the development in July 2018, and were given outline planning permission last year.

The land forms part of the Duchy of Cornwall estate, according to a design and access statement.

A separate application to approve the scale, layout, appearance and landscaping of the development is expected to be submitted this year.

If approved, construction of the first homes could begin in 2027.

More than 600 homes are due to be built in Shepton Mallet

Daniel Mumby A green field behind a metal fence. There are some clouds in the sky but the sun is shining through. — More than 600 homes are due to be built in Shepton Mallet

In 2020 a European Court of Justice ruling meant all development proposals needed be checked over to see if they drive up pollutants – such as phosphates – going into watercourses.

When the application was being considered in September 2025, it was decided the applicants needed to prove they bought enough credits to mitigate pollution levels in the Somerset Levels, under a process called a Reservation Notice, in order for the development to go ahead.

Levels of phosphate – a form of river pollution which comes from animal and human waste, among other things – are high in the Somerset Moors and Levels.

Large quantities of phosphates in rivers and lakes can effectively deprive plants and animals of oxygen, resulting in fish and other organisms dying.

A so-called credit system was created in 2022 which meant developers could pay for mitigation to offset the impact of new homes.

But since the approval in September, the council said credits have become “more readily available” – so the Reservation Notice is no longer required.

Instead, the conditions are being changed to ensure the applicants assess the development’s nutrient neutrality and tell the council how they will mitigate phosphate levels.

According to a council report, councillors are being asked to re-approve the application to include the newly worded conditions on Tuesday.

High levels of phosphates are currently blocking as many as 12,000 homes being built across Somerset – including Shepton Mallet

Getty Images The sun sets over the Somerset countryside with woodland and a tall structure pictured, as a silhouette, and rolling hills in the background. — High levels of phosphates are currently blocking as many as 12,000 homes being built across Somerset – including Shepton Mallet

The site is designed to deliver the bulk of Shepton Mallet’s new housing over a 10-year period and of the 620 new homes, 30% will be affordable.

Additional contributions of nearly £258,000 will be made to special needs schooling elsewhere in the Shepton area and £276,000 will go to the Grove House Surgery and the Park Medical Practice.

New walking and cycling links will be provided throughout the site, with a new pedestrian crossing over the A371 and about £25,000 being provided for improvements to the Strawberry Line or other local active travel projects.

Additional reporting by the Local Democracy Reporting Service.

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