The Planning Committee of Bath and North East Somerset Council met on Wednesday 28 August 2024, determining a range of planning applications. Key decisions included the delegation of authority to officers to permit a large mixed-use development on Wells Road, Bath, subject to a legal agreement, and the deferral of a decision on a proposed dwelling at 37 Coombend, Radstock, pending a site visit.

Units 1-4 Wells Road, Lyncombe, Bath (23/02012/FUL)

The committee delegated authority to officers to permit the demolition of an existing commercial building and the development of a new four-storey mixed-use building at Units 1-4 Wells Road, Lyncombe, Bath. The development will comprise two commercial units, co-working space, and 77 residential co-living studios. This decision is contingent on the completion of a legal agreement to secure significant financial contributions towards affordable housing (£1,121,486), local greenspace enhancement (£114,414), replacement tree planting (£7,552.80), targeted recruitment and training (£6,380), and a carbon offset fund. A monitoring fee of £400 per obligation will also be secured.

The proposal faced objections from ward councillors, the Widcombe Residents Association, and the Bath Preservation Trust, primarily concerning the loss of industrial space, the scale and height of the building in relation to the World Heritage Site and Conservation Area, and the affordability and internal design of the co-living units. Officers acknowledged a conflict with Policy ED2B regarding the loss of industrial floor space but concluded that the economic benefits, including job creation and the provision of modern commercial units, outweighed this concern. The development was considered to contribute positively to housing supply and offer a significant financial contribution to affordable housing. Despite concerns raised by the Council's Conservation Officer and Landscape Officer regarding the impact on heritage assets and landscape character, the harm was assessed as less than substantial and was considered to be outweighed by the public benefits.

37 Coombend, Radstock (23/04136/RES)

A decision on the approval of reserved matters for five dwellings at 37 Coombend, Radstock, was deferred pending a site visit. This application relates to an outline consent for the demolition of existing buildings and the erection of five dwellings. Radstock Town Council had objected, requesting further consideration of the design, particularly the scale and materials of the larger detached dwelling, and contributions to local infrastructure. Ward Councillor Lesley Mansell also supported the objection, raising concerns about affordability, land stability, pedestrian access, and the lack of allotments in the revised proposal. Members agreed that a site visit was necessary to better understand the context of the site, the design of the proposed detached dwelling, and the suitability of the shared access.

Nuholme, Wick Lane, Stanton Wick (23/03465/FUL)

Permission was granted, subject to conditions, for the change of use and extension of an existing workshop to form a dwelling at Nuholme, Wick Lane, Stanton Wick. The site is located within the Green Belt. Stanton Drew Parish Council had objected on grounds of sustainability, the impact on rural character, and potential amenity issues due to the proximity of LPG tanks and a sewage treatment plant. Highways officers also raised concerns about the sustainability of the location. However, the officer's assessment concluded that the proposal complied with relevant Green Belt policies and that the benefits of reusing a permanent structure outweighed the harm of its isolated location. Conditions were attached to remove permitted development rights to prevent future harmful development within the Green Belt.

Parcel 2727, Kingshill Lane, Chew Stoke, Bristol (24/02125/VAR)

Officers were delegated authority to permit a variation of condition 16 for application 22/04892/FUL, which concerned the erection of a rural workers dwelling. The variation sought to enlarge the footprint and increase the ridge height of the dwelling. Chew Stoke Parish Council objected, citing concerns about the increased scale and height impacting the Green Belt and Area of Outstanding Natural Beauty, and the proposed stone facing materials. The development was permitted subject to conditions, including an additional condition to remove permitted development rights, given the Green Belt and AONB location.

11 Richmond Road, Beacon Hill, Bath (24/01160/FUL)

A decision on the erection of a three-bedroom dwelling on land to the rear of 11 Richmond Road was deferred pending a site visit. The application had been called in by ward councillor Lucy Hodge due to concerns about backland development, its impact on the character of the area, residential amenity, and the loss of green infrastructure. A neighbour had also objected on grounds of overbearing impact and overlooking. The site visit was requested to allow members to better assess how the proposed development would integrate with neighbouring properties.

6 Squire Lane, Ubley, Bristol (24/01819/VAR)

Permission was granted, subject to conditions, for a variation of condition 2 for application 23/01552/FUL, relating to the erection of a two-storey rear and side extension at 6 Squire Lane, Ubley. This variation sought to regularise changes made during construction, including an enlarged footprint and a reduction in parking provision from three to two spaces. Ubley Parish Council and several residents had objected, citing concerns about the extension's size, impact on amenity, and the reduction in parking. Officers confirmed that the proposed extension did not result in an unacceptable loss of light to neighbouring properties and that the reduction in parking was not contrary to policy ST7, which sets maximum parking standards.

10 Berkeley Place, Walcot, Bath (24/02110/FUL)

Permission was granted, subject to conditions, for the installation of nine solar PV panels on the garden studio roof and the erection of a timber pergola at 10 Berkeley Place, Walcot. The application was referred to the committee as the applicant was an employee within the Planning Department. The Conservation Team raised no objection, considering the proposed solar panels to be discreet and the pergola to be of modest size and in keeping with the garden setting. The proposals were deemed to preserve the setting of the Grade II listed building and comply with local and national policies.

23 Ringswell Gardens, Lambridge (24/02257/FUL)

Permission was granted, subject to conditions, for the installation of an air source heat pump to the side elevation at 23 Ringswell Gardens, Lambridge. The application was referred to the committee as the applicant was a ward councillor. Officers recommended permission, noting that the heat pump would be situated in the garden and screened from public view. The proposal was considered to be acceptable in terms of design, siting, scale, and materials, and would not cause significant harm to residential amenity or the World Heritage Site and Conservation Area.

Orchard Rise, Sham Castle Lane, Bathwick, Bath (24/02742/TCA)

No objection was raised, subject to conditions, to the notification for tree works at Orchard Rise, Sham Castle Lane, Bathwick. The proposal involved dismantling four ash trees to a height of one metre due to ash dieback. The notification was referred to the committee as the applicant was a councillor. An objection had been received stating that no supporting report from an arborist had been provided. However, an officer site visit confirmed the presence of ash dieback and assessed the trees' health class. While acknowledging the trees' contribution to the conservation area, the officer concluded that a Tree Preservation Order was not proportionate, and replacement planting was intended.

New Planning Appeals Lodged, Decisions Received and Dates of Forthcoming Hearings/Inquiries

The committee noted the report on new planning appeals lodged, decisions received, and dates of forthcoming hearings/inquiries. This included the dismissal of an appeal at 23/02673/VAR (The Bird, Pulteney Road) and the allowance of an appeal at 22/04109/FUL (Elm Grove Farm, Hinton Blewett).