The Planning Committee of Bath and North East Somerset Council met on Wednesday 18 December 2024 to consider a range of planning applications. The meeting's agenda included discussions on several new development proposals, including a go-karting centre, a community solar farm, and a new dwelling on a former quarry site. Additionally, the committee was scheduled to review applications for changes of use to Houses in Multiple Occupation (HMOs), extensions to existing properties, and tree works within a conservation area.

Applications for Planning Permission

The committee was scheduled to consider several applications for planning permission, with detailed reports outlining the proposals, consultations, and officer assessments.

Change of Use to Indoor Electric Go-Karting Centre, Unity Road, Keynsham

An application was scheduled for discussion regarding a change of use for a commercial building on the Unity Road Industrial Estate in Keynsham. The proposal was to convert the vacant building, which currently has a lawful B8 use, into an indoor electric go-karting centre. This use is classified as 'sui generis'¹. The site is located within a Strategic Industrial Estate, and policy ED2A of the Local Plan Partial Update² generally presumes in favour of retaining such areas for industrial uses. However, the applicant had provided evidence suggesting that the premises had been marketed for 25 months without success, leading officers to accept that there was no reasonable prospect of the premises being used for their allocated purpose. The application had previously been deferred by the committee on 20 November 2024, requesting negotiations on alternative hours of operation. The applicant stated that the proposed reduced hours would make the business unviable. The report indicated that the development was projected to create approximately 40 jobs.

Community Solar Energy Farm, Parcel 6600, Fairy Hill, Compton Dando

The committee was set to consider an application for the installation of ground-mounted solar panels, a substation compound, access tracks, and associated grid infrastructure to create a 2.1MW community solar energy farm. The site, Parcel 6600, is an agricultural field located in the Bristol-Bath Green Belt. The application was referred to the committee due to significant public interest and the range of planning issues involved, including impacts on the Green Belt, landscape, and the setting of designated heritage assets. The development was proposed by Bath and West Community Energy (BWCE), a not-for-profit community benefit society. The report highlighted that while the development would cause harm to the Green Belt, this was considered to be clearly outweighed by the wider environmental benefits of increased renewable energy production, contributing to the council's climate emergency declaration and renewable energy targets outlined in Policy CP3 of the Local Plan³. The development was also expected to deliver a 21% net gain for biodiversity.

Erection of One Dwelling with Detached Garage, Site of Old Quarry, Bath Road, Peasedown St John

An application was scheduled for discussion concerning the erection of a single dwelling and detached garage on the 'Site of Old Quarry' along Bath Road in Peasedown St John. The site is located outside the housing development boundary and opposite the Grade II listed Red Post Inn. The officer's recommendation was to refuse the application, citing conflict with Policy SV1 of the Somer Valley Spatial Strategy⁴ regarding development outside the housing boundary, harm to the character and appearance of the area, and adverse impact on the setting of the listed building. However, ward councillors and the Parish Council supported the proposal, highlighting the site's long-standing use for fly-tipping and the potential for regeneration. The report noted that the site was not considered previously developed land.

Change of Use to House in Multiple Occupation (HMO), 530 Wellsway, Bath

The committee was scheduled to consider a change of use application for 530 Wellsway, Bath, from a three-bedroom dwelling (Use Class C3) to a four-bedroom House in Multiple Occupation (HMO) (Use Class C4). The proposal also included minor internal reconfiguration, removal of a rear fence to create additional off-road parking, and the installation of a four-bay cycle rack. The application was called in by ward councillors who expressed concerns about the cumulative impact of HMOs in the Odd Down ward and the need to protect areas for family housing. The officer's assessment indicated that the proposal complied with Policy H2 of the Placemaking Plan⁵ and the associated Supplementary Planning Document (SPD) on Houses in Multiple Occupation, citing a low HMO density within the 100-metre radius and no 'sandwiching' of residential properties between HMOs.

Change of Use to House in Multiple Occupation (HMO), 51 Ambleside Road, Bath

A similar application was scheduled for 51 Ambleside Road, Bath, proposing a change of use from a dwelling house (C3) to an HMO (C4) with internal alterations. Ward councillors and local residents had raised objections, citing concerns about the existing high concentration of HMOs in the area, increased parking pressure, noise, and a perceived loss of community 'familyness'. The officer's assessment concluded that the proposal complied with Policy H2 and the HMO SPD, as the density of HMOs within the 100-metre radius would remain below the 10% threshold, and the property would not be 'sandwiched' between two HMOs.

Erection of Summerhouse, Humphreston House, Temple Cloud

The committee was to discuss an application for the erection of a summerhouse at Humphreston House, The Green, Temple Cloud. This property is a Grade II listed building. The proposal was brought to the committee in line with the council's Scheme of Delegation, as the application was submitted on behalf of a councillor. The Conservation Officer raised no objection in principle, noting that such garden buildings were typical for properties of this status and that the proposed design was suitable. The Arboriculture Team advised on construction methods to avoid damage to nearby trees.

Erection of Extensions and Garage, 22 Grange Road, Saltford

An application for the erection of a two-storey side extension, a single-storey rear extension, and a garage at 22 Grange Road, Saltford, was scheduled for consideration. This followed the demolition of the existing garage. The proposal also included external works to create a carriage driveway with additional access to Grange Road. The application was called in by the Chair and Vice-Chair of the Planning Committee due to concerns raised by Saltford Parish Council regarding potential amenity impacts on neighbouring properties, specifically loss of light and an overbearing effect from the two-storey side extension due to its proximity to the boundary with No. 20 Grange Road. The Highways Authority raised no objection.

Tree Works Notification in Conservation Area

Two notifications regarding tree works within conservation areas were scheduled for discussion:

• T1 Eucalyptus, Lindley, North Road, Bathwick: A notification for the reduction of the crown of a eucalyptus tree by 2-3 metres. The tree is visible from North Road and shows signs of dieback, suggesting an underlying health issue. The officer's assessment was that a Tree Preservation Order was not a proportionate response.
• T1 Strawberry Tree, 1 Cambridge Place, Widcombe Hill, Widcombe: A notification for the reduction of the lower crown of a strawberry tree by 2 metres over the boundary to the west. The works were proposed to minimise crown encroachment and reduce weight on lower limbs. The officer considered these works to be normal garden management and not warranting a Tree Preservation Order.

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

The committee was also scheduled to receive a report on new planning appeals lodged, decisions received on previous appeals, and dates of forthcoming hearings and inquiries. This included an update on an appeal lodged for internal alterations at 34 Daniel Street, Bathwick, and the decision on an appeal for a housing development at 26-28 Orchard Vale, Midsomer Norton, which was allowed. Information was also provided on the date of an inquiry for an outline application for housing development at Parcel 4234, Combe Hay Lane, Combe Hay.