The Planning Committee of Bath and North East Somerset Council met on Wednesday 24 September 2025 to discuss three planning applications. The committee refused an application for a large solar farm near Burnett due to significant harm to the Green Belt and landscape. They granted permission for a change of use and storage building for Bath Scaffolding Ltd at The Smallholdings, Claude Avenue, and approved the conversion of a three-bedroom dwelling into a six-bedroom House in Multiple Occupation (HMO) at 30 Shaws Way.

Solar Farm Refused Due to Green Belt and Landscape Harm

The committee refused an application for a large solar farm at Parcel 1643, Middle Piece Lane, Burnett. The proposal, which included ground-mounted photovoltaic solar arrays, transformer stations, and ancillary infrastructure, was recommended for refusal by officers due to significant harm to the Green Belt and the local landscape.

Concerns were raised about the inappropriate development in the Green Belt, with officers stating that very special circumstances had not been demonstrated to outweigh the harm. The scale of the proposed development was considered to fundamentally undermine the purposes of the Green Belt, particularly in relation to safeguarding the countryside from encroachment and maintaining its openness.

Significant harm to the landscape was also identified, with the site being located in an area deemed to have low to moderate potential for large-scale solar development. The visual impact on the rural village of Burnett and its historic setting was a key concern, with proposed landscaping considered insufficient to mitigate the harm. The committee noted that the development would be visible from public rights of way and surrounding areas, and that the visual impact would be substantial for the 40-year lifespan of the solar farm.

While acknowledging the significant need for renewable energy and the council's declaration of a climate emergency, the committee concluded that the identified harm to the Green Belt and landscape outweighed the benefits of the proposal. The assessment of alternative sites was also considered to be too limited.

Bath Scaffolding Storage Building Approved

Permission was granted for the change of use of land and the erection of a storage building for Bath Scaffolding Ltd at The Smallholdings, Claude Avenue. The application was part retrospective, with the site having previously been allotments and more recently used for occasional storage.

The committee noted that the site was privately owned and had not been used as allotments for over 40 years, meaning the proposed development offered economic benefits and strengthened an existing enclave of industrial uses within Bath, which is experiencing a shortage of such facilities. The design and scale of the proposed building were considered acceptable and responded positively to the surrounding industrial context. Concerns regarding vehicular access from the east, near Sandpits Play Park, were addressed by a condition to permanently block off this access and ensure the site is accessed via Claude Avenue.

HMO Conversion Approved at 30 Shaws Way

The committee approved the change of use of a three-bedroom dwellinghouse at 30 Shaws Way to a six-bedroom House in Multiple Occupation (HMO) (Use Class C4), along with a single-storey rear extension and alterations to the existing side extension. The proposal also included provision for bicycle and bin storage.

The application was called in by Councillor Sarah Moore due to concerns about the concentration of HMOs in the area and the potential adverse impact on neighbouring properties. However, the officer assessment found that the proposed HMO would not result in sandwiching between existing HMOs and would represent 6.9% of households within a 100-metre radius, which is below the 10% threshold outlined in the Supplementary Planning Document (SPD).

The proposed extension was considered modest in scale and massing, with limited impact on neighbouring amenities. The development was found to comply with the council's SPD criteria regarding density, floor areas, and EPC rating, with proposed works to ensure an EPC rating of C or above. The committee also noted that the property's location within the Bath World Heritage Site would not be harmed by the development. Conditions were attached to ensure the provision of bin and bicycle storage and the completion of works to achieve the required EPC rating.