Controversial plans to build 16 supported living bungalows on a rare ecological site in the south of Bath have prompted around 50 objections.
How the new bungalows may look | Image © Arcadis / Bath & North East Somerset Council
The site behind 89-123 Englishcombe Lane is known as the Tufa Field and council-led development is controversial as it is an important nature reserve due to its tufa flushes, a rare type of limestone spring and is a treasured green space home to a variety of wildlife.
Bath & North East Somerset Council says it has an ecologically sensitive and landscape-led approach to the proposed development to provide adults with learning disabilities and/or autism the opportunity to live independently.
The scheme includes a communal hub where accommodation for carers is also proposed.
But as part of the consultation, the council’s own drainage and flooding team have flagged up that more information is required regarding the natural watercourses.
And safety and security concerns have been raised by the officer at Avon & Somerset Police who is responsible for crime prevention through environmental design projects in B&NES.
In his report, he says the scheme is not acceptable in its current format and there is a general lack of consideration documented that would show that safety and security have been adequately considered to comply with legislation.
The lack of a “robust perimeter treatment” could lead to crime such as burglary and anti-social behaviour which is of increased concern when considering the “potential vulnerability” of residents, he says.
He is also critical of the car park’s “remote and secluded location” and says vehicles parked there would be “vulnerable to attack”.
The officer also highlights that low-level lighting on pathways does not work to support CCTV and that a CCTV plan has not been submitted.
The tufa field in Bath | Photo © Kate Groves
Among other concerns raised during the consultation is the impact of the development on Bath’s mineral waters, with one objector noting: “Tufa limestone is unique. Bath is one of the only places in the UK with this form of rock. Tufa deposits form an important habitat for a diverse flora.
“Bryophytes (mosses, liverworts, etc.) and diatoms are well represented. The porosity of the deposits creates a wet habitat ideal for these plants.
“This is the only site within Bath that exhibits this phenomenon. Mineral waters of Bath could be affected if this work goes ahead. I urge B&NES to find another location for this much-needed accommodation.”
Another local objector observes: “The residents surrounding the site understand the issues around water flow and drainage and how their properties and environs are affected at present. They observe and are subjected to changing water flows, land slips and flooding.
“Can anyone really accurately predict the impact of disrupting this challenging environment by digging down into it then covering it over with bricks and concrete?
“If this project does go ahead, the adjacent properties ought to be indemnified by the council for future yet unknown damage or impact on quality of life.”
A former autism education specialist has raised concerns that the site is not an appropriate place to house neurodivergent people who require supported living: “There are no shops with easy access, nor are there public bus stops on that part of Englishcombe Lane.
“Traffic along the road is busy, and despite the speed limit being reduced to 20mph, the road continues to see accidents and near misses.
“Englishcombe Lane has steadily become more busy and I would be genuinely concerned for the wellbeing of anyone who is vulnerable enough to need supported living if they found themselves alone on Englishcombe Lane.”
A local resident fears that the scheme creates a clear precedent that could lead to further in-fill behind the houses on Englishcombe Lane.
There have also been some comments of support including: “The application provides critically needed accommodation for people who are poorly served by the current availability and offering.
“The plans are proportionate in that they balance the need for the sites use with its ecological conservation. The key word here is balance. All sites can conceptually be considered ecologically important in some manner, but the balance must come with community need. Here the balance is struck carefully and in the context of significant social need.”
The consultation has now closed and the council’s planning team is considering all responses.
There was a previously approved scheme for the site which the council decided not to pursue; in 2020 the planning committee had granted permission, subject to completion of a legal agreement and compliance with 34 planning conditions, for 27 open-market homes on the site.
