A huge protest is being planned outside the Guildhall in Bath next Wednesday when councillors will decide whether developers can build 290 homes within the Cotswolds Area of Outstanding Natural Beauty at Combe Hay.
Permission is sought for the third & fourth phases (in red) of the Sulis Down site | Image © Hignett Family Trust
The proposal lodged by The Hignett Family Trust is for South Stoke Plateau, between Odd Down Park & Ride to the west and Southstoke Lane to the east.
It forms part of the strategic site known as Sulis Down, which was allocated for residential development and removed from the Green Belt 10 years ago.
Planning permission for phase 1 (171 homes) which included open space and vehicular access from Combe Hay Lane was granted by Bath & North East Somerset Council in 2019.
The current application seeks detailed planning permission to continue the spine road across the north side of Sulis Manor, and outline planning permission for up to 290 homes on phases 3 and 4.
Up to 40% of the homes would be “affordable” and the scheme includes the provision of new allotments, ecological mitigation, landscaping, drainage and new footpaths/cycleways.
But objectors say it will ruin this Area of Outstanding Natural Beauty, remove a vital green landscape used and loved by many, cause ecological damage and create increased traffic chaos, with surrounding villages blighted by increased rat-running.
There is also concern that the development threatens the stability of the ancient bank and ditch earthwork known as the Wansdyke as the application proposes a path crossing it.
The South of Bath Alliance say they recognise that new and particularly affordable houses need to be built, but that this development is in the wrong place.
Campaigners think the council should view this application as a “litmus test” for future proposed developments either in, or next to, an Area of Outstanding Natural Beauty and/or the designated World Heritage Site.
The proposals are also opposed by ward councillors and Bath MP Wera Hobhouse; the Cotswolds Conservation Board; Cotswolds National Landscape Board; countryside charity CPRE; Avon Gardens Trust; Bath Campaigns Network; and Bath Preservation Trust.
Also against the plans are the parish councils of Camerton, South Stoke, Wellow, Englishcombe and Dunkerton & Tunley; the Federation of Bath Residents’ Associations; Bear Flat Association; and Entry Hill Community Association. Historic England has also raised concern.
In total there have been more than 1,280 comments of objection and 20 of support. The plans have the backing of Initiative in B&NES and Bath Chamber of Commerce.
The application came before the planning committee with a recommendation for approval last November but was deferred by councillors who asked for more information including traffic survey analysis; clarification on the loss and retention of trees; more information on exceptional circumstances relating to Areas of Outstanding Natural Beauty (AONB); and an update on securing Scheduled Monument Consent for the Wansdyke crossing.
The recommendation to councillors next Wednesday afternoon is that they delegate the decision to permit to a planning officer.
