The controversial council plans to build 16 supported living units on a rare ecological site in the south of Bath are being recommended for approval next week.
The Tufa Field in Bath behind Englishcombe Lane
The treasured green space behind 89-123 Englishcombe Lane is known as the Tufa Field.
It is an important nature reserve due to its tufa flushes, a rare type of limestone spring, and is the natural drainage slope for the hill of Odd Down.
It has been undisturbed since the Second World War.
The principle of development has already been accepted as in 2020 Bath & North East Somerset Council’s planning committee granted permission, subject to completion of a legal agreement and compliance with 34 planning conditions, for 27 open-market homes on the site.
The council subsequently decided not to pursue that and now the aspiration is that the site will become a “flagship” supported living development for people with autism and learning difficulties.
The council has received 45 objections and five comments of support for its proposals.
How the new bungalows may look | Image © Arcadis / Bath & North East Somerset Council
Councillor Jess David (Lib Dem, Moorlands) has said she shares the concerns of many local people about the site’s suitability for development because of the established habitats on site, drainage and land instability issues, and because of the narrow access to the site.
Councillor David is the Lib Dem-controlled council’s member advocate for green infrastructure and nature recovery.
The proposed access to the site is a revised version of the existing one from Englishcombe Lane at the north-east corner of the site.
The development includes 10 one-bedroom single-storey houses, five two-bedroom houses (one single-storey and four two-storey) and one three-bedroom single-storey house.
The houses would be grouped in two clusters, each of eight houses, located to the east and west of the site.
An area of grassland habitat with a drainage water cascade feature and pond would separate the two housing clusters. This area would be crossed by a vehicle access route to the north and a raised pedestrian walkway to the south.
A communal hub building is proposed to the north west of the site.
Eight car parking spaces are proposed on the site, plus six cycle spaces
The drainage strategy has been reviewed by the council’s drainage and flooding engineer who requested a series of changes. Overall, subject to necessary conditions, it is considered that the development will avoid increasing flood risk at or adjacent to the site.
A swale drainage feature and bund landform are proposed to the north of the site as part of the surface water drainage system.
It is proposed to plant a total of 126 new trees to replace those removed and to provide landscape enhancement.
The development would be surrounded by areas of species-rich grassland for biodiversity value. The central southern part of the site would be retained and protected as riparian grassland.
The report going before members of the planning committee on Wednesday, 25th September, says: “The site is allocated in the council’s adopted Local Plan for housing development of up to 40 homes.
“The amount of development proposed has been significantly reduced on the level previously planned for, in recognition of the quality of the natural environment at and adjacent to the site.
“The development will deliver significant social benefits, providing affordable and high-quality accommodation for this marginalised group. Given that the site is allocated for housing development, there are not found to be any locational issues that mean supported housing would be unacceptable in this location.
“The area is served by public transport and there are services and community facilities in the wider area.
“The quality of the natural environment at and surrounding the site will provide a tranquil, interesting and positive environment for supported housing.
“Professionals from the council’s conservation, landscape, archaeology, highways, ecology, arboriculture, drainage and flooding, sustainable construction, environmental health and contamination teams have reviewed the application and raised no objections.
“The development has minimised its environmental impact to an acceptable and policy compliant level.
“The proposed design is found to be sensitive, responsive and in keeping with the character of the area.
“No harm is posed to designated heritage assets. The long-term impacts to the amenity and living conditions of neighbours are assessed to be low. No adverse highways impacts have been identified.
“The houses will be net zero emissions homes, thus limiting carbon emissions and combatting climate change. The development includes a sustainable drainage scheme which will avoid increasing flood risk and future-proof neighbouring properties from existing flood risk.”
The report adds that the development is “considered exemplary in many respects and will represent sustainable development”.
Wednesday’s planning committee meeting at the Guildhall in Bath starts at 11am.
