Plans to redevelop part of Wellow Trekking Centre near Bath for housing have been approved despite concerns, including that the scheme will “remove any chance” of the Two Tunnels Greenway being extended south.
The proposals will see three detached houses and a new access built following the demolition of the indoor riding arena, existing house, stable and storage buildings at Little Horse Croft Farm at Ford Road.
Riding for the Disabled Association will continue to use the site and the café, which will be improved, as will the toilets.
There will be extra parking to the south of the site for the trekking centre and a new footpath link to existing paths to increase connectivity to Wellow and the surrounding area. A new pavement under the viaduct will also be installed.
The site is within the Green Belt and Cotswolds National Landscape but reuses previously developed land.
Bath & North East Somerset Council received more than 20 comments of support as well as four objections highlighting concerns about road safety, that the outdoor arena is not suitable for all weathers, and that the proposed footpath is impractical.
Councillor Fiona Gourley (Bathavon South, Liberal Democrat) said the equestrian centre is based on the track of the Somerset & Dorset Railway, which then becomes the Two Tunnels cycle route.
She said: “There have been various temporary buildings on the site since it was sold off in the 1960s. However, it seems that this application would make more permanent structures.
“As we look for more ways to encourage active travel, we should protect the historic route of the railway, not encourage further development.”
The group Transition Bath supported the scheme for its green credentials but highlighted: “This application does however remove any chance that the Two Tunnels Greenway could be extended through the railway’s original route to the south of the main street in Wellow.
“Currently with some compulsory purchase the route could be extended through Wellow, reducing the need to drop down and up a steep hill and along the busy village main street for cyclists and pedestrians.”
The planning application was referred to the chair of the planning committee, who concluded that the decision could be delegated to officers.
In their report, the officers said that use of the trekking centre has been in decline. They gave significant weight to the contribution to the housing supply within the district.
The new houses – one with three bedrooms and the other two with four – are intended to be ‘barn like’ in appearance. Office space is proposed in each for home working to contribute to reduced car dependency. There will also be cycle parking provided for every house and EV charging points.
The officers also welcomed improvements to the café regarding accessibility for disabled users. They said whilst there would be a loss of the indoor arena, provision would still be made for continued use by community groups.
They said that highway safety would be improved with a pavement under the viaduct to slow traffic on Ford Road and improve pedestrian safety, and that the car park proposed to the south of Ford Road would remove the parking along the layby, improving visibility and safety.
However, they acknowledged there would be some “shortcomings”: “The site is located outside of the housing development boundary, along the Ford Road to the east of Wellow. Ford Road does not benefit from pavement use across its entire stretch.
“The section of road which runs under the viaduct to the west of the site is also a tight bend where visibility is poor. The use of the route from the site access into Wellow is therefore considered not likely to be preferable especially during poor weather or at night.
“As such, whilst it is a feasible route for pedestrians, it is considered not to be optimal and safe at all times.”
The officers also said although the proposed footpath link may not be used for typical day-to-day journeys such as to the school, it is an improvement to existing links from the trekking centre site and café into Wellow.
The officers’ report noted the concerns raised that the development would restrict the future of re-establishing the Somerset & Dorset Railway but said the former route is “not safeguarded by current planning policy”.
