Bell Farm, Hunstrete Lane, Woollard, Pensford, Bristol, BS39 4HU

The applicants are seeking dual use (agricultural/commercial) for the small parcel of land ST 6326 6451 upon whic h a Shepherd’s hut, used both as ancillary to Bell Farm Alpacas and as a small community cafe, is currently located

Authority: Bath and North East Somerset Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Other minor developments
Inspector: Conde L

Main issues, as the Inspector framed them

Whether the development is in a suitable location having regard to flood risk

What decided it

The site's location within Flood Zone 3b functional floodplain, where the proposed less vulnerable development is inappropriate, and the inadequacy of the proposed evacuation plan to mitigate flash flood risk.

Plan policies cited: Policy CP5 of the Bath and North East Somerset Core Strategy Part 1

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Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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