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Dismissed14 March 20253349501

Parcel 4234, Combe Hay Lane, Bath, Bath and North East Somerset, BA2 2DY

Planning appeal 3349501 at Parcel 4234, Combe Hay Lane, Bath, Bath and North East Somerset, BA2 2DY (Bath and North East Somerset Council) was dismissed on 14 March 2025 by Inspector Gilbert-Wooldridge T, following an inquiry. The main issue, as the Inspector framed it: the effect of the proposed development on the Cotswolds National Landscape.

(i) Outline application for Phases 3 and 4 for up to 290 dwellings; landscaping; drainage; open space; allotments; footpaths and emergency access; all matters reserved, except access from Combe Hay Lane via the approved Phase 1 spine road (details of internal roads and footpaths reserved); (ii) Detailed application for the continuation of the spine road (from Phase 1), to and through Sulis Manor and associated works comprising: the demolition of existing dilapidated buildings and tree removal; drainage; landscaping; lighting; boundary treatment; and, the erection of 4 x Bat Night Roosts; to enable construction of the spine road; with the ecologic mitigation on Derrymans and the field known as 30 Acres (edged blue on the Location Plan)

Authority
Bath and North East Somerset Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Gilbert-Wooldridge T

Main issues, as the Inspector framed them

  • the effect of the proposed development on the Cotswolds National Landscape
  • the effect of the proposed development on the significance and setting of the City of Bath and the Great Spa Towns of Europe World Heritage Site, Wansdyke Scheduled Monument, South Stoke Conservation Area, the Grade II listed building known as Cross Keys Inn, and the non-designated heritage asset known as Sulis Manor
  • the effect of the proposed development on placemaking principles with specific regard to pedestrian/cycle links, mixed-use development, and the comprehensive masterplan
  • the effect of the proposed development on trees
  • the effect of the proposed development on traffic
  • the overall planning balance, having regard to the development plan and any proposed benefits

What decided it

The unmitigated and significant adverse effect on the Cotswolds National Landscape, causing conflict with CS Policy B3a's placemaking requirements and its cap of around 300 dwellings, outweighed the substantial housing benefits.

the substantial benefits of housing and affordable housing delivery were outweighed by the substantial harm to the Cotswolds National Landscape and the conflict with CS Policy B3a and national landscape policy, such that adverse effects outweighed benefits and the proposal conflicted with the development plan as a whole

What the Inspector cited

Development plan policies
CS Policy B3aCS Policy B4PMP Policy NE2PMP Policy HE1PMP Policy D1PMP Policy D3PMP Policy ST1PMP Policy ST7PMP Policy NE6
National Planning Policy Framework
Paragraph 11Paragraph 96Paragraph 98Paragraph 115Paragraph 116Paragraph 118Paragraph 130Paragraph 189Paragraph 190Paragraph 212Paragraph 213Paragraph 215Paragraph 216

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.