Planning Applications Reference:17/02588/EFUL

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Type of Application:Full Application with an EIA attached
Status:Pending Consideration
Address of Proposal:Parcel 4234, Combe Hay Lane, Combe Hay, Bath,
Parish:South Stoke
Ward:Bathavon West
Proposal:Erection of 173 residential units, open space, allotments, green infrastructure, landscaping and associated works including provision of vehicular access from Combe Hay Lane.
Environmental Impact Assessment Received:31/05/2017
Applicant Name:Hignett Family Trust & Bloor Homes
Agent Name:Savills (Bristol)
Agent Address:Embassy House, Queens Avenue, Clifton, Bristol, BS8 1SB
Case Officer Name:Gwilym Jones
Date Application Received:31/05/2017
Date Application Validated:02/06/2017
Neighbourhood Consultations sent on:22/06/2017
Standard Consultations sent on:22/01/2018
Last advertised on:06/07/2017
Latest Site Notice posted on:06/07/2017
Expiry Date for Consultation :27/07/2017
Target Decision Date22/09/2017


ConstraintsAffordable Housing, Agric Land Class 1,2,3a, Area of Outstanding Natural Beauty, Article 4, Contaminated Land, Forest of Avon, Greenbelt, Hotspring Protection, LLFA - Flood Risk Management, MOD Safeguarded Areas, Neighbourhood Plan, Public Right of Way, SSSI - Impact Risk Zones, Sites of Nature Conservation Interest, Sites used as playing fields, Strategic Site Allocations, Tree Preservation Order, World Heritage Site
Related Property:Parcel 4234,Combe Hay Lane,Combe Hay,Bath,
Reference Proposal Application Received Status
14/00010/SCOPE .Request for scoping opinion for a proposed sustainable urban extension at land south of Odd Down, Bath23/12/2013
16/04262/SCREEN .Request for EIA screening opinion for proposed development of up to 200 dwellings.23/08/2016
16/05235/SCOPE .Request for scoping opinion for development at Land West of Sulis Manor.21/10/2016Scoping Opinion Adopted
17/02588/EFUL .Erection of 173 residential units, open space, allotments, green infrastructure, landscaping and associated works including provision of vehicular access from Combe Hay Lane.31/05/2017Pending Consideration

The Comments tab lists all public comments received on this application (not statutory consultees, e.g. The Environment Agency, Highways DC, etc). The majority of comments are submitted via our Comments Form through the website and you can expand the comment to view all of the text by clicking on the plus button. A minority of comments are submitted by post or email and it is not possible to include all the text here, however when you expand the comment you will see a link to our Associated Documents page where you can search for the comment.

Name Address Comment type Comment1 Comment2 Comment3 Date
Anthony John Higgins Waverley, 169 Midford Road, South Stoke, Bath, Bath And North East Somerset, BA2 5SA O View Associated Documents 01/08/2017
Ned Garnett Tottanstoc, Southstoke Lane, South Stoke, Bath, Bath And North East Somerset, BA2 5SH O View Associated Documents 01/08/2017
Ruth Brown Not Given O View Associated Documents 03/08/2017
Ian Bell Summerfield, Bristol Road, Chew Stoke, Bristol, Bath And North East Somerset, BS40 8UB S 21/06/2017: As Executive Director of Bath Chamber of Commerce and the Initiative in B&NES I would like to enthusiastically support this application. Our members are keen to see the delivery of new housing in order to support continued economic development. In this case, great care has gone in to the consultation and design process which we believe to have been a model of its kind. The high proportion of affordable housing will contribute greatly to the positive impact this development will have on the local community and I would urge you to approve the application. 21/06/2017
David Layton Holly Tree Farm, Old Bath Road, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG O 03/07/2017: I object to this and all other planning applications for residential housing and other previous such applications because there is a total disregard by the Authority for the effect of the massive increase in traffic that will occur by virtue of all immediate and past applications over the past 5 years. I have seen no documentation which assesses this increase and then sets out how the present major truck roads which serve Bath and its environs are going to be vastly improved and new major highways constructed. The City will grind to a halt then those who have permitted this situation will run for cover. One can already smell the rising pollution in Bath which is damaging to peoples health and also some vary important and very expensive assets of the City are being severally damaged. 03/07/2017
Mabel Smith 85 Midford Road, Odd Down, Bath, Bath And North East Somerset, BA2 5RT O 17/07/2017: This area of Bath has already had areas of new housing around Sulis Manor, St Martins hospital and Sainsbury's on the sports field in the recent past. Also the old Fox Hill site is currently being built on.
Out door green spaces which the public can see or access are being built over because it is more profitable for builders to build on new land than to reclaim brown field sites.
Once the area is built over it will be gone forever.
I have looked at the designs and the proposed houses are not going to be "affordable" so they are not fulfilling the need for affordable housing.
L Sturgess 15 Burnt House Road, Odd Down, Bath, Bath And North East Somerset, BA2 2AQ O 26/07/2017: I object to this planning application on a number of grounds. Firstly the fact that isn't is being proposed to build on the green belt. There are other brown belt sites that should be built in first before the green belt is eroded, especially a site of such natural beauty and with wildlife and archeological significance.

The initial proposal was for around 300 houses. With 170 already proposed in phase 1 it is clear the developer intends to far exceed the Parameters set out ny the inspector. If houses are to be built then the number of dwellings should be reduced in line with the core plan.

Another serious concern is the traffic that will be generated by this housing development. The traffic on the round about by the P&R, down the Wells Way, in front of St Martins and the roundabout by the Tesco garage is already far too much for these roads to cope with causing massive traffic congestion especially at rush hour. With 170 additional houses, most of which will have more than one occupant/car owner, the traffic will be ridiculous. It can already take 15-20 minutes to get from the Tesco roundabout to Sulis Meadow despite it being only about a mile.

The council should re-consider using this site for housing or should at least delay making a decision until the second half of the 10 year plan when it will be clearer how many houses have been built on brown sites such as the former MOD site and whether this plot of green belt is really needed to provide additional housing in Bath.
Dr Nigel Long On Behalf Of CPRE 40 Courtenay Road, Keynsham, Bristol, Bath And North East Somerset, BS31 1JS O View Associated Documents 24/07/2017
Dr M.J. Summers 11 Burnt House Road, Odd Down, Bath, Bath And North East Somerset, BA2 2AQ O 26/07/2017: I write to object to this application.

The number of houses being planned for this entire development (Phases 1 to 4) has increased significantly from 300 dwellings in the original proposal up to 450 dwellings (i.e. by 50%).

The plans for Phases 2 to 4 are not mature enough to provide local residents with a transparent picture of the potential impact this development will have on the surrounding area. For example, the latest plan shows a potential school site that would be required if the total number of dwellings exceed 450 (document type: Consultation response – Education, 10th July 2017). In addition, there has been very little detail on the plans for the Sulis Manor scheme (Phase 2), which will have a big influence on the entire development. For example, some key points remain unclear, such as will vehicular access to the Sulis Meadows estate re-emerge.

At present a single point of entry for vehicular access has been proposed for the entire development (Phases 1 to 4). This demonstrates clearly, the lack of thought and consideration that has been given to the impact of this plan on the local area. All traffic from the site will be directed to the Odd Down Park & Ride roundabout, which already acts as a bottle neck, or towards Wellow via the narrow country lanes, which are not designed to accommodate a high flow of traffic. The introduction of a new school will also enhance the traffic problem by bringing more people into the site.

In summary, it is simply not acceptable that this development can proceed at this stage whilst there still remain many uncertainties.
Bath Preservation Trust 1 Royal Crescent, City Centre, Bath, Bath And North East Somerset, BA1 2LR O View Associated Documents 28/07/2017
Michael J. Clarkson 2 Weavers Orchard, Wellow, Bath, Bath And North East Somerset, BA2 8PB O 27/07/2017: I object to the application on the following grounds:

1. The Illustrative Masterplan is vague and contains insufficient detail to fulfil the requirements of paragraph 2 of the Placemaking Principles listed in section B3a of the Core Strategy.

Preparation of a comprehensive Masterplan, through public consultation, and to be agreed by the Council, reflecting best practice as embodied in ‘By Design’ (or successor guidance), ensuring that it is well integrated with neighbouring areas.

There are only vague suggestions as to the final quantity of residences which will be built on the whole development therefore there is no firm information on which to judge the adequacy of the access arrangements. 450 or more dwellings will clearly require additional access from the East via Midford Road and / or Southstoke Lane as the current single access from Combe Hay Lane will be totally inadequate to cope with the volume of traffic.

2. There is inadequate consideration of the effect on Combe Hay Lane and the villages of Combe Hay and Wellow of hundreds of vehicles travelling from the development towards Trowbridge, Frome, Warminster and other destinations on the A36. Combe Hay Lane is not able to cope with current levels of traffic due to many single lane 'pinch points', blind bends, subsidence and other issues. The potential final number of over 450 dwellings on the site makes it essential for a second access road to the East on to Midford Road in order to avoid total chaos and gridlock on Combe Hay Lane and in the villages of Wellow and Combe Hay.
Dorne Mitchell Uphill, The Lower Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG O 07/07/2017: I understand the development is going ahead regardless of opinion, but I wish to object to the scheme nevertheless because of the impact on traffic in the surrounding area, given that the only access is via Combe Hay Lane. Has anyone on the panel tried driving along Combe Hay Lane in the rush hour? Vehicles from 173 houses will be joining a queue to the Odd Down Park & Ride roundabout which moves at a speed of between 10-15 miles an hour towards town, joining the heavy traffic from the A367. Any residents of the new houses heading south will soon find that they can avoid the queue by using Combe Hay Lane SW towards Wellow then Hinton Charterhouse and on to the A36. They will be "swimming upstream" against the traffic which already use Combe Hay Lane as a "rat run" from the A367, to cut down the queue to the Park'n'Ride roundabout. As the Lane is a series of blind corners and single car-width pinch points, I foresee accidents becoming a regular event as many cars approach these corners at speed. It's a great shame that brown belt sites can't be used for development first, before taking the easy option of green belt housing estates which will eventually swallow the small villages & eco systems that surround Bath - urban sprawl at its worst. 07/07/2017
Peter Le Ray 6 Pond Cottages, Faulkland, BA3 5XB O 09/07/2017: As a landowner in Combe Hay for many years I foresee that this new development will have a major impact on the lanes in the surrounding area. The only exit will be in Combe Hay Lane with priority to the new road. A good proportion of this traffic will need to travel towards Trowbridge, Bradford on Avon, Frome etc for employment, schools etc and, because Bath is gridlocked at peak times, motorists will be tempted to use the lanes through Combe Hay/Wellow to access the A36. The lanes are already overused by commuter traffic and are not fit for this purpose due to the poor surface and haphazard maintenance programme. This will cause major danger to people using the cycle routes and chaos to local residents. Consideration must be given to these problems before granting final permission for this development and another exit through Southstoke is essential. 09/07/2017
Lynda Le Ray 6 Pond Cottages, Faulkland, BA3 5XB O 09/07/2017: As a landowner in Combe Hay for more than 30 years, I believe that serious consideration should be given to the traffic problems that will be caused by having the only exit onto Combe Hay Lane. This will mean a huge backlog of traffic towards Combe Hay on a very narrow road which is already extremely busy in the mornings (as are all the surrounding lanes) with motorists trying to access the roundabout by the Park and Ride. It will also mean that motorists heading for the A36 are likely to use Combe Hay, Midford and Wellow to access that area rather than have to fight the way through the traffic at Odd Down. Why is there no exit into Southstoke to reduce congestion at Odd Down?

I also believe there should be speed restrictions in Combe Hay (as there are in Wellow and other villages) and restrictions for heavy vehicles allowing access only via Combe Hay Lane. If these are not put in place, our narrow lanes will be even less safe for cyclists, walkers, horse riders etc as this building project will force frustrated drivers to seek alternative routes. Perhaps Dunkerton (Swan) Lane could be designated a cycle route with only access for farm vehicles, cyclists, horse riders and pedestrians.

It should also be noted that the surfaces of the lanes in Combe Hay/Wellow area are very poor and full of potholes due to the increase in traffic in recent years particularly since the development at Peasedown. The verges are also badly eroded having a detrimental effect on wildlife habitat and wild flowers.

I realise that we must have extra housing but it needs to be in sympathy with our countryside and an ANOB.

Susan Monk 41 Burnt House Road, Odd Down, Bath, Bath And North East Somerset, BA2 2AQ O 11/07/2017: This proposal is for Phase 1 only, and does not provide an overview of development plans for Phases 2-4 outlined in 19.9.16. on Sulis Down Masterplan, thus must be responded to "in isolation". Therefore I object to the proposal as follows:
1. Drivers from/to 173 residential units would produce considerable extra traffic at the roundabout by Odd Down Park & Ride, causing even more congestion on A367 and delay for those travelling by road to and from the South towards Bath and Bristol.
2. Children's play area should be located in the centre of a development of this size, to provide opportunities for residents to form a community.
3. There are no meeting places planned for residents. Meeting places could enable residents to become a community within the proposed development.
4. I am concerned that roads in Sulis Meadows should NOT be used as vehicular access to the proposed site, either during construction or in the future, if the development goes ahead.
Mary English 4 Hensley Road, Moorlands, Bath, Bath And North East Somerset, BA2 2DR O 09/07/2017: My objections are:
Why is this building taking place on a green field site? That has been green and unbuilt on for many, many years. How can it suddenly change from 'greenbelt' to a built proposal so swiftly? And it won't just be houses that are built there, the proposal involves "provision of vehicular access from Combe Hay Lane." How much green belt will disappear when that happens? Once it's built on, it will never return to green belt.
Bath NEEDS unbuilt areas for wildlife, clean air and natural places not made or caused by humankind.
I object.
John Holdaway The Orchard, Flower's Hill, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG O 26/07/2017: I object to the application for the following reasons.

I object to the use of the land known as Derrymans to accommodate the proposed amenities, services, etc serving the proposed development (other than the site access road which appears to be unavoidable). The recently approved Placemaking Plan clearly defines the developable land and the whole of Derrymans is to be retained as green belt. In addition this land is zoned for agricultural use. There is no justification for using any part of this land to serve the development. All the proposed amenities, services etc should be relocated to within the developable site boundary and the natural screening along the boundary with Derrymans should be increased.

I object to the road arrangement at the junction of the site access road with Combe Hay Lane. The Traffic Impact Assessment shows that Combe Hay Lane should have priority. The only justification for giving priority to the site access road appears to be “to reduce rat-running to Combe Hay”, as stated in the Design & Access Statement. This is an assumption and without foundation.

In future phases of the development it is imperative that an alternative access to the site is provided from Midford Road. Without this Combe Hay Lane will be used increasingly to access the A36 via Wellow. Combe Hay Lane is a very narrow road and in increasingly poor condition. Driving along Combe Hay Lane is like riding on a roller coaster. The condition of the road is aggravated by its regular use by HGV’s, which use it to access Wellow and the surrounding area because of the weight restrictions on the East and West approach roads to Wellow. There has already been a serious collapse of a section of the road in the past. Also, given the lack of visibility at the many bends, the speed at which some drivers drive along Combe Hay Lane is reckless. In my experience hold ups involving the larger vehicles due to lack of passing places are already a regular occurrence. Unless steps are taken to mitigate the potential increase in traffic along Combe Hay Lane there is the potential for a serious accident.

I am aware of the objections to the use of South Stoke Lane to access the site but my response to this is that South Stoke Lane is not a route for through traffic whereas Combe Hay Lane is. Combe Hay Lane warrants greater consideration.

I do not believe that the Traffic Impact Assessment shows the worst case scenario regarding Wellsway. Whilst the assessment already shows that the congestion at the junctions along Wellsway will worsen considerably with the proposed development, in my experience the peak traffic times are earlier than those used for the survey. In addition the assessment does not take into consideration the am peak time queuing into Bath on the lower section of Wellsway from Bear Flats back. This is a regular occurrence and significant.
Paul Wontner Middle Rowley, Rowley Farm Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 7EF O View Associated Documents 10/08/2017
Rachel Morton 6 Ridge Green Close, Odd Down, Bath, Bath And North East Somerset, BA2 2EG O 25/06/2017: I object to the application due to the amount of traffic this will generate. The area cannot sustain any more traffic. It's dreadful already.
Charlotte Green 10 Meadow Drive, Odd Down, Bath, Bath And North East Somerset, BA2 2BU O 25/06/2017: The current infrastructure in Odd Down cannot support this number of new homes. Roads are already ridiculously full during rush hours, and getting in and out of the Sulis Meadows estate during school pick up/drop off times is already a challenge without the extra traffic these homes will cause by adding more congestion via Combe Hay Lane. The proposed number of houses in these plans is far greater than the recommended amount and as such will only heap more problems and misery onto commuters and residents alike. I also object to the plans on the basis that this is an Area of Outstanding Natural Beauty and am concerned about the impact on the plants and animals on the Southstoke plateau. Whilst I have been living here, I have seen or heard evidence of bats, newts, owls, woodpeckers, pheasants, dragonflies, and much more. The disruption that will be caused by all the building work is bound to have a hugely negative impact on the wildlife of the area. As well as this, I am also extremely worried about my own health. I have a severe neurological illness that has left me mostly housebound. Because of my illness, I have sensitivities to sound, light, and smell. I live very near to the proposed development and am very concerned as to how all the noise and disruption from the building work will affect my health. There is a very real possibility that having to put up with loud noise occurring for an indefinite and extended period of time will cause me great pain and discomfort, possibly even triggering a relapse. Currently, on my worst days, I cannot even cope with the sound of birds singing outside my closed window, and as my mobility is severely impaired, I will not be able to leave my house to escape from the noise. Whilst I realise that one person's health needs cannot necessarily influence a decision like this, it is fair to assume that the more houses are built on this land, the greater the disruption, and the longer it will continue, thus having a greater impact on my health than if fewer houses were to be built. I really do hope that residents' concerns are listened to, and that the number of houses to be built is greatly reduced in line with the original recommendations. Of course, it would be preferable if the development did not go ahead in any shape or form. I think it a disgrace that the core strategy chose to build on such an unsuitable site for the reasons I have stated above.

Margaret Stroud Bridge Farm, Anchor Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 7EE O 14/07/2017: According to placemaking principles a comprehensive masterplan for the whole site is required not a stand alone , illustrative one for part of the site which this is.It is worrying that this application is for 173 dwellings and is a quarter of the whole of the site.The core strategy contemplated 300 properties for this site .....looks worryingly that the developers are pushing for a lot more than this.The impact on traffic will be immense with many of these properties owning 1 or more cars.It has to be remembered that there is already considerable house building on Mulberry Park , nor far from Sulis Down.It is questionable whether more houses were required this side of Bath. With respect to traffic it is highly likely that a good proportion of future residents will be travelling to Trowbridge, Frome Radstock etc with the probability that they will use the lanes through Combe Hay, Wellow etc as short cuts. These lanes are not designed for commuter traffic and the risk of accidents is high. as it is too many people use the road through Combe Hay and Southstoke as a means of cutting out the Park and Ride roundabout and subsequent delays via Sainsbury to get to the Midford Road. In fact a member of my family was involved in a nasty accident recently with a driver coming from Peasdown St John who was cutting through Combe hay to get to Claverton ( obviously wanting to go via Tucking Mill and Monkton Combe ) Adding more cars is only going to make rush hour traffic conditions , which are already difficult, even worse and as mentioned above lead to accidents , possibly fatal ones !

Light pollution... as everyone is aware light pollution has a great effect on wildlife and it must not be forgotten that the proposed dwellings are being built on a site of AONB. Despite planting trees to try and mitigate the effects during the winter there will be little leaf coverage and therefore minimal screening.

Building these houses will add to urban sprawl and increase risk of merging Southstoke with Bath .....not ideal for a world heritage site.
Peter And Alison Scott The Dormy House, Anchor Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG O 12/07/2017: We can understand the need for more housing, although we are not pleased that there appears to be an open season on the use of green belt. We are also happy to see that 40% has been set apart for affordable housing.
Our primary objection relates to only having one access route to the development, via Combe Hay Lane. You mention in the highways section about trying to mitigate against a 'rat run' yet that is exactly what Combe Hay lane is. You need to stop traffic from Radstock and Peasedown using this route in the morning, as it has made the road unsafe and on occasions obstructs the legitimate use of the route for residents in Combe Hay and Wellow. The A367 is already extremely busy and this is where all the traffic will feed into. Previously you have used this same route for Sulis Meadows and with new traffic management for Saint Gregory's there is already a bottleneck at the location. By contrast the road from Southstoke is only fed by local Southstoke traffic and the B3110, to which it joins, is less busy than the A367 and offers good access in to Bath, or out to Midford and routes to the south. Consequently access for this new development via the road from Southstoke is both a better and fairer option, by distributing traffic to an area which is relatively quiet and not fed by several other traffic 'sources'.
Jenny John Stable House, Packhorse Lane, South Stoke, Bath, BA2 7DL, O View Associated Documents 08/08/2017
Mrs M A M Parsons Longcombe, Packhorse Lane, South Stoke, Bath, Bath And North East Somerset, BA2 7DJ O View Associated Documents 07/08/2017
Mr. Geoffrey Davis Tregonhawke, Packhorse Lane, South Stoke, Bath, Bath And North East Somerset, BA2 7DW O View Associated Documents 18/08/2017
Christopher Bush Flat 5 , 7 Northampton Street, Lansdown, Bath, Bath And North East Somerset, BA1 2SN S 27/06/2017: I fully support the application. I have lived in the city and studied at the University of Bath for the past three years, and continue to live and work here. There is a chronic housing shortage in the city which pushes up rents and property prices, and therefore pushes out young professionals and business investment since employees cannot afford to live here. In the economic interest of this city, the building of more homes should be encouraged wholeheartedly, as long it is sensitive to the local area. This proposal does exactly that. 27/06/2017
Steven Gourley Not Given O View Associated Documents 05/08/2017
Fiona Gourley South Knoll, Southstoke Lane, South Stoke, Bath, Bath And North East Somerset, BA2 7DN O View Associated Documents 05/08/2017
Alan Moxham 14 Entry Rise, Combe Down, Bath, Bath And North East Somerset, BA2 5LR O 03/07/2017: As chairman of Odd down and members we feel that this development should incorporate the redevelopment of odd down football club.
This could include turning the pitch north to south along combe hay lane. With a new 4G football pitch. A new clubhouse and a new sports centre. With new up to date lighting.
This would be for the benefit of all. The Odd down community, the School, the doctor’s surgery, the new development and people from the surrounding areas, and will also provide jobs for many people. This could be funded by any 106 monies and any grants available.

At present any drawing showing ground improvement are just that drawings and not part of the overall development.

12/07/2017: “Odd Down Football Club play in the Western League and our facilities are monitored as part of The FA Ground Grading. We are very concerned that the readings taken by the developer have been taken, over the last 12 months, when our system is producing a lower light level than it was designed to do and so the current light level readings in terms of the impact on housing close to our perimeter is severely understated which could cause complaints to our club when the new lighting comes to be installed. This is not because our new lights would be any different to our old ones but simply because metal halide lights have a significant degradation over time and therefore they are currently being measured at their weakest rather than how they will be performing when they are replaced and back to full operation as they were when they were first installed.

Our lighting system uses 16 number 2kW metal halide fixtures that illuminate the pitch to a specification set by The FA and surveyed every two years on behalf of the Western League in line with The FA’s requirements. The last survey was carried out on the 27th April 2017 and the next is due by 31st March 2019. Due to the degradation of our existing system which is currently 40% below the new guidelines from The FA, we have been advised that our lighting system will need to be upgraded most likely prior to our next survey in 2019 and when those new lights are installed they will have to be able to meet The FA guidelines which will mean they will need to be around 40% brighter that they are at this time.

When the system is replaced we understand the spill light will also increase which may impact the adjoining proposed development.

We believe that more work should be carried out to establish what the impact on our new neighbours may be and how they can be mitigated and are proposing that GrassRoots Power CIC who have considerable expertise in this area be appointed to carry out an appropriate evaluation for the benefit of all concerned to ensure that both Odd Down FC and the proposed new residence do not encounter issues in the future.”


Alan Moxham

Trevor John Stable House, Packhorse Lane, South Stoke, Bath, BA2 7DL, O 14/07/2017: My comments are:
1. Paragraph 87 of the NPPF says that development on Green Belt land can only happen in very special circumstances and para 88 says such circumstances cannot exist unless harm to the green belt is outweighed by other considerations. This development is not happening in “very special circumstances” and so the new road and sewage works in Derrymans (which is green belt land) cannot be permitted. This new access road through green belt land has only been included so that the land owner/developer does not have to pay Crest Nicholson for access from Sulis Meadows i.e. for purely commercial reasons, not planning reasons, and should not be permitted.
2. The place making principles require that all associated infrastructure should be on-site, there should be no artificial light adjacent to the southerly tree belt and that tree belt should be increased by additional green infrastructure. None of these requirements has been complied with.
3. Also, the proposed playground on Derrymans is far too far from the houses to the east of the site and so should be moved to the centre of the site.
4. The reports commissioned by the Council indicate that substantial harm will be made to the setting of the World Heritage Site and the AONB if development is allowed too close to the southern boundary, so a wide tree line is required. This has been ignored.
5. Also, the height of some of the buildings near the southern boundary (2 and a half storeys) is too high and should be reduced.
6. The central site is over-developed, with no core, no community facilities, and so no community spirit.
7. Overall, it is clear that everything has been done to increase the housing density and maximise profit, whereas planning and humane principles etc dictate that the density, the developed area and the potential traffic should be much reduced.
Geoff Mitchell Uphill, The Lower Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG O 03/07/2017: I believe from the given plan that the traffic infrastructure through Combe Hay is already poor due to road sizes etc and the plans here will not help. The traffic in the morning and early evening is a Rat Run for Bath traffic and needs sorting. This will snarl up the traffic further into Bath and down to the Wellsway


Geoff Mitchell
Gillian A The Coach House, Anchor Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG O 19/07/2017: This is a piecemeal development and as such should be refused for the following reasons
1. The proposed demolition of Sulis Manor and the future of that land
2. The football club problems and it's future
3. The predominant objection is the access onto Combe Hay lane.
Until a FULLY PLANNED BLUEP{RINT FOR THE ENTIRE AREA giving details of all vehicular access
and public facilities is produced this application should be rejected

R Marjot Manor House, Church Lane, Englishcombe, Bath, Bath And North East Somerset, BA2 9DU O 25/07/2017: The current infrastructure in Odd Down cannot support this number of new homes. Roads are already fully congested during rush hours. This additional burden to congestion will significantly add to the already unacceptable levels of 'rat running' through Englishcombe Village. The commuter 'rat running' and the school run traffic is already far too fast and dangerous through these small country lanes and this application can only compound an already perilous situation. 25/07/2017
Cllr Karen Walker 34 Church Road, Peasedown St. John, Bath, Bath And North East Somerset, BA2 8AF R 29/06/2017: I would like to request the consultation date of 13/07/17 and target date of 22/07/17 are extended, so the public living to the southern side of this proposed development have more time to look at the proposed plans, as this is a very large development that will have a major impact to the towns and villages south of Bath. 29/06/2017
Erica Smith The Old Station, Station Road, Wellow, Bath, Bath And North East Somerset, BA2 8QB O 29/06/2017: I object to the above development because I have serious concerns regarding the large amount of traffic it will generate at the junction of Combe Hay Lane and Sulis Meadows. This will mean that the access to Bath from Wellow will be severely restricted by congestion in that area. 29/06/2017
Cllr Sarah Bevan 108 Faulkland View, Peasedown St. John, Bath, Bath And North East Somerset, BA2 8TQ O 29/06/2017: I would like to object to this application on the grounds of traffic management and Highway suitability, due to the single access point shown on the plans. With the number of dwellings proposed in this application, and the likely increase in associated applications on this site, one single point of access and exit is insufficient.

The effect on the nearby secondary school of St Gregory's Catholic College would be serious and disadvantageous to pupils, parents and staff accessing the school by car or by bus, particularly those from North East Somerset communities.
Andrew Hoyes 13 Prospect Place, Upper Weston, Bath, Bath And North East Somerset, BA1 4EU O 03/07/2017: I object to this application for the following reasons:

1. The land was removed previously from the Green Belt illegally as there were no "exceptional circumstances demonstrated" as required by paragraph 83 of the NPPF and as such the land should still be considered Green Belt and the erection of new houses on Green Belt is considered inappropriate iaw paragraph 89 of the NPPF.

2. BATHNES Council policy is "Brownfield First" and there are still undeveloped Brownfield sites on the Brownfield Register and within the BATHNES area. The Council should ensure that these are used before planning applications on any green field sites such as this is given.

3. Paragrpaph 79 of the NPPF states that "the fundamental aim of Green Belt policy is to prevent urban sprawl". The proposed development will increase the urban sprawl and almost join up the City of Bath with the conservation area of South Stoke village.

4. Paragarph 115 of the NPPF states "Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty". This land is within the Cotswolds AONB and as such a development of this nature is inappropriate and the land should be conserved.

5. One of the Core Planning Principles, as stated in paragraph 17 of the NPPF is to "conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations". This development is contrary to this principle as it would destroy part of the World Heritage setting of the City of Bath.

6. Paragraph 126 of the NPPF states that " Local planning authorities should set out in their Local Plan a positive strategy
for the conservation and enjoyment of the historic environment including heritage assets most at risk through neglect, decay or other threats". This proposed development will further endanger the Wansdyke Ancient Monument which is already on the Heritage at Risk Register.

7. Paragraph 132 of the NPPF states "When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional". Both the City of Bath and the Wansdyke monument are heritage Assets and degradation of these sites through development cannot be justified for the building of a few houses.

8. Paragraph 118 of the NPPF states "planning permission should be refused for development resulting in the loss or deterioration of irreplaceable habitats". Building houses on this site would cause the destruction of habitat for endangered species. The site is of great ecological value, being an important habitat for rare and endangered species such as skylark, yellowhammer, nightingale and pipistrelle bats.

9. Paragraph 73 of the NPPF states "Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities". Building houses on this site would devalue the well-documented recreational value in terms of the use of this area by local people.

10. The City of Bath is a conservation area and this development will further erode and devalue the setting of the conservation areas.
Richard Holland Wellhope Knowle, 4 Station Road, Wellow, Bath, BA2 8QB, O 03/07/2017: The provision of a single point of entrance and exit on to Combe Hay Lane is wholly inappropriate and will result in even more traffic passing down Combe Hay Lane, through Wellow and up to Hinton Charterhouse. This road is in an extremely poor state of repair and receives far to much traffic already. Residents from this new development who wish to travel onward to the A36 will not exit the site via the Odd Down Park and Ride roundabout but via Wellow. This will create even more traffic through an already congested community that has suffered from vastly increased traffic as a result of the industrial park at Peasedown St. John even though the traffic analysis for this development predicted very few additional traffic movements. It is a human nature to find and use the most direct route/rat run despite all the predictions of traffic consultants and I am sure this will be the case with this development.
The introduction of a one way system in to the new site via Combe Hay Lane and a one way exit and new road through the land retained for agriculture onto the a new roundabout by the Cross Keys is an obvious answer. I appreciate the fear of eventual further development adjacent to a new exit road that would exit by the Cross Keys but this could be countered by a planning condition for no further development on the land retained for agriculture and a restrictive covenant.
Judith A Parfitt Not Given O View Associated Documents 31/07/2017
Ian Dale-Staples Thornton, 136 Midford Road, South Stoke, Bath, Bath And North East Somerset, BA2 5SB O View Associated Documents 01/08/2017
Ceri Idris-Evans And Nick Veitch The Old Vicarage, Old School Hill, South Stoke, Bath, Bath And North East Somerset, BA2 7DU O View Associated Documents 01/08/2017
Anne Winpenny Underhill Cottage, Combe Hay Lane, Midford, Bath, BA2 7NX, O 26/07/2017: I am objecting to this planning application although it is difficult to make informed comments without sight of a comprehensive masterplan for the whole site which should be available alongside the application.
No consideration has been given to the increased traffic that this development will generate in an already heavily congested area.
No consideration has been given to providing a 'social hub', indeed, a children's playground is planned for the far corner of the site. This is highly inappropriate and dangerously unsafe location.
No consideration has been given to the requirements of affordable housing as the plan only shows one - three bedroom units which is a restriction on families.
The local plan specified '300 or so' units across the whole site. 173 units on this site replicated over the next three phases will clearly greatly exceed this number and will be an over development on this highly sensitive site.
M.P. Simmonds 14 Burnt House Road, Odd Down, Bath, Bath And North East Somerset, BA2 2AQ O 20/07/2017: I write to object and to request more time to consider the application on the following grounds:

1. Whilst the documents provided for Phase 1 are numerous, complex and comprehensive in scope, this is a major development (now being referred to as a ‘neighbourhood’) – and fully understanding the implications without sight of some outline proposition for Phase 2 (outwith the control of Bloor Homes and the Hignett Family Trust) is difficult for local residents. Public consultations to date appear to have been led by Bloor Homes and the Hignett Family Trust and there has been very little detail on the interplay between their scheme and the Sulis Manor scheme;
2. Consequently, there remains a lack of clarity on some key aspects including whether earlier proposals for vehicular access into the Sulis Meadows estate may resurface as part of the application process for Phase 2;
3. There are concerns from all the surrounding communities about increased traffic flow and again the plans to manage this are not clear;
4. The number of homes being planned seems to have significantly increased from the original proposition and it is not clear that the transport infrastructure, medical centre capacity and landscape amenity value can absorb this increased density of population;
5. The potential for a school to be developed on the site has been introduced (I don’t believe that this was mentioned in previous plans) and this would seem to change the proposal from one for purely residential accommodation to one of mixed use and, again, if a school is to be built this greatly enhances traffic concerns; and
6. The increased density of homes and people in the area will create more noise and disturbance and I am not convinced that the LEMP goes far enough in terms of protecting the existing ecological niches and biodiversity.