Planning Applications Reference:18/02831/FUL

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Type of Application:Full Application
Status:Pending Consideration
Address of Proposal:The Old Bakery , Jews Lane, Twerton, Bath, BA2 3DG
Proposal:Demolition of existing building and redevelopment comprising erection of a student accommodation building (sui generis) and erection of a flexible employment building (class B1).
Planning Portal Reference Number:PP-06752421
Applicant Name:Deeley Freed Estates
Agent Name:Cushman And Wakefield
Agent Address:Rivergate House, 70 Redcliffe Street, Bristol, BS1 6AL
Case Officer Name:Tessa Hampden
Date Application Received:27/06/2018
Date Application Validated:03/07/2018
Neighbourhood Consultations sent on:11/07/2018
Standard Consultations sent on:16/07/2018
Last advertised on:12/07/2018
Latest Site Notice posted on:12/07/2018
Expiry Date for Consultation :02/08/2018
Target Decision Date05/10/2018


ConstraintsAgric Land Class 3b,4,5, Article 4 HMO, Contaminated Land, HMO Stage 1 Test Area (Stage 2 Test Req), MOD Safeguarded Areas, Policy B4 WHS - Boundary, Policy B4 WHS - Indicative Extent, Policy CP9 Affordable Housing Zones, Policy NE1 Green Infrastructure Network, Railway, Railway, SSSI - Impact Risk Zones
Related Property:Strawberry Field Catering Ltd,Jews Lane,Twerton,Bath,BA2 3DG.
Related Property:The Old Bakery,Jews Lane,Twerton,Bath,BA2 3DG.
Reference Proposal Application Received Status
18/02831/FUL .Demolition of existing building and redevelopment comprising erection of a student accommodation building (sui generis) and erection of a flexible employment building (class B1).27/06/2018Pending 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
Mr D Reynolds 13 Albany Road, Twerton, Bath, Bath And North East Somerset, BA2 1BW O 14/07/2018: I would think Twerton has got its fair share of students.When I purchased my house it was a quiet terrace with people and young families getting their first step in the housing market.Along came the students and landlords after a quick profit and sending house prices soaring.Those of us that remain ,and it is not many, have had to put up with unkempt houses,noise at all hours of the night and car parking that is a lottery.Now we have planning for yet more students and their cars(and dont say they are not alllowed them) for if they pay their tax they can use their cars( I would).So where are they going to park?
I would think it is about time affordable housing for young families should be a priority.We have more than enough students.
Mrs S Wilson 5 Inverness Road, Twerton, Bath, Bath And North East Somerset, BA2 3RX O 15/07/2018: The buildings are still too high! It is disingenuous of you to use the photograph montage that you have, to show how these buildings 'fit' into the present landscape! Three or four (and lets face it most likely to be four) storey buildings are NOT the same height as a two floor terrace. It looks as if it would be half a size higher, maybe a bit of roof. What nonsense! They would TOWER over our little houses!

Parking - students and probably office workers will be using our already overcrowded streets to try to park in. It cannot be policed by the university. It will not. We will just have yet more cars in an already overused area.

Please reconsider the use of this area. It would have been nice to see local houses being built for people who live here & work in Bath. Affordable houses for people who work in the jobs we need, such as retail/buses/cleaning/office work, with space allocated for parking. Not students. Again.
Kirsty Priddle 21 Leighton Road, Upper Weston, Bath, Bath And North East Somerset, BA1 4NF O 16/07/2018: Objection to the planning application 18/02831/FUL
I strongly object to the application of the demolition of the Old Bakery on Jews Lane to redevelop into student accommodation and an employment building.
The area is already overcrowded due to the proximity of Lower Bristol Road student accommodation. With recent developments within the area there is an increase in traffic and footfall already.
Parking around the area is already at its limit and whilst it has been proposed that as part of the legally binding tenancy agreement students will be prohibited from parking cars anywhere within a 3km radius, I struggle to understand how this is going to be monitored and enforced without the support of the locals? Students from the existing accommodation blocks park their cars on King Georges Road and Albany Road already and this is on top of the RHU staff cars and the commuters for Oldfield Park train station. It is all well and good the university prohibiting students from obtaining a parking permit when they live in the BA1, BA2 and BA3 postcodes but the cars are not being used for university (There are plenty of buses), they are being used to go home, go to work, and general living.
I do find it ironic that on ‘move in’ and ‘move out’ days that a 30minute parking allowance will be kept. Where do you think parents will park afterwards? And I believe it is naïve thinking that not all students arrive by car. I’ve never seen a student arrive at university with home furnishings, clothes, books etc by train on ‘move in’ or ‘move out’ days.
Whilst I appreciate that there will be no parking spaces (Other than disabled) for the student accommodation there will be some for the employment building. Depending on the type of business that accommodates the building depends on the number of vehicles visiting. For example, if the business has a huge number of visitors for training, conferences etc where are they expected to park? Will they be encouraged to park on the roads around Albany Road and King Georges Road where there are currently no parking restrictions.
Overall the increase in on-street parking in the vicinity of the site will affect residential amenity.
On page 31 of the Transport Statement (1of4) it states:
The resultant traffic generation of the proposed development will be less than is currently generated by the existing use…The proposal will therefore result in a beneficial impact upon the local highway network.’
The traffic generation of people will most certainly not be less. An increased number of pedestrians using the pedestrian crossing, the increase in time to wait for buses to be loaded with passengers and drivers having to become much more aware of the volume of people around will have a detrimental effect on the local highway network and is in contradiction to Policy ST7.
The Transport Statement admits that Jews Lane and Lansdown View is considered a minor road and it has also been admitted that there is not currently sufficient space for a refuse or large vehicle to turn and exit in forward gear and therefore have to reverse. In the case when it comes to waste collection and building of the proposed site, safety comes to mind.
With increased traffic for Lidl’s, Pets at Home, Hobby Craft etc highway safety is prejudiced and increase the already excessive traffic volume.
Furthermore, I’m concerned at the height of both buildings. They will be overlooking neighbouring properties having a detrimental effect to the privacy and amenity of the neighbouring buildings. The Daylight and Sunlight Amenity Report confirms that the properties will be impacted in one way or another.
The proposed site is located in a ward with a high proportion of students. In addition is there a demand for office/employment buildings when Frome House is currently empty?
I implore you to consider the implication upon the local area and residents this project would have if allowed to proceed.
Thank you for your time.
Andrew Notman 10 Cleveland Court, Bathwick Hill, Bathwick, Bath, Bath And North East Somerset, BA2 6JY O 16/07/2018: Dear Tessa Hampden,

I would like to object to the proposal of more student accommodation in the Lower Bristol Road area, as I am concerned about the lack of affordable housing in the region and the disproportionate number of students in this city. This isn't anything against students, as I believe they make a valuable contribution to this city, but I believe the numbers needs controlling.

Bath benefits enormously by being a world class city and it relies on the availability of local staff to work in the shops, restaurants and other services and industries. If they can't afford to live in the city, then we risk losing these vital workers and businesses will ultimately suffer in the long run. I am disappointed to see the number of shop closures over recent months and years, and I fear that this will continue.

My other concern is the high percentage of students in this city. Approximately 22000 students equates to roughly a 25% student population. By increasing this percentage we risk not having enough people contributing council tax to meet the demands of the city. Our local services are struggling and 63 council tax payers instead would provide a much needed cash injection (at least £64,000 per year on band A).

Thank you for taking the time to process my objection.
Rose Snook 3 Albert Terrace, Twerton, Bath, Bath And North East Somerset, BA2 3RZ O 07/07/2018: I live in Albert Terrace and object to a 3 or 4 storey building to accommodate students being built in a residential area just within sight of my front door. It is affordable housing for local residents that is needed in the area, not temporary accommodation for a transient population of people coming and going. This proposal would change the area for ever and destroy the bit of community that we are desperately hanging on to. It is well known that there are already too many new buildings dedicated to students in this part of Bath. We need to stop this happening now and encourage affordable housing in this area. 07/07/2018
Philip Hippisley 15 Burnham Road, Twerton, Bath, Bath And North East Somerset, BA2 3RY O 17/07/2018: I object to this application as the Twerton area is saturated with student accommodation.
There is already a lack of parking in the area. The developers have said a strict no car rule will be in place.
How will they monitor and enforce this.
When Waterside Court was built this was also promised in reality it never happened. When local residents reported cars from Waterside Court being parked in the local streets we were told there was nothing they could do about it. Just a false promise.
Mr Martin Bakhoff 11 King George's Road, Twerton, Bath, Bath And North East Somerset, BA2 1BJ O 17/07/2018: Planning Applications Reference:18/02831/FUL
Key points of objection:

1. Detrimental impact upon residential amenities
Public services, such as drainage and water supply are already over stretched in this area due to the recent & on-going developments, in particular large multi roomed student accommodation developments along the A36, from ‘Student Roost’ at Brougham Hayes, Charlton & Waterside Courts through to Twerton Mill. I fear that further developments such as the proposed redevelopment of the Old Bakery site at Jews Lane, has the potential of stretching those amenities to breaking point or beyond.

2. Need to avoid town cramming
A further 60+ bed accommodation unit solely for housing students would be a superfluous addition to the existing accommodation blocks along the A36 in this area & would exacerbate the existing student over-population problem existing in the Twerton/Oldfield Park neighbourhood. Further it would do nothing to alleviate the severe shortage of social & affordable housing locally. Neither would it help nor assist in resolving the ever increasing HMO situation within the ward.

3. Further grounds for objection are the responsibilities of the council under the Human Rights Act.
In particular Protocol 1, Article 1. This states that a person has the right to peaceful enjoyment of all their possessions, which includes the home and other land.
My home is adjacent to the Linear Park & backs onto what has become a pedestrian thorough fare between Twerton & Oldfield Park & regularly utilised by late night revellers & returning home in the early hours of the morning seven days a week during University Term times. A situation that is not conducive to a good nights sleep, especially when one has to be up at 05:30 or earlier to prepare for an early commute & a long day at work.
Additionally, Article 8 of the Human Rights Act states that a person has the substantive right to respect for their private and family life. In the case of Britton vs SOS the courts reappraised the purpose of the law and concluded that the protection of the countryside falls within the interests of Article 8. Private and family life therefore encompasses not only the home but also the surroundings. Arguably, this could mean that Article 8 (2) would also apply where a listed building or a conservation area is affected, enabling people to demand respect for the special interest of the conservation area in which they live or nearby listed buildings as a human right.

4. Highway safety, inadequate parking and access
I feel that highway safety will be compromised. Initially during the construction phase of this development with constant site access required by heavy plant, lorries & construction personnel then subsequently by additional traffic generation & on street car parking issues.
Road capacity on Lansdown View/Jews Lane is currently a concern during peak times, especially as the road narrows form two way traffic to no priority single lane access under the railway bridge which also has a height restriction.
Congestion as the Jews Lane/Fielding’s Road/A36 junction is also a grave concern. During most of the day on a daily basis, it is an extremely busy & hazardous access & egress point for road users, cyclists & pedestrians alike. The addition of 60+ new inhabitants of the proposed block accessing & egressing onto Jews Lane as well as those utilising the “employment amenity”, will only increase this hazardous lane & junction.
As has been witnessed opposite Tweton Mill student block, the volume of parked cars has increased dramatically, leading to the reduction if not complete obstruction of the pavement on the south side of the A36. With only seven (7) proposed allocated parking bays, (including two (2) disabled bays), for the 60+ bed accommodation block & “employment amenity, it is my belief that should the proposed Old Bakery development be granted permission, the problem of on street & in some instances pavement parked cars will be replicated on Lansdown View, Albany Road & King Georges Road, further jeopardising road safety in the vicinity.

5. Other Environmental Issues
I am also concerned that visually, as depicted on the submitted plans, both the proposed student accommodation building & the “employment amenity” are not in keeping with the immediate surrounding & adjacent residential buildings, thus reducing the aesthetics of the area.

6. Ground stability and drainage
It is my understanding that the proposed development will be “cut into the site so that its roof isn’t higher than existing properties”. If this is the case my concern is that the footings of the adjacent railway embankment & railway bridge will be jeopardised in the process & subsequently the safety of rail road users alike.

Jenny Bakhoff King George's Road , Twerton, BA2 1BJ O 11/07/2018: I strongly object to this application. I live near and am finding already some of the students are parking their cars around our streets as they are not allowed to park on either complex on Lower Bristol Road. This will only cause more problems and congestion. The traffic onto Lower Bristol Road from Jews Lane or vice versa is bad enough with Lidl, it takes ages already to exit or enter. There is already too many student housing buildings around this area and feel we do not need any more in this part of the city. There are also various wildlife around this area including badgers, foxes and owls to name but a few. This is a lovely community with allotments near by and should not be spoilt by more student housing. 11/07/2018
Catherine Edwards 18 Highland Road, Twerton, Bath, Bath And North East Somerset, BA2 1DY O 12/07/2018: I object to this application on the following grounds:
- I do not believe a strategy to prevent students bringing cars would be effective. Students living at Twerton Mill are not supposed to bring cars but the parking opposite that accommodation in term time shows this is not the reality. The area around Jews Lane does not have capacity for more cars to be brought and parked, this would be detrimental to residents of the nearby streets.
- I do not believe the city needs more student accommodation. The recently built facility at Green Park is available for short term let on Airbnb, which shows there is already over capacity.
- The balance of the area between families and students has changed significantly over recent years. The Twerton Mill development has been built, along with the student facilities on the Lower Bristol Road, plus numerous houses being used at HMOs. Council statistics will not show the full picture as no licence is needed to convert a property to a HMO in the Twerton ward just two streets away from this proposed development. I support a mix of people living in an area, but this area should not become dominated by one sector. The council has expressed concern at the social mix in the south west of the city, and should act upon these concerns.
Ben Hatton 36 Blackmore Drive, Twerton, Bath, Bath And North East Somerset, BA2 1JN O 16/07/2018: I object to this proposal on the basis that it will cut off important light to neighboring streets through the height of the building. I also object on the basis that it will be impossible to enforce the no car policy. 16/07/2018