Wellow Trekking Centre, Little Horse Croft Farm, Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF Data via plota.co.uk

26/03110/NMA - Non Material Amendments Approved
Admin / proceduralCommercial premises

Proposal

Non Material Amendment to application (Full Planning Application for Demolition of existing dwelling and indoor riding arena and the provision of 3 no. new dwellings (Use Class C3), redevelopment of existing cafe and provision of further parking and proposed footpath link). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
17 Aug 2026
✓
Approved
7 Sept 2026

Approved on 7 Sept 2026 · Last checked 3 Oct 2026

Documents

View the documents on the council's website ↗

Associated applications 3

Site constraints 6

Green belt: Bath and Bristol
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Cotswolds National Landscape
Great weight to conserving the landscape; major development restricted.
Previously an area of outstanding natural beauty, which is still the designation in law. Since 2023 authorities must seek to further its purpose, not merely have regard to it.
Agricultural land, grade 4
Poor quality farmland, not best and most versatile. Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Enhancement Zone 1
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Radon affected area, class 5
An estimated 10 to 30% of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.
From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.
UKHSA radon ↗
Also on the record
Conservation area about 69 m away: Wellow.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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23 Jul 2026Approved

Wellow Trekking Centre, Little Horse Croft Farm, Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF

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26/02772/COND

Important details

Council
Bath
Application type
Non Material Amendments
Postcode
BA2 8QF
Received
17 Aug 2026
Validated
17 Aug 2026
Ward
Bathavon South
Parish
Wellow
Case officer
Show
Target decision
14 Sept 2026
Decision
APPROVE
Decision date
7 Sept 2026
Applicant
Show
Agent
BBA Architects Ltd

Consultation & key dates

Planning Portal ref
PP-15151834

Historical activity at this location

8 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Full Planning Application for Demolition of existing dwelling and indoor riding arena and…
25/00727/FUL
Within ~100m

Nearby activity

2023 Approved
Little Horse Croft Farm , Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF
Discharge of conditions 3 (Drainage (Pre-commencement)) and 4 (Wildlife Protection and En…
23/02241/COND
2021 Approved
Little Horse Croft Farm, Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF
Creation of a new vehicular access.
21/01898/FUL
2018 Withdrawn
Church Farm Buildings , Ford Road, Wellow, Bath, BA2 8QF
Use of the site for commercial storage and workshop, including vehicle repair and mainten…
18/03833/CLEU
2018 Refused
Church Farm Buildings, Ford Road, Wellow, Bath, BA2 8QF
Erection of steel portal framed agricultural building.
18/02278/AGRN
2018 Approved
Little Horse Croft Farm, Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF
Discharge of condition 3 of application 15/05239/FUL (Various alterations and changes of…
18/00920/COND
2017 Approved
Little Horse Croft Farm, Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF
Variation of condition 2 of application 15/05562/FUL (Erection of agricultural barn and a…
17/03658/VAR
2017 Approved
Little Horse Croft Farm, Ford Road, Wellow, Bath, Bath And North East Somerset, BA2 8QF
Discharge of conditions 7 and 9 of application 15/05239/FUL (Various alterations and chan…
17/04349/COND
Bath
Planning Authority Score
4.8/10
Below average
#157 of 296 councils
Relevant to this application:
Householder decisions

Bath is slower than most councils at deciding householder applications, ranking #236 out of 296. Householder applications are more likely to be approved here than most councils, with a 97% approval rate vs 90% nationally.

More permissive than most councils
97% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Bath decision statistics
Based on MHCLG data, the year to March 2026
95%
Overall approval rate
Above avg (87%) #17 of 296
97%
Householder approved
Above avg (90%) #26 of 296
50%
Decided in 8 weeks
Below avg (63%) #236 of 296
46%
Extended time limit
Above avg (41%) #199 of 296
87%
Minor dwellings approved
172 decided (1-9 homes)
86%
Major dwellings approved
7 decided (10+ homes)
85%
Change of use approved
26 decided
1,817
Total decisions
96 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings