Upper Tunnel Farm, Browney Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 8RD Data via plota.co.uk

25/02659/FUL - Full Application Pending Consideration

Proposal

Conversion of an agricultural barn to a self-build residential dwelling (C3 Use Class), extension and associated works. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
7 Jul 2025
Decision
Target date was 1 Sept 2025

Under consideration

No decision has been issued yet. Plota predicted a decision around 28 Oct 2026; it is now day 478.

Documents

View the documents on the council's website ↗

Site constraints 8

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 ↗
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 Expansion Zone
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 ↗
National landscape about 15 m away: Cotswolds
Outside the landscape; its setting can still be raised.
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.
1 listed building within 150 m of the postcode pin
Nearest: The Lodge, Grade II, about 46 m from the postcode pin
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Historic England ↗
Also on the record
Conservation area about 32 m away: Combe Hay; Coalfield, development low risk area.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 14 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 Mining Remediation Authority, 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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Other new applications on this street

22 Jul 2026Approved

The Lodge, Combe Hay Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 8RD

Ash - Remove only the lower lateral limb, to suitable growth point and a very sm...

26/02684/TCA

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17 Sept 2026Approved

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7 Sept 2026Approved

Stradling House , Backy Hill, Combe Hay, Bath, Bath And North East Somerset, BA2 7EG

T6: Pine, H:10m - to fell. G1: Hazel x3 - to coppice. T9: Yew, H:7m - Prune back...

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Important details

Council
Bath
Application type
Full Application
Postcode
BA2 8RD
Received
7 Jul 2025
Validated
7 Jul 2025
Ward
Bathavon South
Parish
Combe Hay
Case officer
Show
Target decision
1 Sept 2025
Applicant
Show
Agent
Context Planning Ltd

Decision outlook

Day 478, past the statutory target. 77% of full applications in Bath are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 22 Oct 2026.

Day 478422 days past the 56-day target
54%decided within 8 weeks
96%approved
1,021decided in the last year

Plota live figures for full applications decided by Bath in the last twelve months, from validation. Bath decision record →

Consultation & key dates

Planning Portal ref
PP-14140093

Historical activity at this location

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

This property

Previous applications at this address

2024 Approved
Discharge of condition 12 (Materials - Submission of Schedule and Samples (Bespoke Trigge…
24/03737/COND
2024
Variation of condition 12 of application 23/00978/FUL (Erection of two dwellings and asso…
24/03737/VAR
2023 Approved
Erection of two dwellings and associated works following the demolition of existing B8 bu…
23/00978/FUL
2022 Approved
Erection of 1no 2 bed dwelling and associated works following the demolition of an existi…
22/02666/FUL
Within ~100m

Nearby activity

2025
The Lodge , Combe Hay Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 8RD
External works to re-thatch roof with water reed
25/04669/LBA
2020 Approved
The Lodge, Combe Hay Lane, Combe Hay, Bath, Bath And North East Somerset, BA2 8RD
Use of land within the curtilage of a dwellinghouse for the stationing of a Shepherds Hut…
20/03251/CLPU
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