220 homes and shops at Former Bath Press Premises, Westmoreland, Bath

What was proposed

The application sought 220 homes, flexible commercial space, access, parking, landscaping, highway works and related infrastructure on the western site.

“The application seeks full planning permission for a mixed-use development comprising 220 dwellings, 601sqm of commercial floorspace within Use Class E, access, car parking, hard and soft landscaping, highway improvement works and other associated works.”

“The podium would comprise 3 commercial units, 16 apartments, 82 car parking spaces, cycle stores, bin and recycling stores, plant rooms and servicing areas. A further 100 parking spaces would be provided at basement level, including 30 spaces allocated to this development within the eastern basement and a 70-space extension beneath the western parcel, accessed from the eastern site. Overall, 182 car parking spaces are proposed for the western development.”

Officer report

The site and surroundings

The western parcel is a largely vacant 1.14-hectare part of the former printworks, beside Lower Bristol Road, Brook Road and South View Road.

“The site is the former Bath Press printworks, located on the south side of Lower Bristol Road in Westmoreland ward, Bath. The wider Bath Press site extends to approximately 2.01ha and is bounded by Lower Bristol Road (A36) to the north, Dorset Close to the east, Brook Road to the west, and South View Road and Denmark Road to the south.”

“The current application relates to the western development parcel, which forms approximately the western half of the wider Bath Press site and extends to about 1.14ha. This parcel fronts Lower Bristol Road to the north, Brook Road to the west and South View Road to the south. It is largely vacant and currently contains a marketing suite in the north-west corner and a car park in the south-west.”

Officer report

Earlier permissions and construction

A 2016 mixed-use permission is being implemented on the eastern parcel, while earlier redevelopment schemes included a refused supermarket and later revised applications.

“15/02162/EFUL Demolition of existing buildings and redevelopment of the site to provide a residential-led mixed-use development comprising 244 dwellings (Use Class C3) and 1,485.2 square metres (GIA) flexible employment space (Use Class B1), basement car park, substation, associated landscaping and access. Permitted - 11.05.2016”

“There have also been a series of applications for discharge of planning conditions, s106 obligations and non-material amendments associated with the 2016 permission being implemented on the eastern end.”

Officer report

What officers recommended

Officers supported the application because it would increase housing on an allocated, accessible brownfield site, with the employment-space shortfall treated as harm in the planning balance.

“The site has extant permission (ref: 15/02162/EFUL) for development of 244 dwellings and 1,485.2 square metres (GIA) flexible employment space (Use Class B1) permitted in May 2016. Part of this consent (146 dwellings and 479m2 offices) is under construction to the east of the site. In November 2022, the Council's Planning Committee resolved to permit a subsequent application (ref: 21/05672/EFUL) for 277 dwellings and 1,608m2 offices.”

“Bath and North East Somerset cannot currently demonstrate a five-year housing land supply, with the available supply falling significantly below five years. There is therefore an evidenced need for housing, and substantial weight is given to the delivery of additional homes. In this context, increasing housing delivery on an allocated, sustainable brownfield site is welcomed.”

Officer report

Who spoke

The applicant supported the application, and the ward councillor opposed it, citing economic development, nearby residents, trees, green space, allotments and missing information.

Members’ discussion

Members heard that the height was comparable to the earlier permission, viability had been independently reviewed, and the scheme improved on the 2016 permission.

“In response to Members’ questions, it was confirmed: 1. The height of the development was similar to that of the extant permission of 2016, but the higher level in this application was set back. 2. Any changes beyond the plans such as additions to the roof would require further planning permission as there would be no permitted development rights. 3.”

“Officers were satisfied that the viability report was sound as it had been independently reviewed. 7. The 5 social houses would be located on Brook Road Terrace, and the affordable housing would be spread across the site. 8. Moderate weight was applied to the loss of employment space, and this was the one harm identified by officers. However, there was not a demand for this type of office development in the current market. 9.”

Minutes

The committee vote

Councillors voted nine in favour and none against, unanimously carrying the motion to delegate permission.

“Cllr Warren opened the debate and commented that this application was an improvement on the 2016 scheme. He moved the recommendation that officers be delegated to permit the application.”

“On voting for the motion, it was CARRIED (9 in favour, 0 against - unanimous).”

Minutes

What was decided

The committee delegated permission subject to a legal agreement securing affordable housing, transport, open space, carbon, education, employment and fire-hydrant measures.

“RESOLVED that officers be delegated to permit the application subject to: 1. A Section 106 Agreement to secure the following: a. 34 affordable tenure homes with 21 units social rent and 13 units shared- ownership to reflect the units agreed in Draft Heads of Terms, relevant terms and design standards; b. Highway improvement works on route to Two Tunnels Greenway as follows: i. The provision of dropped kerb and tactile crossing facilities on Brook Road and Bellotts Road; ii.”

“A financial contribution of £290,191.20 towards mitigating shortage of public open space through enhancement of existing in the vicinity of the site; g. A financial contribution of £104,872.68 to the Council's carbon offset fund to mitigate the shortfall of renewable energy generation at the site to comply with Policy SCR6; h. A financial contribution of £40,397.65 to special education needs and disabilities education provision; i.”

Minutes