Three workshop units at Enfield Works, Upper Westwood

What was proposed

The application proposed demolishing an office and creating three Class E workshop buildings, drainage, landscaping, parking and cycle facilities.

“The Proposal This is a full application for the demolition of an existing single storey detached office building to accommodate the erection of 3 commercial buildings to fall within use class E (g) (i, ii, and iii). The proposed uses would allow for offices, research and development commercial floorspace and light industrial use.”

“The proposed development to create units 4 and 5 would form an extension to existing units 3 and 4 to create two 2 storey units. Unit 2 would be created by extending existing unit 1 and would be a two storey building with a mezzanine floor. Except as below the new buildings would be rendered to match the existing buildings. Revised plans have since been received following the recent deferment…”

Officer report

The site and surroundings

The brownfield site lies within Westwood’s settlement, Green Belt, Cotswolds National Landscape and Conservation Area, near woodland, footpaths and a listed building.

“Site Description The site is located within the Special Landscape Area - The southern fringes of The Cotswolds, the Avon Limestone Valley landscape character assessment area and within the Cotswolds Countryside Character Area. The site is also located within the West Wiltshire Green Belt and within the Cotswolds National Landscape (formally AoNB).”

“The site is located within the Bath and Bradford-on-Avon Bats Special Area for Conservation (SAC). The north, west and east boundaries of the site adjoin an area of deciduous woodland Priority Habitat. There is a County Wildlife Site (known as Becky Addy Meadows) 130m north of the site, connecting to an area of Ancient Woodland (Becky Addy Wood) located 160m to the north.”

Officer report

Earlier development

An earlier permission approved converting a garage-workshop into commercial workshop use, while several older permissions covered workshop and vehicle-related uses.

“Planning History PL/2024/10289 – Change of use from garage/workshop (sui generis) to workshop (Class E) with associated works – Approved (approved March 2025)”

“This development was for the conversion of the single storey garage/workshop in the centre of the site (referenced to as units 3 and 4 on the location plan submitted with the current scheme) to unrestricted use class E (commercial, business and service) uses. The scheme included a minor extension in height to the building to provide a mezzanine floor which resulted in an increase of floorspace by approximately 51 sq. metres as detailed in the following plans.”

Officer report

What officers recommended

Officers recommended approval, considering the employment benefits, acceptable design and limited landscape, Green Belt, neighbour, highway, drainage, ecology and heritage effects.

“Officers are satisfied that development would not harm the historical, social, geological or ecological etc features of the Cotswolds National Landscape, and there would be no conflict with the requirements set by the CRoW Act, that seek to further and enhance the natural beauty, heritage and wildlife of the National Landscape.”

“Planning, conservation, highway, public protection, drainage and ecology officers are also satisfied that the development can be supported, subject to planning conditions.”

Officer report

Consultation and objections

The parish council objected, while council consultees raised no objection subject to conditions; twenty-nine objections cited landscape, traffic, wildlife, amenity and design concerns.

“Cotswolds National Landscape Management Plan 2025-2030. • Cotswolds AONB Landscape Character Assessment particularly, in this instance, with regards to Landscape Character Types (LCT) 4 (Enclosed Limestone Valley). • Cotswolds AONB Landscape Strategy and Guidelines particularly, in this instance, regards to LCT 4 (link) including Section 4.1. • Cotswolds National Landscape Climate Change Strategy.”

“Twenty-nine objections were received which can be summarised as follows: • Adverse impact on Green Belt/ National Landscape/ Conservation Area • Unacceptable intensification of use of the site/ would form a small industrial estate • Volume increase of buildings over 50% • Adverse impacts on highway safety/ road infrastructure in an area unsuitable for HGV traffic give the narrow lanes and in a village with narrow pavements • Poor access to the site • Adverse impact on local…”

Officer report

Support for the scheme

One letter supported the proposal as an opportunity to tidy a neglected brownfield site and provide additional workplaces and employment.

“One letter of support was also received setting out the following points:”

“This application represents an opportunity to tidy up a long-neglected brownfield site. • The proposal would provide additional workplaces. • The site once housed a similar number of different small companies, along with the stone mine that is now closed. • The extra employment opportunities will be of great benefit to the community.”

Officer report

Who spoke

Two members of the public spoke against the application, an agent supported it, and Councillor Nigel White spoke against it as local unitary member.

What members discussed

Members questioned the scheme’s scale, design, visibility, uses, highways effects, consultation responses and statutory duty, then debated intensification, employment and landscape improvement.

“Members of the Committee then had the opportunity to ask technical questions of the officer. Details were sought on the scale and design of the proposals, existing structures and public visibility, the lack of a substantive consultee response from the Cotswold National Landscape Board, highways impacts, the consented and future potential uses of the site, and the statutory duty that applies in the National Landscape.”

“During debate Members discussed the proposed intensification of commercial use at the site, and whether there was an improvement as a result and whether this amounted to conserving and enhancing the National Landscape area. There was also a discussion over the potential increase in employment as a result of the application, and the effects of the proposal.”

Minutes

The committee vote

Councillor Nigel White moved refusal, seconded by Councillor Bill Parks, and Councillor Andrew Davis asked for his opposition to the resolution to be recorded.

“At the conclusion of debate, and on the motion of Cllr Nigel White, seconded by Cllr Bill Parks, it was…”

“Cllr Andrew Davis requested that his vote in opposition to the resolution be recorded.”

Minutes

Why permission was refused

Permission was refused because the scheme was found not to further the National Landscape’s natural beauty and to cause unjustified cumulative intensification, tranquillity and landscape harm.

“That planning permission be REFUSED for the following reasons:”

“The proposal does not satisfy the strict statutory duty set by Section 85 of the Countryside and Rights of Way (CRoW) Act in terms of seeking to further the purpose of conserving and enhancing the natural beauty of the Cotswold National Landscape.”

Minutes