Land to the West Of Weston All Saints Primary School, Osbournes Hill, Upper Weston, Bath, Bath and North-East Somerset
Erection of 4no dwellings and associated works, hard and soft landscaping.
The proposal site is outside of the World Heritage Site (WHS) and abuts its western boundary. The site is within the indicative setting of the WHS and abuts in part the boundary of the Bristol and Bath Green Belt and the Cotswolds National Landscape. It is located within the ‘landscape setting of settlements (see policy NE2A of B&NES Local Plan – Core strategy and placemaking plan incorporating the local plan partial update: Volume 1 – District wide strategy and policies (January 2023) (B&NES Vol.1).
It is noted that the Landscape and Visual Impact Appraisal (LVIA) states that the site is within the National Landscape (para. 5.4); however, this does not appear to be the case.
To north of the site and in part abutting, is a Local Green Space (LCR6A) (B&NES Vol.1) - The Orchard, Broadmoor Lane.
The site is subject to Tree Preservation Orders (TPOs) including 500/318 (mixed deciduous woodland); TPOs are made by Local Planning Authorities to protect specific trees, groups of trees or woodlands in the interests of amenity.
In 2019 BPT strongly supported the making of the TPO above and our statement concluded that “Failure to protect this woodland puts this green space at risk of harm and loss, and this will threaten the landscape setting of the World Heritage Site in this location”. The full statement and associated information can be found at: Westbrook Woodland – Bath Preservation Trust (bath-preservation-trust.org.uk).
Whilst there is no legal definition of amenity, it is evident that the protected woodland contributes to the setting of the nearby Green Belt and Cotswold National Landscape, and the setting of the WHS. It adds to the rural character of the vicinity and is a buffer at the edge of the settlement, acting as a transitional feature between the village and the surrounding landscape. Notwithstanding this, of course local residents are best placed to comment on the amenity value of the site and we note that numerous submissions have been received by the Local Planning Authority (LPA).
With regard to policy NE2A, unfortunately the proposal does not conserve or enhance the setting of the settlement or its landscape character, views and features. We are unconvinced that the proposed mitigation will outweigh the harm and the introduction of the houses will negate the woodland being seen as such.
Notwithstanding the above, the design of the proposed houses, the horizontal emphasis of the respective south-west elevations, the material palette with its strong reliance on stone – which suggests an urban setting rather than materials suited to a woodland setting – and the relative starkness of the elevations (south-west), due to a deficit in articulation, is not appropriate for this location.
If the LPA decides to permit the scheme, then any harm should be weighed against any public benefit. We would suggest that the provision of four units of market housing in this location provides limited public benefit, in contrast to ‘self’ or community-led builds, or indeed affordable housing.
We note that both the LPA’s Arboriculture and Landscape Officers object to the scheme, via their respective comments of 11 and 12 September 2024, and no doubt their views will be given due consideration in the determination of the application.
The scheme is contrary to the provisions of the National Planning Policy Framework (December 2023) (sections 12, 15 and 16) and B&NES policies B4, D2, GB1, NE2, NE2A and NE6, and therefore BPT cannot support the application.