Bath and North East Somerset Local Plan VOLUME: CORE STRATEGY & PLACEMAKING PLAN 2 Bath

Core Strategy Placemaking Plan Adopted July 2017 Adopted July 2017

CONTENTS 1 SETTING THE AGENDA 82 BATH’S NEIGHBOURHOODS 1 Context 90 POLICY SB11: Former MoD Foxhill 91 POLICY SB12: Former MoD Warminster Road 6 VISION AND SPATIAL STRATEGY FOR THE CITY 9 POLICY B1: Bath Spatial Strategy 95 POLICY SB13: Former MoD Ensleigh and Royal High Playing Field (formerly Core Strategy Policy B3c) 12 POLICY B4: The World Heritage Site and its Setting 96 POLICY SB14 Twerton Park 13 OVERVIEW: BATH SITES 98 POLICY SB15 Hartwells Garage 25 POLICY BD1: Bath Design Policy 100 POLICY SB16 Burlington Street 29 THE CENTRAL AREA AND ENTERPRISE ZONE 103 POLICY SB17 Englishcombe Lane 34 THE CENTRAL AREA 106 POLICY SB18 Royal United Hospital 35 POLICY B2: Central Area Strategic Policy 107 BATH’S UNIVERSITIES AND PRIVATE COLLEGES 41 POLICY SB1: Walcot Street/Cattlemarket 109 POLICY B5 Strategic Policy for Bath’s Universities 44 POLICY SB2: Central Riverside and Recreation Ground 116 POLICY SB19 University of Bath at Claverton Down 47 POLICY SB3: Manvers Street 123 POLICY SB20 Bath Spa University, Newton Park Campus 51 POLICY SB4: Bath Quays North & Bath College 55 POLICY SB5: South Quays & Riverside Court 124 DEVELOPMENT ON THE EDGE OF BATH 125 POLICY B3a: Land Adjoining Odd Down, Bath Strategic Site Allocation 57 POLICY SB6: South Bank 64 POLICY SB7: Green Park Station West & Sydenham Park 128 INFRASTRUCTURE AND DELIVERY

67 WESTERN RIVERSIDE 71 POLICY SB8: Western Riverside

72 TWERTON AND NEWBRIDGE RIVERSIDES 74 POLICY B3: Strategic Policy for Twerton and Newbridge Riversides 77 POLICY SB9: The Bath Press 81 POLICY SB10: Roseberry Place FORMAT NOTE The Local Plan 2011-2029 comprises two separate Development Plan Documents: the Core Strategy (adopted July 2014) and the Placemaking Plan (adopted July 2017). Core Strategy policies and strategic objectives are shown with a light yellow background and Placemaking Plan policies are shown with a light blue background. The latter includes those Core Strategy policies that have been superseded by the Placemaking Plan. Text which supports a Core Strategy policy is shown with a white background and text supporting a Placemaking Plan policy is shown with a light grey background.

Please note that for those Core Strategy policies now superseded by the Placemaking Plan all supporting text is shown with a light grey background. Through the preparation of the Placemaking Plan only elements of the Core Strategy supporting text for these policies was amended or updated. The original Core Strategy supporting text can be viewed in the adopted Core Strategy. SETTING THE AGENDA Context

“continuous development over two millennia” WHS Statement of Significance (2010) national economy, but the aftermath of 4. Historical Context WWI resulted in a great deal of inter war Bath has exhibited a positive genius for 1. house building and a surge in the land reinventing itself and will need to do From its early history as a Celtic place of coverage of the city. In the interwar period so again in order to emerge from the reverence and as a spa during Roman the southern part of the landscape bowl economic shocks of the early 21st century occupation, Bath evolved into a Saxon at Southdown and the Odd Down Plateau as a more environmentally sustainable monastic settlement and subsequently was colonised. Elsewhere, suburban and economically competitive place that a Norman cathedral town. During the development took place at Weston and stewards well its remarkable cultural Middle Ages it developed into a regional Larkhall and new neighbourhoods were inheritance. market town and a centre of the woollen connected to the centre by the Bath trade before becoming perhaps the Electric Tramway. After the Second World most significant national health resort of War Bath was caught up in the process of Elizabethan and Stuart England. Rapid rapid socio-economic change that was at expansion in the Georgian era saw Bath work in the country as a whole. Change become the foremost fashionable resort within the city reflected many national of the 1700s, and created an enduring trends, including the growth of private architectural legacy. motoring, modernist reconstruction and the subsequent rise of the conservation 2. At the beginning of Victoria’s reign Bath movement. In 1987, in recognition of its was the 9th largest town in England with unique cultural value the city was inscribed a population of nearly 50,000. Thereafter as a World Heritage Site. This raised its Bath lagged behind the national level of international profile as a tourist destination industrial urban expansion and instead and has sharpened debate about how Bath refined its image as a place of change and development should be genteel residence and retirement. Many managed and what ‘sustainability’ means pinned their hopes of a social revival with for the city and its future. Brunel’s Great Western Railway, but this did little to reignite the popularity of the city. Instead the railways served to crystallize an industrial strip of mills and foundries along the River Avon as far as Twerton. Towards the end of the Victorian period the Corporation sought to revive the city as a spa upon the rediscovery of its Roman origins. However, little came of efforts to establish Bath as a leading therapeutic centre. 3. The pace of growth in Bath was slow during the early part of the 20th century, a reflection of the depressed state of the

2 7. 9. 12. Strategic Issues The Council’s Economic Strategy and The strategy for the city must sustain and There are considerable areas of derelict 5. research by Business West sets out the refine the critical contribution of tourism to and underperforming land and a number of The history of Bath has included several current health of the city and considers its the economy. This means protecting and prominent sites in need of redevelopment changes of image, function and fortune but future prospects. Bath’s prosperity depends enhancing the characteristics that make the in order to enhance the World Heritage Site it maintains a strong place in the popular on enabling the growth of existing business, city special, providing a high quality public and protect its setting and the Green Belt imagination as an elegant Georgian spa attracting high value added employers and realm and ensuring that an appropriate from incursion. town with a remarkable Roman legacy. moving towards a low carbon economy. It level and range of visitor accommodation is 13. The city retains many of the characteristics will have to compete with other cities and maintained. The Bath Hotel Futures Study The public realm of the city centre is which have made it a place of high large towns also wishing to attract growing 2015 updates the evidence underpinning suffering from decades of underinvestment environmental quality and a desirable sectors. This will require a new phase of the Core Strategy and suggests a and a much better relationship is needed place to be for previous generations. The investment in offices and other workspaces need for an increased level of visitor between the city and the River Avon. approach to planning for 21st century within and adjoining the city centre. It also accommodation. It is the Council’s intention Bath must be driven by these qualities so means optimising the contribution of both to review hotel requirements as part of the 14. that the city continues to be a distinctive, universities to the economy as sources Local Plan review. Congestion on the main radial routes, the successful and competitive place. of creativity, innovation and labour and city’s air quality management area and 10. enabling the development of related climate change require that the spatial 6. The housing market is particularly employment and business premises. strategy makes the most of existing public The conservation and enhancement of expensive to penetrate and this contributes transport infrastructure and planned the World Heritage Site (WHS) and its 8. to a dislocation of workers from workplace investment. In this way growth can enable setting and of the Conservation Area must Alongside measures to diversify the and exacerbates the level of in-commuting people to travel to and around the city with be reconciled with contemporary socio- economy, industrial enterprise must be from lower cost locations. More housing less environmental impact and greater economic and environmental challenges, allowed to compete in the land market in and more affordable housing is needed to efficiency. including climate change. Bath’s WHS order to sustain a mixed employment offer support economic growth, increase the co- status and environmental quality is not an for a multi-skilled workforce. location of jobs and workers, and address 15. obstacle to economic growth – it is part of a the needs of households on the housing In order to enable development in the strong ‘brand’, an incentive to and enabler register. Central Area and Western Corridor of prosperity – however, it does require significant works will be needed to mitigate 11. that contemporary change is managed flood risk together with essential land There is a significant imbalance between sensitively and that high quality design is remediation. achieved. the resident workforce and jobs in the city. The main place of employment for about 30% of the resident workforce is outside Bath and the city imports many workers from beyond its boundaries, particularly from the market towns of West Wiltshire.

3 16. 19. 22. Much of the building stock of the city is The prosperity of Bath depends on Whilst there are significant development World Heritage, energy inefficient. Planning policies should maintaining the city as a place which opportunities within the city, there is not Regeneration enable improvements to the energy draws visitors who are attracted by the enough land in the city to meet the land performance of Bath’s buildings and also mix of shops, restaurants, and cultural and use demands that have been identified and ‘Place’ the generation of low carbon sources of heritage facilities. The plan aims to ensure by the evidence. This is because Bath is a 23. energy. that Bath promotes a distinctive shopping small city with relatively few development In addition to enabling the delivery of the experience at the leading edge of retail sites. The unmet need is not considered Sustainable Community Strategy, the Bath 17. development, and that Bath is seen as the to represent exceptional circumstances for spatial strategy seeks to contribute to the The development of the University of Bath place for high quality, locally produced developing in the Green Belt and in any actions proposed in the City of Bath World and Bath Spa University requires strategic goods and foods. case is not viewed as overriding the great Heritage Site Management Plan (November policy direction in order to secure the future weight that needs to be afforded to the 2010) that seek to protect the Outstanding of each institution, and to ensure that the 20. significance of heritage assets, not least Universal Value (OUV) of the site and its student population does not continue to Promoting Bath as a ‘Spa’ City; providing a the World Heritage Site. The Council has setting. The significance of the WHS is drive the student lettings market to the high quality tourist experience where visitor therefore had to prioritise land uses for the set out in the Statement of Outstanding detriment of the normal private housing stay is extended; enhancing the cultural limited land available. It has agreed that it Universal Value and derives from the stock and existing communities. and visitor offering; and promoting the will plan to meet its housing numbers and city’s Hot Springs, its Roman Archaeology; City as a world class venue for sport and 18. employment floorspace in full; as well as Georgian town planning; Georgian recreation. The Bath/Bradford-on-Avon Special Area of the growth in hotel demand projected in architecture; the green setting of the City Conservation (SAC) is designated because 21. evidence supporting the Core Strategy; within a landscape bowl. The Cotswolds of the presence of bats and their foraging Central Bath is unusual in that it is home and will accept that there is a shortfall in AONB Management Plan is also important areas. Bats are protected under European to a large number of residents as well meeting the retail capacity identified for the in this regard as Bath’s townscape and and UK legislation and care must be taken as shops, businesses and heritage sites. whole plan period. landscape combine to form a special to avoid impacts to the integrity of the SAC. Some ten thousand people, including composition of town and country. many families, live in central Bath. This large number of residents contributes to the vitality and vibrancy of Bath, day and night; and to the special character of the city centre. Owner-occupiers care for the historic Georgian houses everywhere in Bath at their own expense. The Council will encourage and support residents in central Bath.

4 24. 25. 26. 27. In 2006 the Council published ‘The Future The Bath spatial strategy has been The Public Realm and Movement Strategy Progress on these issues has been made for Bath’ in which it sought to define the prepared against the background of this for Bath City Centre has already responded possible through funding secured by the essence of the city – its DNA. It articulates a regeneration agenda so that it contributes to this agenda in order to shape investment Council from the EU CIVITAS programme. suite of regenerative themes, derived from to the realisation of a distinctive and in the city centre. It sets out a programme to the aspirations, intentions and activities authentic development programme for reanimate the city centre by: that have shaped Bath’s socio-economic the city. As an international cultural asset, • Rebalancing the movement and transport history and character. It proposes that these well considered and high quality growth systems in favour of pedestrians, cyclists influences should be reinterpreted and is a key principle guiding the overall level, and public transport users translated into a contemporary context to type and design of new development. The inspire a distinctive future place brand and strategy prioritises the creation of enduring • Refashioning streets, spaces and the identity. The themes are below: developments, places and neighbourhoods riverside including pavements, seating, over ‘planning by numbers’ in order to lighting, etc. deliver relatively short term targets. It • Revealing the centre through a new seeks to shape development that will be wayfinding and city information system. appreciated and used well into the future and to deflect ill-conceived proposals that might be rejected within a generation.

Water & Knowledge Imagination Pleasure Living Wellbeing & Invention & Design & Culture Heritage

5 VISION AND SPATIAL STRATEGY FOR THE CITY

6 Where possible the built environment will A Vision and The Vision evolve in a more energy and resource Strategy for the City What the spatial strategy is efficient manner and renewable and seeking to achieve: sustainable energy, appropriate to the 28. The key strategic issues, along with Bath’s natural, historic and cultural assets, Bath context will be introduced, alongside other plans and the Future for Bath have which combine to create a unique sense measures to mitigate and adapt to climate informed a vision for the city as set out of place of international significance, will change and to pursue a reduced carbon below. The spatial strategy for Bath and be conserved and enhanced to maintain economy, The delivery of new housing strategic policies for specific areas set out the city’s key competitive advantage is a vital component of the vision and will in this volume seek to deliver this vision. and unique selling point as a high quality help to create a sustainable relationship environment, to live, grow a business, visit between the city’s labour and job markets and invest. and support Bath’s economic potential. The scope to further improve Bath’s The need for more housing will enable environmental quality will form the the regeneration of many areas within foundation of efforts to boost the city’s the city. Where development is needed profile as a more competitive economic on the edge of Bath it will be positioned, centre. The realisation of a range of master planned and designed to sustain development opportunities within the the ‘significance’ of Bath’s heritage assets Central Area and Enterprise Zone will and the integrity of its landscape setting. greatly improve the city aesthetically Parallel investment in public transport and also enable Bath to position itself infrastructure and walking and cycling as a more entrepreneurial, innovative, routes will keep the city moving and creative and business friendly place. enable more sustainable travel choices to Economic development and productivity be made. will therefore be stimulated and facilitated, Bath’s already strong identity as a whilst simultaneously upgrading inherited therapeutic place will be enhanced by townscape. boosting its performance as an enjoyable city for leisure, recreation and shopping with a vivacious cultural scene and a highly valued green infrastructure network. Lansdown A46/M4 Park & Ride Bristol & Swindon A4 Chippenham

Ensleigh

Royal United Hospital A363 Bradford on Avon Newbridge & Trowbridge Park & Ride A4 Bristol Warminster DIAGRAM 1 Western Road Riverside BATH SPATIAL

University STRATEGY of Bath KEY Newbridge Oldfield Park Area of Outstanding & Twerton Riversides Natural Beauty Central Area Bath Spa Area of Search for East Bath Spa of Bath Park & Ride Site University Bath City Centre District Boundary Green Belt Green Infrastructure Link (Illustrative) Outer Bath Main Newbridge & Twerton Riversides Housing Sites Industrial focus north of the river. Mulberry Park Mixed use to the south Rail Line

Western Riverside Safeguarded Sustainable Routes Residential-led regeneration Odd Down Park & Ride Walking and Cycling Routes Central area Protect historic character. Broad range of Land Adjoining World Heritage Site Odd Down developments to upgrade environmental quality and functional role © Crown copyright. All rights reserved 100023334 (2015) 8 All of the following objectives will be e Plan for a contraction in the demand of 4 The Relationship between Population, POLICY B1: Bath considered in the context of part 1 of this industrial floor space from about 167,000m2 Labour Supply and Employment policy: in 2011 to about 127,000m2 in 2029 but a At the margin of delivery, achieve a better sustain a mixed economy to support Bath’s Spatial Strategy 2 Economic Development balance between the overall number of multi-skilled workforce and multi-faceted jobs in the city and the resident workforce. The strategy for a Plan for an overall net increase in jobs of economic base by retaining a presumption A sufficient increase in housing delivery 7,000, rising from 60,200 in 2011 to 67,200 of favour of industrial land in the Newbridge Bath is to: and the associated growth of the labour in 2029, with significant gains in business Riverside area. force will reduce the need for labour to 1 Natural and Built Environment services tempered by losses in defence 3 Housing be imported from neighbouring locations. and manufacturing. Sustain and enhance the significance Economic diversification will reduce the (a) Enable the development of about 7,020 of the city’s heritage assets and green b Plan for the expansion of knowledge need for a significant minority of resident new homes, increasing the overall stock infrastructure, including: intensive and creative employment sectors workers to out-commute to other areas. of housing from about 40,000 to 47,000. by enabling the stock of office premises to a The Outstanding Universal Value of the The following distribution of housing will be b Reduce the proportion of the resident increase from about 173,000m2 in 2011 to City of Bath World Heritage Site and its planned for: workforce who out commute and enable about 213,000m2 in 2029. setting. a shift in the level of self-containment from • Large sites in the Central Area and c Achieve the net additional increase to the 70% to nearer 80%. b Listed buildings, the Bath conservation Enterprise Zone – 3,300 stock of office premises of 40,0002 m (GIA) area and their settings. 5 Previously developed land by enabling the development of 60,000m2 • Large sites in the outer neighbourhoods, c Archaeology, scheduled ancient (GIA) of new space, linked to a release including former MoD land and the a Regenerate and repair a number of areas monuments, and historic parks and of 20,000m2 of that which is qualitatively extension to MoD, Ensleigh – 2,100 within the Central Area and Enterprise gardens. least suitable for continued occupation, Zone to create new areas of attractive • Small scale intensification distributed or which has been changed as a result of and productive townscape and a much d Non-designated heritage assets of local throughout the existing urban area 1,150 interest and value. the introduction of permitted development improved relationship between the city and rights. • Land adjoining Odd Down – 300 its river. e Giving great weight to conserving landscape and scenic beauty in the d Focus new office development within • Subject to compliance with all other policy b Transform the Western Riverside area into Cotswolds Area of Outstanding Natural and adjoining the city centre and enable considerations residential development a contemporary residential neighbourhood. appropriate levels of business space in will be acceptable in principle provided Beauty c Redevelop surplus Ministry of Defence mixed use out-of-centre development sites. the proposal lies within the existing urban land at Foxhill, Warminster Road and f The network of green spaces and wildlife area of Bath as defined by the Green Belt Ensleigh to optimise the contribution corridors including the River Avon and boundary. Kennet and Avon Canal, Local Nature that these areas can make to the city’s Reserves, formal and informal parks and development needs. recreational areas, trees and woodlands. g The biodiversity resource including species and habitats of European importance.

Placemaking Plan Policy

9 6 Shopping 7 Higher Education 9 Public Realm f Addressing land remediation within the Central Area and Enterprise Area in relation a Ensure that the primary shopping area a Enable provision of additional on-campus a Facilitate enhancement of the public to industrial and utilities uses. successfully absorbs Southgate into the student bed spaces at the University realm of the Central Area and delivery of a trading patterns and character of the city of Bath and at Bath Spa University, and Wayfinding and City Information System in 11 Energy conservation and sustainable centre by not making provision for a further new off-campus student accommodation line with the Public Ream and Movement energy generation large scale comparison retail project subject to policy B5, thereby facilitating Strategy. a Enable renewable energy generation growth in the overall number of students b Enable small to medium sized 10 Transport, Infrastructure including the development of district whilst avoiding growth of the student comparison retail development that and Delivery heating networks. lettings market. improves the shopping offer and enhances To enable the delivery of the spatial b Improve the energy efficiency of the built the reputation of the city centre. b Enable provision of additional on-campus strategy for Bath it will be necessary to environment. and in-city teaching and research space. c Protect and where possible enhance implement the actions presented in Section the vitality and viability of District and local 8 Tourism, Culture and Sport 2G. In summary this means: centres. a Manage the provision of 500-750 a Implementing improvements to walking, d Focus additional convenience retail new hotel bedrooms to widen the cycling and public transport infrastructure, floorspace (beyond existing commitments) accommodation offer for the city, increase including the ‘Bath Package’, to improve within and on the edge of existing centres overnight stays and the competitiveness of connectivity to and from areas of housing, before considering out-of-centre sites Bath as a visitor and business destination. employment and neighbourhood centres. that might improve the spatial pattern of b At the Recreation Ground, and subject b Delivering the measures identified provision across the city. to the resolution of any unique legal issues in the Council’s Transport Strategy that e Enable the provision of neighbourhood and constraints, enable the development of are required to enable the economic retail services at Ensleigh, Warminster Road, a sporting, cultural and leisure stadium. growth aspirations of the city and the Foxhill, and associated with the Strategic environmental improvements to be c Enable the provision of enhanced Site Allocation adjoining Odd Down. achieved. facilities for interpretation of the World Heritage Site in the Central Area and for the c Implementing a new Parking Strategy. nationally designated City Archives. d Implementing the Air Quality Action Plan d Enable the provision for a new cultural/ for Bath. performance/arts venue within the Central e Implementing flood mitigation measures Area. to ensure development in vulnerable areas of the Central Area and Enterprise Zone is safe whilst not increasing risk elsewhere.

Placemaking Plan Policy

10 30. 32. 34. The World Heritage Site The setting of the World Heritage Site, The Core Strategy seeks to promote and The overall purpose of the strategy is to and its Setting beyond its designated boundary, is reinforce local distinctiveness through provide a framework within which decisions important as inappropriate development high quality design that improves the can be made about the appropriate 29. The World Heritage Site status of the city is here could impact upon the Outstanding environmental quality and character of the height of new buildings in Bath. It will a key material consideration when making Universal Value of the site. The setting city and the way that it functions. In addition inform decisions about the value of sites, planning decisions. As a designated is the surroundings in which the World to normal processes of contextualisation in the Placemaking Plan and will act as a heritage asset of the highest significance Heritage Site is experienced. It includes relation to neighbouring buildings and the development management tool in the there is a strong presumption in favour a range of elements such as views wider area more generally, development consideration of planning applications. of the conservation of the Outstanding and historical, landscape and cultural must be demonstrably informed by The Strategy has been compiled in such a Universal Value of the World Heritage Site. relationships. The World Heritage Site an understanding of the Outstanding way that it can be used as the basis for a The significance of the WHS is set out in Setting SPD provides the information Universal Value of the World Heritage Site, Supplementary Planning Document. the Statement of Outstanding Universal needed to assess whether a proposed its authenticity and integrity. Design that Value (OUV) (2010) and is summarised in development falls within the setting, fails to conserve or take the opportunity to paragraph 2.05. The World Heritage Site whether it will have a harmful impact and to enhance the Outstanding Universal Value Management Plan (2011-16) sets out the what extent. The Green Belt, which closely World Heritage Site will be rejected. The objectives and actions needed for the surrounds the city, also plays an important preparation of other local development successful conservation and management role in protecting the setting of the WHS documents, including the Placemaking Plan of the Site. The Local Plan has a key role (see its purposes which are summarised in will ensure the achievement of high quality in the implementation of the Management Table 8). The general extent of the Green design. Belt is retained by the Core Strategy and its Plan. 33. openness is protected from inappropriate To contribute to this process, a Building development. The boundary of the World Heights Strategy for the area of Bath Heritage Site and the indicative extent of covered by the World Heritage Site the setting of the World Heritage Site is designation has been prepared. The shown on the Policies Map. strategy provides area-based guidance on 31. the appropriate height of new development Section 60 [Environmental Quality] to ensure the protection of the Outstanding highlights the Council’s wish to enable Universal Value (OUV) of the Site. the appropriate modification of heritage assets, including the World Heritage Site, for development that reduces carbon emissions. It also sets out that a Supplementary Planning Document provides detailed guidance on this matter.

11 POLICY B4 The World Heritage Site and its Setting There is a strong presumption against development that would result in harm to the Outstanding Universal Value of the World Heritage Site, its authenticity or integrity. This presumption applies equally to development within the setting of the World Heritage Site. Where development has a demonstrable public benefit, including mitigating and adapting to climate change, this benefit will be weighed against the level of harm to the Outstanding Universal Value of the World Heritage Site.

Core Strategy Policy

12 OVERVIEW: BATH SITES

13 35. 37. 39. In the context of delivering the Core In facilitating the delivery of development There will be other development sites or Bath Enterprise Zone and Strategy, there are a series of significant opportunities and setting out policies to buildings that are not included within the Masterplan development opportunities within Bath manage development and change, the site allocations section, that may well come 41. that need to be taken forward with vision Placemaking Plan also needs to ensure forward within the plan period. These sites The Bath Enterprise Zone (shown on and aspiration. This must be intelligently that the functions and quality of the River are no less important, and development diagram 2 below) is land designated as a applied, informed by a thorough Avon corridor and other elements of the proposals will be required to respond to the key zone for economic growth by the West understanding of the qualities of Bath as city’s extensive green infrastructure are policy context as set out in the Local Plan. of England Local Enterprise Partnership. It a place, its outstanding universal value as protected and enhanced. This will work The development options of these sites has the potential to deliver more than half a World Heritage Site, and future role as a towards the delivery of the River Park are generally more limited, for example of the District’s job growth during the Plan small, yet high profile city. The Placemaking concept as set out in the ‘Enterprise Area by virtue of some of them being listed period and plays a key role in providing Plan advocates a sustainable approach to Masterplan’. buildings (e.g. Mineral Water Hospital and much needed accommodation for the city development so that enduring places King Edward’s School). There will however 38. area’s flourishing high-value business are created. It establishes the conditions still be an expectation that these buildings In enabling development the Placemaking sectors. within which such positive change can take will contribute towards the delivery of a Plan sets out a detailed planning and place and provides the detail to show how range of town centre uses that have been 42. design framework for specific sites development within the city can benefit and identified as being required in the city. The Bath Enterprise Zone Masterplan was throughout the city. These will: enhance local communities. commissioned by Bath and North East 40. • Set out a vision for the site. Somerset Council to develop a vision for 36. Other sites, such as Walcot Yard, will the Enterprise Zone. It sets out a possible The history of Bath and elsewhere shows • Provide clear development and design be informed by their particular physical strategy for the delivery of the employment that in many cases high quality buildings principles as part of the policy framework or functional context, and by planning growth that B&NES is intending to deliver and places endure beyond the time of for the determination of planning policies, including the ‘Walcot Street as part of the City Deal. The Masterplan their creation and are often recycled with applications. Works’ SPD. In accordance with national sets out an overall level of ambition for different uses/occupiers over time. The planning guidance the Council will expect • Resolve conflicting objectives in areas bringing ‘the riverside to life’, and focuses Placemaking Plan focuses on both the that in all cases, land or site value should: subject to development pressures on delivery and unlocking funding creation of new areas of townscape that reflect policy requirements and planning opportunities to enable the regeneration of help to repair and renew parts of the urban • Protect environmental assets that are obligations and, where applicable, any riverside development sites. fabric, and the first package of uses that particularly sensitive to change Community Infrastructure Levy charge. This need to be accommodated to deliver the confirms the principle set out in the NPPF • Help to stimulate development and city’s socio-economic needs for the current that where safeguards are necessary to enable the delivery of planned growth plan period. make a particular development acceptable and economic potential in planning terms, and these safeguards • Act as a focus and a catalyst for key cannot be secured, planning permission agencies and landowners to work will not be granted for unacceptable together development. In this context it is particularly important that developers ensure that the policy requirement to sustain and enhance the District’s historic environment is factored in land values and demonstrated in viability assessments (see Policy HE1).

14 43. As set out in the West of England City Deal High Quality Design agreed with Government, the main focus in Bath in the Enterprise Zone is the delivery of 45. economic and employment growth with To sustain and enhance the significance up to 9,000 jobs planned to be delivered of the city’s heritage assets as set out in by 2030. This requires the delivery of Core Strategy Policy B1 (1); to respond around 60,000 sq.m. (gross) of new office to the requirements of Policy B4; and to floorspace within the plan period, and complement the design policies in the predominately within the central area. This development management section, this is set out in Core Strategy Policy B1 and B2. part of the Placemaking Plan outlines the 44. issues to be understood in order to achieve As set out in the ‘Strategic Issues’ above, high quality design within Bath. there is not enough land in the city to 46. meet its objectively assessed needs as This section sets out the Design Values for identified by the evidence. The Council new development in Bath, then introduces has therefore had to prioritise land uses the evidence base that supports them, for the limited land available. It has agreed and culminates in a design policy for new that it will plan to meet its housing numbers development in the city. This policy will be and employment floorspace in full, as well key in informing the design of emerging as the growth in hotel demand projected development proposals within Bath. in evidence supporting the Core Strategy; and will accept that there is a shortfall 47. in meeting the retail capacity currently It will be supported by a Design SPD identified for the whole plan period. that will provide further guidance about achieving design quality. This is scheduled to be prepared in 2016.

15 Planning policies and decisions should not 52. Design Values for New attempt to impose architectural styles or The design values have been derived Development in Bath particular tastes and they should not stifle from the ‘World Heritage Site Attributes’, innovation, originality or initiative through and from the work undertaken following 48. The design of new buildings in Bath is unsubstantiated requirements to conform the production of the Public Realm and a difficult and contentious subject. A to certain development forms or styles. It Movement Strategy. This established, via a straightforward question of ‘what should is, however, proper to seek to promote or collaborative stakeholder process, a set of new buildings in Bath look like?’, is met with reinforce local distinctiveness. design values for the public realm. These design values for new buildings in Bath animated debate. Should new buildings 50. will be used as the basis to inform ongoing continue the theme of Bath as a classically The Placemaking Plan establishes a set of debate and understanding which will need inspired city or should they reflect the spirit ‘Design Values’ for Bath in order to provide to undergo a similar collaborative process of the age, and adopt a modern approach a context for considering the design of new to ensure that they are robust, and reflect to new architecture? Should they mimic buildings in Bath, to seek to ‘promote or aspirations for the visual appearance of the Georgian idiom, or should they be of reinforce local distinctiveness’ as required new development in Bath. their own time, whilst responding to their by NPPF, and as a means of creating sensitive environmental context? Do copies authentic and locally distinctive enduring 53. of the Georgian architecture undermine places, The ‘Design Values’ should be read The outputs are intended to result in a the authentic, or do they continue an in conjunction with the relevant evidence Design SPD that provides more detail and established precedent? Do they evolve a base including the Bath Conservation Area guidance to support the interpretation and city renowned for design innovation or not? Character Appraisals, the Building Heights implementation of these Design Values, Are different approaches appropriate for Strategy and the Morphology Study. and to provide a design guide for new different areas? development. 51. 49. These Design Values are intended to assist Whilst there are inevitably a wide variety in the design process of new development, of views about the best approach (or without imposing ‘architectural styles or indeed which approach to take where), it particular tastes’. They aim to encourage is nonetheless an important issue that the building design ‘innovation, originality Placemaking Plan – as the key planning or initiative’, and ensure that new document for managing change in Bath development is authentic to Bath, not – should address. This is supported by anywhere else. These design values paragraph 60 of the National Planning are intended to help guide and shape Policy Framework (NPPF) which states that: the emerging outputs of development proposals, ensuring that they capture the essence of Bath’s DNA, and the key aspirations of the Council.

16 Design Values

Strategic design values Design Values for New Development

Reinforce a sense of • The deliberate creation of a beautiful city, one that is harmonious and integrated, and which is informed by an understanding of Palladio’s composition and balance ideas to a city scale. • Elegance and beauty, achieved through consideration and understanding of proportion and human scale. • A limited palette of materials. • Read as one / Unity – part of a complete landscape / visual homogeneity • A consistency of building heights reflecting topography. • A deliberate close relationship between the built and unbuilt. • Importance of large trees in softening and unifying the townscape and in providing year round interest.

Design innovation & Details/ • Building design – unified façade, with individual expression internally. Characteristics • Contrast between formal front and informal backs. • Integrated relationship between the design of buildings and the design of the public realm (including wide flat pavements), facilitating social interaction and activity • Dramatic forms of development that blend and integrate with the landscape • City as theatre set, with visual surprises and open spaces. • The pursuit of excellence. “The World Heritage Site is not a constraint, it is an invitation to excel’ • Mediocrity is not acceptable in new buildings, although this is not to be confused with the ‘ordinary’, as long as it is good quality.

Celebrate Bath’s • Bespoke Independent Spirit • Foster the small scale • Many small, fewer big • Nurturing growth • Encourage and foster the individual and eccentric– entice the radical • Within a dominantly townscape approach, allow and encourage the occasionally high quality quirky, unusual or surprising details or building.

17 Strategic design values Design Values for New Development

Craftsmanship • Encourage the inventive, the progressive and challenging. • Encourage craftsmanship in natural materials. • Simplicity, only using embellishment with purpose • Promoting the evolution or translation of design ideas, not mimicking / slavishly copying (unless exceptional circumstances) • Reuse of existing buildings

Life Enabling • Encourage surprise, joy, visual interest and delight • Provide variety, interest, diversity • Enabling public life by creating positive and active relationships between buildings and the public realm, including the provision of wide pavements • Recognising the biophilic benefits of green infrastructure and an enhanced river and canal corridor. • Enable creative building design to create new space for wildlife and the natural environment. • The importance of established and created views

Looking responsibly to the future • Design for people, for nature, for places • Energy efficiency and use of low carbon materials • Use of natural materials • Living roofs and other sustainable drainage features • Protect and further enhance ecological ‘nodes’ • Establish or strengthen habitat between these ecological nodes • Strengthen the connectivity between the river and the other linear biodiversity habitats

18 55. 57. Building Heights The Building Heights Strategy (2010) is an Types of views and The way buildings respond to the Strategy for Bath important part of the evidence base that the distinctive topography; either following the informs the Placemaking Plan. It provides contours or running up and down slopes (also see policy D2 & HE.1) an overall context for considering building character of Bath perpendicular to the contours, has given 54. heights, then sets out the recommended 56. a widely recognised beauty to the city As set out in paras 14 and 15 above, the heights for new development within This section provides a description of reflecting the picturesque principles which heights of buildings are an important different parts of the city. There is a site the importance of views and of their were influential in the urban planning of the aspect of the visual homogeneity of specific principle contained in most of the contribution to the distinctive character of eighteenth and early nineteenth century. the city, and new developments need site allocations throughout Bath which Bath. Setting out that it is the interaction These principles continue to be valued to respond creatively and sensitively to outlines the need for an analysis to be between the built and natural landscape and to influence subsequent phases of their exceptional context. Development undertaken to enable an appropriate through history and their influence upon development of the city. proposals must be designed to become an response, and to influence the height, form each other that has created the unique integral part of an expanded city, making and design of new buildings. It sets out that composition of Bath. This characteristic is their own contributions to the ‘deliberate the Bath Building Heights Strategy should described in the Bath City-wide Character creation of a beautiful city’. be used as part of the evidence base. This Appraisal (adopted as a Supplementary same approach will be required for those Planning Guidance in August 2005). development sites not covered by a site allocation, but which may impact on these issues of acknowledged importance.

‘The ingenuity and variety

The Building Heights Strategy ‘is based of architects’ responses to on the premise that the primacy of the Georgian City must be maintained the topography contribute physically and visually in the City of Bath. The Outstanding Universal Value of Bath is intrinsically linked to the Georgian City greatly to the unique which is also the centre of the city and new development must be subservient appearance of Bath.’ to this hierarchy.’ Bath City-wide Character Appraisal (2005)

19 58. 59. 61. It is very often the views from this This character is experienced from a myriad The urban design principles have given rise Each of these types of view have their own intermediate level that were valued by of views ranging from deliberately planned to a city with a remarkably uniform height characteristics often affected by the level of visitors in the C18th and early C19th and views to everyday views experienced interspersed with taller more prominent the viewing point of the onlooker. There are which were recorded in paintings and by residents and visitors; these can be civic buildings, particularly churches subtle differences in the view depending prints albeit at a time when the city was far panoramic or glimpsed views. It is both with spires. The buildings set within the on the height at which they are viewed less developed. the importance of these views as well landscape provide a strong sense of a but for the purposes of the Placemaking • Low level views from within the as the importance of this character that steady descent towards the River Avon and Plan have been separated into high, developed areas and below the general enables understanding of Bath’s particular the valley floor. intermediate and low level views. height of surrounding buildings by distinctiveness. The city set within a hollow 60. • High level views, such as from Alexandra contrast tend to be framed views between of the surrounding hills is an important The appealing harmony between landform Park, have the advantage of providing buildings or between trees. They provide component of the Outstanding Universal (the hills and river valley) and buildings is expansive fields of visibility and therefore interesting and characteristic views of Value of the City of Bath World Heritage evident in the variety of types of views, of provide a good panorama of the city buildings as they rise from the valley Site as expressed in criterion i) of the and, from the city as summarised below. demonstrating the relationship of floor often separated by open spaces Adopted Retrospective Statement of buildings to the surrounding landscape and trees and typically leading to green Outstanding Universal Value: • views from outside the city such as from and showing the hierarchy of buildings hillsides and a wooded skyline. Little Solsbury Hill or Dean Hill, ‘Bath’s grandiose Neo-classical Palladian and the main periods of development. 62. crescents, terraces and squares spread • views looking across the city from open • Intermediate level views are those just Proposals for new interventions must be out over the surrounding hills and set spaces such as from Kelston, the City above the tops of the general cityscape. supported by an understanding of the in its green valley, are a demonstration Farm or Alexandra Park, It is here that the full beauty and character importance of views to the significance par excellence of the integration of • views from developed areas on the of the city can be fully appreciated and value of the place and its heritage architecture, urban design and landscape hillsides such as Widcombe or Lansdown; potentially encompassing some or all of assets. This understanding must be setting, and the deliberate creation and the following; used to minimise conflict with heritage of a beautiful city… That the architects conservation.’ who followed were working over the • views from the city centre which are often • architectural detailing in the near distance, course of a century, with no master plan framed such as along the river or along • views towards the river and low points or single patron, did not prevent them streets to the hillsides beyond. of the city, and from contriving to relate each individual development to those around it and to • the placing of the buildings within their the wider landscape, creating a city that landscape setting as they rise up the is harmonious and logical, in concord with hills its natural environment and extremely • the wooded skyline and hills in the beautiful.’ distance.

20 64. 65. The City of Bath World The World Heritage Site and its setting is It is designed to be used by developers, Heritage Site Setting a living and evolving environment whose statutory undertakers and their advisors long term protection and appreciation so that the issues can be fully taken into Supplementary relies on changes and decisions about account when considering the siting and Planning Document the management being informed by an design of new development as well as understanding of the significance of the to be used by policy and development 63. The City of Bath as a World Heritage World Heritage Site and its setting. The management planners when considering Site is unusual both in its size, City of Bath World Heritage Site Setting development opportunities and encompassing the whole city, and in its Supplementary Planning Document (2013) development proposals. complexity. It has a very large number of provides this understanding as summarised planning designations, designated and below. undesignated landscape and heritage • It supports policies for the protection assets, a complex mix of attributes and of the World Heritage Site including a setting which is an integral part of the recognising that changes in the Site itself significance of the site itself. The Statement and in the Site’s setting can have either a of Outstanding Universal Value is the positive, neutral or negative effect primary source for understanding the significance of the World Heritage Site. • It seeks to facilitate appropriate Further guidance is provided in the list of management in support of the World attributes which convey the values and add Heritage Site Management Plan through to the understanding of the Outstanding guidance to ensure the characteristics that Universal Value. The setting, in common are significant are protected, conserved with the World Heritage Site itself, has the and enhanced purpose of protecting and enhancing the • It identifies aspects of significance as significance and understanding of the defined in the Statement of Outstanding Outstanding Universal Value. Universal Value • It provides understanding of the implications of any proposed changes and provides a framework for assessing effects using available methodologies and best practice.

21 68. 71. Conservation Area The character areas that have been City of Bath A Morphological Study of Bath was Character Appraisals assessed as part of the first phase of Morphological Study commissioned in 2014 as an important part undertaking character appraisals across of the evidence base to inform planning 66. A morphological analysis provides a Conservation areas have been an the city were based on those set out in specification of the material out of which policy and future development proposals important policy instrument for managing the Bath Citywide Character Appraisal. the city is made. Just as good joinery is in Bath: ‘The study focuses on the patterns change in the city since the first designation This was undertaken in 2005 and was underpinned by an understanding of the of streets and squares, the plots and of six separate conservation areas in 1968. subsequently adopted as a Supplementary characteristics of different kinds of wood, buildings, their details and materials – the Various changes have been made to Planning Document. The city-wide if we want to manipulate and transform features that give the city its unique identity the boundaries of the conservation area character appraisal covers the whole urban fabric successfully, we will make and acknowledged architectural, aesthetic, in response to changing conservation of Bath and its immediate environs and better decisions if they are informed historical and archaeological value – and views about what was considered to be extends beyond the conservation area by a detailed understanding of how make the city so highly valued as a place to architecturally and historically important boundary. It provides a helpful starting point places are put together in detail, how live and work. and background for a conservation area as well as ongoing changes in planning they work and how they connect to their 72. character appraisal. controls. The current single conservation surroundings. The purpose of the study is to provide area was first established in 1973, extended specific information about the structure, 69. Karl Kropf (2015) City of Bath in 1975, 1985 and then most recently in The draft Conservation Area Character fabric and character of the city to ensure it Morphological Study 2002. Appraisals that have been undertaken will retains its identity and value as it continues be subject to public consultation before to develop and prosper. The basic principle 67. In 2015 Bath and North East Somerset adoption. The character appraisals of the that underpins this aim is illustrated by the Council commissioned Conservation remaining parts of the Bath conservation widely recognised and well established Area Character Appraisals for six different area will be undertaken during 2016. Bath style and sense of ‘Bathness’. parts of the Bath conservation area. 70. 73. This is needed to better understand the These initial draft character appraisal The study examined the characteristics importance of the conservation area, and documents can be seen here: of the city, with a particular focus on the to ensure that development proposals historic core and the river corridor. It • Brassmill Lane, Locksbrook and Western preserve or enhance their special ‘identified different parts of the city that Riverside architectural or historic interest. A key have a unique character and identity due to reason for undertaking these appraisals • City Centre their location, their shape and size and the was to provide the evidence base to pattern and arrangement of the physical • Bathwick support the design and development fabric – streets, plots and buildings.’ principles for the site allocations in • Twerton, Whiteway, Southdown and the Placemaking Plan, and to support Moorlands proposals for non-allocated sites. • Pulteney Road • North Road and Cleveland Walk

22 74. Persistence and inflection of forms Creating the Canvas for Public Life in Out of this analysis a series of design Public Realm Bath – Public Realm and Movement The third principle of persistence is rooted principles were generated for each area, as 77. Strategy for Bath City Centre in the longer term transformation of places. well as the following three core overarching In 2010, Bath and North East Somerset recommends a radical and inspirational Places get their identity from their history, principles: Council adopted the ‘Public Realm and plan for the transformation of Bath’s in very physical terms, with the persistence Movement Strategy for Bath City Centre’. urban environment. Although ambitious Combinations of aspects of features over time. The most obvious Its aims and objectives are captured in the and aspirational, it is also pragmatic and example in Bath is the name and alignment … Places work better when there is extract below: flexible and can be delivered on an of Upper and Lower Borough Walls. These multifunctionality rather than a single use or incremental basis over the next 10 to 20 streets follow the line of the former city 78. element. A landmark and a gathering point years. wall. For the most part the fabric of the wall In support of the strategy and taking together reinforce each other and create is gone but the line remains. Once a form forward one of its actions, the Council The strategy puts forward a series of a more memorable place. While it is useful like the wall is built, others that are added has produced the Pattern Book for the measures to address traffic movement to look at places thematically it is essential later are formed and inflected to adapt Public Realm (2015). This ‘sets out the within and around the centre of the to look at the way the different topics go to it, reinforcing the shape of the first and framework for the quality of streets and city in order to establish a network together to give a place its life and identity. helping it to persist. public spaces in the city centre. It provides of beautiful new and reclaimed Shared elements a comprehensive description of how the public spaces, successful streets 75. public realm should look and feel to ensure and an enhanced River Corridor. It … Where there are two areas next to each All these principles can be used in the that it continues to uphold the heritage also recommends a programme of other, for example, and a landmark or design process to help create places that of the city’s past, and at the same time improvements to simplify, refashion node on the boundary between them, the are vibrant and successful, work together adapt to the requirements of a sustainable, and manage the public realm, including landmark or node is perceived as part of well as a whole and have a distinct identity.’ progressive and liveable city of the future’. the removal of street clutter and the both. The element is shared between the 76. introduction of a new bespoke range areas and becomes the pivot or pin that 79. The study has informed the wording of of street furniture and pedestrian binds the two together, creating a strong Both the Public Realm and Movement the design and development principles wayfinding products to enhance, reveal sense of connection, even if the areas have Strategy and the Pattern Book are material contained in the site allocations section of and communicate the distinctiveness very different character. considerations that set the standard that the Placemaking Plan, and the requirement the LPA will expect from development and diversity of Bath. as set out in Policy D2. The Morphological proposals to ensure that the highest The ultimate objective of the Public Study is an important design resource to be standards of public realm are delivered Realm and Movement Strategy is to used to inform the design of development across the city centre. The Pattern Book, stimulate a rediscovery of a vibrant proposals within the city. whilst focussing on the city centre, also public life within the city centre and to contains recommendations that will be of enhance the enormous potential of relevance in other parts of the city. Bath as a place, not just for the benefit of visitors and businesses, but for the enjoyment, health and wellbeing of the community as a whole.

23 The Pattern Book is produced in two Green Infrastructure 81. volumes: The Placemaking Plan will play a key role in enabling the delivery of the aims and • Volume 1, the Framework Guidance, Strategy objectives of the strategy. describes the public realm of central 80. Bath, the streets, squares and parades The following text is extracted from the in which people interact with each Council’s Green Infrastructure Strategy other, the city’s architecture and its (March 2013): landscape. It sets out principles which ‘The Council’s Green Infrastructure Strategy should underpin their layout. is all about making sure that the natural • Volume 2, the Technical Guidance, environment works for the community, by translates these principles into practical making the most of the benefits that the instructions which describe how to natural environment can and should be implement the layout and arrangement providing for people, places and nature. of city centre streets and places, and Green infrastructure is a term used to the expectations for the quality of describe the networks of natural spaces materials, their detailing and upkeep and corridors that make up the natural which should be implemented to make environment in a given area. The range it a beautiful and durable place to live, of benefits that green infrastructure can work and visit. deliver are summarised as: • supporting healthy lifestyles and thriving communities • providing active access to the outdoors • enhancing landscape character and built heritage • enhancing biodiversity • supporting healthy ecosystems • providing climate change solutions • invigorating the local economy and natural tourism • enhancing sense of place

24 Bath Design Policy 83. The policy brings together a wide range POLICY BD1: 82. of issues, many of which have been The Bath Design policy, which introduced in the proceeding section and Bath Design complements the design policies contained which are available via hyperlinks below: in the District-wide policies section, requires Policy that the design of new development • WHS Attributes All significant or sensitive development within the city responds appropriately or • WHS Setting SPD proposals within Bath are required to sensitively to its context. It is a policy that incorporate in their Design and Access complements the design and development • Bath City-Wide Character Appraisal Statement: principles contained in the site allocations • Building Heights Strategy section, and helps to ensure the delivery 1 How the Bath design values and the of high quality contextual development • Conservation Area Character Appraisals relevant evidence base, have informed that can sustain, complement and enhance • Morphology Study the chosen urban design, architectural Bath’s historic environment, its townscape, and landscape approach, in terms of landscape, assets and setting. • Green Infrastructure Strategy the pattern of development, aesthetics, • Public Realm and Movement Strategy building form, use, materials and detailing. • Pattern Book 2 How the height and scale of proposed 84. development has respected, responded The policy and other design related issues and positively contributed to the will be supported by a new ‘Design SPD’ character of Bath, its heritage and the that will be produced during 2016. values associated with it, and important views. 3 How the proposals maintain the significance, integrity and authenticity of the World Heritage Site 4 How the proposals preserve or enhance the character or appearance of that part of the conservation area. Proposals that fail to adequately address these issues will not be supported.

Placemaking Plan Policy

25 86. 87. 88. Addressing Flood Risk While the Bath Quays Waterside Project The Bath Quays Waterside Project will: The Council and Environment Agency 85. was conceived as a flood mitigation will fund these works (£6.22 million) with 1 Significantly widen the north bank to up The Council is implementing the Bath and defense project, it is also a major a combination of Revolving Infrastructure to 15m wide at the lower tow-path level Quays Waterside Project which will put in opportunity to overcome the city’s history funding made available by the West of between Churchill Bridge and Green Park place essential flood mitigation and flood of turning its back on the river. The project England Local Enterprise Partnership, and to move water through this area more defense works to the north and south seeks to significantly enhance the riverside Local Levy and Flood Defense Grant in Aid quickly in flood conditions. This requires banks of the river between Churchill Bridge at Bath Quays. It will create better access funding. that Green Park Road is diverted away from and Midland Bridge. These interventions and a more beautiful and enjoyable the riverside northwards to link up with 89. will: environment for local people and visitors Corn Street creating the major opportunity The Environment Agency and the Council to the city. These improvements will then • Reduce existing and future flood risk to open up the riverside to the city. are currently working on upgrading and be complemented and completed by the to the Lower Bristol Road and over 100 improving Twerton Gate to reduce flood forthcoming development of the ‘Bath 2 Replace trees along the southern verge residential and commercial properties risk to key development sites and existing Quays’ sites either side of the river. of Green Park Road and along the new on the south side of the river through the properties. If this is implemented then this road alignment with new planting. There provision of new flood defenses; could reduce the need for on-site flood are currently no plans to alter Green mitigation upstream. • Provide the flood mitigation to enable the Park itself, other than some landscape redevelopment of the Bath Quays and improvements at the river’s edge. Manvers Street sites in order to realise the Council’s ‘Bath Quays’ project and deliver 3 Install new flood walls and raise existing new jobs and homes. river walls on the south side of the river between Churchill Bridge and Midland Bridge. 4 Improving flood defenses on existing buildings fronting onto the river along the Lower Bristol Road.

26 92. 93. The River The focus for large scale re-development The Placemaking Plan addresses the 90. and additional flood alleviation measures in different, and potentially conflicting roles The importance of the River Avon the river corridor brings significant, but not of the river environment, to create a corridor must be recognised in managing insurmountable, challenges to the planning response where the whole is greater than development in this part of the city. The process and for its long term management the sum of its parts: a river environment tree lined river corridor is recognised for and stewardship. Development brings that maintains and enhances its important its landscape and visual contribution to the significant pressures for increased lighting contribution to the landscape character of city and it also supports a variety of wildlife and urban public realm and with it the the city, that enriches important biodiversity and is designated as a Site of Nature potential for loss of darkness, tranquillity habitats, that transforms our perception Conservation Interest (SNCI). As such it is and vegetation. These impacts are of the river as a neglected part of the city, a key component of the District’s Green managed through the Placemaking Plan and which is seen by developers and Infrastructure providing benefits for people, policy approach. A Water Space Study is occupiers as an asset to their development place and nature. also under preparation as a means to guide sites, and as a key reason to occupy change, and to provide the framework to buildings near it. The Natural Environment 91. For much of its length the river comprises a deliver sustainable benefits for people, Evidence Base describes ‘biophilic design’, dark tranquil corridor that connects with a place and nature. where incorporation of biodiversity, clean network of green spaces and recreational water, and variations in aspect and view routes in the city. It supports a rich diversity can contribute to the wellbeing and of wildlife, including nationally and productivity of people, thereby resulting in internationally protected species for which an improvement to the perceived quality special protective legalisation applies. The of place. In short, the kind of exemplary dark; vegetated, and tranquil characteristics place that the river environment should be, of the river are key attributes. is good for all of us; good for biodiversity, good for business, good for well-being and good for World Heritage management. This combined approach could best be achieved through the development of a linear river park.

27 Bath Transport Package (such as the • A parking strategy to support the 100. Bath Transport expanded Park and Ride Sites, Variable economic growth of the city; The implementation and delivery of this Message Signs and improved bus stops strategic policy over the lifetime of the Core Strategy – ‘Getting • A traffic management plan for the city; with real time information), the EU funded Strategy will mean that the Central Area will Around Bath’ Civitas Renaissance programme (such • Support for more use of public transport have changed by 2029. It is anticipated that 94. as Better Bus Area funding), whilst also to reduce the number of cars entering the the extent of the city centre boundary will Good transport is fundamental to the recognising the importance of Network city; expand westwards as key development economic success and wellbeing of Rail’s electrification programme for the sites within the existing city centre and • A new Park-and-Ride to the east of Bath, the city, and to the ability of residents Great Western Main Line. edge of centre areas are redeveloped to and continuing expansion of the existing and visitors to move around. However fully optimise their locations and generate 98. Park & Ride (P&R) sites, which can to help the volume and impacts of vehicles are more intensive activity (see diagram 3). undermining the city’s historic fabric and The Transport Strategy for Bath has the reduce the demand for parking spaces ambience, are detrimental to air quality in following vision: within the city; 101. The Placemaking Plan seeks to facilitate parts of the city, and impact negatively on “Bath will enhance its unique status • Better management of Heavy Goods the ongoing progress made to relocate the perception of the place. The historic by adopting measures that promote Vehicles within the city; long stay parking to Park and Ride sites, core of Bath and the city’s key arterial sustainable transport and reduce the • Finding a new location for coaches to thus reducing vehicle movements into routes in particular, suffer from the intrusion intrusion of vehicles, particularly in the park once they have dropped visitors off the constrained city centre. This is a of cars and HGV’s, and the quality of life historic core. throughout the city is being adversely in the city centre. key component of the wider strategy to This will enable more economic activity reduce the impact of traffic in the City, affected. • Working with the Highways Agency, and growth, while enhancing its special create options for the central area and Wiltshire and other authorities to develop 95. character and environment and improving improve the environment. This works in proposals and strategies to remove In response to this context, the Council the quality of life for local people”. favour of economic activity and is a more through traffic and HGVs, in particular, adopted the ‘Getting Around Bath’ efficient use of scarce space in the centre, The reduction of the impact of vehicles is from Bath. Transport Strategy in 2014. This sets out the presenting opportunities to improve the vital in this unique UNESCO World Heritage Council’s long term vision for transport, and 99. walking and cycling environment. city and will require a combination of covers the period up to 2029 to reflect the The delivery of the strategy is essential measures. These can be summarised as 102. period for the Council’s Core Strategy and to enable the city to meet its growth follows: The Placemaking Plan provides for the Placemaking Plan. objectives and to improve the quality of life retention of around 500 spaces within • A walking/cycling strategy to make Bath within the city. Its delivery will work towards 96. the Central Area which is considered the UK’s most walkable city; the creation of a city centre that is free of all The aim of the Strategy is to support the necessary in order to maintain the vitality but essential traffic, and which provides an city’s growth agenda and also improve the • Improved accessibility for people with and viability of the city centre. environment that is attractive for businesses environment within the city itself, which can mobility impairments; be damaged by the impact of traffic and and visitors on which the city’s economy congestion. The longevity of the Strategy relies, as well as for those who live and is key to providing a consistent vision for work the city and to accommodate the ambitious in Bath. housing and employment aspirations as set out in this document. 97. The Strategy builds upon existing initiatives, including those delivered through the 28 THE CENTRAL AREA AND ENTERPRISE ZONE

29 103. 105. 107. The development potential of the Central Within this area flood risk is a key constraint The Core Strategy sets out a clear, firm and Area and land either side of the River Avon which is likely to increase as a result of enduring vision of change for these areas lying between the Lower and Upper Bristol climate change. A sequential, risk-based upon which to base site specific delivery Roads (A36 and A4) presents the key approach is taken to the strategy for Bath proposals. opportunity for delivering many parts of the in accordance with the NPPF. The Central 108. vision for the city. Area and Enterprise Zone are regarded as To support the Core Strategy a the most suitable location within the District 104. Placemaking Plan will be prepared to set for the scope of activities envisaged. A The valley floor is the headline out a more detailed planning and design site specific flood risk assessment must development location for Bath; a complex framework for specific sites within the demonstrate that the development within area, where both significant change and Central Area, the Enterprise Zone and this area will be safe throughout its lifetime conservation is needed. This means elsewhere in the city. This will provide a without increasing flood risk elsewhere in realising its economic usefulness and vehicle for resolving contentious planning accordance with the NPPF and Policy CP5 property value whilst protecting heritage issues for key areas where the change is (see infrastructure and delivery section). assets, responding to character, enhancing envisaged. recreational potential, managing flood risk, 106. The Placemaking Plan will: addressing land remediation, improving The Core Strategy identifies strategic policy connectivity and sustaining wildlife habitat. areas within the valley bottom of the River • Establish the potential use of individual Avon. It sets out their roles, the scope sites and set out sustainable design and scale of change to be achieved and principles placemaking principles to shape change. • Resolve conflicting objectives in areas The policy areas are: subject to development pressures • The Central Area (comprising the City • Protect environmental assets particularly Centre, South Quays and Western sensitive to change Riverside East) • Help to stimulate development and • Western Riverside, enable the delivery of planned growth • Twerton and Newbridge Riverside and economic potential • Act as a focus and a catalyst for key agencies and landowners to work together

30 Newbridge Hill

Bat h to B ris tol

Rai lw ay Locksbrook Pat h Cemetry R iv e r A v Newbridge Rd o n

12 Newbridge Rd Upper Bristol Road

Great Western Railway Line Safeguarded Su stainable Transport Route

09

DIAGRAM 2 11 The Herman BATH CITY Miller Factory CENTRE AND THE ENTERPRISE AREA Lower Bristol Rd 10

Former Cabinet KEY Makers Factory Bath City Centre Cycle and Walking Route

t Twerton Enterprise Area Boundary Twerton Highstree Cemetry Existing Buildings

04 Green Space 13 Oldfield Park Railway Station Important Heritage Assets Pedestrian Right of Way

Potential Public Realm SITES Potential Route Innox Park 01 Cattlemarket 05 Bath Quays South 09 Bath Western Primary Shopping Area St James Cemetry 02 Central Riverside & Riverside Court Riverside Safeguarded Sustainable Transport 06 10 T & Recreation Ground South Bank The Bath Press w o Route T u 03 07 11 n n Manvers Street Green Park Roseberry Place e ls P Site Allocation a 31 04 Bath Quays North Station West 12 Hartwells Garage th 08 Strategic Industrial Estate & Bath College Sydenham Park 13 Twerton Park n

o

v

A

Royal Victoria Park r e

t v

S i

t R

o

c

l The Paragon The a

Lansdown Rd The Royal W Crescent

The Sydney Circus Gardens Henrietta Gardens

Gay St 01

Henrietta St Upper Bristol Road George St

Hilton

Hotel Milsom St Great Pulteney St

Queen 09 Square

Pulteney Pulteney Rd Norfolk Bridge & Crescent Weir The Rec The Guildhall Monmouth St Radial Gate 02

Union St

07 Green Park Lower Bristol Rd Station Sydenham Park Street Bath Abbey Parade Roman Baths 08 Gardens Midland Bridge Rd

North Parade Green The Park Stall St Cricket Brougham Hayes South Parade Ground G r e e

n Milk St P Avon St New Public ar Space k 06 Rd Bath College

Southgate St 03 St James St James’s Parade Cemetry Corn St 05

Newark Works

04 Manvers Street

Innovation Lower Bristol Rd Centre

Bus Station

Bath Spa Railway Station Kennet & Avon Canal DIAGRAM 3  CENTRAL AREA AND CITY CENTRE © Crown copyright. All rights reserved (100023334) (2010) THE CENTRAL AREA

34 109. 2 Placemaking Principles d The limited palette of materials and the The Central Area of Bath lies at the heart quality, detailing, skill of craftsmanship POLICY B2 Change within the Central Area should of the World Heritage site and much of it and authenticity of construction presents reinforce and contribute to the City’s lies within the Bath Conservation Area. The Central Area a coherent and high quality finish to the unique character and identity. Central Area comprises the city centre and Strategic Policy urban scene. neighbouring locations to the south and Assets of the Central Area e Many buildings have a proven track east. A key objective of the plan is for the 1 The Role of the Central Area The following characteristics combine record as being adaptable to a range of city centre to expand to encompass the Change within the Central Area should to provide an exceptional urban uses over time. entire Central Area. The precise extent improve Bath’s profile and performance environment. Development proposals of the city centre boundary is identified f There is a strong visual relationship as: must demonstrate that they have on the Policies Map. This boundary will between the built environment and been inspired and shaped by these be reviewed every 5 years based on a An important cultural asset for the world. its landscape setting providing many characteristics. The Placemaking Plan will observable change. glimpses and views, out of, within and into b One of the country’s most desirable and set out how the redevelopment of specific the Central Area. beautiful places in which to live and work. sites can respond to these characteristics: g The Central Area enjoys good proximity c A more dynamic place for business, a There are many areas of exemplary and connectivity to high quality urban enterprise, creativity and innovation. urban design where the relationship parks and waterways for recreation. These between buildings, streets and d An attractive centre for shopping, leisure also make walking and cycling to and from public spaces presents a high quality and recreation. the Central Area an attractive option. environment for people to enjoy. e A spa town that inspires, relaxes and h The River Avon and its banks are of nature b The urban landscape of streets, blocks entertains. conservation value and provide important and plots within the core of the city is of a bat foraging corridors and opportunities to f A visitor destination of international fine and characteristic grain and contains a connect people to the natural environment. renown. high proportion of listed buildings. i The compactness and continuity g A place that connects people to the c There are extensive areas of high quality of the primary shopping area, high natural environment. architecture where individual buildings representation of independent, specialist (in terms of height, scale, massing and h A place to, and in which people and multiple retailers amongst high architectural treatment) combine to form a increasingly travel by walking, cycling or incidence of historic shop fronts are key harmonious townscape ensemble. by using public transport. strengths. j The prevalence of active street frontages contributes to lively streets and public areas.

Placemaking Plan Policy

35 k There are a wide range of uses and p The poor quality of much of the public 3 Key Development Opportunities Neighbouring the City Centre activities within a walkable distance from realm has a negative impact on the Figure 7 illustrates the general extent of f Bath Quays South each other and the bus and rail stations. experience of the city centre, the World the city centre, identifies neighbouring (Stothert and Pitt to Travis Perkins). Heritage Site and Bath’s external image. l A series of public spaces allow for areas with the most capacity for g The Green Park Station area. temporary uses such as festivals, markets q The volume of traffic harms the significant change and key regeneration and events which contribute to the cultural environmental quality of a number of opportunities. The precise extent of the h The Homebase area including the identity and local economy of the city. streets and spaces and impedes the city centre, including that of the primary Pinesway industrial estate and gyratory. movement of pedestrian and cyclists. It shopping area is shown on the Policies m The city centre maintains a ‘lived in’ feel 4. Scope and Scale of Change therefore acts as a barrier to the expansion Map (see Appendix 3). Within the context due to the number of residences both of a walkable city centre. of the NPPF, economic development led The key activities to be accommodated within and adjoining the city centre. mixed use development proposals at the within the Central Area are: r Whilst the incidence of independent and Risks to the Central Area following locations that accord with parts local retailers remains high compared a Small to medium sized comparison retail 1 and 2 of Policy B2 and contribute to the The following issues are identified as to other centres, there has been a slow development where this retains a compact scope and scale of change listed in part ‘4’ key risks to enhancing the function decline in their presence. and continuous primary shopping area. of this policy will be welcomed. and appearance of the Central Area. s There is limited capacity on the highway b A net increase of about 40,000 sq.m Development proposals must, where City Centre network to absorb increased motorised (GIA) of modern office and creative possible, address these issues: travel. a North of Pulteney Bridge (Cornmarket, workspace, to enable the growth of n There are areas of poor quality post Cattlemarket, Hilton Hotel, and The sectors targeted in the Economic Strategy. t Congestion reduces the reliability of war development which have disrupted Podium). public transport to and from the Central c 2,000 sq.m of convenience shopping and fractured the urban grain. A number Area. b Manvers Street Car Park, Avon & space to address the overtrading of of these result in underutilised and poorly Somerset Police Station and Royal Mail existing stores. connected areas of riverside. within or u Parts of the Central Area fall within flood Depot area. having a relationship with, the Central zones 2 and 3a (See ‘Infrastructure and d Manage the delivery of 500-750 to Area. Delivery’) and this affects a number of key c Green Park Road (Green Park House). widen the accommodation offer for the development opportunities (see B1.3) city, increase overnight stays and the o There are areas where the river acts as d Bath Quays North (Avon Street Car and competitiveness of Bath as a visitor and a barrier to pedestrian and cycling desire v A lack of flexible modern offices and Coach Park and City College). business destination. lines and further crossings would be other workspaces and an over reliance e Kingsmead (Kingsmead House, beneficial in enabling sustainable transport on Georgian office space impedes Telephone Exchange, Plymouth House choices and for the enjoyment of the city. productivity, economic growth and and land in the vicinity of Kingsmead diversification. Square). w The building stock of the Central Area is energy inefficient.

Placemaking Plan Policy

36 e About 500 additional dwellings as 112. part of mixed use schemes on the key The Central Area The city centre is predominantly car free redevelopment opportunities that have in 2029 and is served by an integrated access, been identified. movement and wayfinding system. 110. Bespoke projects have upgraded the f A rejuvenated public transport The implementation and delivery of this public ream and combine with high interchange including improvements to strategic policy over the lifetime of the Core quality new development to enhance the Bath Spa Rail Station. Strategy will mean that the Central Area will have changed by 2029. It is anticipated that identity and competitiveness of the city g A comprehensive programme the extent of the city centre boundary will as a whole. A network of urban spaces for public realm enhancement and expand westwards as key development and an expanded set of pedestrian implementation of a Wayfinding and City sites within the existing city centre and circuits encourage wider circulation within Information System. edge of centre areas are redeveloped to an expanded city centre. This network supports retail and cultural activity and h Existing uses within the Central fully optimise their locations and generate connects to a wider network of heritage Area that remain compatible with its more intensive activity (see diagram 3). and cultural attractions, parks and gardens, future role and the scope and scale of 111. and beyond to surrounding residential change envisaged for it, should, where The Central Area is intensified and neighbourhoods. appropriate, be reincorporated as part rejuvenated and the extent of the city of redevelopment proposals, unless centre uses now stretches across the River 113. this is not viable or would significantly Avon. The area is perceived as a total The River Corridor is a key element of the reduce the capacity of the Central composition. New mixed use schemes experience of the city. It offers a continuous Area to accommodate jobs or housing complement the character and economic pedestrian route with frequent access development. In such circumstances function of the core, contributing to lively points, a series of new and enhanced reasonable efforts should be made streets, spaces and riverside areas, pedestrian bridge crossings and a variety to ensure such uses are relocated creating ‘stepping stones’ of activity that of well-connected river corridor spaces elsewhere. serve to connect the Central Area with and character areas which contribute to the green infrastructure and ecology of i A cultural / performance / arts venue. Western Riverside. The historic core of the city centre is seamlessly connected to new the city and offer a range of recreational j The retention and enhancement of development areas to the south and west. opportunities. leisure facilities. k Major riverside access and habitat enhancements.

Placemaking Plan Policy

37 DIAGRAM 3A  THE CITY CENTRE IN 2029 Primrose Hill Primrose Hill Primrose Hill (ADAPTED FROM THE PUBLIC REALM AND MOVEMENT STRATEGY) Sion Hill Sion Hill Sion Hill

Weston Weston Weston Park © Crown copyright. All rights reserved Park Park (100023334) (2010)

High Common High Common High Common

Combe Combe Combe Park Park Park

Royal Victoria Park Royal Victoria Park Royal Victoria Park

Sydney Sydney Sydney Gardens Gardens Gardens Henrietta Henrietta Lower Weston Lower Weston Lower Weston Henrietta Park Park Park

Twerton Twerton Twerton WESTERN CORRIDOR WESTERN CORRIDOR WESTERN CORRIDOR Western Riverside Western Riverside Western Riverside

Locksbrook Locksbrook Locksbrook

East Twerton East Twerton East Twerton

Kingsmead Kingsmead Kingsmead

Oldfield Park Oldfield Park Oldfield Park Station Station Station

Bath Spa Bath Spa Bath Spa Station Station Station

South Twerton South Twerton South Twerton Alexandra Alexandra Alexandra Park Park Park

The Oval The Oval The Oval

38 negative relationship to its context. Its 116. SB1 – Walcot Street / redevelopment has been an aspiration The imaginative re-use of this site Cattlemarket Site for a considerable time, but its economic provides a long overdue opportunity value as a successful hotel has worked to repair the gap in one of Bath’s most Context against the viability of any proposed diverse and visually distinct streets. The schemes. historical and ecological interests should 114. drive the form, detail and function of the Located on a key route into and out The Council would support in principle site. Development should integrate with of the city centre, the Cornmarket the a deliverable scheme that enables the the historic environment, and make an Cattlemarket site, and at some point in the redevelopment of the Hilton Hotel building exceptional response to a challenging future, the Hilton Hotel, provide significant and adjoining sites as this would have the and complex site. The repair and re-use of opportunities to remodel the fabric of potential to deliver increased retail and the Cornmarket building is required, and this area, providing a more engaging hotel floorspace, and replace the Hilton opportunities to reinforce the important role experience that seamlessly integrates the Hotel building. The Council’s support of the vaults as an important bat habitat whole of Walcot Street into the city centre. is subject to an appropriate response to linked to the river, should be embraced. river and street frontage and their key the character of the area, including as features are as follows: appropriate, the development requirements 117. and design principles as set out below Walcot Street is well known for its • Cornmarket: The two storey former Cornmarket Building is Grade II listed, and compliance with other relevant vibrant mix of small scale, independent and is a Building at Risk due to its poor development management policies. businesses, which contribute so much to structural condition. It is also vacant. See the appeal and identity of this part of the list description here. Vision city. The development of this site provides the opportunity to add to this diversity, 115. • Cattlemarket: This former cattlemarket and provide a mix of business space For many years, this site has been an has been used for decades as a surface to support the growth of this important eyesore in this part of the city centre. The level car park, and it continues to hold sector. Reference should be made to site benefits greatly from the vibrancy of a market use on part of the site every the Council’s Supplementary Planning the weekly Saturday market and by the Saturday. It is a complex and diverse site Document, ‘Walcot Street Works’; a expansive views over the river towards the with river frontage, and historic vaults Character Assessment and Principles for hillsides to the east. There is also a healthy underneath a significant portion of the Development. site which are used by bats, including footfall from pedestrians coming into the species linked to the Bath and Bradford city centre from the north and east. on Avon Bat SAC. The archaeology in this area is significant, and there are likely to be contamination and structural issues associated with redevelopment proposals. The site sits at a key ecological node, and is a key section of a dark habitat corridor. • Hilton Hotel: Despite being a very successful hotel, this is a building of poor aesthetic quality with a

39 DIAGRAM 4 CATTLEMARKET SITE

KEY Key Active Frontage Pedestrian Link and View Primary Vehicle Access Public Realm Improvement Riverside Path Site Boundary

© Crown copyright. All rights reserved 40 100023334 (2015) Purpose built student accommodation in The Bath Building Heights Strategy should apply. Where there is evidence to robustly POLICY SB1 this area is not acceptable as this would be used as part of the evidence base and demonstrate that an appropriate form of impede the delivery of other Council the starting point for this analysis. This mixed use redevelopment of the wider Development objectives identifies this site as being within zone site (incorporating the Hilton Hotel and 1 – the Georgian City, and recommends potentially the Podium) is deliverable Requirements and 2 Repair the broken street frontage of that for new development ‘the overall proposals that prejudice redevelopment of Walcot Street by re-establishing the historic Design Principles height should not be less than or exceed the wider site will be refused. building line. Behind the Walcot Street the overall prevailing height of nearby Development across the whole site will frontage, developers are invited to provide 9 Restore and enhance the biodiversity Georgian buildings.’ (Note that this is a be expected to: an engaging and varied architectural value of the river and the river edge by recommendation for the general height response that enhances the diverse built retaining and enhancing the green edge 1 Provide a fine grained, mix of uses that only and is subject to modifiers). This Bath character and riverside setting of the area. to the riverside, and ensuring the provision reflect the diverse and varied nature of Building Heights Strategy will apply in of a dark corridor to the river to enhance Walcot Street, containing units of varied 3 Be designed so that the frontage particular to the frontage of this site, and conditions for bats. size and tenure. This is to comprise: building onto Walcot Street is flanked the appropriate building heights elsewhere a Retail space that reinforces the important by two streets, one adjacent to the will be informed by the analysis described 10 Provide a riverside walkway that character of Walcot Street; Cornmarket building, and the other above. connects to the existing and adjacent adjacent to the Hilton Hotel. The latter riverside walkways. This will enable 6 Conserve and retain the whole of the b B1 workspace should provide for revised egress from the provision of a continuous riverside Cornmarket Building, and provide a public the Podium multi-storey car park, and walkway from Pulteney Bridge northwards. c A3 food and drink uses, including space adjacent to it. This public space if feasible, service access to and from It will require sensitive and appropriate creating opportunities for outdoor tables should relate to, and interact with the Waitrose. The streets will provide views of lighting solutions to retain the existing dark and chairs, which may be particularly ground floor of the Cornmarket building the river corridor and the hillsides beyond, corridor. suited to the Cornmarket building and and uses within, and have a positive and provide pedestrian access to the associated vaults. but sensitive relationship with the vaults 11 Explore the potential of a new riverside walkway. d A residential element, to include beneath part of the Cattlemarket Site, and pedestrian and cycling bridge over the affordable housing. 4 Undertake associated public realm with the river corridor. River Avon to provide additional choice works to Walcot Street and the public of routes through the city which will be 7 Embrace the existing function of e The retention of adequate and suitable realm within the site in accordance with the supported in principle. the vaults as a bat roost, and deliver space for use by a market, if viable. Bath Pattern Book. imaginative and compatible re-use of the 12 Undertake a detailed historic f Other city centre uses that contribute to 5 Respond to the important views related vaults. environment assessment, and where the rich mix of uses in the area. to the site and to the general character of necessary evaluation, in order to identify 8 Demonstrably explore opportunities the area. An analysis is therefore required and implement appropriate mitigation. It will not be acceptable for individual to facilitate the redevelopment or to inform the height, massing and design elements of the site to come forward remodelling of the adjacent Hilton hotel of buildings. where they may prejudice this overall building as well as adjoining sites, within a requirement for a mixed use development. comprehensive redevelopment proposal. Should this be achieved then the retention of the existing number of hotel bedspaces as a minimum and additional retail floorspace within the wider site as part of a mixed use scheme, will be required. Placemaking Plan Policy The other Development Requirements and Design Principles here would also 41 121. • The provision of an enhanced green SB2 – Central This area comprises a wide range of Vision infrastructure throughout the area, Riverside & Recreation historic and modern buildings, land uses There are a number of interrelated including improvements to the important and ownership structures. The Council projects that have enormous potential to biodiversity role of the river and the Ground will work with key stakeholders to help re-energise and re-define the important riverside; to bring forward individual projects that role and function that this area can play • Potentially, an enhanced role as a point of Context result in positive change; each contributing as a recreational heart to the city: A place access into the central area. 118. to the significant potential of the wider that will have the river at its centre, and will This area immediately to the east of the city area. Emerging projects will be guided by act as a forum for leisure, sport, recreation, As part of this, there are significant centre, comprises open spaces, buildings the relevant development requirements wildlife, entertainment and culture. It can opportunities to transform the visual and and uses that are almost exclusively related and design principles that provide the comprise of: physical connectivity of this area to its to sports, recreation and leisure activities. overarching planning policy framework to surroundings and these will be strongly • A 21st century re-interpretation of the It is in contrast to the more built up and manage change. historic ‘pleasure garden’ of Harrison’s encouraged provided they protect and commercial character of the city centre; it is enhance the Outstanding Universal 122. Walks (now Parade Gardens); a place where people relax and recharge, Value of the World Heritage Site. Specific The area falls largely within Flood Zone take exercise, play sport, or watch rugby. • An inspirational setting for the measures include: 3a and 3b and functions as an important development of a new sporting, cultural 119. storage area during flood events. Therefore and leisure stadium that safeguards the • Improving the connections from the The views available are varied, with certain any built development proposals would valued assets and attributes of the World streets and spaces of Terrace Walk, locations providing spectacular views need to ensure that proposals coming Heritage Site, including key views; Orange Grove and Grand Parade, including from: forward are safe, do not result in a net including the Colonnades into Parade loss of floodplain, and do not result in an Gardens and to the riverside; • Grand Parade over the river to Widcombe, increased flood risk elsewhere. Bathampton Downs, the folly of Sham • Transforming the existing links from Castle, and the green hillsides beyond; 123. Pulteney Bridge and North Parade Bridge Policy B1(8)b from the Core Strategy has to a remodelled riverside path on the east • from North Parade Bridge to Pulteney Bridge and from the river walk, and established the policy context for the side. Recreation Ground, and subject to the • from the Recreation Ground to the Abbey. resolution of any unique legal issues and constraints, it will enable the development 120. The iconic view of the formal Pulteney of a sporting, cultural and leisure stadium. Bridge with the river running beneath is a dramatic example of the contrast between the built and natural environments that is an important aspect of the city’s character.

42 DIAGRAM 5 CENTRAL RIVERSIDE & RECREATION GROUND

KEY Key Active Frontage Landmark Pedestrian Link Potential Pedestrian Link Public Realm Improvement Site Boundary View Point Green Infrastructure

© Crown copyright. All rights reserved 43 100023334 (2015) 4 Connecting the area underneath Grand Riverside East (The Rec, including Bath 5 Ensuring landscape, tree planting POLICY SB2: Parade to Slippery Lane, subject to the Rugby Club, Bath Sports and Leisure and public realm enhancements along consideration of impact on the character of Centre, the Pavilion, and other the river corridor contribute positively Development surviving historic fabric, associated areas) to its character, and that development alongside the riverside provides a positive The River 1 The preparation of a Development Brief, relationship to it. Requirements and in conjunction with stakeholders, the local 1 Working with key stakeholders, delivering community and statutory consultees, will 6 Where practicable, introduce measures the removal of the radial gate and Design Principles provide the detailed framework which will that enhance Green Infrastructure facilitating the creation of a high quality enable the development of a permanent including the biodiversity and character of These will apply to the public space that enhances the setting of sporting, cultural and leisure stadium, in the river, and the provision of habitats for Pulteney Bridge, improves safety for users consideration accordance with Core Strategy policy B1(8) important species. It is a requirement for a of the riverside path, and improves the b. biodiversity study to be commissioned to of development ecological value and function of the river. inform the development of a new stadium, 2 The design will respond appropriately proposals within 2 Development proposals will be and this should consider the impact of and creatively to its sensitive context expected to protect existing and provide lighting, particularly in relation to bats. this area. within the World Heritage Site, including for improved habitats, along the river edge. Riverside West (Parade Gardens, Terrace the importance of open views for example 7 Providing the opportunity for the leisure Walk, Orange Grove, 3 Lighting at this location must be from Grand Parade, Orange Grove and centre to be refurbished and improved. designed to safeguard the important Terrace Walk to the hillsides beyond, and Grand Parade) 8 In discussion with landowners explore ecological function of the river corridor, to the iconic view from North Parade Bridge options for parking in this area or on 1 The creative reuse of the voids include the retention to Pulteney Bridge and Weir. The range adjacent sites. underneath Grand Parade and Terrace of a dark corridor for bats of views is to be agreed through the Walk including the provision of radically Development Brief and Landscape and 9 Ensure no net loss of floodplain storage. 4 Improving the experience for improved public access to Parade Visual Impact Assessment process. Gardens and to the riverside. pedestrians and cyclists along the 10 Undertake a detailed historic riverside, ensuring that access is safe, 3 Development proposals will enhance environment assessment, and where 2 The potential of an appropriate new comfortable and enjoyable. and intensify the leisure offer with more necessary evaluation, in order to identify building for cultural uses in front of Terrace variety and year round use. and implement appropriate mitigation. Walk will be considered, subject to a thorough sensitivity analysis, including the 4 The safety and convenience of access importance of the vista to Sham Castle to and from the Rec will be improved. from Ralph Allen’s Town House, 3 Improving access to the river edge from Parade Gardens, enhancing the view corridor to Pulteney Bridge and reinforcing the biodiversity value of the river edge.

Placemaking Plan Policy

44 SB3 – Manvers Street Vision • This area will be transformed into Context delivering a new mixed use commercial 124. quarter for the city that optimises the very This area comprises a number of sites close relationship to Bath’s main public extending from the Grade 1 listed South transport interchange. Parade towards the Bath Spa Railway • It will help to positively transform Bath’s Station, and lying between Manvers Street reputation as a destination for businesses and the river. It is part of the Enterprise and visitors, and express the city’s Zone, and forms the setting for the Grade commitment for delivering its vision. The 2* listed St John’s Church, and contains the image and identity of the place must listed Old Post Office Sorting Office. The appeal to the target sectors for economic wider area contains other listed buildings growth as identified in the Economic such as Bayntun’s Bookshop and Manvers Strategy. Street Baptist Church. • It will provide a significant new public 125. space, that: It is an area in very close proximity to the train and bus station, and Manvers Street - Creates a new destination for is a key pedestrian route and entrance into the general public; the city. - Showcases the architectural 126. significance of South Parade to Bath on There are a number of poorly designed a key arrival route into buildings and spaces that detract from the the city; image and identity of the area. This site is - Respects and maintains the important partly within FZ1, FZ2 and FZ3a and the setting of South Parade and its risk of flooding will be increased taking into relationship with the landscape beyond, account climate change. Therefore the floor including levels have to be raised at the appropriate Prior Park and Beechen Cliff. level taking into account the vulnerability classification informed by the site specific - Provides an impressive setting Flood Risk Assessment (FRA). The for St John’s Church mitigation measures are provided through the Bath Quays Waterside Scheme.

45 Public Space

DIAGRAM 6 MANVERS STREET KEY Green Infrastructure Improvement Key Active Frontage Landmark Pedestrian/Cycle Link Potential Pedestrian/ Cycle Link Potential Vehicle Access Public Realm Improvements Site Boundary View Point

© Crown copyright. All rights reserved 46 100023334 (2015) 2 The mix of uses should contribute There are opportunities, subject to 4 Buildings should mend the broken POLICY SB3: positively to the vibrant character of the archaeological considerations and any townscape rather than be ‘landmark’ city centre. Development proposals are risks to the Bath Hot Springs, for below buildings; simplicity of plan layout and Development expected to contribute towards delivering ground level development and/or low development form are key principles. the city’s need for additional employment height pavilion buildings on the existing 5 The design of the development, in floorspace, residential uses, with the Manvers Street Car Park. Requirements and particular its roofscape must be sensitive provision of a new hotel. A minimum of b Fronting Manvers Street and South and responsive to its prominence when 9,000 sq.m. (GIA) of office floorspace is Design Principles Parade: The priority is to repair the seen from Beechen Cliff and from other to be provided across the allocated site, image and identity of Manvers Street. surrounding hillsides. Development and a minimum of 60 residential units are New development needs to add to the to be provided. Other complementary 6 Design should respond to the important proposals, whether character and grain of this part of the city uses such as retailing and car parking views related to the site and to the general centre, whilst repairing and reinforcing the delivered individually or underneath the new public space will character of the area. sense of Manvers Street as a street. This in principle be supported subject to comprehensively, are is likely to lend itself to buildings that tend 7 The building height of South Parade, their positive response to other relevant to be fairly formal or regular, and which and the relationship of South Parade required to policies within the development plan. are based on an ethos of simplicity and to the wider landscape, will strongly Student accommodation on this site is not comply with the pared back design that reflects the design influence the appropriate building height acceptable as it will impede the delivery of ethos of John Wood’s Parades. There of new development and its location. An following principles: other Council objectives. is also scope for exceptional individual analysis is required to inform the height, 1 Provide a varied, mixed use economic 3 The urban design/architectural approach buildings to add to the architectural variety massing and design of buildings. The development-led area that reflects the of development proposals should respond that already exists in the street such as Bath Building Heights Strategy should be diverse and finer grained buildings within to the variety of contexts within the site: Bayntun’s and Manvers Street Baptist used as part of the evidence base and the city centre. Church. Active uses should front onto the starting point for this analysis. This a Development must respond to the Manvers Street and the new public space. identifies this site as being within zone setting of South Parade, including its 1 – the Georgian City, and recommends relationship to Beechen Cliff and Prior c Within the site and facing the river and that for new development ‘the overall Park, and to the setting of St John’s railway line there is the capacity for a height should not be less than or exceed Church. This will result in a public space contrast of architectural expression, with the overall prevailing height of nearby being formed in front of South Parade, a strong potential for a different approach Georgian buildings.’ Note that this is a which in turn will inform the design and to appeal to different users/occupiers. recommendation for the general height arrangement of buildings on the site in This needs to be within the confines of the only and is subject to modifiers. order to maintain these views. dominant building height of South Parade, and creating a positive response to the townscape and public realm.

Placemaking Plan Policy

47 8 Bath stone should be the dominant 14 Measures should be introduced that building material in the area to respond to enhance Green Infrastructure, taking the homogeneity of the city centre. into account the potential of extending and creating new green infrastructure 9 A north-south street must be provided networks, including measures to restore through the development area that is and enhance the biodiversity value aligned to Duke Street and which is of the river and the river edge, and directly connected through to Railway retaining a dark corridor for bats. It is a Place. To improve circulation and access requirement for a biodiversity study to be this is to be designed as a shared space commissioned to inform the development that can also allow limited vehicular of the site. access to the Railway Station. 15 The finished floor levels of 10 An east-west axis should be provided development will need to be raised to that connects the current Royal Mail route above safe flooding levels taking into from Manvers Street to the riverside to account the vulnerability classification improve visual and physical connections informed by the site specific FRA This to the river edge. will require careful design solutions 11 A new pedestrian and cyclist bridge to maintain appropriate relationships should be considered that connects between buildings and the adjacent this site with the residential community public realm. beyond. 16 Undertake a detailed historic Thomas Robins, From the South Parade, Bath, Apl.17, 1759 12 Secondary (more intimate) public environment assessment, and where spaces/streets should be created within necessary evaluation, in order to identify the site, particularly on the riverside. and implement appropriate mitigation. 13 The design of the streets and spaces associated with the development is to respond to the Bath Pattern Book, and will be implemented by the developers of the sites.

Placemaking Plan Policy

48 Bath Quays North 132. SB4 – Bath Quays Vision In accordance with their vision, it is 129. Redevelopment will deliver a new mixed anticipated that development of parts of North & Bath College The redevelopment of this site is the use quarter that connects the heart of the Bath College site will come forward Council’s flagship regeneration project; it the city to a vibrant and remodelled during the plan period. This provides the Context will be an area that will be transformed into riverside environment, whilst respecting opportunity to deliver up to 16,000sqm 127. the city’s main business location, and will the sensitivity of its wider urban context. Lying immediately to the south west of the (GIA) of floorspace related principally to help to redefine the city’s economic profile. Its proximity to the city centre, its backdrop city centre, just outside the former city walls, teaching, learning and skills development, and south facing orientation make this one this prime development area represents 130. in addition to business floorspace. of the most exciting riverside regeneration a significant opportunity to provide an A new pedestrian and cyclist bridge is Redevelopment of their car park and the opportunities in the region. expanded city centre to meet the demands being commissioned that promises to be existing single storey element of their of a growing city. It is currently occupied a beautiful addition to Bath’s cityscape. A key requirement for this wider area is for site will enable the provision of the key by a number of sites including one of Bath It is to be located and orientated to it to be stitched back into the city centre; pedestrian route through the site that and North East Somerset Council’s main optimise pedestrian and cyclist movement repairing its damaged urban grain. It will connects the city centre to the Bath Quays public car parks, the Council’s main coach between the city centre, this site and form part of an expanded centre with the North site and the remodelled riverside. the regeneration opportunities and park, and Bath College. It has an enviable social, cultural and economic activity and 133. neighbouring communities south of river frontage, overlooking the former wharf ambience that this entails. It will provide This site is partly within FZ1, FZ2 and FZ3a the river. This significant regeneration buildings and with the striking backdrop of a pedestrian dominant environment that and the risk of flooding will be increased investment is also being funded using West Beechen Cliff, and is a few minutes’ walk connects the city centre directly through taking into account climate change. of England Local Enterprise Funding. away from the city’s main railway station. to the riverside edge and beyond to the Therefore the floor levels have to be raised surrounding communities via a beautiful at the appropriate level taking into account 128. Bath College new pedestrian and cycling bridge. To As a result of its history, the nature of its the vulnerability classification informed 131. achieve this effectively requires skilful redevelopment during the 1960s, the by the site specific FRA. The mitigation The newly merged Bath College has set placeshaping and partnership working dominance of poor quality buildings and measures are provided through the Bath out its ambition and vision for the future with adjoining landowners, notably Bath the highly visible car and coach parks, Quays Waterside Scheme. of its city centre campus in their Estates College, to create the conditions for its it is an area that feels fragmented and Strategy (2015-2020). Their vision is regeneration and its successful operation cut off from the city’s core. It currently closely aligned to the wider aspirations as part of an expanded centre. fails to make the most of its assets and of the Council, and in particular to the contributes negatively to the character of development potential and placemaking the conservation area and to this part of the considerations related to the regeneration world heritage site. of the Bath Quays North site. It is therefore in principle supported by the Council.

49 DIAGRAM 7 BATH QUAYS NORTH & BATH COLLEGE

KEY Bath Quays Bridge Green Infrastructure Improve- ment Key Active Frontage Public Realm Improvement Route Network Site Boundary Vehicle Access View Point

© Crown copyright. All rights reserved 50 100023334 (2015) 2 Other complementary uses such as 4 The network of streets and spaces 7 The development of this area must POLICY SB4: retailing (A1), A3 and A4, and below ground throughout the wider site should be comprise of mixed use blocks. To car parking will in principle be supported experienced as a natural extension of successfully integrate into the city Development subject to their positive response to other the city centre. They should be legible, centre, the developments must also relevant policies within the development pedestrian and cycling friendly, connecting accommodate a range of city centre uses, Requirements and plan. the city centre to the riverside path and particularly on the ground floors cycle route, and directly aligned to enjoy 3 The Bath College site is protected 8 Development will generally be of views of the hillsides beyond. Therefore Design Principles primarily for educational purposes, a finer grain, reflecting the dominant a new street pattern is to be established although opportunities for business characteristics of the wider city centre, Development throughout the area that connects the accommodation that reflect the aspirations including mix of tenures and ownerships. existing streets and spaces within the proposals will be of the college to integrate the campus Development will be designed to host city centre directly to the riverside. This into Bath’s Enterprise Zone, and which a wide range of businesses, and a rich subject to the will require a new street to be created help to enable delivery of the principles as mix of uses. Developments must present through the Bath College site. The number following set out above, will be supported. Should an active and engaging street frontage, of streets through the area is to be it be demonstrated that parts of the site particularly on key routes. This is in development maximised to provide a pedestrian friendly are no longer required for educational or contrast with the larger format buildings environment whilst enabling appropriately requirements and related purposes, the site will be expected in the immediate vicinity of the site, which sized development blocks. design principles: to deliver mixed use development typically contrast with these characteristics appropriate to its proximity within an 5 Development must have a positive of the city centre. 1 On Bath Quays North deliver an expanded city centre. Active uses are relationship with the adjacent public realm 9 The design of new development, employment led mixed use development required to be provided alongside the key at ground floor level, especially on key including materials and visual appearance, that contributes positively to the vibrant route through the site. routes through the area. The number should resolve the considerable challenge character of the city centre. Development of main entrances onto streets must be of creating a confident and contemporary proposals are expected to deliver around maximised in order to create an active, identity for this area, one that: 30,000 sq.m. (GIA) of new floorspace human scale public realm. The Concept which will contribute towards delivering Diagram illustrates the network of streets a responds positively to the existing, varied the city’s need for additional employment to be provided. architectural character of adjacent sites; floorspace and residential uses in particular. A minimum of 20,000 sq.m. 6 New streets and spaces throughout b responds to the valued characteristics gross of office floorspace is to be provided the area are required to be implemented of the city centre, and to the wider across the allocated site, and a minimum by the developer/s, and are to be in context of Bath as a World Heritage Site of 70 residential units are to be provided. accordance with the relevant typology as as expressed through its Outstanding Student accommodation on this site is not set out in the Bath Pattern Book. Universal Value. acceptable as it will impede the delivery of other Council objectives.

Placemaking Plan Policy

51 10 Development should not detract from 12 The creation of an enhanced riverside 16 The redevelopment of this site requires important views over the site and should environment associated with the the current coach parking and drop off respond appropriately to the general implementation of flood conveyance facility to be provided in an alternative characteristics of buildings heights measures provides the context and the location. Should this not prove possible, within the city. An analysis is required to opportunity for development to make then a coach drop off area will need to be enable an appropriate response, and to this into a key city centre destination. provided as either an interim measure, or influence the height, massing and design Imaginative responses that integrate, as part of the redevelopment of the wider of buildings. The Bath Building Heights and contrast, the qualities of the natural area. Strategy should be used as part of the environment with the built should be 17 The finished floor levels of development evidence base and the starting point proposed, including opportunities will need to be raised to above safe for this analysis. This identifies this site to enhance biodiversity habitats and flooding levels taking into account the as being within zone 1 – the Georgian connections by linking the river bank and vulnerability classification informed by City, and recommends that for new flood defence scheme with Green Park. site specific FRAs. This will require careful development ‘the overall height should 13 The light spill from buildings and design solutions to maintain appropriate not be less than or exceed the overall associated public realm will be designed relationships between buildings and the prevailing height of nearby Georgian to enable the retention of a dark river- adjacent public realm. buildings.’ The nearest Georgian buildings based corridor for commuting and are located on St James’s Parade 18 Undertake a detailed historic foraging bats. and at Green Park. Note that this is a environment assessment, and where recommendation for the general height 14 Car parking – assess the number of necessary evaluation, in order to identify only and is subject to modifiers. car parking spaces to be retained on this and implement appropriate mitigation. site as part of the analysis of the need to 11 The design of the development, in retain 500 public parking spaces within particular its roofscape must be sensitive the Enterprise Zone to maintain the and responsive to its prominence when vitality of the City Centre economy and to seen from Beechen Cliff and from other encourage modal shift, as proposed in the surrounding hillsides, including during Transport Strategy. hours of darkness. There are opportunities for roofs to be used for rainwater storage 15 Cycling – each individual development and capture, for solar cooling, power block should provide well designed, and for edible gardening, and this mix of secure, convenient and easy to access functions can help to reduce a monolithic cycle parking and storage for the use of appearance. their occupants

Placemaking Plan Policy

52 136. • deliver a new route through the middle SB5 – South Quays & There is a variety of landscape treatment to Vision of the Riverside Court site to connect and Riverside Court the river edge in this area; from the softer 139. allow access to the South Quays site. This vegetated river edge by Riverside Court, The area’s variety of architecturally bold route will eventually continue through to Context the open hard quayside edge related and robust buildings is unusual in Bath and Midland Bridge Road when other sites to the historic industrial uses at Newark should inform the architectural response come forward for development. This new 134. to new buildings on the site. Imaginative, Located to the south west of Bath City Works, to the hard edge formed by a series east-west route will help to unlock to contemporary architecture should Centre, this area comprises the vacant of buildings and walls further to the east. regeneration of these riverside sites. See contrast with the sensitive conservation South Quays site and the Riverside Court concept diagram. 137. of historic buildings and the public realm, office site. They lie between the River Avon Flood mitigation measures to be as well as responding appropriately to to the north and the Lower Bristol Road undertaken in this area as part of the Bath the wider context of the World Heritage to the south. There are important views Quays Waterside Project, will involve the Site. Development should create new through and over the sites from many construction of new flood walls and the buildings and remodelled historic buildings directions. The area and its immediate raising of existing river walls. This is to in an even mix of commercial and context is made up of a variety of buildings be funded using West of England Local residential uses that might reflect the spirit and built forms, which are of different Enterprise investment. of innovation that the site is historically ages. They are typically of larger scale, associated with. massing and at a range of heights, and 138. A new pedestrian and cyclist bridge is typically contain a variety of commercial 140. uses. Beyond the site to the south, lie the being commissioned that promises to be These sites provide the opportunity to residential areas of Oldfield Park, Holloway, a beautiful addition to Bath’s cityscape. create a variety of new routes through the and Bear Flat. It is to be located and orientated to area, as highlighted in the concept diagram. optimise pedestrian and cyclist movement These are expected to: 135. between this and adjacent regeneration Buildings in the vicinity tend to form bold opportunities, neighbouring communities • Improve pedestrian and cyclist relationships with their surroundings; and the city centre. It will serve to better connections from the residential butting up to the river’s edge at the eastern connect, physically and psychologically, neighbourhoods to the city centre via end of the South Quays site, and forming a the development site in to an expanded a beautiful new pedestrian and cycling strong edge along the Lower Bristol Road. city centre. This significant regeneration bridge; Many of these represent an important part investment is also being funded using West • provide a number of public accesses from of Bath’s industrial heritage, notably the of England Local Enterprise Funding. Lower Bristol Road to the riverside, and Grade II listed Newark Works, curtilage deliver a pedestrian route close to the listed buildings such as the Foundry, and river edge; the associated public realm. This site was previously occupied by innovative crane manufacturers, Stothert and Pitt.

53 DIAGRAM 8 BATH QUAYS SOUTH & RIVERSIDE COURT

KEY Key East West Route Bath Quays Bridge Green Infrastructure Improve- ment Pedestrian/Cycle Link Public Realm Improvement and views Site Boundary Vehicle Access

© Crown copyright. All rights reserved 54 100023334 (2015) 2 The redevelopment of Riverside Built Form 8 Development proposals on the western Court should retain as a minimum the portion of the South Quays site and at POLICY SB5: 5 In response to the context of the site, existing levels of employment floorspace Riverside Court must be set back from it is important that new and refurbished and be complemented by residential the river’s edge to protect, reinforce and Development buildings and associated landscape development that contributes towards the provide space for a tree planting close treatment create a strong visual and city’s housing requirements. to the river edge. This will enhance the Requirements and cultural identity to ensure the commercial biodiversity value of the river edge and Routes success of the development. The overall reinforce its important contribution to wider Design Principles built form should be varied to reinforce 3 Separate delivery of development of cityscape views. the existing built context, and it should Development proposals Bath Quays South and Riverside Court is enhance the wider cityscape and views Views, Character, Building Heights acceptable on the basis that emerging will be subject to the along the river. The group value of development proposals for both sites 9 Development should not detract from the buildings on the South Quays site following design and deliver the key east west route as important views over the site e.g. from (particularly the Grade II listed Newark indicated on the concept diagram. This Wells Road towards the Royal Crescent, development principles Works, curtilage listed buildings such as route will eventually provide a pedestrian and looking south, towards the backdrop the Foundry, and the associated public Bath Quays South & Riverside Court and cycling connection from the new of Beechen Cliff, and development should realm) is important as a legacy of the pedestrian and cycling footbridge to respond appropriately to the general 1 The Bath Quays South area should city’s less well known industrial heritage. Midland Bridge Road. characteristics of buildings heights deliver approximately 9,500 sqm (GIA) of Any proposals for the site will need to be within the city. An analysis is required to B1 office space, to include a significant 4 There should be other publicly supported by an appropriate assessment enable an appropriate response, and to proportion of creative workspace within accessible pedestrian and cycling routes of the historic, cultural and architectural influence the height, massing and design the former Stothert and Pitt buildings. through the sites, connecting the bridge value of the heritage assets. Proposals will of new buildings. The Bath Building Around 70 dwellings should be delivered, to the other development sites and need to demonstrate that the significance Heights Strategy should be used as as well as supporting A3 uses that will help to the residential communities in the of heritage assets and their setting are part of the evidence base and starting to animate this key riverside location, and south. Additional pedestrian, cycling and preserved or enhanced or, in the case point for this analysis. This identifies this important new route into the city centre. vehicular access points onto the Lower of demolition, that the harm arising is site as being within zone 3 – the Valley Purpose built student accommodation in Bristol Road should be provided. There outweighed by public benefits arising from Floor, and recommends that for new this area is not acceptable as this would should be public access to the riverside, the proposals. development ‘building shoulder height impede the delivery of other Council and alongside the river’s edge. objectives. 6 Undertake a detailed historic should be 4 storeys. One additional environment assessment, and where setback storey within the roofscape is necessary evaluation, in order to identify likely to be acceptable’. Note that this is a and implement appropriate mitigation. recommendation for the general height only and is subject to modifiers. 7 The riverside building at the eastern end of the South Quays site (whether new or whether the Foundry building is reused) should present a bold frontage to the river.

55 10 The design of the development, in 13 Additional on or off-site flood mitigation 16 Measures should be introduced that Cycle Parking particular its roofscape must be sensitive and/or conveyancing measures (over enhance Green Infrastructure, taking 18 Development is required to provide well and responsive to its prominence when and above those provided by the Bath into account the potential of extending designed, secure, convenient and easy to seen from Beechen Cliff and from other Quays Waterside Project) that optimise the green infrastructure networks, including access cycle parking and storage for the surrounding hillsides, including during opportunities to improve the city’s flood measures such as wall/edge planters, use of occupants. hours of darkness. There are opportunities conditions, are also required to be put in trailing planters and vegetation rafts to for roofs to be used for rainwater storage place. restore and enhance biodiversity value and capture, for solar cooling, power of the river and the river edge. It is a 14 A sufficient margin along the river edge and for edible gardening, and this mix of requirement for a biodiversity study to be should be provided to enable access for functions can help to reduce a monolithic commissioned to inform the development the Environment Agency. The required appearance. of the site. specification will be arrived at through Response to Flooding early engagement with the EA. 17 Lighting at this location must be designed to safeguard the important 11 The finished floor levels of development Public Realm ecological function of the river corridor, to will need to be raised to above safe 15 In relation to the South Quays site, include the retention of a dark corridor for flooding levels. This will require careful materials, design and specification of bats. design solutions to maintain appropriate Placemaking Plan Policy the public realm must respond to its relationships between buildings, the historic assets, character and context. adjacent public realm and the riverside From the OS 1:500 maps of Bath It is envisaged that the public realm environment. (sheets XIV.5.13/14/18/19), 1885. will predominantly be hard surfaced, This is the earliest map showing Fuller’s new frontage 12 The flood mitigation measures to utilising sustainable urban drainage, and to Stothert’s ‘Newark Foundry’. Other alterations be undertaken in this area as part of maintaining its historic quayside character, include new buildings on the north and east side of the Bath Quays Waterside Project will whilst also integrating tree planting that Ivy Place. By this time the ferry in Bellmead Place involve the construction of new flood reinforces the important green edge to had ceased operating, with a new group of houses, walls and the raising of existing river walls. the riverside. Valued street furniture and Oldfield Park Villas, built on the west side. The construction of these will affect the artefacts such as rail tracks and setts relationship of the development site to the should be retained. river. The design treatment of the public realm will need to take this into account, ensuring a positive relationship between the public realm and the river is achieved, and that the objectives of maintaining the quayside character and achieving new tree planting are delivered.

56 SB6 – South Bank 142. Vision This site is primarily FZ3a. The Bath Quays POLICY SB6: Context Waterside Project is undertaking flood 144. mitigation measures in the area, with The delivery of the new pedestrian and Development 141. the construction of new flood walls and cyclist bridge over the river will significantly Situated to the south of Green Park the raising of existing river walls. It is to improve the accessibility and commercial Requirements between the Lower Bristol Road and be funded using West of England Local attractiveness of this area, and assist in Midland Bridge Road, the area is Enterprise investment. This will affect the its regeneration. There are significant and Design Prin- immediately to the west of the South Quays relationship of the development site to the opportunities within the wider area for site and to the east of Sydenham Park. It river, and the design treatment of the public incremental development to provide a ciples is under two principal and separate land series of mixed use buildings that deliver realm will need to take this into account. 1 Subject to the appropriate response ownerships, and currently comprises car employment floorspace and new homes to the context of the site, the total showrooms and the Travis Perkins Builders 143. 145. development in this area should deliver Yard. These uses are important functions A new pedestrian and cyclist bridge is The river and the riverside environment a minimum of 5,000 sq.m. (GIA) of within the city, however other uses such being commissioned that promises to be will be enhanced as a key landscape office floorspace, and a minimum of as offices and residential that optimise the a beautiful addition to Bath’s cityscape. and biodiversity asset to the city and as a 100 dwellings. If the two parts of the site riverside location, the close proximity to It is to be located and orientated to positive setting for proposed development. are to be delivered at separate times, the city centre and the high levels of public optimise pedestrian and cyclist movement between this and adjacent regeneration then each part is expected to deliver transport accessibility, may well come an approximately even mix of uses. forward within the plan period. opportunities, neighbouring communities and the city centre. It will serve to better Purpose built student accommodation in connect, physically and psychologically, this area is not acceptable as this would the development site into an expanded impede the delivery of other Council city centre. This significant regeneration objectives. investment is also being funded using West 2 Prior to any redevelopment of the of England Local Enterprise Funding. site, the relocation of the existing uses to appropriate alternative locations elsewhere in the city is required, unless it can be demonstrated that there is no longer a need for these uses within the city. It is recognised that it is not obvious which sites may be available and suitable for this relocation, and therefore this site may not come forward for redevelopment within the plan period or comprehensively.

Placemaking Plan Policy

57 DIAGRAM 9 SOUTH BANK KEY Green Infrastructure Improvement Key Active Frontage Pedestrian/Cycle Link and Views Potential pedestrian/Cycle Link Vehicle Access Public Realm Improvement Site Boundary

© Crown copyright. All rights reserved 58 100023334 (2015) 3 As a result of its mixed ownership, it This identifies this site as being within zone 8 Measures should be introduced that The design treatment of the public realm is likely that development of different 3 – the Valley Floor, and recommends enhance Green Infrastructure, taking will need to take this into account, ensuring parts will be delivered separately. This that for new development ‘building into account the potential of extending a positive relationship between the public is accepted on the basis that each part shoulder height should be 4 storeys. green infrastructure networks, including realm and the river is achieved, and that of the site delivers a mixed use scheme One additional setback storey within the measures such as wall/edge planter, the objectives of maintaining the quayside (or that the land owners work together roofscape is likely to be acceptable’. This is trailing planters and vegetation rafts character and achieving new tree planting to deliver a joint mixed use scheme) and a recommendation for the general height to restore and enhance biodiversity are delivered. that an east west pedestrian and cycling only and is subject to modifiers. It could value of the river and the river edge. It is 12 Additional flood mitigation and/ route is delivered. This route will connect be, following analysis of the context of requirement for a biodiversity study to be or conveyancing measures (over and with the route provided at Riverside Court, the area, that a lower height building is commissioned to inform the development above those provided by the Bath Quays providing an attractive connection from considered more appropriate. of the site. Waterside Project) that optimise the the new pedestrian and cycling footbridge 6 The design of the development, in 9 Lighting at this location must be opportunities to improve the city’s flood at Bath Quays South, through to Midland particular its roofscape must be sensitive designed to safeguard the important conditions, are also required to be put in Bridge Road. and responsive to its prominence when ecological function of the river corridor, to place. These can either be on or off site. 4 Additional pedestrian, cycling and seen from Beechen Cliff and from other include the retention of a dark corridor for 13 A sufficient margin along the river edge vehicular access points onto the Lower surrounding hillsides, including during bats. should be provided to enable access for Bristol Road should be provided, including hours of darkness. There are opportunities 10 The finished floor levels of the Environment Agency. The required public access to the riverside, and for roofs to be used for rainwater storage development will need to be raised specification will be arrived at through alongside the river’s edge. and capture, for solar cooling, power to above safe flooding levels. This will early engagement with the EA. and for edible gardening, and this mix of 5 Development should not detract from require careful design solutions to maintain functions can help to reduce a monolithic 14 Development is required to provide well important views over the site and should appropriate relationships between appearance. designed, secure, convenient and easy to respond appropriately to the general buildings, the adjacent public realm and access cycle parking and storage for the characteristics of buildings heights 7 Development proposals must be set the riverside environment. use of occupants. within the city. An analysis is required to back from the river’s edge to protect, 11 The flood mitigation measures to be enable an appropriate response, and to reinforce and provide space for a tree 15 Undertake a detailed historic undertaken in this area as part of the influence the height, massing and design planting close to the river edge. This will environment assessment, and where Bath Quays Waterside Project will involve of buildings. The Bath Building Heights enhance the biodiversity value of the necessary evaluation, in order to identify the construction of new flood walls Strategy should be used as part of the river edge and reinforce its important and implement appropriate mitigation. and the raising of existing river walls. evidence base and starting point for this contribution to wider cityscape views. The construction of these will affect the analysis. relationship of the development site to the river.

59 146. SB7A – Green Park This is a complex area, with a variety of site Station West & SB7B ownerships and a diversity of uses (see diagram 11 – land ownerships). Some of the Sydenham Park uses are on leases that are due to expire before the end of the plan period. There is a great degree of uncertainty over whether Context leases will be renewed, or whether certain This area comprises businesses such as Sainsbury’s will remain in their current location or seek to relocate • Green Park Station West: as suggested by their planning application - Green Park Station, the units facing in 2011, which was subsequently withdrawn. James Street West, Sainsbury’s What is clear is that the Bath Riverside development has raised the prospect of • Sydenham Park*: more development within this area during - Bath Riverside East: Homebase, its car the plan period. park and overflow Sainsbury car park - Pinesway: Pinesgate offices and the associated road gyratory - Pinesway Industrial Estate *A note on the name: An historical study was commissioned into this area which identified that it was previously called Sydenham Meadow. It was where the ‘Sydenham Cricket Ground’ was located and on which one of the world’s most famous cricketers, W.G. Grace, played several times. The name ‘Sydenham Park’ is proposed to capture that area currently occupied by a variety of uses and buildings, and which currently lacks a clear identity as a place. The ‘Park’ is a reference to the neighbouring ‘Green Park’ and ‘Oldfield Park’, whilst creating a strong green identity for the area, emphasising the importance of enhancing the green infrastructure throughout. Left: The Sydenham Cricket Ground looking north, from a water-colour by Nicholas ‘Felix’ Wanostrocht, a noted member of the All-England team who played here in the mid-19th century. 60 All highlighted text can be commented on 147. 148. 151. Due to this complexity and uncertainty, Developers and landowners are required Vision The architectural form and alignment of it is anticipated that delivery will be to ensure that their individual development 150. Green Park Station provides the inspiration undertaken in a phased or piecemeal phases contribute positively to the delivery The wider area represents an exciting for the provision of a vibrant and significant manner, with different landowners bringing of this urban design framework and opportunity to create a new city linear public space – Sydenham Park Street forward development at different times, enable the vision for the wider area to be destination, with a mix of uses and events – that provides a focus for development in as and when their sites become available. achieved. The affected landowners will that responds to the bold architectural the area, and provides an enticing tree- However, to avoid the delivery of sub- need to work jointly to enable delivery, and presence of Green Park Station; a new lined route that connects the adjoining optimal outcomes that do not deliver the to undertake a masterplan as appropriate. city quarter that complements the new residential communities to the city centre. wider opportunities in the area, it is crucial This should respond to the requirements residential development of Bath Western 152. for the Placemaking Plan to provide the set out here, and to the Bath Western Riverside and represents a confident new The riverside environment will be urban design framework within which these Riverside SPD (2008). stage in the evolution of the city. A place enhanced as a key landscape and individual developments can be delivered. that delivers zero carbon development, 149. biodiversity asset. This framework is acknowledged as with integrated green infrastructure, a This area falls partly within FZ2 and 3a. needing to be flexible enough to respond vibrant community of varied businesses, The sequential approach to site layout is to changing circumstances, yet it also and an extension of a riverside residential required to be informed by a site specific needs to be robust enough to ensure that it environment. It is a location that would FRA. Black & Veatch Bath Flood Risk can be delivered. benefit from a clear identity and point of Management Project Technical Note differentiation, one with a strongly defined Addendum has considered the impact built environment that responds creatively on peak water levels and flood risk of yet sensitively to the broader context of the the ground raising within this site and World Heritage Site. concluded that the impact of site raising on flood levels is negligible. However it identified that there is a potential to reduce peak water levels benefitting a wider area in undertaking channel profiling work at this site.

61 Homebase

Green Park Station

Sydenham Park Street Sainsbury’s DIAGRAM 10 GREEN PARK Pinesgate Industrial Estate STATION WEST AND Pinesgate SYDENHAM PARK KEY Green Infrastructure Improvement Key Active Frontage Landmark Pedestrian/Cycle Link Potential Options for Link Public Realm Site Boundary Sydenham Park Street Vehicle Access Viewpoint

© Crown copyright. All rights reserved 62 100023334 (2015) DIAGRAM 11 LAND OWNERSHIPS AT SYDENHAM PARK KEY B&NES Freehold B&NES Freehold under lease to SSL British Land Ediston Freehold Frank Shannon Freehold Under 999 year lease to SSL Sainsbury’s Supermarkets Limited (SSL) Freehold 63 © Crown copyright. All rights reserved 100023334 (2015) 3 Sydenham Park Street will be the 4 In order to facilitate pedestrian and 7 Lighting at this location must be POLICY SB7: central public realm feature of the new cyclist movement, streets and spaces must designed to safeguard the important development, as highlighted on the be designed and orientated to provide ecological function of the river corridor, to Green Park concept diagram. It is required to perform safe and direct links through the site, as include the retention of a dark corridor for a number of functions that with careful and indicated on the concept diagram. bats. clever design can co-exist: Station West & 5 The design of the public realm within 8 The provision of a green infrastructure a It will be a key green infrastructure this area should be informed by the Bath corridor that is aligned between Norfolk Sydenham Park corridor within the area, connecting directly Pattern Book and by the agreed public Crescent Green and the entrance to St Development from Green Park Station through the realm typologies implemented at Bath James’s Cemetery, as indicated on the existing avenue of trees at its western end, Western Riverside. Improvements to the concept diagram, is encouraged. Requirement and to connect with the junction at or related to public realm are to be undertaken by the 9 The sequential approach to site layout is Brougham Hayes. respective developers as an integral part Design Principles that required to be informed by a site specific of their development schemes. apply to the whole site of b It will serve as a safe and high quality Flood Risk Assessment (FRA). As minimum, pedestrian and cycle route, to include 6 The river corridor should be treated as the floor levels have to be raised at the Green Park Station West an improved and safer junction with a key component of the area, creating a appropriate level taking into account the (A) and Sydenham Park Brougham Hayes. destination and providing public access vulnerability classification informed by the and activity along the riverbank and FRA. c It will also be designed to act as (B) at key points along it. The trees along a potential public transport corridor, 10 Undertake a detailed historic the riverbank should be retained and 1 Mixed use development comprising providing a direct and preferential public environment assessment, and where enhanced, as appropriate, to strengthen employment, residential and retail uses as transport route through the site to Green necessary evaluation, in order to identify and reinforce its biodiversity and set out below in greater detail. Park Road. and implement appropriate mitigation. landscape value, and its role as a vital 2 Responding to strategic viewpoints into d It will be required to maintain vehicular part of the city’s green infrastructure. A Green Park Station area (A) and across the sites and to the character access to Sainsbury’s (assuming it stays in biodiversity study must be commissioned The Council would in principle support and sensitivity of valued assets within its current location). to inform the development of the site, and Sainsbury’s relocation to the Sydenham the World Heritage Site, this area has to resolve any potential tension between e Development will need to present an Park area if it is feasible. a significant opportunity to provide a the design details of public access and active frontage at ground floor level to distinct and contrasting built character to habitats for bats. If Sainsbury’s move from Green Park create an attractive, interesting and safer the city centre. This includes the potential Station area the opportunity should be environment. Development should respect of introducing different building forms taken to deliver the following: or typologies, and different building and be subservient to the architectural materials that can respond to the visual presence of Green Park Station. • mixed use regeneration, that enhances homogeneity of the city. the wider offer of the city centre providing smaller scale uses to include additional and speciality comparison retail floorspace that complements the city centre

Placemaking Plan Policy

64 • remodel the Green Park Station area 12 The height and position of new Sydenham Park (B) Retention of the existing (DIY, home and including removal of the surface level car buildings must preserve the view corridor garden) type of retailing as part of the retail In order to ensure that the broader parking that serves as the setting to the to Green Park Station, and development offer within the wider Sydenham Park area benefits are achieved, each part of the listed Green Park Station should respect and be subservient to is supported. Smaller scale DIY offer may Sydenham Park site (see land ownership the architectural presence of Green Park be more suitable given that the current If Sainsbury’s remain in their current diagram) will be expected to contribute Station. format (a large retail shed with surface location there is little scope for physical to, help deliver and respond to the level care parking) does not sit comfortably change over the majority of this area and 13 Development should not detract urban design framework as illustrated with the vision for Sydenham Park. the opportunity should be taken to deliver from important views over the site and in the concept diagram. The affected the following: should respond appropriately to the landowners will need work jointly to It is anticipated that the different general characteristics of buildings enable delivery, and to undertake a landowners will need work jointly to • Subject to reviewing the management of heights within the city. An analysis is masterplan as appropriate. enable delivery of an appropriate retail Sainsbury’s car parking area, particularly required to enable an appropriate element. in the immediate vicinity of Green The delivery of a mix of land uses within response, and to influence the height, Park Station, introduce an expanded the broader Sydenham Park area, massing and design of buildings. The programme of temporary events and reflecting its location between a large Bath Building Heights Strategy should be activities, or the construction of temporary residential population and the city centre, used as part of the evidence base and pods, , that could house specialist and is required. Residential development the starting point for this analysis. This small scale employment, retail or market will make up a significant proportion of identifies this site as being within zone activities. floorspace (over 500 units), that will be 1 – the Georgian City, and recommends complemented with B1 employment • A more engaging use of the area that for new development ‘the overall floorspace of around 14,000sqm GIA, underneath the canopy of Green Park height should not be less than or exceed retailing (of around 7,000sqm net sales Station the overall prevailing height of nearby floorspace, subject to it not competing Georgian buildings.’ Note that this is a Development Requirement and Design with the retail offer of other centres as recommendation for the general height Principles that apply to Green Park defined in CP12), a hotel (of around 150 only and is subject to modifiers. Station West (A) beds) and complementary food and drink establishments. Purpose built 11 There are potential opportunities for student accommodation in this area is development at the periphery of the site, not acceptable as this would impede the and development, including building delivery of other Council objectives. height, materials and development form will need to respond appropriately to this part of the conservation area, to neighbouring buildings and to the relationship with established planting.

Placemaking Plan Policy

65 Development Requirement and Design 17 Development should not detract from 19 Development proposals are required Principles that apply to Sydenham Park important views over the site and should to provide a positive frontage to the area respond appropriately to the general Pinesway gyratory and implement characteristics of buildings heights improvements to the public realm to 14 Focused on Sydenham Park Street, within the city. An analysis is required to deliver a more pedestrian and cycle this area will be designed as a pedestrian enable an appropriate response, and friendly environment. The gyratory is an and cyclist friendly environment, facilitating to influence the height, massing and important part of the highway network, and easy, safe and comfortable movement design of buildings. The Bath Building its existing vehicular capacity is likely to through the area. This is not to preclude Heights Strategy should be used as part need to be maintained. vehicular access to serve the existing or of the evidence base and the starting relocated supermarket, other development 20 The sequential approach to site point for this analysis. This identifies this blocks, or the potential provision of public layout is required to be informed by a site as being within zone 3 – the Valley transport. site specific FRA. As a minimum, the floor Floor, and recommends that for new levels have to be raised at the appropriate 15 Active uses are expected adjacent to development ‘building shoulder height level taking into account the vulnerability Sydenham Park Street. should be 4 storeys. One additional classification informed by the FRA. Provide setback storey within the roofscape is 16 The height and position of new conveyancing provision to mitigate impact likely to be acceptable’. Note that this is a buildings must preserve the view corridor either on site or through other appropriate recommendation for the general height to Green Park Station, which should remain improvements such as to Twerton Gate. only and is subject to modifiers. dominant in views and height to new development. 18 There should be a clearly defined frontage to the Lower Bristol Road.

Placemaking Plan Policy

66 WESTERN RIVERSIDE

67 SB8 – Western Riverside Role in the Spatial Strategy for Bath

 DIAGRAM 12 WESTERN RIVERSIDE © Crown copyright. All rights reserved (100023334) (2010) Western Riverside Extent of Western Riverside 154. 153. The Core Strategy Western Riverside policy The area formerly occupied by the area is a smaller area than that to which Stothert and Pitt engineering company the 2007 Local Plan Policy (GDS.1/B1) and and adjoining land has been earmarked its accompanying SPD applies. It does not for a major programme of residential- include the majority of the area referred led regeneration for a number of years. to as Western Riverside East aside from Western Riverside was first allocated for the area to the north of the Homebase residential led development in Policy car park. Western Riverside East in now GDS.1/B1 of the Bath and North East conceptualised as forming part of the Somerset Local Plan (October 2007). This Central Area because of the commercially policy was supported by a Master Plan led mixed use emphasis being sought for Supplementary Document (March, 2008). this area. This is a complex site that has, inter alia, required flood mitigation and remediation Western Riverside Policy Approach works to decommission and remove the 155. Windsor Gas Holder Station. However, The spatial strategy retains the planning but significant planning development principles that have been established management and implementation progress for this area within Policy GDS.1/B1 of the has been made with the delivery of phase Bath and North East Somerset Local Plan I commencing in December 2010. Much (October 2007) and the 2008 Masterplan of the land is derelict or vacant but other SPD. The principles of GDS.1/B1 are rolled parts are occupied. Not all areas within forward into Placemaking Policy SB8. The the Western Riverside zone may be 2008 Masterplan SPD will continue to regenerated during the Pan period e.g. give further guidance in respect of the part of the Lower Bristol Road frontage implementation of this policy. where there are car showrooms that are successfully trading and investing in their estate. However, should such land become available the strategy is to enable residential-led redevelopment. The estimated housing potential of this area for the plan period is around 2,200.

69 Diagram 13: Western Riverside site boundary

70 Context 8 Lighting at this location must be 14 The sequential approach to site layout POLICY SB8: designed to safeguard the important is required informed by a site specific 156. ecological function of the river corridor, to FRA. As minimum, the floor levels have to That part of the strategic policy area that Western include the retention of a dark corridor for be raised at the appropriate level taking has yet to be redeveloped is allocated for bats. into account the vulnerability classification residential redevelopment and associated Riverside informed by the FRA. social infrastructure. Whilst much of the Additional requirements for land within Development requirements for the area benefits from outline or full planning the North Bank 15 Undertake a detailed historic whole site environment assessment, and where permission (notably for majority of the 9 Provide an active building frontage with necessary evaluation, in order to identify land to the south of the river and the civic 1 Residential redevelopment including building entrances onto Upper Bristol and implement appropriate mitigation. amenity site/ waster transfer station), the around 1,500 dwellings, not including Road, Windsor Bridge Road, and the retention of a policy allocation will secure student accommodation. riverside the strategy for this area. The extent of this 2 High density urban form area may change during the examination 10 Create an appropriate townscape that phase on Draft Plan and therefore need to 3 A primary school relates to the scale of the Upper Bristol evolve (contract) to reflect change on the Road /this key route into the city, rather 4 On and off site transport infrastructure than seeking to create a ‘gateway’ or ground. The estimated housing potential of including an integrated transport system the allocated area during the plan period landmark buildings. is around 1,500 (after taking onto account 5 Public access to and along the riverside 11 Ensure that development does not what has been or is substantially under 6 Any planning application will need to detract from important views over the construction) demonstrate that it is consistent with site. An analysis of viewpoints is required and contributes to the delivery of the to enable an appropriate response, and Vision comprehensive development of the to influence the height, massing and As set out in the Core Strategy and Bath whole site by reference to Bath Western orientation of buildings. Western Riverside SPD Riverside SPD. 12 The siting of development should optimise vehicular access to neighbouring Development Requirements and Design 7 Existing businesses within the site will sites. Principles be permitted to continue to invest in their estates for business purposes insofar 13 Enhance the GI network for people As set out in Policy SB8 and the Bath as this does not prevent necessary Western Riverside SPD and wildlife, including where practicable vehicular access to the core of the site. measures to restore and enhance Any associated non-business related biodiversity value of the river and the river development as part of the reorganisation edge, including the retention of a dark of an estate, including building above the corridor for bats, and improve access to primary business shall be for residential the river for maintenance purposes. use.

Placemaking Plan Policy

71 TWERTON AND NEWBRIDGE RIVERSIDES

72 DIAGRAM 14  TWERTON AND NEWBRIDGE RIVERSIDE © Crown copyright. All rights reserved (100023334) (2010)

73 157. • Twerton Riverside has contracted as an b There are a number of heritage listed These areas are characterised by their POLICY B3: industrial location in recent decades. and non-designated heritage assets in contribution to Bath’s industrial history and This area is suitable for a broader range the area pertaining to its industrial past, present day employment structure. The Strategic Policy of uses and there is scope to redevelop including Brunel’s Great Western Railway, Core Strategy presents a policy framework the area to provide new business (B1a, b the façade of the Bath Press and two to shape change in these areas so that they for Twerton and and c) premises and housing. The area 1960/70s industrial buildings of innovative can continue to contribute to the economic presents an opportunity to host business construction and offering adaptable vision for the city. The area is well placed to Newbridge that is displaced as a consequence accommodation for a range of industrial enable sustainable transport choices to be of the residential led development of users made and planning policy seeks to further Western Riverside and the growth of Riversides c Views in and out of the area e.g. from enhance those assets. the intensification of the Central Area 1 Role of Newbridge and Twerton higher ground at Newbridge Hill and Bath into Sydenham Park. Whilst Newbridge Riversides (including the Bath Press) City Farm Riverside will remain the core industrial These locations form the western extent of location, Twerton Riverside can provide d The river including its banks and open the Enterprise Zone additional flexibility. It will therefore be land at the western section of the area are • Newbridge Riverside will function as necessary to maintain an appropriate an important wildlife resource. Measures Bath’s primary location for industrial level of land in this area for B1c uses should be incorporated to restore and enterprise, providing about 12 ha of land alongside office uses and housing. enhance the biodiversity value of the river and the river edge, including the retention at Locksbrook Road, Brassmill Lane 2 Placemaking Principles and the Maltings for a range of activities of a dark corridor for bats, and the including advanced manufacturing. Assets of Newbridge and Twerton riverside as a green setting and context for There is therefore a presumption in Riverside the area. favour of retaining land and premises Development proposals must be e There is good, yet not fully realised in the B1, B2 and B8 use class where informed and shaped by the following connectivity with the city centre and the identified on the Policies Map as being characteristics Two Tunnels Greenway via the shared within a Strategic Industrial Estate under riverside walking and cycling route, which a The eastern part of Twerton Riverside policy ED.2A. Proposals for other uses is narrow in places. will be subject to the application Policy lies close to Western Riverside which ED.2B, will experience a significant uplift in its f The Twerton Riverside area is an environmental quality and will act as a accessible location due to its proximity to catalyst for investment in the wider area. Oldfield Park station

Placemaking Plan Policy

74 Risks to Newbridge and Twerton e There is risk that development will 3 Key Development Opportunities 2 The existing varied context of the area Riverside detract from important views over the site provides for a range of building typologies Development proposals in this area that and consequently affect the significance that can more flexibly respond to occupier The following issues are identified as key accord with the provisions of this and other of the Bath WtHS or the Bath Conservation and/or market demand. Provided these risks to the success of these areas that relevant policies will be welcomed. Area or its setting. A landscape and visual buildings respond positively to the public should be addressed in development impact assessment is required to enable Key regeneration opportunities in the realm, respect important views through proposals: an appropriate design response to this Twerton Riverside area include: and over the sites, and respond to other a An excessive loss of industrial space issue. The World Heritage Site Setting SPD issues of acknowledged importance, there • The Bath Press would harm Bath’s mixed economic profile. and Bath Building Heights Strategy should is scope for architectural freedom. be used as part of the evidence base for • Roseberry Place b There are areas of conflict between 3 The provision of lower cost workspace this analysis. industrial activity and residential areas – These sites are allocated in the will be encouraged to support a broader particularly with regard to the movement e In places Twerton Riverside presents a Placemaking Plan, and are subject to site economic offer to the central area. of heavy goods vehicles in the Newbridge poor frontage to the Lower Bristol Road, specific development requirements and 4 Opportunities to improve accessibility Riverside area. which is a key approach to the city centre. design principles. to surrounding communities, in particular c Much existing development has a poor f The Upper Bristol Road (A4) and Lower For other development opportunities in the connections to local centres of Chelsea relationship with the riverside. Pedestrian Bristol Road (A36), including the Windsor Newbridge Riverside area the following Road and Twerton High Street must be access is poor, crossing points are limited Bridge Road junctions become congested Development Requirements and Design achieved. and open space is fragmented. at peak times. Principles will apply: d There is a danger that development g Parts of this area are at risk from flooding. Newbridge Riverside: will fail to connect to the riverside path The sequential approach to site layout is Development Requirement and Design or, the Two Tunnels Greenway and required to be informed by a site specific Principles the sustainable route that follows the FRA. As minimum, the floor levels of new alignment of the former Midland Railway developments have to be raised at the 1 Redevelopment opportunities must and miss the opportunity to enhance appropriate level taking into account the improve the relationship of the built walking and cycling routes vulnerability classification informed by the environment to the riverside, improve FRA. pedestrian and cyclist permeability and provide a net increase in business space.

Placemaking Plan Policy

75 158. Weston Island is not included in this policy area but development (subject to the relevance of planning policy on flood risk) could provide an opportunity to significantly improve the image and identity for this part of the city; enhancing the ecological role of the island, improving pedestrian connections between north and south. However, given that an alternative site would need to be identified for a bus depot (notwithstanding any lease arrangements currently in operation), it is not likely that this site will come forward for development during the plan period.

76 SB9 – The Bath Press 4 Development should not detract from 8 Implement improvements to the POLICY SB9: important views over the site and should pedestrian and cycling experience along Context respond appropriately to the general the Lower Bristol Road and at the junction Development characteristics of buildings heights with Windsor Bridge Road 159. within the city. An analysis is required to 9 Provide a new green infrastructure link The former Bath Press site presents a enable an appropriate response, and Requirements and that connects to the green link within the dominant and landmark frontage to the to influence the height, massing and approved scheme of phase two of the Lower Bristol Road. It is in very close design of buildings. The Bath Building Design Principles BWR development. This will provide a proximity to the residential community of Heights Strategy should be used as part 1 Mixed use redevelopment comprised green corridor from Royal Victoria Park, Oldfield Park, the emerging community at of the evidence base and the starting of employment (minimum of 1,500 sq m the river, through Western Riverside, Bath Riverside and is located just to the point for this analysis. This identifies this (GIA) of office floorspace) and residential via the Bath Press Site and associated north of Oldfield Park train station. site as being within zone 3 – the Valley development (at least 200 flats), potentially streets, into the Oldfield Park area. It will Floor, and recommends that for new 160. complemented by opportunities within link strategic and existing pocket green development ‘building shoulder height The site is predominantly within Flood Zone the leisure sectors. Purpose built student spaces to create a green corridor for the should be 4 storeys. One additional 1. But the Lower Bristol Road is within Flood accommodation in this area is not benefit of people and wildlife. This could setback storey within the roofscape is Zone 2. The sequential approach should acceptable as this would impede the include the potential for green roofs on likely to be acceptable’. Note that this is a be taken within the site and avoid locating delivery of other Council objectives. some elements of the Bath Press site. more vulnerable uses on the area affected recommendation for the general height 2 Retention of the 1920s factory façade by flood risk. only and is subject to modifiers. 10 The development must provide cycle and the historically important elements of parking and storage that is covered, 5 Consider the provision of larger the building in recognition of their value as secure, convenient, easy to access and scale building typologies that can offer Vision a local asset. They should be considered well designed. a different format of business space 161. as an integral part of an urban design The site will deliver a mixed use response which will enhance the Lower compared with the more centrally located 11 Undertake a detailed historic development that creates a positive Bristol Road, the surrounding area and the sites. The intention is for Bath to offer environment assessment, and where identity for this area, and optimises its close development itself. a broad range of employment spaces necessary evaluation, in order to identify proximity to Oldfield Park Train Station, and throughout the city. and implement appropriate mitigation. 3 Protect northerly views across the site to nearby pedestrian and cycle routes. through the identification and retention of 6 Ensure that the built form creates a more engaging and pedestrian friendly 162. key view corridors. The building’s historic significance will be response to the key streets surrounding retained in any redevelopment proposals, the site, including an active edge to and will be imaginatively integrated with Lower Bristol Road and Brook Road. The contemporary, zero carbon development development should help to redefine the that integrates and connects to existing and identity of the junction of Windsor Bridge new green infrastructure. Road and Lower Bristol Road. 7 Provide new streets and spaces through the site that improve pedestrian and cycling connections to Oldfield Park Railway Station, Moorland Road District Centre, and Victoria Park for neighbouring residential communities. Placemaking Plan Policy

77 DIAGRAM 14 THE BATH PRESS

KEY Green Infrastructure Improvement Key Active Frontage Pedestrian/Cycle Link Site Boundary

© Crown copyright. All rights reserved 78 100023334 (2015) 166. SB10 – Roseberry Place Stable Yard lies to the north of Roseberry Place. It is a trade business park, and is Context occupied by a variety of businesses that 163. perform an important role in the city’s Forming the corner of Lower Bristol Road economy. This site is not currently available and Windsor Bridge Road, and lying to for development. the south of the River Avon, this area is in a prominent location on a key route into Vision the city. The site is currently occupied by a range of industrial buildings, workshops. 167. There is significant scope for the 164. remodelling of this site to provide a Its riverside location has been identified development that: as an ‘Ecological Node’ in the Natural Environment Evidence Base commissioned • Redefines the image and identity of this to inform the Council’s Masterplan for the key site on an important entrance route Enterprise Zone. An ‘Ecological Node’ is into the city; defined as an area ‘where wildlife corridors • Reinforces its important role as ‘ecological intersect and/or there are features of node’; particular ecological value in the river channel’. • Accommodates a diverse range of business spaces, including potentially the 165. relocation of displaced businesses from This site falls mainly within Flood Zone the central area; 2, partly within Flood Zone 3 and the risk of flooding will be increased taking into • Provides homes that help to meet the account climate change. Black & Veatch city’s housing needs and provide for more Bath Flood Risk Management Project activity during the day and evening; Technical Note Addendum has considered • Enables direct connections to an the impact on peak water levels and flood extended Bristol / Bath Shared Use Path risk of the ground raising within this site and and to the Two Tunnels Cycle Route, concluded that the impact of site raising on together with new pedestrian and cyclist flood levels is negligible. connections across the Lower Bristol Road and Windsor Bridge Road. There is potential for these connections to be provided as bridges over these main roads, which could also serve as a key Green Infrastructure routes. • An engaging and active frontage to the river, with potential for river related activities.

79 DIAGRAM 15 ROSEBERRY PLACE

KEY Green Infrastructure Improvement Key Active Frontage Pedestrian/Cycle Link Potential Link Primary Vehicle Access Site Boundary Sustainable Transport Route

© Crown copyright. All rights reserved 80 100023334 (2015) 3 A collection of buildings that respond 5 Measures that enhance green 9 Carriageway improvements to the POLICY SB10: positively to the important views over infrastructure and protect biodiversity junction, including implementing the the site and the valued character of the interests are required. Such measures road widening required to improve the Development area. An analysis is required to enable an must safeguard the value of the site and efficiency and safety of the highway appropriate response, and to influence the adjacent river corridor and should take capacity at this junction, and to facilitate Requirements and height, massing and design of buildings. into account the potential of extending pedestrian and cyclist movement. The Bath Building Heights Strategy should green infrastructure networks, including 10 The development must provide cycle be used as part of the evidence base and measures to restore and enhance the Design Principles parking and storage that is covered, the starting point for this analysis. This biodiversity value of the river and the river Development proposals will be expected secure, convenient, easy to access and identifies this site as being within zone edge. It is a requirement for a biodiversity to deliver: well designed. 3 – the Valley Floor, and recommends that study to be commissioned to inform the 1 A mix of uses which include around 200 for new development ‘building shoulder development of the site. 11 The sequential approach to site layout residential units and a minimum of 6,000 height should be 4 storeys. One additional is required informed by a site specific 6 Lighting at this location must be sq.m (GIA) of B1 employment floorspace. setback storey within the roofscape is FRA. As minimum, the floor levels have to designed to safeguard the important Other complementary uses to enable a likely to be acceptable’. Note that this is a be raised at the appropriate level taking ecological function of the river corridor, to more diverse and engaging environment, recommendation for the general height into account the vulnerability classification include the retention of a dark corridor for such as small scale local needs retail only and is subject to modifiers. informed by the FRA. will be permitted where these do not bats. 4 Green infrastructure and a cycle link that 12 Undertake a detailed historic adversely impact on existing retail centres. 7 Flexible and robust building forms that connects Linear Way (two tunnels cycle environment assessment, and where Purpose built student accommodation in enable changes of use over time. this area is not acceptable as this would route) to the safeguarded sustainable necessary evaluation, in order to identify impede the delivery of other Council transport route (extension of the Bristol/ 8 An appropriate response to the and implement appropriate mitigation. objectives. Bath shared use route). This will be character and context of the area. There enabled by facilitating connections across is considerable scope for a wider variety 2 A well-defined and active frontage to Windsor Bridge Road and Lower Bristol of building typologies and materials Lower Bristol Road and Windsor Bridge Road. to be used, responding to its mixed Road to enhance this key entrance into the use character whilst respecting the city. homogenous character of the whole city.

Placemaking Plan Policy

81 BATH’S NEIGHBOUR- HOODS

82 168. 170. 173. While the Central Area and Enterprise Zone It is beyond the scope of the Core Strategy District and Local Moorland Road district centre and the local is the headline delivery location for Bath, it to consider local aspects of change within Centres centres are shown on Diagram 16. Policy is the outer neighbourhoods that make up outer Bath. This can be achieved through CP12 sets out the strategic approach for 171. the majority of the physical extent of the city Neighbourhood Planning and by the The spatial strategy seeks to secure managing change within and likely to affect, and where the most people live. Placemaking Plan. Core Strategy Policy in and enhance the vital role that Moorland district and local centres. Local Plan policies relation to a number of generic matters / protect the centres from changes of use 169. Road (a District centre) and a collection topics is covered in the Core Policies or out of centre threats that would harm The suburban workings of the city are of local centres play as part of Bath’s section. The spatial strategy focuses on their vitality and viability. Some centres important to the spatial strategy. During neighbourhoods. Moorland Road and key areas or issues requiring strategic have potential for significant enhancement; the 30 years before the First World War, local centres provide proximity to a guidance. Crucially, suburban Bath is others are more constrained or are already Bath suburbs expanded significantly and range of goods and services. As well as expected to yield about 2,800 new homes trading successfully. The Placemaking incorporated neighbouring rural parishes providing for everyday shopping needs on large sites and will account for the Plan will consider the extent to which local that have since been progressively infilled. these centres contribute to economic and majority of the 1,000 units forecast to come centres can further support sustainable Its Victorian, inter-war, post war and cultural diversity and opportunity by hosting forward on small sites throughout the city. neighbourhoods in more detail. modern neighbourhoods host a sizable small, local and independent shops and Outer Bath will therefore make a significant population which requires access to goods, businesses. In most cases these can be contribution to the overall target of around services and facilities both locally and reached within a relatively short walk or 7,000 new homes for the city and contains beyond. Attractive neighbourhoods with cycle. There is however, an uneven pattern a district centre and local centres that successful local centres, good schools, a of provision across the city and variety in need to be identified as part of the retail well-managed green infrastructure network, the health and offer of local centres. hierarchy. valued heritage and sustainable transport 172. choices are necessary for economic The most characterful of the local centres success, quality of life and social and have evolved from the centres of outlying cultural vitality. villages that became absorbed during the 20th century suburban expansion of the city (e.g. Weston, Larkhall and Twerton) or are embedded within the Georgian city (e.g. Widcombe Parade). Equally vibrant are Chelsea Road and Bear Flat situated within Victorian suburban development. Elsewhere there are more modest post-war centres and standalone units (including supermarkets and petrol stations associated convenience retail) that contribute to the spatial coverage of local facilities.

83 Weston Camden Larkhall High Street Road Julian Road

Belvedere London Road Walcot St James’ Street Street Cleveland Place & Nelson Place East Bathwick Street Chelsea BATH Margaret’s Road Buildings Lower Bristol Road Bathwick Hill

Twerton High Widcombe Street Moorland Parade Road

Bear Flat Mount Road DIAGRAM 16 BATH'S NEIGHBOURHOODS KEY

District & Local Centres Frome Road Combe Road & Bradford Road The Avenue Royal United Hospital

Former Ministry of Upper Defence Land Bloomfield Road © Crown copyright. All rights reserved 84 (100023334) (2015) BATH

DIAGRAM 17 BATH’S GREEN INFRASTRUCTURE KEY Allotments Area of Outstanding Natural Beauty Historic Parks

Key Green Infrastructure Link Landscape Setting Local Green Spaces Special Area of Conservation (SAC) Foraging Area Focus of the SAC Special Area of Conservation Note that bat populations and (SAC) Breeding Area foraging and breeding areas © Crown copyright. All rights reserved also extend beyond the 85 (100023334) (2015) indicated zones School Places Two Tunnels Route Sustainable Transport 174. 177. Choices Housing and population growth within and The Two Tunnels walking and cycling route 180. on the edge of the city will create additional represents a major addition to the Green Improvements to pedestrian, cycling demand for primary and secondary Infrastructure network and public transport routes will be education places across the city. In some and will connect the south of the city and made to enhance links between the instances the impact will be particularly beyond to national cycle route (NCN 24). neighbourhoods of Bath Oldfield Park significant and localised, e.g. areas with a Station, the city centre and the Enterprise high capacity to deliver family housing. Nature Conservation Zone. 175. 178. The Council’s education service has Nature Conservation designations within recently completed reviews of primary outer Bath are shown in detail on the and secondary school provision within Policies Map and will be maintained, the city and this has taken account of the protected and enhanced in accordance spatial strategy and in site allocations. The with relevant core polices and Infrastructure Delivery Programme provides development management policies. more information on the relationship between housing development, population The Bath/Bradford-on- growth and school places Avon Special Area of Conservation (SAC) A Well-managed 179. Network of Open This European site is designated because of the presence of bat populations. Spaces and Green European and UK legislation seek to Corridors protect the integrity of the site, bat roosts and foraging areas. 176. Green infrastructure assets and designations across Bath are shown in detail on the Policies Map and will be maintained, protected and enhanced in accordance with relevant core polices and development management policies.

86 • Foxhill – up to 700 dwellings, a new 183. Former Ministry of primary school, 500 sq.m. retail and 1,000 Despite the planning history pertaining Defence sites at Foxhill, sq.m. office space permitted in outline (of to these sites they are allocated in the which 276 dwellings in full) Placemaking Plan as they have not yet Warminster Road and been developed to any significant degree. • Warminster Road – 204 dwellings The developers of Ensleigh (Bloor and Ensleigh (including permitted in full Linden) and Foxhill (Curo) are known. former Royal High • Ensleigh – 290 dwellings permitted (of However, the initial buyer of the Warminster playing field) which 220 in full) and 250 sq.m. of local Road site was the land developer Square needs retail Bay, and the onward purchaser on the 181. planning permission that they have been Within Bath’s outer neighbourhoods the • Royal High Ensleigh 95 dwellings and a granted has yet to be revealed. Further most significant opportunities for housing primary school applied for in outline development within the city are the three the applicant for the Royal High land is former Ministry of Defence (MoD) sites, 182. also a land developer and the site will be including former Royal High playing field Curo has indicated its intention to pursue sold–on. It is deemed necessary to secure land adjoining Ensleigh. The sites were sold regeneration of its affordable housing stock the housing and other aspirations for these at the start of the plan period and the MoD in the Foxhill area adjoining the former MoD sites in the Development Plan to safeguard has mostly vacated all areas and will do site. As set out in the District-wide volume their optimum future contribution to Bath’s so in full by 2018. Planning permission was the Council is generally supportive of such development requirements. granted for residential-led development on regeneration, where it is justified, and will all three MoD sites during 2015, including seek to protect against the net loss of much new primary school at Foxhill. An outline needed affordable housing stock, while application for the former Royal High land also allowing for enhancements to that was submitted in August 2015 for housing stock (see Policy H9). and a primary school. The land in question will yield around 1,300 dwellings, two new primary schools, 750 sq.m. retail and 1,000 sq.m. (GIA) office space, broken down as follows:

87 185. 188. SB11 – Former MoD The site was formerly occupied by low There are no listed buildings on the Vision Foxhill/Mulberry Park rise MOD buildings, mostly of single storey site. Greendown Terrace and a Jewish 190. but some 2 storey, large areas of surface Cemetery both lie opposite on the In accordance with the Council’s adopted Context car parking and landscaping. The trees on southern side of Bradford Road and are Concept Statement, a major new residential the site are subject to a Tree Preservation Grade II listed. A small stone bridge over neighbourhood within the Combe Down 184. area which provides its own primary school, This 19ha site is located to the north of Order (TPO) made in 2013. Pope’s Walk to the north east corner of the site is also Grade II listed. Prior Park, and local scale retail and employment Bradford Road, east of Foxhill and west 186. a Grade I Listed Building and an Historic space, integrates with the existing Foxhill of Priory Close. To the southeast is the Vehicular access is currently achieved from Park and Garden is located to the east of estates and is conscious of skyline issues in Backstones open space and residential Bradford Road (former primary access to the site, separated from the site by existing respect of the World Heritage Site. properties fronting Bradford Road. To the the MOD site) and Foxhill Road (former residential development on Priory Close west the site is bounded by residential secondary access). There is no other and Ralph Allen Drive. properties on Foxhill and the road itself. To vehicular access to the site. the east is the Combe Down Rugby ground 189. 187. accessed off Bramble Way and then The site has outline permission for up to The site lies within the City of Bath World residential properties on Stonehouse Lane 700 dwellings and full permission for the Heritage Site, the southern part of the site and Trinity Road. To the north is Pope’s first phase of 276. The purpose of the also lies within the Bath Conservation Area. Walk with residential properties on Priory site allocation is to ‘lock-in’ the principles The north of the site lies adjacent to the Close beyond. To the north there is a treed established in the outline permission Cotswolds Area of Outstanding Natural escarpment with a number of residential within the Development Plan should Beauty and Green Belt, which washes over properties dotted along it. The site is circumstances in respect of delivery the ‘Perrymead’ area, extending to the relatively flat with a gentle slope from south change. to north. It is located on the plateau above north and east towards the City. the City with the land to the north of the site falling steeply down to Perrymead. The trees both on and adjoining its northern boundary form part of the tree lined edge to the ‘bowl’ within which much of the city is located.

88 SB11 – Former MoD Foxhill / Mulberry Park

89 5 An ‘advance planting plan’ identifying POLICY SB11 a comprehensive tree planting proposal accompanied by management proposals Former MoD on the northern part of the site. 6 Great weight will be given to maintaining Foxhill the significance of heritage assets, in Development Requirements and Design particular in relation to views of the site and Principles its illumination in respect of the Bath WHS 1 14.5ha developable area for around and setting of the Bath Conservation Area. 700 residential dwellings and areas for The Bath WHS Setting SPD should be employment, community use and retail used to assess development effects. development, 1.1ha identified for a primary 7 Lighting and tree planting at this location school site and with the remainder of the must be designed to safeguard the site identified as green space (formal and ecological and habitat requirements of natural). bats. 2 1,000sqm of B1 space and 500 sqm. of 8 Undertake a detailed historic retailing space environment assessment, and where 3 1.5ha of natural green space and 2.1ha of necessary evaluation, in order to identify formal green space to be provided within and implement appropriate mitigation. the site 4 The maximum scale of development shall be a mix of predominantly 2 and 3 storey development across the site, with some areas in the centre of the site rising to a height capable of accommodating 4 storey development. Based on AOD levels, the maximum height of development on the site will be 176m AOD.

Placemaking Plan Policy

90 SB12 – Former MoD 192. a the sites important location within the Whilst the buildings within the site are POLICY SB12 World Heritage Site; functional in character, the site is prominent Warminster Road b sloping topography; in citywide views and is highly sensitive and Former MoD Context heavily constrained in terms of planning c important views over, out of and into the designations. The site lies within the World site; 191. Warminster Road Heritage Site and the Bath Conservation A 7.0 ha site occupying a highly prominent Development Requirements and Design d the landscape and ecological value of Area. Several buildings lying outside the location between the Warminster Road Principles the green canal corridor; (A36) to the south and the Kennet and site are Listed. The undeveloped land 1 Provision of at least 150 residential Avon Canal to the north. The A36 is a key outside the security fence comprises a Site e significant trees within the site and of Nature Conservation Interest. To the east dwellings to enable the efficient use of significant trees and grassland in the open approach route to the city. At present the the developable area. site contains a number of single storey of the site lies the Green Belt. area adjacent the canal corridor; office blocks with associated vehicular 193. 2 Removal of the existing disused 5 Provision of land and others funds to circulation and parking contained within a In May 2014 a full planning application buildings which are utilitarian in enable the expansion of the adjoining security fence, plus undeveloped natural for 189 dwellings was submitted. During appearance and detract from the primary school to meet the educational areas to the north and east. The land slopes the determination process the number setting of the World Heritage Site and needs of development steeply down from Warminster Road to the of dwellings increased to 204 and the the character and appearance of the 6 Creation of walkways through the canal. This topography and a prominent application was permitted in March 2015. Conservation Area. undeveloped part of the site to formalise undeveloped gap at the eastern end of the The applicant is in the process of selling-on 3 Development should be almost entirely and improve public access to the Site site allow commanding panoramic views this opportunity. focused on the previously developed across the City to Lansdown, Larkhall and of Nature Conservation Interest, lying area but there is scope for some very beyond the fence line. Walcot on the opposite side of the valley. A Vision minor fringe development outside the Public Footpath runs steeply down the hill 7 Protection the amenity of neighbouring 194. fence line. at this point to a pedestrian bridge across residential properties. the canal at the bottom. Immediately to the In accordance with the Council’s 4 A design response that enhances east of the site is Hampton House, a Grade adopted Concept Statement residential the setting of the World Heritage Site 8 Undertake a detailed historic II Listed Building. Beyond to the east is redevelopment in the C3 use class that and the character and appearance of environment assessment, and where inter-war and post-war ribbon development works with the topography of the site the Conservation Area. Achieving the necessary evaluation, in order to identify along the Warminster Road. To the west to present an attractive new area of most appropriate design approach will and implement appropriate mitigation. of the site the road is more enclosed by townscape that is conscious of its wide require detailed examination of the site mature street trees, and the buildings field of visibility and heritage and ecological context. Applications will be expected to consist predominantly of large detached significance of its context. demonstrate, through character appraisal Victorian villas set in large, well vegetated and a thorough understanding of the plots. On the southern side of Warminster evidence base, how their proposed Road, the full length of the site is developed scheme responds to the site. Key issue as a suburban estate of detached include: properties.

Placemaking Plan Policy

91 SB12 – Former MoD Warminster Road

Diagram 18: Former MoD Warminster Road site bound- ary

92 196. 197. SB13 – Former The site is located within the boundary of The site is subject to two planning MoD Ensleigh the City of Bath World Heritage Site and permissions, one to the south of Granville adjoins the Cotswold AONB and Green Road for 39 dwellings and another on the & Royal High Belt to the north, with the City of Bath main part of the former MoD site for 251 Playing Field Conservation Area boundary located on dwellings. The former playing fields are the west side of Lansdown Road. To the subject to an application for a 210 place Context north/west of the site is Beckford’s Tower (a primary school and up to 95 dwellings Grade I listed building and which provides 195. The site is approximately 14.5hectares panoramic views across Bath and the Vision surrounding countryside) and the grounds in size and is located on the east side of 198. of a consecrated Victorian cemetery on Lansdown Road, bounded to the south/ In accordance with the Council’s adopted Lansdown Road with listed cemetery gates east by Granville Road and to the west and Concept Statement, development that (Grade II*). Ensleigh House (situated on north by further school playing fields and provides a new community, sensitively Granville Road) is a Grade II Listed Building. farmland. To the south the land falls away designed given its exposed position and Further to the north west of the site are towards Bath and the escarpment rising up which benefits from its own on-site primary playing fields, Lansdown Park & Ride site from Charlcombe, and to the east towards school the Woolley/Swainswick valley. To the north and Bath Racecourse. the land is flat, forming the plateau area that comprises part of the wider setting for the city. The site comprised a range of predominately single storey buildings used for office purposes by the MoD, a number of which have been demolished. Those that have not will be vacated by 2018. Surface car parking was provided within the site, with vehicular access from Granville Road and with an unused access from Lansdown Road. The site also comprises the Royal High School Playing Field (addressed by Policy B3c in the Core Strategy which will be superseded by Policy SB13 below).

93 SB13 – Former MoD Ensleigh & Royal High Playing Field

94 Key requirements include provision of 7 Assess and evaluate any direct or 9 The assessment and evaluation of the POLICY SB13 habitat connectivity through the retention indirect impacts on designated heritage above designated and non-designated and enhancement of the existing high assets and their visual/landscape settings. heritage assets should also consider Former MoD valued habitat; provision of well integrated Prepare and implement management their cumulative or collective “group green space (formal, natural and schemes (including avoidance or physical value” and also understand the heritage Ensleigh and allotments); provision of well integrated separation) in order to mitigate the assets’ relationship to other environmental Sustainable Urban Drainage Systems; impacts of development and ensure the considerations. and provision of cycle and pedestrian long-term protection and enhancement Royal High 10 Ensure good public transport provision. links through the site connecting to the of the designated heritage assets and Playing Field existing network particularly towards Bath their settings. Designated heritage assets 11 Development should scope potential for city centre and Weston and Larkhall local potentially affected by development at this and incorporate renewable energy. centres. location include Beckford’s Tower (Grade I), (formerly Core 12 A primary school is to be provided on Ensleigh House and Lansdown Cemetery 5 Appropriate site assessment and the former Royal High Playing Field site Gates (Grade II), Bath Conservation Area Strategy ecological surveys to be undertaken to and Bath World Heritage Site. 13 Provide integrated waste management inform site master planning with particular infrastructure. Policy B3c) attention to the SNCI and potential impacts 8 Assess and evaluate any impacts on non- Development Requirements and Design to Bradford-upon-Avon bats SAC. designated heritage assets. The degree of 14 Ensure that displaced playing pitches Principles harm to or loss of non-designated heritage are re-provided at an appropriate and 6 Identify and assess the landscape assets will be balanced against the positive suitable location. 1 Around 400 dwellings character, landscape features and contribution made by the development significant view points and the likely 15 Undertake a detailed historic 2 Enable the comprehensive and the extent to which harm/loss can effects of development on them. environment assessment, and where redevelopment of the whole site. It should be mitigated. Non- designated heritage Protect and enhance these aspects and necessary evaluation, in order to identify become more self-contained with its own assets of equal significance to designated mitigate to avoid or minimise the effects. and implement appropriate mitigation. local facilities. Development should reflect heritage assets will be subject to the same Significant aspects of landscape include best practice as embodied in ‘By Design’ considerations as designated heritage the Cotswold AONB; the World Heritage (or successor guidance) ensuring that it is assets. Non-designated heritage assets Site and its setting; Bath Conservation well integrated with neighbouring areas potentially affected by development at Area and its setting; the character of the this location include Bronze Age barrow 3 Development phasing should start with Lansdown plateau; trees including ancient cemetery, Roman road and roadside the current MoD Ensleigh site. woodland, tree belts, hedges and field burials, and medieval settlement and patterns; Lansdown Road and its open 4 Ensure that the principles and benefits chapel. of Green Infrastructure contained in the rural character; and tranquillity. Significant Green Infrastructure Strategy and other viewpoints include local properties; Upper guidance and best practice are embedded Swainswick; Beckford’s Tower; Lansdown in the design and development process Road; and local Public Rights of Way. from an early stage.

Placemaking Plan Policy

95 SB14 – Twerton Park Vision POLICY SB14 Context 200. That the Club maintains its presence on its Twerton Park current site whilst being able to pursue the 199. Development Requirements and Design Bath City Football Club, who own Twerton partial redevelopment of its land holdings. Principles Park football stadium is in the middle of a This could include the redevelopment Community Buyout process, the outcome of the stands to the north of the pitch, 1 Any change within Twerton Park should of which will not be known until well into to include retail, commercial space and seek to enhance the facility and Twerton 2016. Previously it has stated that the of housing, as well as facilities for the High Street as a local centre, where site will be available for redevelopment football club as required, or simply a partial possible, by enhancing local retail or during the Plan period that it intended to development of part of the car parking commercial leisure provision. There is leave Twerton Park and sell it or facilitate a area. also significant scope for the associated land swap elsewhere in B&NES on which provision of residential uses. it can build a new facility. In addition to 2 Undertake a detailed historic the football club the adjacent car park is environment assessment, and where also used for the weekly Twerton Market. necessary evaluation, in order to identify The site may therefore be available for and implement appropriate mitigation. redevelopment as part of a residential/ mixed-use scheme during the Plan period. Any scheme should preferably benefit or at least not adversely affect the local centre at Twerton. There is considerable uncertainty and the Council does not currently ‘budget’ for any development occurring here. A site allocation is made so that there is no site specific gap should the site become available.

Placemaking Plan Policy

96 SB14 – Twerton Park

97 SB15 – Hartwells 202. 4 The design response must recognise Planning permission was granted for POLICY SB15 the importance of the disused railway line Garage, Newbridge a replacement car showrooms and as a connective habitat, particularly as workshops at Bath Business Park, Hartwells dark corridor for bats, and as a protected Context Peasedown St. John, in December sustainable transport route. 2013 and January 2014. These have not 201. Garage 5 Ease of access to any upgrade of the yet been implemented yet there is a The site is just under 1.7ha and is currently Development Requirements and Design disused railway line as a cycle route reasonable prospect that the Newbridge occupied by a garage and concrete Principles should be achieved batching plant. It is situated in an old quarry site will be redeveloped in the plan 1 Residential development of around 80- and is formed of two parts distinguished period. While outside the scope of 6 If development is phased then the Policy B5 it is considered that this site is 100 of dwellings, which could include a design response on phase 1 (likely to by a very sharp level change of 7 metres. variety of specialist older persons housing The upper portion of the site, fronting required to help deliver the city’s 7,000 be the garage) should not prejudice the net additional dwellings and therefore the types but not student accommodation, achievement of the good design and Newbridge Road is occupied by the car where this would prejudice the showroom. The lower portion of the site opportunity cost of developing for student efficient use of land within phase 2 (likely accommodation is considered too great. achievement of Policy DW.1 and B1 in to be the concrete batching area) contains associated workshops for vehicle respect of boosting the supply of standard servicing, repairs and MOT testing and also market and affordable housing. 7 Undertake a detailed historic provides overspill parking associated with Vision environment assessment, and where the garage; the west portion of the lower 203. 2 On the upper part of the site, the Upper necessary evaluation, in order to identify area contains the aforementioned concrete Residential redevelopment, not including Bristol Road street frontage should be and implement appropriate mitigation. plant. The south of site is constrained by student accommodation, that makes the defined by an active frontage (dwellings sewer main easement and is also prorated most of the sites location on sustainable could be arranged as houses or flats as part of the alignment of a protected transport routes , is sympathetic to the inside) and the articulation of facades sustainable transport route (formerly the Victorian context of terraced housing on and roofs should help these buildings route of the Midland Railway). the Upper Bristol Road and conscious of it integrate with the surrounding context. appearance from higher ground. 3 An apartment typology would be appropriate for the lower part of the site and enable efficient use of it. This typology should have a comfortable scale with the surroundings, both existing and proposed. The view of the site from Kelston View amongst others is an important consideration in relation to the setting of the Conservation and the impact on the OUV of the WHS.

Placemaking Plan Policy

98 SB15 – Hartwells Garage, Newbridge

KEY Pedestrian/Cycle Link Potential Pedestrian/ Cycle Link Site Boundary Sustainable Transport Route

© Crown copyright. All rights reserved 100023334 (2015)

99 SB16 – Burlington Street 206. There is no evidence that the existing POLICY SB16 Context terrace Burlington Street was ever completed. There was a riding school on Burlington Street 204. the site in the 18th Century, built around Development Requirements and Design This is a site of 0.13 ha on the southern end a central courtyard and the site was Principles of the west side of Burlington Street that is subsequently bought by the Church. currently used as car parking for St Mary’s However, the tooth edge to the ashlar at 1 Residential development, which can Church. A horse chestnut tree protected the southern end of the terrace indicates include student accommodation. by a preservation order fills part of the that at the time of building there was an 2 Provision of community space if frontage of the site. intention to extend the terrace. required by the Church 205. 3 Protection of Horse Chestnut tree (TPO) Burlington Street is on a slope rising Vision northwards from Julian Road and is on a 207. 4 An extension of two buildings would central axis with Portland Place which is An extension of the terrace within the protect the horse chestnut street and not located at the head of the street. The west constraints of the site and its setting, which dominate the original terrace. side of Burlington Street consists of a late include the position of the mature tree 5 Special attention should be paid to be Georgian terrace of four houses which (which makes a positive contribution to taken the treatment of all the elevations. are ’typical’ in their form and materials this part of the conservation area), and the with three storey and a mansard roof and degree to which the existing terrace can be 6 Undertake a detailed historic dormers and basements. The northern end extended without comprising the character environment assessment, and where of this terrace returns at 45 degrees to form of the original terrace. There is also scope necessary evaluation, in order to identify one of the southern elevations of Portland to use part of the site for a community hall and implement appropriate mitigation. Place. The east side of Burlington Street is linked to the church and to investigate the a complete terrace running the full length potential for a small amount of mews style of the street stopping short of Julian Road. /coach house development with the car This terrace is similar in form and scale but park, whilst retain sufficient parking for the the treatment of the elevations are different. church. All of the Burlington Street buildings and the southern part of Portland Place are Grade II listed. The northern section of Portland Place on the high Pavement is Grade I listed.

Placemaking Plan Policy

100 SB16 – Burlington Street

Diagram 22: Burlington Street site boundary

101 SB17 – South of Englishcombe Lane

102 Context POLICY SB17 208. This is an undeveloped plot of around Englishcombe 1.4ha to the north of Stirtingale Farm SNCI and to the rear of Englishcombe Lane Lane and Stirtingale Road. The site is secluded Development Requirements and Design from most public views and is subject to Principles topographical, geotechnical, and ecological issues. 1 Around 40 dwellings 2 Vehicular access from between Vision numbers 87–89 Englishcombe Lane, 209. retaining as many trees as possible and Suburban residential development that replacing those lost, elsewhere within the makes efficient use of the site site. 3 Retention of hedgerows along the boundaries of the site. 4 Identify and assess the ecological interests of the site and the likely effects of development on them. Protect and enhance these aspects and mitigate to avoid or minimise the effects 5 Lighting and Green Infrastructure at this location must be designed to safeguard the ecological and habitat requirements of bats. 6 Undertake a detailed historic environment assessment, and where necessary evaluation, in order to identify and implement appropriate mitigation.

Placemaking Plan Policy

103 211. 214. 216. SB18 – Royal United Research and development continues to The Trust’s priorities are to provide fit for The Estate Strategy (2014) specifically Hospital underpin the high quality, evidence-based purpose accommodation, demolishing sets out the proposed RUH North care delivered both at the RNHRD and the unsuitable and outdated buildings, Redevelopment programme over the 210. Located in Weston the Royal United RUH. The recent affiliation of both research improving the sustainability of the next five years supported by a phased Hospital is a major sub-regional healthcare teams has served to create a significant Estate, co-locating functions to cluster masterplan. These phases are as follows:- health research resource in the City of Bath, complimentary uses, delivering a parking facility serving 500,000 people within Phase 1: B&NES, Wiltshire, Somerset and South and one of the largest R&D portfolios in the strategy that will improve on-site parking, Gloucestershire It is managed by country strengthened further by its links to improving wayfinding throughout the site, a Proposed new replacement pharmacy the Royal United Hospitals Bath NHS other local research institutions such as the reducing off-site parking impacts and with aseptic services University of Bath. This supports the Trust’s encouraging the use of sustainable modes Foundation Trust, which acquired the Royal b Provision of new visitor and patient car strategy to develop its R&D and be ‘best of travel. National Hospital for Rheumatic Diseases park located immediately adjacent to the in class’ and provides additional income (RNHRD) located in the centre of Bath, in 215. front entrance generating opportunities. February 2015. It is now managing all the Central to delivering the Trust’s long term (Gate 1) services offered by this specialist provider. 212. vision and objectives is an overarching car Phase 2 A new Integrated Rheumatology As well as being the main provider of Future housing and population growth as park strategy for the campus that improves and Therapies Centre including hydro pool healthcare services the Trust is also the planned within the sub-region and other the current parking arrangements across and gym largest employer in Bath & North East demographic factors such as an ageing the site (numbers, rationalisation of car Somerset with around 5,000 staff. population places increased demands parks and sign posting) and supports the Phase 3 A new Cancer Centre – a upon acute healthcare infrastructure and vision as set out in the Estate Strategy. new state of the art facility set within an services. enhanced greenspace for the campus” 213. 217. The Trust has carried out a comprehensive The Council will support investment in the review of its estate and agreed a strategic development of the hospital to meet the plan (known as the Estate Strategy 2014). need for healthcare infrastructure, and The purpose of this is to direct investment endorses the approach adopted in the and estate renewal, to improve the quality Estate Strategy. Beyond the time period of and standard of accommodation, respond the current Estate Strategy, the Council will to changing service needs for patients and safeguard land within the campus of the staff alike and to comply with the necessary RUH for future healthcare infrastructure, legislative standards. unless it can be demonstrated that the RUH can successfully provide its services and operate its site from a smaller land area.

104 3. RUH GI PLAN

RUH Green Infrastructure Plan 2 Increasing biodiversity opportunities and habitats within the site linking into the wider 218. RUH OPPORTUNITIES surrounding green corridors The RUH has also produced a Green Infrastructure Plan that supports the Estate 3 Investigate potential sustainable urban Strategy by setting out a high level vision drainage features within the site or framework for the site. This vision is to 4 Creating a legible hierarchy of interesting, create a high quality, accessible ‘place’ with linked, usable, wildlife friendly and quality Green Infrastructure as an intrinsic element, PHASE 3 PHASE 1b landscaped spaces opportunities for staff, for the benefit of staff, patients and visitors. PHASE 1a patients and visitors alike This recognises the well-established benefits to health and well-being provided 5 Create accessible open spaces with a

by access to natural green space. The range of micro-climates i.e. shaded areas in PHASE 2 Green Infrastructure vision is based upon hot weather. the existing Estate Strategy masterplan 6 Encouraging exercise within the site and establishes a set of principles to inform and improving the connections between 3. RUH GIthe PLAN design of each phase. The GI Plan existing pedestrian and cycling routes identifies green infrastructure including: through the site and to GI assets beyond • specific landscape the site. PHASE 1b RUH OPPORTUNITIES• amenity and biodiversity opportunities 7 Maintain, improve and expand the existing external ‘destination’ spaces • the types of places that can be created to improve the quality of environment 8 Identify opportunities to integrate The and maximise the health and wellbeing Trust’s art strategy benefits for staff, patients and visitors. 9 Consider the cost effectiveness of future Figure 8: GI Typologies and Functions 219. Estate maintenance Page 11 RUH GI PLAN Specifically, the Trust identified a number of 220. DIAGRAM 18 3. RUH GI PLAN considerations including: PHASE 3 PHASE 1b This approach responds to the GREEN INFRASTRUCTURE PLAN 1 Providing enhanced green infrastructurePHASE 1a placemaking objectives of the Council, and to improve the quality of care and clinical its approved Green Infrastructure Strategy performance and is therefore broadly supported by the RUH OPPORTUNITIES Council. PHASE 2

PHASE 3 PHASE 1b

PHASE 1a

PHASE 1b 105

PHASE 2

Figure 8: GI Typologies and Functions

Page 11 RUH GI PLAN

PHASE 1b

Figure 8: GI Typologies and Functions

Page 11 RUH GI PLAN 2 Development proposals will be POLICY expected to respond to and to implement the Green Infrastructure Plan as APPROACH SB18 highlighted above. 3 Proposals for non-healthcare uses on Royal former RUH land should provide evidence that the land will not be required for United Hospital healthcare provision or car parking during 1 The Council supports the improvement the Plan period. of this essential healthcare facility, including the principles and proposed building programme, and proposals for car parking, as set out in its Estate Strategy 2014.

Placemaking Plan Policy

SB18 Royal United Hospital

106 BATH’S UNIVERSITIES AND PRIVATE COLLEGES

107 221. and provides a framework for future 226. The Council seeks to enable the continued development. The Information Paper on Growth beyond 2020 will require success of The University of Bath and Bath student numbers and accommodation additional on and off campus capacity to be Spa University and the contribution they considers the issues in more detail, identified. No alterations to the Green Belt make to the city’s identity and profile. provides a full assessment of the evidence boundary beyond that previously made in that has led to the following policy the Local Plan are envisaged during the 222. approach and its likely impact. Core Strategy period. However, the nature The development of new academic space of exceptional or very special and student accommodation are matters 224. circumstances is that they cannot be that require policy direction in the Core It is anticipated that this policy will enable predicted and the Council will need to Strategy. The Council is mindful that the the delivery of new on-campus study consider such circumstances, on their growth in student numbers during the last bedrooms to 2020/21 at a rate which merits, at the time they are presented. decade has not been accompanied by broadly matches the growth of the student sufficient on-campus study bedrooms and population. Based on estimated forecasts 227. that the associated expansion of the of growth, it will enable a modest increase At the time of preparation of the student lettings market has diminished the in the student population (compared to Placemaking Plan, the Council received ‘normal’ housing stock of the city. This is rates experienced since 1997), enable all updated growth plans from both particularly significant given the relatively first years to be offered a place in managed Universities. They are summarised in the small size of Bath as a host city for two accommodation, and potentially lead to a separate Information Paper: Student universities. The proliferation of Houses in small contraction of the student lettings Numbers and Accommodation Multiple Occupation (HMOs) in the Oldfield market – subject to accommodation requirements in Bath Update (May 2016). Park/Westmoreland area is the most visible preferences. To achieve a more significant New private educational institutions e.g. consequence of the mismatch between contraction in the student lettings market language schools have also signalled a the growth in students and on-campus would require significant amounts of desire to increase their presence in the city. development. valuable land within the city to be developed for student accommodation. In 228. 223. order for the vision for Bath to be realised The issues relating to the revised growth The Council also understands that each this land will be needed for ‘normal’ aspirations of both universities and private institution needs to invest in its academic housing and other commercial uses. colleges and the resultant additional estate in order to continue to provide high pressures on the housing market are standards. The approach of the Core 225. considered to be strategic matters that will Strategy is to enable the realisation of a It is envisaged that this approach could be assessed and responded to as part of better balance between the aspirations of mean that 2012/13 levels of HMOs will the wider housing requirement through the each university, the concerns of represent the high watermark within the future Local Plan review. communities and the overall functioning, city. The Council has declared an Article 4 performance and environmental quality of direction in relation to HMOs to manage the city and its setting. The University of the student lettings market in the south Bath’s and Bath Spa University’s work in west part of the city and elsewhere. The preparing and consulting on estate and Council cannot apply HMO powers campus masterplans demonstrates the retrospectively. value of proceeding on a strategic basis

108 Off-campus Student Accommodation POLICY B5 and Teaching Space Proposals for off-campus student Strategic Policy accommodation (whether in the form, C2, C4 or sui generis residential units) or for Bath’s teaching space will be refused within the Central Area, the Enterprise Zone and Universities on MoD land where this would adversely With regards to the development and affect the realisation of other aspects expansion of the University of Bath the of the vision and spatial strategy for the strategy seeks, the development of about city in relation to delivering housing, and 2,000 study bedrooms and 45,000 economic development (in respect of sq.m. of academic space at the Claverton office, industrial, retail and hotel space). campus site allocations. Housing Market Impacts Between 2011 and full Plan review the number of C3 dwellings permitted to convert to (Class ‘N’ Council tax exempt) C4 Houses in Multiple Occupation will be monitored and compensatory provision will be made if the achievement for 7,000 net additional dwellings for the city is at risk.

Placemaking Plan Policy

109 231. AONB”. Indeed, in respect of openness, SB19 – The University of Environmental and Policy Further, the campus is almost completely St John’s Field and Lime Kiln Field are that Bath at Claverton Down Context surrounded by the Cotswolds AONB, part of the main campus that remains within which in places flows into the campus itself. the Green Belt. Where the Green Belt was The Main Claverton Campus (Including the Sulis Club) The Cotswolds AONB was extended in retracted in 2007 (to exclude the sports 230. 1990 to include the valleys and plateaux facilities and pitches to the north of the Historical Context The main Claverton Down campus is around Bath. The wider topography and Avenue and the tennis courts to the west of 229. within The City of Bath World Heritage landscape of the Claverton Down/Avon Norwood Avenue) the examining Inspector Following the Robbins Report of 1963, Site. Its western fringes adjoin the Bath Valley area is typical of the “Cotswolds also found exceptional circumstances for which recommended immediate expansion Conservation Area as it extends to the plateaux and valleys” sub-type identified allowing University related development of universities, the Bristol College of top of North Road and Bathwick Hill. The in the B&NES landscape character within the AONB within these locations. Science and Technology began to look slightly detached University medical centre assessment SPD. The university campus However, despite that in-principle backing, at gaining university status. With the is within the Conservation Area itself. The was once an open plateau landscape firmly he advised that it was imperative that college rapidly expanding and no suitable very extreme eastern tip of the campus within this sub-type. However, with the development within the campus be site available in Bristol, the college was (the bobsleigh training facility) adjoins the progressive development of the university appropriately designed and landscaped provided with a new home at Claverton Claverton Conservation Area, and the the character of this part of the plateau in order to respond to the qualities of the Down. The first building on campus was Claverton Manor (Grade II) historic gardens has been transformed. Moreover, since wider of AONB. In particular, the design completed in 1965 just a year before the and pleasure grounds. Directly to the the extension of the AONB the character response would need to provide a Royal Charter was granted. It has since north is Bathampton Camp Scheduled and appearance of the campus north of sensitive edge to the campus in respect of grown into a top flight British University Monument, an early Iron Age hill fort of The Avenue has been subject to further Bushey Norwood and that a “landscape- for teaching, research, the overall student which the University campus forms part heavy modification by construction of the led” approach should be a crucial guiding experience and has a strong international of its setting. The extensive Bathampton buildings and enclosed pitches comprising principle. profile. Down SNCI flows into the north fringe of the Institute for Sport as well as by the the campus and a small geological SSSI additional student accommodation just to exists along Quarry Road (the western the north of the AONB. This severely limits approach to the campus). Other notable its present contribution to the qualities of ecological issues relate to the Universities the wider AONB. location close to the Bath and Bradford on Avon Bat SAC. Bushey Norwood (to 232. the east) provides very important foraging The AONB within the campus contains the for bats of many species, including those buildings of the Sports Institute, a running protected by the SAC designation and track, playing pitches (both to the north of bats use routes around the universities The Avenue and to the south at St John’s perimeter. To the south, the University Field and Lime Kiln Field), a car park and neighbours residential areas at The tennis courts. In his report, The Inspector Avenue, North Road, Woodland Grove, and examining BANES Local Plan (2007) Beech Avenue. observed that “none of the areas exhibit the classic qualities of the AONB, although the playing pitches St John’s Field and Lime Kiln Field make a greater contribution to the AONB since they have a more apparent undeveloped nature and greater affinity within the open plateau sub type of the 110 233. boundary of the campus. Residential The Sulis Club Previous Statutory Planning and Master Within the core of the campus is a central areas of the city also adjoin the campus, Planning 236. landscaped area/parkland that is part of particularly to the south and there are The Sulis Club is a ‘satellite’ recreational 237. the original design concept and which is amenity issues to consider when making ground on the edge of the Claverton Historically the University of Bath prepared at the centre of a multi-functional green planning policy. This context and sensitivity plateau with pitches, tennis courts and a non-statutory master plans (in 1965, infrastructure network that flows through presents an environmental capacity for the clubhouse. It is also wholly in the World 1977, 1996, 2001, and latterly in 2009 and around the campus. The whole further development of the main campus. Heritage Site, Cotswolds AONB and Green , further updated in 2012 and 2014) to campus is subject to a Tree Preservation 235. Belt. It is neighboured to the east and west guide the development of its estate. Not Order, and some of the hedgerows on Indeed, the University’s 2014 masterplan by the institutional buildings of Ralph Allen all development has been planned in the site have been identified as important states that “The vision for Claverton Secondary School and the HQ of Wessex advance, for example the Sports Training under the Hedgerow Regulations. Campus is to ensure that landscape Water. It also adjoins the Brassknocker Village for English Institute of Sport was 234. and ecology issues are intrinsic to any SNCI. It was purchased by the University developed in response to an opportunity The main University campus is thus development which will take place as part after the adoption of the B&NES Local that arose, showing that not all change can surrounded by a landscape of high of the future expansion of the campus, Plan (2007), thus increasing playing pitch be master planned in detail in advance environmental quality in terms of its natural and that, this will serve to further enhance capacity from the 2007 baseline, which and also that the appropriate level of policy beauty, historical context and setting, visual the University’s reputation as a sensitive was a threshold for retained supply under direction needs to be flexible enough to attraction and nature conservation value. and diligent custodian of its landscape that Local Plan. The purchase of the Sulis respond to changing circumstances – often Although the campus cannot be seen environment.” The University has also Club enabled the University to reduce generated by funding opportunities. There from the centre of Bath, its hilltop setting prepared a Strategic Landscape and playing pitch provision elsewhere on the was no site specific statutory planning means that it is visible from a number of Ecological Management Plan categorising non-green belt part of main campus site if policy for the campus until the adoption vantage points in the World Heritage Site existing and proposed landscape assets, it chose to do so. To date this has not yet of B&NES Local Plan of 2007. Neither the and Conservation Area (e.g. from Alexandra setting out a methodology for their occurred to any significant degree. Bath City Plan (1990) nor the Bath Local Park). Extensive tree cover surrounds establishment and maintenance, and Plan (1997) contained any site specific the campus and therefore, much of it still proposing a long-term vision for their policy reference in respect of the Claverton appears in harmony with its landscape management. It is therefore important that Campus. setting. Given its topographical setting and the Development Plan for B&NES includes generally harmonious relationship with the polices that secure this ambition. landscape there is significant sensitivity to the visual impact of any new developments on both long distance views and also from the Bath Skyline Walk, which passes through AONB/National Trust land at Bushey Norwood on the eastern

111 238. Diagram 21: Green Belt (hashed line) and non-Green The B&NES Local Plan (2007) was Belt (solid line) parts of the campus pre and post- prepared and adopted at the same time 2007 that the University was preparing its 2009 masterplan. This looked at retrospective development needs (taking into account a deficit in the academic floorspace per student ratio that had emerged over time) and longer term requirements, into the 2020’s (whereas the Development Plan itself now looks to 2029). It was concluded by the examining Inspector that the, as then, non-Green Belt part of the campus was unlikely to have the environmental capacity to deliver the space that was needed. He utilised the findings of the Universities Environmental Capacity Report (2000), the views of statutory consultees and other interested parties at the examination and his own judgement based on a number of site visits. It was also concluded that Government’s priorities for higher education, the Universities legitimate aspirations in that regard, the spatial requirements for meeting those aspirations and the lack of genuinely available or operationally suitable off-campus non- Green Belt land, amounted to exceptional circumstances for removing land from the Green Belt and developing in the AONB.

112 239. 241. 242. Policy (GDS.1/B11) of the former B&NES Placemaking Policy The Placemaking Plan gives the Policy SB19 provides a clear steer for the Local Plan (2007) set out that the Approach opportunity (post NPPF) to improve the development of the campus by identifying Universities requirements should be met statutory approach to Development zones within which development can take 240. within the enlarged non-Green Belt part Since 2007 Government’s aspiration Management affecting this area. It achieves place. It also provides clear criteria for of the campus. It was high level in nature, for Higher Education participation this by embedding within the Development consideration of specific development and embedded a requirement for planning have increased (e.g. the removal of Plan a suitably detailed framework for the schemes within different parts of the applications to be submitted within the the admissions cap), the Council has development of the campus that includes campus. The undeveloped land within context of a comprehensive scheme within introduced an Article 4 Direction which has a framework plan and an associated the AONB is a special case and here a university–wide masterplan (hence constrained the growth of this sector (for suite of design principles. It will mean that applications for development, will need to the 2009 masterplan and subsequent follow-on student accommodation) and the the most important decisions, that were be preceded and informed by a detailed updates, which of themselves were non- land resource of the city has become ever previously devolved to a non–statutory assessment to consider and articulate statutory, but material considerations to be more valuable and diminishing asset in master planning exercise (itself not subject how development of this area will be given weight in respect of its degree on achieving the full spectrum of development a process of formal LPA approval) have integrated in to the main body of the conformity with that policy). The content objectives e.g. for conventional housing been consulted on, examined and adopted University campus, and to ensure impacts of the 2009 masterplan and 2012 and and employment space. The need to under the full gaze of the statutory plan- on the wider AONB are understood 2014 iterations/updates have not been enable development on campus to making process. This will give a greater and to establish how the impacts will be comprehensively tested by the LPA within avoid follow-on student accommodation degree of certainty for all parties (The moderated. a statutory development management demands having a detrimental impact on University, The Council, neighbouring process (e.g. through an outline planning the city as a whole has come more sharply residents and other interested parties) application). Most individual projects into focus. It is therefore considered that concerning future development. within it have been permitted but others the judgements made by the B&NES 2007 have been refused. The development Local Plan inspector remain credible in management processes leading to respect of exceptional circumstances for changes on the campus since 2007 has amending the Green Belt and endorsing informed the review of the policies affecting the principle of development within it the AONB. His further conclusion that it was imperative that development be appropriately designed and landscaped to respond to the qualities of the wider AONB also remains valid.

113 243. 244. 245. 246. The amount of development previously Within this context the University will The Development Framework Plan All applications for major development assessed in the preparation of the 2007 continue to refine and develop the detail identifies the general extent of the would benefit from early engagement B&NES Local Plan is set out in Policy B5. of its overall estates plan/masterplan, as it Claverton Down campus policy area with the LPAs Development Team pre- Whilst some of this has been delivered, it has always done, within the parameters of (which comprises the core estate and application process. The pro-active is not necessarily a cap on the quantum the policy framework, to explore differing a satellite site at the Sulis Club). It also planning of the campus between the LPA of development that could be achieved ways of meeting its needs in response to identifies development zones within which and the University will likely result in the on campus. The Council is aware that the changing circumstances. This work can be further University related development most efficient and sustainable outcomes, University has aspirations for development presented as part of supporting materials may take place and areas that shall not only for the campus itself, but for its beyond these figures, however if this is to to planning applications. The greater remain undeveloped. This Development setting and the city as a whole. be pursued, then the University will need the match between such a plan and the Framework Plan together with the 247. to undertake a comprehensive study that components of policy SB19 regarding accompanying design principles, and the Should the University wish to pursue explores how and whether any additional the placement of development in space, Development Plan as a whole, sets the a future very special circumstances or development could be taken forward within the greater the weight can be given to it context for the University to develop its exceptional circumstances case in respect the planning policy framework as set out as a material consideration. The detailed plans for the evolution of its estate. The of further development in the Green Belt in Policy SB19. It would need to respond planning of the estate will also be useful as Framework Plan is not a rigid masterplan or Green Belt release, this would need to the environmental context of the whole a means of presenting supporting evidence (as history shows that the detail of plans to be evidenced, in part, by a thorough campus, and how the enhancement of its in an integrated way (for example in relation for the estate change over time) but rather and comprehensive three dimensional environmental assets will be achieved. This to the relationship of an individual project provides a long term steer for change evaluation of non-Green Belt capacity, process would need thorough stakeholder to the ecological, landscape and traffic that can endure and within which there is which is best presented in a detailed three engagement and be informed by a robust management flexibility. dimensional master planning exercise, evidence base. It could then inform the of the campus). exploring the options that are available. future planning policy position of the This would need to be presented, tested, campus at plan review stage. and examined within a subsequent phase of plan review or as part of a planning application process. Further Green Belt release is not regarded by the Council to be a legitimate argument at present due to that fact that the land that was released from the Green Belt in 2007 has not yet been utilised to any significant degree.

114 SB19 University of Bath Claverton Down Site Boundary

115 POLICY SB19 University of Bath at Claverton Down Development Framework Plan Claverton campus.

Placemaking Plan Policy

(See Key on page 118)

116 POLICY SB19 University of Bath at Claverton Down Development Framework Plan Sulis Club

Placemaking Plan Policy

117 2 Purple Zones (hatched) – largely 3 Green Zone – the long term future 5 Clear Zones – other undeveloped Policy SB19 sport related development, pitches, extent of a precisely defined central areas within the Claverton campus but The campus, policy area and policy zones tennis courts and a car park within the landscaped area (the University outwith the University Park that shall boundaries are identified on the Policies Cotswolds AONB where university Park), which has an important green remain free of development because Map. The policy approach that applies related development is also acceptable in infrastructure function and provides of their multi-functional contribution to within each policy zone as defined on the principle. In order to effectively manage the setting to many developed parts green infrastructure. This includes a Policies Map is as follows: development within the AONB and to of the campus, shall itself remain as an ‘hole’ in the purple zone to the north of ensure impact on the wider AONB is undeveloped yet enhanced open space Wessex House. It will be necessary for 1 Purple Zones (with no hatching) – areas comprehensively considered, it will be as the remainder of the campus intensifies. clear zones to be established in respect of pre-existing development, including necessary for the University to undertake of development affecting the purple 4 Yellow Zones – areas within which car parking, or fringe areas of the a full and detailed assessment preceding hatched areas, guided by the general proposals for development will be current central landscaped area, where planning applications that: and area specific development principles, judged against national planning policy redevelopment or new development for most notably in respect of the perimeter • establish the acceptable form and within the NPPF on AONB and Green university-related uses is supported in of the campus and the role this plays for quantity of development; and Belt, as relevant. For the Sulis Club this principle. University related uses include protected species of bats. Linked to new enables the redevelopment of previously space for learning, research and allied • sets out the effect on the AONB and development the clear zones should developed land, within the parameters set business incubation and knowledge SAC and how any negative impacts will be be invested in to maintain habitats and by the NPPF. transfer, conferences, university moderated; and enhance their function. administration and IT and sports, health, creative arts, social, recreational and • describes how development will be catering purposes, academic related integrated into the core of the campus, retailing (e.g. a bookstore) and additional and its green infrastructure network. student residential accommodation. The study is required to cover the whole On-site convenience retailing of a of the Purple Zone (hatched), and its proportionate scale to serve the needs of production should be guided by the the academic and student community will latest version of the Cotswold AONB also be considered as a university related Management Plan. The study will need to use. demonstrably inform subsequent planning applications for development within this area.

Placemaking Plan Policy

118 c In all circumstances development will e If under the terms of the NPPF in respect g As part of a campus wide strategy and to General Development be assessed to determine the degree of Green Belt and AONB, development implement its Travel Plan all development Principles to which it affects the significance of the were to be evidenced as being acceptable proposals should enable sustainable Bath World Heritage Site (by reference to in principle within the Green Belt or AONB transport choices to be made travelling a Development on campus should contribute to the full spectrum of the the Bath World Heritage Setting SPD), the through the demonstration of very special to and from and within the campus. This University’s needs, including academic Bath Conservation Area, the Claverton circumstances at St Johns Field, Lime Kiln includes retaining but not increasing an space, all the accommodation space that is Conservation Area, the Claverton Manor Field or at the Sulis Club (the yellow zone), operational level of car parking of not more needed for the growth in the intake of first Historic Garden and the Bathampton all general design principles will continue than 2,200 spaces so as not to harm the years from 2011 and a major share of the Down Scheduled Ancient Monument to apply in order to achieve good design patronage of sustainable transport modes, accommodation space that is needed for (including by affecting their settings) and mitigate harm. Zonal approach 2 their viability, or cause additional car trips their subsequent years of study. and great weight will be given to their would also become highly applicable. to and from the campus. conservation and enhancement. In all circumstances the design response Decked parking as part of any b In all circumstances, development should f h optimise the efficient use of developable d In all circumstances where development should be evidenced as contributing reorganisation of parking supply and/or land within the campus to maximise its would be visible to views from within the positively to a campus wide strategy optimising development capacity should floorspace within the constraints that Cotswolds AONB (at Bushey Norwood, for green infrastructure, landscape meet the design related criteria of this and are present, and whilst achieving good Bathampton Down, and Claverton Down, and ecology (particularly in respect of other policies. or from within the Limpley Stoke Valley at protected species of Bats). These matters design. The siting, orientation, height, i The loss of publically accessible places such as Warleigh and Conkwell), should be intrinsic to development, which scale and massing of buildings, the playing pitch capacity to other types of it should respond to this context and its should enable the creation protection, landscaping response and the design of development will only be permitted if that visual impact must be moderated with enhancement and management of the spaces between buildings shall be capacity is replaced elsewhere within a suitable design response including networks affecting the campus. If it is determined having regard to the criteria the city or its immediate environs. Any suitable (immediate and longer term) necessary to cause harm to a network, in this policy and of other relevant policies reduction in non-publically accessible mitigation measures, including any this should be minimised and suitable in the Development Plan. The flexibility capacity is a matter for the University as opportunities to enhance the AONB. compensatory measures must be made and adaptability of buildings will also be it weighs this resource against its overall Impacts on the AONB will need to be within the campus. assessed in determining the overall quality institutional and campus priorities. of design. evidenced in an LVIA, the scope of which should be set out in consultation with the j In all circumstances lighting shall be LPA, Natural England and the Cotswold designed to minimise the amount of dusk Conservation Board. to dawn illumination on the campus and light spill from the campus to moderate the impact of development on the AONB, the significance of the World Heritage Site and protected species (bats).

Placemaking Plan Policy

119 l Whilst the green bank opposite the n Development on the southern car park p Further to the provisions for policy Area Specific Sports Institute is not unattractive, it should not adversely affect the residential area (2) the design of development Development contributes to a weak and confined sense amenity of properties to the south and on the eastern playing fields should of arrival. The Development Framework special design regard should be had to the be landscape–led given its largely Principles shows that the northern part of this bank, changing appearance that development undeveloped nature and location within k Buildings sited between the Chemistry leading into the eastern end of the core in this area could cause to views from The and potential to affect the qualities of wider Building, Quarry Road and the West Car structure of the bus terminus and the east Parade and from outside the campus. AONB. Special attention should be paid Park, or on it, shall be sited and designed car park has development potential. The to addressing general criteria (d) (f), and (j) o The Tennis Courts on Norwood Avenue, to address this area’s elevated location potential of this whole area should be and boundary treatments, paying particular if redeveloped, are only suitable for on the edge of the escarpment. Further, optimised and an improved image and regard to the impact of development development of a height and use that the design response should not adversely sense of arrival/departure created around on SAC bats and views from the wider respects and is compatible with the affect the residential amenity of properties the optimum location of the bus terminus. Cotswold AONB. amenity of residential properties on Beech to the south on North Road and should In association, to the south of this area Avenue. That amenity does not include positively address the proximity of the (beyond the purple zone) the southern the maintenance of residents’ views from Other Matters to be Bath skyline walk, by retaining an attractive part of the green bank opposite the Sports Beech Avenue over the AONB as this visual edge to the campus. This is Institute should be opened up to create Addressed is not a material planning consideration. currently an extensive, tranquil, green and views to the University buildings across q Proposals for further first year student The Norwood Avenue approach should pleasant corner of the campus and thus the central landscaped area to the main accommodation should set out how the remained tree lined. special regard should be had to general structure beyond. University expects the consequent follow- principle (f) and the maintenance of GI links on accommodation needs so generated m Between the Chancellor’s Building and between it, the central landscaped area will be met and how this is compatible with the areas of student accommodation is and Sham Castle Field. the overall sustainable development of the an undeveloped area that provides visual city. relief. This is not a hole in the purple zone but the placement of any structures within it will need to have special regard to general development principle (f) and the need for the campus to provide areas for informal recreation and visual relief from high density development.

Placemaking Plan Policy

120 250. SB20 – Bath Spa Environmental and Policy The majority of the previously developed University at Newton Context part of the campus was previously defined as a MEDS (Major Existing Developed Park 249. Bath Spa’s Newton Park Campus sits Site in the Green Belt) in the B&NES Local Context within the core of a registered (Grade II*) plan (2007). The NPPF does not retain this historic parkland ‘of outstanding interest’ terminology, but paragraph 89 retains the 248. and includes a Scheduled Monument (St concept of the acceptability of developing The occupation of the Newton Park Loe’s Castle). There are three Grade I listed on previously developed land in the Green campus for educational purposes began buildings (The Manor House, Castle, and Belt. The general extent of the campus in 1949, when The Manor House became Castle Gatehouse); one Grade II* listed is identified on the Policies Map (an inset home to the Bath Teacher Training College. building (the Stables); and one Grade II of which is reproduced above) but this This subsequently merged with the Bath listed building (the Dairy). The walls to the is not all previously developed land. The College of Domestic Science in the Italian Garden are also listed (Grade II*). determination of whether a specific area 1970s to form Bath College of Education. The wider parkland beyond the campus within the campus is previously developed Subsequently, in the early 1980s the also contains part of the Wansdyke will be made at development management Bath Academy of Art also became part Scheduled Monument and other listed stage and this issue should be raised at the of Bath College of Higher Education. In buildings. Indeed, Historic England’s latest time of a pre-application submission. 1992 the College was granted degree- good practice guidance on the setting of awarding powers and in 1997 it became heritage assets (March, 2015) uses a photo Bath Spa University College and in 2005 of the campus on its cover. Ecologically Bath Spa University when it was granted the campus hosts a number of lesser full university status. The University horseshoe bat roosts, which forage in the leases its campus land from the Duchy of surrounding parkland. Both campus and Cornwall, which itself purchased Newton the parkland in which it sits are within the Park Estate in 1949. That the University Green Belt. does not own its campus land generates additional complexity in relation its future development. The landowner, legitimately, has a view on the extent to which new development should be countenanced.

121 SB20 – Bath Spa University at Newton Park

122 2 Development on undeveloped land in POLICY SB20 the Green Belt will require very special circumstances to be demonstrated. These Bath Spa should be presented with the context of a strategic framework for the University’s University, entire estate and should show that there is no reasonable and deliverable alternative Newton Park outside the Green Belt, as well as assessing the degree of harm that would Campus be caused to the Green Belt. 1 Proposals for the redevelopment of 3 In all circumstances development previously developed land at the Newton proposals should have regard to the Park Campus will be determined against of Development Plans policies on conserving paragraph 89 of the NPPF. This enables and enhancing the historic environment. • the extension or alteration of a building Where the use of Green Belt land would provided that it does not result in enable a rearrangement of uses within the disproportionate additions over and estate (including via demolition) that would above the size of the original building; better reveal the significance of its heritage assets, this may form part of a very special • the replacement of a building, provided circumstances case. the new building is in the same use and not materially larger than the one it 4 Development should protect and sustain replaces; the presence of protected species on site (including lesser horseshoe bats, for which • limited infilling or the partial or complete there are roosts within the campus, and redevelopment of previously developed great crested newts). sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purposes of including land within it than the existing development.

Placemaking Plan Policy

123 DEVELOPMENT ON THE EDGE OF BATH

124 251. 2 Preparation of a comprehensive • Retention and cultivation of planting In order to meet the need for additional POLICY B3a: Land Masterplan, through public consultation, features and off-site habitat including the housing within the District during the Plan and to be agreed by the Council, reflecting retention of hedgerows and tree belts, as period development needs to take place Adjoining Odd best practice as embodied in ‘By Design’ indicated on the Concept Diagram at two locations on the edge of Bath: (or successor guidance), ensuring that it is • Safeguard skylark interest, through on land adjoining Odd Down and MoD, well integrated with neighbouring areas. Down, Bath adequate mitigation or off-site Ensleigh, Lansdown. At Odd Down, land 3 Provision of Green infrastructure compensation is removed from the Green Belt. Policy Strategic Site including multifunctional green space B3A allocates land here for residential led • New woodland planting along the (formal, natural and allotments); well development and a revised detailed Green southern boundary of the plateau, Allocation integrated Sustainable Urban Drainage Belt boundary is defined. Policy B3A also particularly to the east of Sulis Manor Land is removed from the Green Belt Systems and habitat, pedestrian and cycle outlines the place-making principles to be (i) within the site and (ii) off-site within as shown on the Key Diagram and connectivity within the site and to the met in delivering the development. The the plateau in order to strengthen Policies Map and allocated for residential surrounding area. place-making principles are illustrated on a development and associated infrastructure bat foraging and flight links with concept diagram for the site. during the Plan period. 4 Include new Public Rights of Way and Horsecombe Vale provide enhanced public access within 252. • A recreational strategy to minimise harm The requirements that need to be met to the site and connecting well to the National planning policy makes it clear that to adjacent grazing regimes and habitats enable development are set out in the surrounding area. when altering Green Belt boundaries a long Placemaking Principles, Core Policies and • Particular attention is to be given to term view needs to be taken to ensure 5 A Landscape and Ecological Mitigation indicated on the Concept Diagram. The ensure satisfactory mitigation and that boundaries endure beyond the plan Strategy and Management Plan is Placemaking Principles, being site specific, or compensation as appropriate of period. Where necessary this can include required, as part of the Masterplan, take priority over the Core Policies. protected species and their habitat plans identifying areas of safeguarded land to ensure satisfactory mitigation and (including Priority Species). to meet longer term development needs. Placemaking Principles: protection to include: At Odd Down environmental sensitivity • Particular attention is to be given to 1 Residential led mixed use development Ecological Requirements and the need to minimise harm means that (to include 40% affordable housing) ensure satisfactory mitigation and there is no scope to identify safeguarded of around 300 dwellings, in the plan • Protection of dark skies to the south and or compensation as appropriate of land for the longer term. period. The site should be developed east of the location including zones of no protected species and their habitat at an average density of 35-40dph. artificial light adjacent to the protected (including Priority Species). The figure of 300 dwellings is not a cap tree belt and other ecological features on development if all the placemaking retained or created within the site and principles can be met in adjacent grazing lands. Light spill should be limited to no more than 1 lux (equivalent to a moonlit night)

Core Strategy Policy

125 Landscape Requirements 6 Seek to conserve the significance of • A Management Plan setting out a Sulis Manor heritage assets. As part of the Masterplan strategy for the long-term and effective • Retention and protection of existing trees • Incorporate Sulis Manor and garden into the following should be addressed: management of the monument including and significant hedgerows by inclusion development sensitively, retaining the detailed measures for its positive within public open space and enhance World Heritage Site framework of trees, and considering the enhancement will be developed in hedgerows by provision of additional conversion/retention of the Manor House • The Southern boundary of the site consultation with English Heritage and planting and/or a low density development should remain undeveloped to limit form part of any development proposals. • Protect the tree belt on the southern the visibility of development in wider This should include a recreational and 7 In relation to transport, the following edge of the site and enhance with views. An acceptable southerly extent of movement solution which serves the new apply: additional planting to ensure visual development and appropriate building community and minimises harm to the • Provide vehicular access, and junction screening of the site from views to the heights will need to be established as Scheduled Monument. enhancement, to facilitate access to the south part of the Masterplan. • Limit development height and density in site from Combe Hay Lane. • Avoid or minimise detrimental impacts on • The Easterly extent of development and more prominent areas, such as higher • Provide an additional access for (and provide enhancements to important appropriate Eastern boundary treatment ground and development edges. emergency vehicles. landscape features and significant views): should be established as part of the • Limit lighting column heights to that of the Masterplan. • Provide pedestrian and cycle links with • the Cotswolds AONB development to minimise vertical features Sulis Meadows Estate and Sulis Manor; • Control light pollution to protect the visual within the view from the Wansdyke. • South Stoke Conservation area and its limited vehicular access from the estate screening of the site from views to the setting South Stoke Conservation Area is acceptable (subject to detailed design south. and location) but is not a requirement. • The character of the Cam Brook valley • Limit the height and/or density of Wansdyke Scheduled Monument and Sulis Manor Plateau development closest to South Stoke • Links to the National Cycle Route 24 and • Within the allocation, avoid built Conservation Area to avoid harm to its Two Tunnels should be facilitated. • The character of South Stoke and Combe development in the field immediately to setting. Hay Lanes • Provide a sensitively designed and the south of the Wansdyke. To mitigate • Provide a sensitively designed and improved pedestrian/cycle link, following • Midford Road and the Cross Keys impacts, tree planting should be retained improved pedestrian/cycle link, following the desire line to Cranmore Place/Frome junction including maintaining open rural as indicated on the Concept Diagram. the desire line to Cranmore Place/Frome Road to allow access to Threeways views over the plateau Road to allow access to Threeways School and the Supermarket. • The Wansdyke Scheduled Monument School and the Supermarket. • Provide a safe and attractive pedestrian/ • Medium and long distance views such as cycle link to the Odd Down Park and Ride Upper Twinhoe and Baggridge Hill. from the site.

Core Strategy Policy

126 • Ensure sufficient car parking in the KEY vicinity of St Gregory’s School to meet DIAGRAM 22 the school’s needs CONCEPT DIAGRAM Green Belt Retained hedgerow and trees 8 Contributions will be required FOR LAND AT Strategic Site Allocation Retained vegetation to facilitate the expansion of ODDDOWN STRATEGIC Pedestrian and cycle link St Martin’s Garden Primary School. Additional Green Infrastructure SITE ALLOCATION Primary vehicle access 9 The provision of additional local © Crown copyright. All rights reserved employment will be supported at Housing Development (100023334) (2010) Manor Farm, through conversion and Boundary redevelopment. 10 Retain and/or enhance the Odd Down Football Club (Football Pitches, Clubhouse and changing facilities, play area, local market and car park) either: (i) in its current location; or (ii) by re-providing the Football Club with an equivalent facility within the area 11 Localised areas of land instability must be either avoided or addressed with appropriate remediation.

Core Strategy Policy

127 INFRA- STRUCTURE AND DELIVERY

128 • The West of England authorities • Creation of one or more Park & Ride sites Infrastructure Transportation (including B&NES) have been awarded on the eastern side of the city to reduce 253. 255. Local Sustainable Transport Fund key commuter traffic. The delivery of the Bath spatial strategy The Council’s Transport Strategy for component funding for a number of • The disused rail line between Brassmill will need to be supported by the provision Bath is one of reducing the use of cars measures and also been invited by Lane and Windsor Bridge, Bath is of necessary infrastructure. The key for travelling to and within the city, by the Department for Transport to submit safeguarded as a Sustainable Transport infrastructure requirements as identified progressing improvements to public a major bid to the Local Sustainable route for non-motorised forms of transport in the B&NES Infrastructure Delivery transport and making walking or cycling Transport Fund for £25.5 million. Programme (IDP) are summarised in within the city the preferred option for short (with the exception of mobility scooters). table 5. These are supplemented by trips. This will be achieved through a variety • Creating a more pedestrian and It will provide a high quality and safe infrastructure requirements included in the of measures including: cyclist-friendly city centre through the cycling and pedestrian route through to District wide sections. The IDP also includes introduction of access changes on a Western Riverside that extends the Bristol • Bath Transport Package – comprising a number of desirable infrastructure items number of streets and expansion and to Bath Railway path, the Two Tunnels a range of measures including three (see paragraph 2.49) Infrastructure planning enhancement of pedestrian areas. Greenway, and provides a wider choice extended Park &Ride sites; upgrading involves an ongoing process of dialogue of sustainable transport routes for local nine bus routes to showcase standard • Other improvements to walking and and communication with infrastructure communities to efficiently connect to the including upgrades to bus stop cycling infrastructure through the Councils providers and as further evidence is city centre and to Bath’s Enterprise Zone. infrastructure and variable message signs Integrated Transport annual settlement developed and future funding is secured on key routes into the city displaying and the implementation of ‘Smarter • The provision of this route will be additional items may be added to the IDP information about car parking availability Choices’ for transport e.g. Proposed complementary to the current riverside or their status may be upgraded or altered. Change Reason for change through the path. It will help to reduce pressure • Improvements to the bus network through development of travel plans for new and and potential conflict between cyclists 254. the Greater Bristol Bus Network major In order to successfully realise the existing sites and the expansion of car and pedestrians, and enable the scheme including key routes from Bristol development potential of the Central Area clubs. riverside to be properly enhanced as an and Midsomer Norton, environmental asset and an important and the Enterprise Zone, parallel enabling • Seeking to reduce nitrogen dioxide levels part of the city’s green infrastructure investment will be needed. Transportation • Rail improvements, such as the in Bath by, for example, reducing the level network. This will help to redefine the and flooding and land remediation are electrification of Great Western Railway of heavy goods vehicle (HGV) traffic in the image and identity of the Western three key areas requiring specific mention. mainline by 2016; the new 15 year GWR city through: franchise (including the Greater Bristol Corridor as an economically prosperous Metro Project); and increasing the capacity i the continued support & promotion area that complements the offer of the of local rail services travelling through of the Council’s Freight Consolidation Central Area, is set within a high quality Bath Spa rail station, improving ease of Centre for deliveries to central Bath; and natural environment, and is accessed by a comprehensive sustainable cycling and access to and attractiveness of rail travel ii by implementing traffic management pedestrian network. to and from Bath measures.

129 256. 261. To complement these public transport and Flood Risk Management Land Remediation in the The Council working in conjunction with cycling/walking improvements the Council for the Central Area and Central Area and Western West of England partners, the Homes & will update its Parking Strategy for Bath Communities Agency, and other agencies, which will broadly maintain central area car the Enterprise Zone Corridor has developed a Delivery & Infrastructure parking at existing levels in the short term 258. 260. Investment Framework for the subregion and continue to prioritise management A number of potential development Addressing land remediation within the covering the period 2010–2020. A Delivery of that parking for short and medium locations fall within Flood Zone 3a and 2. Central Area and Western Corridor in & Infrastructure Investment Plan for 2010/11 stay users. This is necessary in order to A Flood Risk Management Strategy has relation to industrial and utilities uses, has been agreed. This process has been discourage car use for commuting and concluded that there is no comprehensive including the decommissioning and known as the “Single Conversation”. provide sufficient parking to help maintain strategic solution for reducing peak flow removal of the Windsor Gas Holder 262. the vitality and viability of the city centre through Bath which is both technically and Station is an essential prerequisite to the The Central Area plus Western Riverside as a shopping and visitor destination. It economically viable. Measures assessed redevelopment of Bath Western Riverside (referred to as Bath City Riverside) is will also result in a relative reduction in included the raising of defences along the and its environs. identified as an important location for the amount of central area parking that is river channel and deepening of the river The desirable infrastructure items of delivering the aspirations for the West of available as the economy grows, jobs are channel. importance to the city include: England. Investment needs to be made into created and demand increases. 259. • Green infrastructure: river corridor, a number of key infrastructure schemes Following the Flood Risk Management 257. formal and informal green spaces and including flood alleviation, land assembly, Strategy, the Hydraulic Modelling (Bath The proposals set out above will help to allotments. remediation and affordable housing. In total enable the programme of development set Flood Risk Management Project Feb 2013 £27.6m of public investment will be needed out in the spatial strategy to be delivered by Black & Veatch) was prepared. The • Safer and improved routes for pedestrians to ensure that these matters are addressed. in a way that minimises travel related impact of raising the key development and cyclists. 263. environmental and air quality harm whilst sites in the Central Area and the Enterprise • Smarter Choices Measures, including Delivery of the strategy and infrastructure providing convenient and sustainable Zone in Bath is a loss of conveyance, measures such as: required to support it will be facilitated access within the city. rather than a loss of flood storage. It recommends, where necessary, to raise – Travel Plans – new development to be by the planning framework summarised all the development sites and the access/ required to contribute to improvements below: egress routes (or raise defence walls) identified by School Travel Plans • Planning Obligations SPD and implement conveyance mitigation – Community Transport measures. • Placemaking Plan – Encouraging car sharing e.g. via car • Community Infrastructure Levy clubs – Working from Home • Re-provision of any sports pitches or other facilities where triggered by development. • District heating infrastructure • Delivery

130 Table 2: Summary of Key Infrastructure in Bath

IDP Ref Key Infrastructure Phasing Cost Funding & Delivery

BI.1 Transport Proposals for Bath: 2011–16 £31.85m Bath Transport Package accepted into ‘development pool’ of schemes by DfT. Final bid to be submitted for funding to • New showcase bus corridors DfT in September 2011. DfT decision anticipated in • Extended park and ride sites December 2011. • Upgraded bus stop infrastructure on 9 service routes • Safe routes for pedestrians and cyclists • Other essential transport links and improvements

BI.2 Improvements to Flood Defences of Bath 2010– Not quantified City Centre and Riverside

BI.3 Public Investment into Bath Western 2010–15 £27.6m Homes and Communities Agency Funding through the Riverside West of England Single Conversation: West of England Delivery and Infrastructure Plan.

BI.4 Improvements to Bath Train Station and 2017–2020 £19.7m for Greater Network Rail with Bath & North East Somerset Council. Enhanced Service Frequency from Bath Bristol Metro Rail Evidence included in the Great Western Mainline Route and Oldfield Park to Bristol Project Utilisation Strategy (2010). The Council Will continue to press for this urgently needed investment through its Memorandum of Understanding with the Rail industry.

131