- Decision
- approved, 2 September 2026
- Decided by
- Council planning committee: B&NES Planning Committee (unanimous 9-0)
- Authority
- Bath and North East Somerset (South West)
- Application reference
- 25/03592/FUL
- Procedure
- committee
- Development
- Residential-led redevelopment with flexible Class E floorspace (replacing 2016 permission for 103 homes)
- Site context
- inside settlement, PDL, near station, flood zone 3
- Green Belt
- No
- Housing land supply
- 2.5 years
- Framework applied
- August 2026 NPPF
- Determinative policies
- S4, HO7, L2, L3(2)(c), L3(3)
- Development plan policies
- B&NES Placemaking Plan allocation, B1, B3, B4, CP9
- Main issues
- density; connectivity; affordable viability; employment loss
Summary
Urban brownfield housing on an allocated site, approved unanimously under S4. It is recorded here because it is one of the few committee reports found to quote Connectivity Tool scores (TR3(2)/L3(3)) and to apply the Annex B well-connected station definition to a specific station.
Issues and findings
- Well-connected station. "Oldfield Park is served by two trains per hour towards both Bath and Bristol and therefore meets the 'well-connected' definition" (Report item 3, Principle/density).
- Connectivity Tool. "The site has a Department for Transport connectivity score of 80-82, categorised as 'very high' nationally, with a walking connectivity score of 83, placing it among the highest scoring locations nationwide" (same section).
- L3. The 35 dph minimum "would significantly exceed" (same section).
- Harm. Moderate weight to the loss of employment space, the only harm identified (Minutes item 3, answer 8).
What made the difference
A policy-compliant allocated site with a housing shortfall behind it. The scores give a benchmark: a scheme scoring 80+ on the Connectivity Tool is at the "very high" end, and rural sites can be compared against that.
Transferable points
- Connectivity Tool benchmark: urban brownfield next to a station scores 80–82, walking 83, "very high" (Report item 3).
- Officers treated two trains per hour in each direction as meeting the Annex B well-connected station test.
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| S4 | pass | within settlement; benefits not substantially outweighed | |
| HO7 | benefit | substantial | housing in evidenced shortfall |
| L3(2)(c) | pass | Oldfield Park station <400 m, 2 tph each way = well-connected; 35 dph minimum significantly exceeded | |
| L3(3) | pass | Connectivity Tool used — DfT connectivity score 80-82 ('very high'), walking score 83 | |
| E2 | harm | moderate | loss of employment floorspace (only harm identified) |
Key facts
- Connectivity Tool score 80-82 overall, walking 83, quoted in the report
- Oldfield Park station under 400 m; two trains per hour in each direction held to meet the well-connected definition
- Affordable below 30% on viability; 34 affordable homes retained from 2016 scheme
Related decisions
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.