Bath and North East Somerset Council has revealed its comprehensive local plan identifying locations for approximately 5,900 new homes across the City of Bath over the next 18 years. This significant planning document, now entering its final public consultation phase, sets out the council’s strategic approach to housing development and land use until 2041.
The plan, approved for consultation by the Liberal Democrat cabinet amid political controversy on 10 September, responds to a housing target that was doubled by the new Labour government in 2024. Councillors were tasked with accommodating 27,340 homes district-wide; however, this plan proposes sites that meet about 80 per cent of that requirement.
Despite Bath representing roughly half of the district’s population, it is allocated only around a quarter of the new homes, with Keynsham-home to about one-fifth of Bath’s population-expected to see a comparable number of developments. The council argues that expanding suburbs encircling Bath would risk its World Heritage Site status. An earlier proposal to extend the city westward towards Twerton was rejected due to concerns raised by UNESCO.
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Accordingly, most new housing will be directed to other parts of the district, including substantial growth in certain villages, expansions in Keynsham and Radstock, and the creation of a new town at Hicks Gate. Within Bath itself, development is planned primarily on smaller brownfield sites across the city, alongside several edge locations, including one notably large and contentious site.
The sites listed in the plan specify approximate housing numbers; actual figures will be determined through future planning permissions and developer proposals. The document outlines a framework that guides what the council is likely to approve rather than setting definitive building mandates.
Key allocations within Bath include:
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Bath Quays North: A flagship regeneration initiative earmarked for a minimum of 70 homes as part of a mixed-use development. Despite previous delays following a developer’s withdrawal during the Covid-19 pandemic, the council now plans for 96 homes across two plots on the site. Collaborations with the University of Bath aim to introduce research and innovation spaces alongside residential units, with 20% affordable housing required.
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Bath College Site: Potential for 60 flats contingent on intensified use of the site, also requiring 20% affordable housing.
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Sydenham Park (former Homebase site): Planned as a new city quarter providing over 500 homes, employment space, retail outlets, and a 150-bed hotel; 20% of homes must be affordable. Approval was granted last year for 450 homes.
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Bath Riverside and North Bank: Large brownfield former industrial areas with over 1,750 planned dwellings, combined with preservation or replacement of employment spaces.
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Twerton: Multiple smaller sites including the Stable Yard Industrial Estate and the temporary fire station on Roseberry Place, all set to provide housing alongside employment opportunities with a minimum of 20% affordable units.
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Lower Bristol Road Sites: Areas around Avon Buildings, Argyle Terrace, and several businesses including McDonald’s and Bathwick Tyres could be redeveloped or intensified in the future, with 20% affordable housing as a requirement.
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Julian Road: Small shops and garages behind St James’s Square could be converted into housing with 40% affordable units, contingent on replacement of employment space.
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Kingswood School Playing Fields: Proposed site for approximately 90 homes requiring 40% affordable housing and replacement playing fields.
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Bath Equestrian Centre and Lansdown Road Areas: Each site set for around 40 homes, 40% affordable, with some land to be removed from the green belt.
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Combe Park Car Park: Currently leased to Royal United Hospitals, earmarked for around 30 homes with 40% affordable housing.
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Former Railway Land near Station Road: Narrow, tree-dense site proposed for 20 low-carbon homes, 40% affordable.
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Manvers Street, Bath Quays South, Riverside Court, and South Bank: Allocations for between 60 and 100 homes, including employment and mixed-use development.
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Twerton Park Football Club Site: Plans to maintain facilities while introducing residential accommodation excluding student housing.
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Hartwells Garage, Newbridge: Site set for 80-100 homes, potentially including specialist accommodation for older residents.
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Burlington Street Car Park: Potential for residential extension, including possible student accommodation.
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Bath Spa University Sion Hill Campus: Up to 100 apartments within the existing building footprint, respecting the site’s historic context.
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NHS Facilities: Surplus medical buildings could be converted to provide 50 homes.
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University of Bath Main Campus: Capacity planned for around 870 study bedrooms.
Despite recent planning committee rejection of the Sulis Down development on Bath’s South Stoke Plateau, the site remains allocated for about 300 homes, including 40% affordable housing. The site’s developers have faced public opposition and failed on appeal but continue to pursue scaled-down proposals.
This local plan represents a careful balance between housing needs and heritage conservation, aiming to guide Bath’s growth sustainably while protecting its unique character.