The large vacant site left by the closure of the Homebase store in Bath is set to be transformed into a dynamic new city quarter featuring over 450 homes. Bath and North East Somerset Council’s planning committee unanimously approved developer HUB’s ambitious plans on May 7 to develop the 4.45-acre site, located just across the river from Green Park station.
The “Pines Way” development will bring 454 new homes housed in four buildings ranging from four to six storeys. Of these, 275 units will be built-to-rent, while the remaining 179 will be “shared living” — a modern co-living concept offering private self-contained units combined with shared amenities to foster community living. The development notably will not include affordable housing, as economic viability assessments determined it was not feasible. Additionally, while flats will not be marketed toward students, there is no outright ban on student renting.
Council member Paul Crossley praised the project, stating, “Is what we’re getting better than what we have? The answer is a resounding yes.” The plans have evolved over eight months, incorporating public input and featuring architecture that reflects the site’s industrial heritage through materials such as brick and sheet metal.
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Historically, before the 1980s Homebase was constructed, the area served as railway sidings linked to Green Park Station, once the terminus of the Mangotsfield and Bath Railway Line until its closure in the 1960s. Today, the station area functions as a marketplace and connects to nearby commercial zones.
Labour’s Eleanor Jackson welcomed the design, noting its respectful nod to the past, and praised it as an improvement over neighboring Bath Western Riverside. The project features four distinct blocks separated by publicly accessible, landscaped streets and will include over 6,100 square meters of public spaces with play areas, enhanced walking and cycling routes, six flexible commercial units totaling over 1,100 square meters, 51 car parking spaces, and an impressive 704 bicycle parking spots.
Planning committee chair Ian Halsall highlighted the development’s “Parisian feel,” and all members voted unanimously to grant planning permission. Construction is anticipated to begin later this year.
Architect Nigel Bidwell of JTP, the firm behind the design, emphasized the scheme’s commitment to quality and character, aiming to create green spaces for the community alongside much-needed housing.
Adding historical context, former councillor and retired railway manager Neil Butters called for a memorial to honor Bath’s railway workers, many of whom endured hazardous working conditions including the 1929 fatal accident in the Combe Down Tunnel. Committee member Fiona Gourley encouraged incorporating such a tribute into the development.
While the homes promise to be attractive and well-designed, concerns remain about affordability. Eleanor Jackson observed that these homes would be beyond the reach of many local families traditionally connected to the area’s industrial heritage.
Typically, 30% of large housing developments must include affordable homes, but a viability assessment showed the scheme would face a £13.9 million net loss after accounting for developer profit, largely due to land costs. As a result, the council accepted a £1 million contribution toward affordable housing elsewhere. The assessment noted the developers’ willingness to take a long-term view, anticipating that future rent growth, especially in the emerging co-living market, will enhance the project’s viability.
Council officers clarified that their role was not to decide the project’s financial rationale for the developer but to assess viability in relation to affordable housing requirements.
This major redevelopment promises to revitalize a neglected part of Bath with a fresh urban quarter, blending residential innovation, local heritage, and green public spaces.