Councillors on Bath and North East Somerset Council’s planning committee have unanimously rejected a proposal to demolish a bungalow at 22 The Tynings, Saltford, and replace it with a cramped cul-de-sac featuring five new bungalows.
The scheme, presented by architect John Blake on behalf of applicant Sandy Veer, sought to redevelop the bungalow’s extensive rear garden, which spans nearly a quarter of a hectare. Blake explained that the existing bungalow, over 70 years old and repeatedly extended, was now inefficiently using the space. He shared that the original owners valued their large garden for growing fruits and vegetables, but in recent years, the garden became difficult to maintain as they moved to retirement accommodation.
However, local opposition was strong. Neighbour Ruth Presswood voiced concerns about privacy and a sense of enclosure due to the proximity of new dwellings and gardens to existing homes. Saltford’s local councillors echoed this sentiment. Duncan Hounsell (Liberal Democrat) described the proposed layout as “unnatural and cramped,” while Chris Warren (Independents for B&NES) considered five properties on the plot to be clear overdevelopment.
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Councillor Paul Crossley (Southdown, Liberal Democrat) called it one of the most overdeveloped schemes he had seen in years and labeled the proposal “completely inappropriate” for Saltford. The size of the new properties’ gardens, especially those at the end of the cul-de-sac, also came under scrutiny. Only Tim Warren (Midsomer Norton Redfield, Conservative) expressed no concerns, stating, “If you don’t want a small garden, you don’t buy it.”
The development was refused due to its cramped layout, lack of green and amenity space, and the negative impact on the character of the area and neighbours’ residential amenity.
This decision comes even as Bath and North East Somerset Council struggles to meet its housing supply targets. In 2024, the government doubled the council’s housing targets, resulting in a “tilted balance” that generally weighs in favour of development when approving planning applications.
Nevertheless, Councillor Crossley insisted that increased housing targets should not lead to accepting unsuitable development proposals. He emphasized that the scheme failed on multiple grounds and that the harms of the development must significantly outweigh its benefits to justify rejection.
Council officers cautioned members to carefully consider the “tilted balance” principle, citing nationwide trends in appeal decisions that give considerable weight to housing supply pressures.