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Successful pub diversification: 9 new homes and 22 letting rooms near Bath
What we achieved
Plainview Planning secured approval for a mixed-use scheme near Bath, delivering 9 new homes and 22 letting rooms to support a Grade II listed pub. Through community consultation, sensitive design, and robust planning evidence, the project balanced heritage with housing and tourism needs, winning unanimous committee support and a RIBA award.
Key planning services
Brownfield land; Listed buildings; Mixed-use; Pub diversification; Rural location
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Business diversification and brownfield development to support a local pub
Key planning challenges included:
Evidencing need
The project centred on a struggling Grade II listed public house in a rural settlement near Bath. Our client’s priority was to retain and revitalise the pub while ensuring the wider site generated the income required for long-term viability. The adopted local plan and heritage sensitivities made this a complex planning challenge.
Planning balance
Working with Archio, we developed a scheme that included visitor accommodation, family housing, the conversion of an outbuilding, and new car parking. Our planning statement demonstrated how the proposals aligned with national sustainable development guidance and met local policy on scale, design, and heritage protection.
Engaging the community
We ran public consultation events and incorporated feedback into the plans. Key issues such as highway safety were addressed, and the scheme successfully passed the ‘Three Tests’ of the Habitat Regulations. A Section 106 agreement was completed to deliver contributions to highway works, education, and allotments.
Building the case for planning approval
Our evidence-led approach demonstrated that the scheme improved the setting of the listed pub while supporting its retention as a community facility.
Bath and North East Somerset Council concluded the development was an acceptable mixed-use scheme, unanimously supported the application at committee, and approved the proposals.
Delivering long-term value
This project demonstrates how diversification and sensitive design can safeguard heritage assets while meeting local housing and tourism needs.
The development went on to win a RIBA South West Regional Award, recognising the high design quality and successful balance of commercial, residential, and heritage priorities.
Furthermore, in 2026 this project was used as a case study by MHCLG, to inform their new design guidance for new build development: Design and Placemaking Planning Practice Guidance. The consultation on this runs until the 10th March 2026.
Project team
- Plainview Planning (planning consultant)
- Archio (architect)
- Tall Consulting Structural Engineers (structural engineers)
- Ward Williams Associates (project manager)
Image Source: Archio
Project lead
