Background & key dates timeline...

There has been intense debate about the status of the South Stoke Plateau for many years. Back in 2011, prior to the creation of the current Local Plan, the Hignett Family Trust (HFT) proposed that the plateau should be taken out of the Green Belt and that 800 houses be built there.

Since then, HFT have made numerous submissions & applications that have determinedly pursued intensive development of the area.

This timeline is a brief history and summary of all key dates and history right back to when the landowners first arrived in the area.

1936/37
Hignett Family acquire Manor Farm including the South Stoke plateau.

Late 1940s

Gerald Hignett opposes a bill to incorporate part of the South Stoke plateau into the city of Bath to prevent development of the plateau farmland. Sulis Manor and the area of land on which St Gregory’s School and Sulis Meadows now stand were taken into the City of Bath. The remaining Plateau was defined as ‘White Land’. Gerald Hignett died in 1979.

1986

Hignett family with Crest Homes apply for planning permission for around 350 houses on the South Stoke plateau. Permission was refused by Wansdyke Council (a precursor to B&NES).

1990

Permission granted for Sulis Meadows development. Remainder of South Stoke plateau is incorporated into the Green Belt

Dec 1990

Cotswolds AONB is extended to include the area to the South of Bath.

2007

B&NES Launch Local Strategy consultation. At this stage they are proposing potential development in the South of Bath but not within the AONB.

2011

The Hignett Family Trust put forward representations that the plateau land should be taken out of the Green Belt and that 1,000 houses together with a 'care village' should be built on the plateau.

2014

Part of plateau taken out of Green Belt. B&NES create ‘Local Plan’ a planning framework to outline strategy & policies. This includes Policy B3a which defines the parameters for development on the South Stoke plateau. This suggests ‘around 300 dwellings’ could be built, though also states it is not a cap if all the Placemaking Principles can be met.

May 2017

The Hignett Family Trust apply to build 171 houses on the western end of the plateau.

June 2018

B&NES grant permission for 171 houses.

July 2018

The National Planning Policy Framework (NPPF) is updated to say in relation to AONBs that ‘The scale and extent of development within these designated areas should be limited.’ This strengthens the existing framework which states ‘developments should only be allowed where exceptional circumstances exist’.

Jan 2019

Hignett Family Trust put forward proposals as part of the Local Plan update consultation for the remainder of the eastern plateau to be taken out of Green Belt and around 800 houses to be built on the plateau. B&NES reject proposed change.

July 2021

The NPPF is further updated in relation to AONBs to say that: The scale and extent of development within all these designated areas should be limited, while development within their setting should be sensitively located and designed to avoid or minimise adverse impacts on the designated areas.

Sep–Nov 2021

B&NES have public consultation on the Local Plan Partial Update (LPPU).

Oct 2021

Framptons, on behalf of HFT put forward a proposal that Policy B3a is updated to read ‘around 450 dwellings’ rather than 300. B&NES reject this and state that: ‘It is not appropriate to increase capacity at the Odd Down site (Policy B3A) as evidence shows this would be too harmful.’

Framptons, on behalf of HFT also propose removing from Policy NE3 (habitat protection) reference to ‘bat habitat with juvenile sustenance’s zones’. This is also rejected by B&NES.

Feb 2022

Frampton's on behalf of the Hignett Family Trust undertook a 'consultation' on a further development to the plateau. The 'consultation' consisted of a number of highly leading and misleading questions and gave only a 2 week window to respond, including the February half term when many people would be away.

May 2022

HFT submit planning application to develop up to 300 houses on the South Stoke plateau (22/02169/EOUT)

Jan 2023

B&NES adopt the Local Plan Partial update. There are no changes to Policy B3a but there are changes relating to & strengthening:

• protection of the Cotswolds AONB

• protection and enhancement of biodiversity

• reducing car dependency and making walking, cycling and public transport the more attractive and convenient options for travel

• creating, maintaining and enhancing green space for the physical and mental health and well-being of the local community

• retaining or enhancing the darkness of key ecological corridors

Nov 2023

The Planning Committee consider the proposal to build (now) 290 more houses on the South Stoke plateau and defer a decision pending further information relating to:

• Further traffic analysis.

• The Exceptional circumstances relating to the AONB.

• The issues relating to the crossing of the Wansdyke.

• The impact on trees on the plateau.

Apr 2024

B&NES Planning Committee reconvene to consider the proposal and reject the plans, voting 7-1 against.

Aug 2024

The developers lodge an appeal against the Planning Committee decision. The appeal will be heard by a government appointed Planning Inspector

Jan 2025

Planning Inquiry held