The Local Plan sets out a long-term strategy and framework for how Bath and North East Somerset will grow and change up to 2043. It identifies the homes, jobs, infrastructure and services needed to support sustainable communities and establishes the planning policies used to determine planning applications. By planning proactively, the council can help ensure that growth is coordinated, supported by infrastructure and protects the district's distinctive built and natural environment.
Your representation should:
- Identify the policy, site or section you are commenting on.
- Explain why you consider it is legally non-compliant or unsound.
- Provide supporting evidence where possible.
- Clearly state any changes you would like to see made.
Yes. Groups with a shared view are encouraged to submit a single representation, stating who it represents and how it has been authorised.
You can request to participate in hearing sessions when submitting your representation.
Only those objecting to and seeking a change to the plan have a right to be heard.
Written and oral representations are given equal weight by the planning inspector.
A Spatial Development Strategy (SDS) is a strategic planning document being prepared for the West of England. It will establish a long-term framework for the distribution of housing, employment, infrastructure and other strategic development across the region and will cover a thirty-year period from 2030 to 2060. The SDS will sit alongside Local Plans, helping to coordinate planning across local authority boundaries and address strategic issues that affect the wider area.
Due to increased housing requirements and the need to maintain an up-to-date planning framework, the B&NES Local Plan is being prepared in advance of the West of England Spatial Development Strategy (SDS). The Local Plan 2025-2043 will need to be reviewed once the SDS has been prepared and adopted. The SDS will set out the spatial strategy for the subregion and identify broad locations for growth and the new-style Local Plan will set out the detail including allocating specific sites. In the meantime, the council is working closely with neighbouring authorities to ensure a coordinated approach to planning for homes, jobs, infrastructure and environmental priorities across the sub-region.
- Early engagement (2022-2024): Initial evidence gathering and informal consultation to identify key issues, priorities and options for growth across the district. This included an options consultation (under Regulation 18) in early 2024 exploring alternatives to meet the then identified housing need.
- Local Plan Reset Consultation (December 2024-February 2025): Engagement on the need to reset the Local Plan preparation and consider revised approaches following changes to national planning policy and a substantially increased figure of housing need identified by government.
- Local Plan Reset Options Consultation (Regulation 18) (October-November 2025): Formal consultation on development options for housing, employment, infrastructure and potential development sites to meet the increased need for housing.
The feedback from these stages has informed preparation of the Draft Local Plan (Regulation 19), which is now subject to public consultation.
The consultation responses highlighted several key themes from residents, businesses and stakeholders. These included the scale of housing growth, housing affordability, the location of development, the potential release of Green Belt land, infrastructure requirements, and the importance of addressing the climate and ecological emergency while protecting the district's character and heritage.
Public feedback was considered alongside technical evidence, environmental assessments and infrastructure planning to refine the spatial strategy, identify preferred site allocations and develop the planning policies included within the Draft Local Plan. Consultation responses helped inform decisions on how housing needs should be met, where growth should be located, and the requirements applied to new development.
The Bath & North East Somerset Local Plan is currently at the pre-submission or Regulation 19 consultation stage. The Draft Local Plan sets out the council's preferred strategy, policies and site allocations and is available for public comment. Following consultation, the plan is expected to be submitted to the Secretary of State for independent examination before it can be adopted.
Representations should be submitted through the online consultation portal wherever possible. Alternatively, completed Regulation 19 representation forms may be returned by email or post. Representations should clearly identify the relevant part of the plan, explain why it is considered unsound or not legally compliant, and set out any modifications proposed to address the issue.
The Draft Local Plan consultation will run for six weeks from week commencing 18 September to 30 October 2026. All representations must be received before the consultation closes in order to be considered.
Following the consultation, all representations will be reviewed by the council and subject to a Cabinet and Council decision in December will be submitted alongside the Draft Local Plan and supporting documents for independent examination. A planning inspector appointed by the Government will then assess whether the plan is legally compliant and sound before it can be adopted.
Regulation 19 is the final stage of public consultation before the Local Plan is submitted for independent examination. Unlike earlier consultations, which sought views on different options and approaches, this stage presents the council's proposed Local Plan. Representations should focus on whether the plan is legally compliant, has met the Duty to Cooperate and is sound.
The Draft Local Plan proposes development across a range of locations, including Bath, Keynsham, the Somer Valley, larger villages and other sustainable locations, in accordance with the Plan's spatial strategy. Sites have been selected through a comprehensive assessment process that considered technical evidence, environmental and sustainability impacts, infrastructure capacity, deliverability and feedback received during previous consultation stages.
Meeting housing and employment needs requires some Green Belt releases. National policy states that Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified through a Local Plan. In preparing the Draft Local Plan, the council has demonstrated exceptional circumstances based on the need to meet development requirements, the lack of suitable non-Green Belt alternatives, and the ability to deliver sustainable, infrastructure-led growth in appropriate locations.
The Local Plan is supported by an Infrastructure Delivery Plan, which identifies the infrastructure needed to support planned growth and how it is expected to be funded and delivered. Infrastructure will be funded through a combination of developer contributions, public sector investment and partnership working with infrastructure and service providers.
The Local Plan will guide where development takes place and what it looks like, influencing housing, employment, transport and community facilities in your area. It aims to ensure growth is well planned, supported by infrastructure and responsive to local character, although the level and type of change will vary between locations. This is the best way to avoid speculative development.
The plan seeks to avoid harm wherever possible and to protect the district's Green Belt, natural environment and designated heritage assets. Where changes to Green Belt boundaries are proposed, these are carefully assessed and justified through evidence, alongside policies to mitigate impacts and enhance environmental quality. Site allocations include requirements relating to heritage impact, in order to minimise any harm to assets.
The Local Plan is ultimately adopted by Bath & North East Somerset Council, but only after it has been independently examined and found sound by a planning inspector appointed by the Government.
The planning inspectorate carries out an independent examination of the submitted plan. The Inspector will assess whether it meets legal requirements and is positively prepared, justified, effective and consistent with national policy, and may recommend modifications before it can be adopted.
Support is available through the Local Plan consultation webpage at haveyoursay.bathnes.gov.uk/localplan/ and the council's Local Plan webpage at www.bathnes.gov.uk/local-plan, as well as the Statement of Representation Procedure and accompanying guidance documents.
If you need further assistance, please contact the Planning Policy team at planning_policy@bathnes.gov.uk. Consultation documents can also be provided in alternative and accessible formats on request.
Regulation 19 is the final stage of consultation before the plan is submitted for examination. At this stage, government legislation means that representations should focus on whether the plan is legally compliant, has met the Duty to Cooperate and is sound. This will help the planning inspector consider the issues most relevant to the examination.
A Local Plan must meet the legal requirements for plan preparation. This includes:
- Following the council's Local Development Scheme (LDS).
- Meeting the requirements of the Statement of Community Involvement (SCI).
- Being supported by a Sustainability Appraisal (SA).
- Complying with planning legislation and regulations.
- Demonstrating effective engagement with neighbouring authorities and relevant bodies.
A Local Plan is considered sound if it is:
- Positively prepared – meeting identified needs.
- Justified – based on appropriate evidence and consideration of reasonable alternatives.
- Effective – deliverable and supported by joint working
- Consistent with national policy – in line with the National Planning Policy Framework (NPPF).
Regulation 19 representations should focus on whether the plan is legally compliant and sound. This will help ensure comments are relevant to the independent examination of the plan.