Combe Park Car Park, Combe Park, Bath, BA1 3NE

Summary

The site offers a fantastic development/investment opportunity on the outskirts of Bath city centre. The site is situated to the west of Combe Park and occupies a broadly rectangular parcel of land currently being used as a car park.

The site is gravel surfaced and fully enclosed with a barrier entrance. Mature trees are located on the eastern and southwestern boundaries which provides significant screening from the surrounding uses.

The site is bounded to the north by the access road and Lansdown Cricket Club, to the east by Combe Park and existing residential properties, to the south by existing residential properties and to the west by SJF Almshouse accommodation.

Vehicular and pedestrian access is from Combe Park to the west of the site. The road is well used, providing direct access the A4 (Upper Bristol Road).

The sole access into the site is via an access road off Combe Park.

Key Points

Planning

The site is currently used as a car park. There is an extant planning permission granted under 98/00801/FUL for both the Almshouse (54 flats), now constructed, but also a three-storey residential nursing home (34 beds) on the site.

As a brownfield site within the built-up area of Bath, the principle of redevelopment of the site is supported and this has been established both from previous planning permissions and historic pre-application discussions (see Data Room).

A brownfield site such as this is considered to be a windfall opportunity. Potential alternative land uses considered to be acceptable in principle include residential care home, health, hospital, senior living; residential including houses, flats, build to rent; and student/key worker accommodation. B&NES recently confirmed that the principle of redevelopment for care provision was supported and encouraged.

The site is significantly well screened on its eastern and southern boundary to surrounding residential properties. The site is not specifically allocated but will need to comply with policies regarding tree preservation orders and heritage. A three-storey scheme is likely to be acceptable given the immediate surrounding area with the potential for four storeys if appropriately positioned within the site.

Tenancy

The site is subject to an existing lease, let to Royal United Hospital (RUH) on a 5-year lease from 22nd July 2021 (expiring on 21st July 2026). The passing rent is £16,000 per annum (with the provision of a rental increase if RUH’s two hourly parking charge increases, linked to a formula).

The lease is subject to a rolling mutual break option on 6 months notice and excludes the security of tenure provisions of the Landlord and Tenant Act 1954.

Location