The Planning Committee of Bath and North East Somerset Council scheduled a meeting for Wednesday 17 September 2025, to discuss planning and listed building applications. The meeting was scheduled to take place in the Council Chamber of the Guildhall, Bath. The main item for consideration was the application for the phased comprehensive redevelopment of the Bath Recreation Ground to provide a new sporting, cultural and leisure stadium.

Bath Recreation Ground Redevelopment

The committee was scheduled to consider two applications relating to the redevelopment of the Bath Recreation Ground, also known as The Rec, located in Bathwick:

• Application 23/03558/EFUL: A full planning application for the phased comprehensive redevelopment to provide a new sporting, cultural and leisure stadium. This included demolition of the existing Clubhouse, west stand retained wall, and ancillary structures; removal of all existing temporary structures; retention and refurbishment of the South Stand; and construction of new permanent North, East and West Stands.
• Application 23/03559/LBA: A listed building consent application for demolition of the existing unlisted Clubhouse and its removal from the curtilage listed wall structure (northern boundary), and construction of a permanent North Stand within the curtilage of the listed wall structure and President's Lounge.

The applicant for both applications is Arena 1865 Ltd, working with Bath Rugby Limited and Bath Rugby Foundation as the 'Stadium for Bath' project group.

The report pack noted that on 26 August 2025, the council received a direction from the Secretary of State for Housing Communities and Local Government, preventing the council from granting permission without specific authorisation, while the Secretary of State considered whether to direct that the application should be referred to them for determination. The report pack clarified that this direction did not prevent the council from considering the application and forming a view on its merits. The recommendation to the committee was:

1. To note the letter from the Secretary of State dated 26 August 2025 and the effect of the Article 31 direction.
2. To advise the Secretary of State of the Council's intended decision on the application if the Article 33 direction had not been issued.
3. To submit to the Secretary of State this report and any other papers requested by the Secretary of State.

The report pack included a detailed description of the site, the proposed development, and a summary of the consultations and representations received. It also included an assessment of the proposal against relevant planning policies and legislation.

The report pack noted that the existing stadium comprised temporary stands on the West, North and East sides of the pitch, and a permanent stand to the south. The proposal was for the demolition of the majority of the existing stands and associated buildings and structures other than the existing permanent South Stand, and the construction of an 18,000 capacity stadium. The demolition and construction was proposed to be phased to enable Bath Rugby to stay at the Recreation Ground throughout the process.

The report pack stated that the proposed stadium would be used for an increased number and wider range of rugby games, as well as other events such as theatre and music. It was also proposed to make the match day hospitality space in the West Stand available for use for other purposes on non-match days.

The report pack summarised the many representations received on the application, including those from ICOMOS International¹, Historic England, the Environment Agency, Natural England, National Highways, Active Travel England, The Gardens Trust, Sport England, Cotswold National Landscape Board, the National Trust, Avon and Somerset Police, and various departments within the council. The report pack also summarised the reasons for objection and support received from members of the public and local organisations. Reasons for objection included:

• Failure to meet requirements of Local Plan policies B1(8) and SB2²
• Harm to the City of Bath World Heritage Site
• The scale and design of the stadium being architecturally incongruent with Bath's Georgian character
• Inadequate access arrangements
• Concerns about safety and security planning
• Increased noise and disturbance
• Increased flood risk
• Disruption to wildlife habitats
• Loss of public open space
• Scepticism regarding the claimed public benefits

• Legal issues relating to a 1952 covenant Reasons for support included:

• Economic regeneration

• Modernisation of facilities

• Potential for community use and engagement

• Sustainability commitments

• Improved accessibility

• Transport enhancements

• Civic pride and identity

• Job creation

• Public realm improvements

The report pack stated that the main issues relevant in the assessment of the application were:

• Unique legal issues and constraints
• Principle of the development
• Land uses
• Layout and scale
• Design
• Heritage impacts
• Visual impact
• Flood risk
• Ecology and biodiversity
• Access and highways (including public safety)
• Other impacts
• Energy and sustainability
• Implementation
• Planning balance: heritage assessment
• Overall planning balance
• Planning obligations
• Local finance considerations
• Public sector equality duty

The report pack included a recommendation to note the Secretary of State's direction, advise the Secretary of State of the council's intended decision, and submit the report and any other requested papers to the Secretary of State.

Minutes from the Previous Meeting

The committee was scheduled to confirm the minutes of the meeting held on 30 July 2025, as a correct record for signing by the Chair.