Of all the features Bath City's planned transformation of Twerton Park and the surrounding area, the student accommodation looks like being the most controversial.
The application submitted to Bath and North East Somerset Council includes a plan for 356 "cluster bedrooms" in a building between the North Grandstrand and the High Street, ranging from three to seven storeys high.
Bath City and its development partner Greenacre Capital believe alternative revenue streams on top of a developed stadium are essential in reducing the club's debts and ensuring it has a sustainable future.
However, the height of the student block is set to be divisive when viewed in comparison to the High Street, where buildings are predominantly two to three storeys high with a couple that are four storeys.
In a letter to architects Stride Treglown, which has been working on the designs, dated March 22, the council's senior planning officer, Christopher Griggs-Trevarthen, wrote: "The height, scale, massing of the student block remains a significant concern with the scheme.
"The 6/7 storey building height remains out of keeping with this suburban location, which is predominantly 2/3 storey in character.
"The length of the block, continuous roofline and extensive areas of flat roof exacerbate this concern as they will appear visually unrelieved and over-dominant in views, particularly from the North and street level."
Concerns were also raised about the level of light coming into some of the rooms and that the proposed communal courtyard would be in the shade. No car-parking provisions is planned for the student block.
However, in a separate letter, Mr Griggs-Trevarthen concluded it would not be of such a significantly greater scale than what already exists in the locality to require an environmental impact assessment (EIA).
In the planning statement submitted to the council, Stride Treglown's senior associate town planner Paul Haworth addressed the student accommodation design.
He wrote: "The provision of purpose-built student accommodation is a core component of the enabling development that will generate the funds required by the club and allow them to remain at Twerton Park, and develop the grandstand and the associated facilities, which are needed and essential for the club's long-term sustainable future.
"Whilst the student accommodation will provide a change in scale of building along the High Street from what currently exists, it will replace existing buildings that are of poor quality and regarded as negative features in the conservation area.
"The proposed design will deliver a unified design that provides a consistent approach to the external material palette along the central section of the High Street.
"Although some limited harm is likely to be caused in respect of the scale of the proposed student accommodation development in close-distance views, which would affect the character of the conservation area, the scale is required in order to deliver the quantum required to enable the facilities for BCFC to be realised.
"This harm is far outweighed by the substantial public benefits that would arise and be delivered as a result of the proposed development."
Bath Preservation Trust concluded that the amount of student accommodation would be "too high".
After the Trust's architecture and planning committee had been presented with the scheme in April, they wrote: "If well designed this development has potential to create a better place for people to live, work and play in the heart of Twerton.
"However, we feel that more could be done to make the PBSA (purpose-built student accommodation) element of the scheme more attractive and enhance the overall quality of Twerton and reinforce its sense of place.
"The proposed buildings at 6 and 7 storeys have the potential to harm Bath’s historic environment. In our view the degree of harm is, to use the language of the National Planning Policy Framework (NPPF), less than substantial.
"However, the NPPF is quite clear that less than substantial harm does not necessarily equate to an acceptable proposal."
There were four rounds of public consultation before the planning application was submitted to the council.
The community-owned Romans reached the National League South play-offs last season and were getting 1,000 supporters through the gates for the big games.
If the redevelopment gets the go-ahead they would have a much-improved 4,000-capacity stadium with a mix of seating and terracing, with the potential to bump it up to 5,000.
The scheme would be the largest single investment in Twerton for more than 50 years. The plans submitted include a new grandstand and facilities, a new community hub and gym and an artificial pitch which would allow for more use outside matchdays.
The residential elements include co-living apartments, some affordable housing, new shops and improvements to public spaces.
Bath City has a £1 million debt to be paid by 2022 and is currently running at a loss.
Club chairman Nick Blofeld said: "We are pleased to have submitted a planning application to B&NES council, for what we think is an exciting redevelopment opportunity for Twerton Park and beyond.
“The significant investment this scheme will bring to Twerton will not only benefit the club, but also the local area with the rejuvenation of the High Street and new community facilities.
“The multi-million pound proposals will deliver better community space, improve the public realm and provide much-needed affordable housing and co-living apartments for Bath’s key workers and young people.”
Coinciding with the club’s proposal, the council has secured £650,000 in funding from the West of England Combined Authority (WECA) as part of the Love Our High Streets Project, which will look to increase footfall and improve facilities on Twerton High Street.
Twerton Park redevelopment
Mr Blofeld added: “The last round of consultation for the redevelopment proposals was great, as it saw our highest attendance from the local community.
"We are now hopeful that as a community and a club we will be able to realise these plans, which will transform the club and also improve and update Twerton High Street.
“With support from supporters and the community for this redevelopment, we hope to secure the financial future of the club.
"Partnering with Greenacre Capital means the club’s debts can be cleared and we will be able to generate new and more reliable revenue streams, from much better facilities. Without this scheme the survival of the club in Twerton is extremely uncertain.”
To view the plans and submit a comment visit www.bathnes.gov.uk and search application number 19/02276/FUL. Project updates will also continue to be available on the Bath City FC website.
