A family who live on a boat have renewed an application to build what they describe as an off-grid home in woodland beside the Kennet & Avon Canal in Bath — a dwelling so remote it would have no road access.
Plans revive after councillors asked for more detail
Wendy Zakiewicz and her partner Tom Edwards are seeking permission to construct a house for their family of five that would be reached by canal barge and cycling or public transport rather than by car. The pair first brought their designs to Bath and North East Somerset Council’s planning committee about a year ago. Officers then recommended refusal, but councillors said the applicants should be allowed to address concerns, calling the scheme "imaginative." The proposal returns to the committee on 28 October, with officers again advising refusal.
What the family propose
- The dwelling would be constructed primarily from carbon-negative hempcrete.
- It would have its own water source, generate off-grid renewable energy and use a compost toilet.
- Construction materials would be transported along the canal to the site by barge.
- The house would be cantilevered from a sloping embankment and supported on pilings.
Supporters have highlighted the environmental and low-impact credentials of the design, while councillors previously described the application as one of the most interesting the committee had faced in recent years.
Safety and stability concerns
Council planning officers say the applicants have not demonstrated the proposal can provide vehicular access considered safe and suitable for emergency access, notably in relation to fire safety. Avon Fire and Rescue Service told officers the distances involved were "totally unacceptable."
"It has not been satisfactorily demonstrated that the proposal can provide vehicular access that is considered safe and suitable for emergency access, in particular due to fire safety."
The Canal and River Trust, which maintains the Kennet & Avon Canal, also raised objections when the scheme was first lodged. The trust warned the proposed house would sit about five metres below the canal level and that the works could destabilise the slope and potentially cause slippage.
| Detail | Information |
|---|---|
| Applicants | Wendy Zakiewicz and Tom Edwards (family of five) |
| Location | Woodland beside the Kennet & Avon Canal, Bath |
| Main materials | Carbon-negative hempcrete; cantilevered design on pilings |
| Key concerns | Emergency access and fire safety; slope stability per Canal and River Trust |
| Committee date | 28 October |
When the application was first debated, planning committee member Paul Crossley (Southdown, Liberal Democrat) described it as: "This is really one of the most interesting applications I think we have faced in recent years." That sense of curiosity remains, but the practical concerns flagged by officers and external bodies now form the central issue for councillors to weigh.
Local context and implications
The case raises familiar tensions for Bath: the city and surrounding district attract innovative small-scale housing proposals, yet they are set against strict planning and safety obligations, particularly for properties near waterways and on sloping ground. The Kennet & Avon Canal is a valued amenity for residents and visitors alike, and any works affecting its bank require careful scrutiny.
For a city with a strong environmental impulse, the idea of a low-impact, hempcrete house that sources its own water and energy will appeal to some residents keen to see alternative construction methods. But emergency services and the Canal and River Trust remain clear that public safety and the integrity of the canal bank cannot be compromised.
Councillors will return to these competing priorities at the planning committee on 28 October and must decide whether the applicants have done enough to mitigate the risks identified or whether the scheme should be refused for the second time.
