11/05367/LBA – 17 Gay Street, City Centre
Internal and external and alterations to return the property to its original use as a single family dwellinghouse.
OBJECT Whilst the Trust is broadly supportive of the aims of this proposal to return the building back to a single house, there is not enough information provided to enable a proper assessment of the impact on the character and historic interest of the listed building. For example there is insufficient detail of the light well stair. Whilst we would not normally comment on internal works we are concerned about the lack of detail about interventions and additions including the new partition, doors, fireplaces and service treatments to bathrooms. The Trust therefore objects unless further information can be submitted in support of the application. Without this information the proposal fails to comply with the Planning (Listed Buildings and Conservation Areas) Act 1990, PPS5, and policy BH2 of the B&NES Local Plan.
12/00273/LBA – First Choice, 10 Northumberland Place, Bath, BA1 5ARW
External alterations for the replacement of existing external signage following re-branding and repaint external wooden window frames, shop front and entrance door frame.
OBJECT The Trust objects strongly to the proposed approach to signage. The approach should be more carefully considered to allow for the special character of the listed building to be preserved and enhanced. It is not acceptable to stick plastic lettering to the existing fascia, new signs should be repainted. The impact of this proposal would neither preserve nor enhance the character of the Conservation Area. The application therefore fails to comply with the Planning (Listed Buildings and Conservation Areas) Act 1990, PPS5 and policies BH1, BH2, and BH6 of the B&NES local plan and should be refused.
12/00029/LBA – Flat 4 , 27 Marlborough Buildings, City Centre
Internal and external alterations for the replacement and relocation of boiler, provision of internal boxing and installation of flue.
COMMENT The Trust is supportive in principle of measures to improve the energy efficiency of historic buildings. When considering the position of a boiler flue in sensitive historic areas the vertical discharge through existing stacks is the least intrusive option. Should this application be approved the Trust would recommend that the flue itself is muted colour of black or dark grey, or painted to match the colour of Bath stone.
11/05232/AR & 12/00367/LBA – The Clarks Shop, 10 Union Street, City Centre, Bath
Display of 1no non-illuminated acrylic logo to replace existing.
OBJECT Acrylic is not an acceptable material for use on a grade II listed building. The approach should be more carefully considered to allow for the special character of the listed building to be preserved and enhanced. New signs should be repainted. The impact of this proposal would neither preserve nor enhance the character of the Conservation Area. The application therefore fails to comply with the Planning (Listed Buildings and Conservation Areas) Act 1990, PPS5 and policies BH1, BH2, and BH6 of the B&NES local plan and should be refused.
12/00246/LBA – 12 Larkhall Place, Larkhall, Bath
Internal and external alterations to house to include removal of course cement render on the ground floor of the north east elevation, replace the upper 4 timber panels in the front door with glass, remove and re-site the partition walls in the hall to form a better shaped hall and WC, remove the infill screen between front and middle rooms, replace the glazing and infill panels in the existing rooflight with a single fixed pane of toughened glass, dryline where possible the external walls throughout with a thin, very efficient insulation, remove the canopy and latticed porch to the front door, remove the internal partitions in the north easternmost room on the second floor to reinstate it as a family bathroom, include a flue for a new boiler and replacement of flat roof with new single ply roofing system to be lead grey colour.
COMMENT In principle the Trust welcomes the removal of cement render, and general reversal of poor modifications. However there is insufficient information to allow for a proper assessment of the impact on historic, or otherwise, features. Whilst elements it is proposed to alter to not appear historically valuable, it is not entirely clear. If the front door is original, and of historic significance then it ought to be retained intact. Similarly little is understood about the significance of the porch. In short the heritage and design and access statement is inadequate for the scope of work which is being proposed.
12/00277/FUL – Cranwell House, Weston Park East, Upper Weston, Bath BA1 2UY
Erection of a building adjacent to listed building following demolition of classroom units and outbuildings and refurbishment and alterations to listed building with associated landscape and engineering works including new retaining wall.
SUPPORT The Trust wishes to support this planning application.
The development would secure the use of the site for education and bring the building back into a beneficial use. We would expect that the occupation of Cranwells House would help to secure proper maintenance which could help to protect and enhance the architectural and historic significance of the heritage asset.
We fully support the elements of this proposal which relate to the repair of Cranwells House, and the accompanying listed building application. Alterations appear to be the minimum necessary and the exterior alterations proposed are considered to enhance the character and features of the listed building.
We support the proposed demolition of the unsightly art room and store and welcome the creative approach to a new building on this previously developed site, provided it is in harmony with the listed building and its setting, and would make a positive contribution towards the special characteristics and distinctiveness of the location which is within the City of Bath World Heritage site and Conservation Area.
The Trust welcomes the simple form of the proposed new build. The height, which aligns with the eaves level of the vine house appears sensitive to the scale of the historic building. The angles of the pitched roof allows for a low profile building which is necessary to protect both the surrounding landscape and setting of the main house. The foot print and position of the new building is sufficiently distanced, and follows the topography thus giving the the listed building breathing space, retaining its prominence and protecting important views.
The use of natural slate as a cladding material is supported in this context. We believe that the use of this material will harmonise with both the traditional palette of Cranwells House, and the landscape. The recessive colour and plainness of the slate would have a necessary degree of subservience that would not compete with or distract from the Bath stone and architectural detailing to the main house.
Natural slate should be appropriately selected. Welsh slate would be the obvious (and preferred) choice. It might not be appropriate to use slate that has too much variation in colour or texture as this might create a finish which is too busy. An even dark grey would develop a patina, with lichens and mosses accumulating over time, which will help it to blend in against the trees. The slate cladding will require careful detailing, and details of joins and junctions should be required by Condition.
The Trust does not wish to comment upon traffic, as we do not have the expertise to properly assess the impact.
Overall the Trust is satisfied that the form, size, scale, position and materials would preserve and enhance the character and appearance of the Conservation Area in this specific location. The development would secure the preservation and protection of the listed building’s features of special architectural and historic interest, setting and contribution to the local scene, and thus complies with the Planning (Listed Building & Conservation Areas) Act 1990, and policies within B&NES Local Plan, the superseded PPS5 and the NPPF.
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