Feb – Mar 2014

2014 Weeks 8-11

14 February – 11 March 2014

Week 8

13/04512/FUL & 13/04513/LBA – 1 Alfred Street City Centre Bath Bath And North East Somerset BA1 2QU

External alterations for the provision of a communal IRS system to the block using 1x aerial,1x FM aerial, 1x DAB aerial, 1x Sat Dish (78cm).

OBECT Whist we recognise there is some merit in this collective approach the long run of cables down this prominent facade is unacceptable and will detract from the special architectural interest of the listed building and degrade the high aesthetic value of this part of the Conservation Area and World Heritage Site. This application is therefore contrary to Local Plan Policies BH1, BH2, and BH6, the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 12 of the National Planning Policy Framework, and National Planning Policy Guidance.

 

14/00350/FUL – The Courtyard 3 Lilliput Court City Centre Bath

Erection of a freestanding butterfly awning

OBJECT The awning in this location clutters the courtyard, it is too big and visually intrusive, filling the whole courtyard space when open it detracts from the character of the intimate space between buildings. The awning structure is visually detrimental to the character and setting of surrounding listed buildings. Even when closed the frame appears bulky and intrusive.

This application is therefore contrary to Local Plan Policies BH1, BH2, and BH6, the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 12 of the National Planning Policy Framework, and National Planning Policy Guidance.

 

14/00493/LBA – 26 Upper Borough Walls City Centre Bath Bath

Amalgamation of shop units including removal of non-original fabric and alteration to floor

level.

OBJECT Unfortunately, the quality of the design and access statement again makes this application impossible to assess. The inclusion of plans from all eras as separate documents only adds to the confusion; those which are not for the sole purpose of illustrating the plan as existing and as proposed would be better included in the historic building assessment which is where historic changes to the fabric and plan form should be discussed. The Trust must therefore maintain out previous comment that the contents of this application are not sufficient to understand the potential impact of the proposals on the significance of this heritage asset.

In the absence of accurate material leading to a considered justification, we also maintain our objection to the lateral conversion of these spaces as the proposals significantly alter the plan form of these historic buildings and therefore constitute the gradual erosion of the significance of these buildings. The application must provide adequate justification for the works and the general statements labelling the space of no. 13 unviable are unsubstantiated and therefore do provide adequate justification. The commercial desire for a larger unit is not an acceptable reason for the works to the ground floor. It should be understood that the protection afforded to a listed building is not over-ridden by the commercial aspirations of an occupier without strong justification and mitigation of harm or loss of significance.

It is disappointing that yet again no information has been provided about the alteration the shop front with regards to the repositioning of the door of 12 Union Street, and if the Trust has understood the annotation correctly, it would appear the agent expects this to be secured by way of condition. This is not the appropriate approach to an alteration which alters an historic frontage and the street scene within the heart of the conservation area.

The Trust finds the repeated poor quality of the application unacceptable. Our previous objection comments have spelt out what we think is necessary for this application as has, we assume, the case officer.  The works, by virtue of the unclear documentation and the lack of justification are considered to be detrimental to the special architectural and historic interest and character of the listed buildings contrary to S16 of the Planning (Listed Buildings & Conservation Areas) Act 1990, and contrary to Section 12 “Conserving & Enhancing the Historic Environment” of the NPPF and Local Plan Policy BH.2 and should be REFUSED.

 

14/00514/LBA – NatWest 39 Milsom Street City Centre Bath

External alterations to include, timber window repairs, stonework repairs and roof repairs

SUPPORT This sensitive specification and detailed schedule of works for repairs welcomed in the interest of preserving the special architectural and historic significance of the Grade I listed building.

 

14/00533/LBA – 24 Sydney Buildings Bathwick Bath

External alterations for the demolition of existing store on the west elevation

COMMENT The Trust regrets that no Heritage Impact Assessment has been submitted with this application. The significance of this little building is not therefore understood. Demolition should not be approved unless it can be demonstrated that this store is of minor historic interest. Historic outbuildings are of part of the special interest of Georgian houses and ought to be retained.

 

14/00322/LBA – Walled Garden Bath Spa University Campus Newton St. Loe Bath

Repair to glasshouse 500m southwest of Newton Park house, involving extensive repairs of the timber structure and restoration of the glazing.

SUPPORT Bath Preservation Trust welcomes the retention and complete repair of the glasshouse. The sensitive specification and detailed schedule of works for repairs will preserve the special architectural and historic significance of the Grade I curtilage listed structures. However it is not clear how it will be used and maintained in the future – horticultural use with on-site benefits is encouraged.

 

14/00512/FUL – Ye Olde Farmhouse, 1 Lansdown Road, City Centre, Bath

Change of use from public house (use class A4) to health clinic and associated offices (use class D1) with residential accommodation above.

COMMENT This landmark corner building ought to be recognised as an undesignated heritage asset of local interest. We regret that the design of the proposed extension is rather bland and we feel that the opportunity has been missed to go further to improve this site which is in such close proximity to significant listed buildings.

We support in principle the change of use to provide housing and creation of business use on the ground floor which may help improve the vitality of the street scene.  The application states leaded windows in the original building will be retained and new sympathetic windows and doors will be installed. In the interest of local distinctiveness and character the existing external appearance and the style of windows in the earlier building should be retained or replaced like for like. We welcome removal of the California block wall at 1st floor level.

 

Week 9

14/00637/FUL – Upton House, Bathwick Hill, Bathwick, Bath, Bath And North East Somerset

Internal and external alterations to the house and grounds including the renovation and extension of existing attached green house, erection of new first floor rear extension; demolition of existing and erection of new detached garage; and associated works.

COMMENT The Trust is pleased that the greenhouse is to be retained and appreciates that the alterations to it may be an acceptable compromise to secure the future viability of the structure.

Altering all the French windows to match, rather than just replacing one, is a more major intervention, but will retain the important symmetry to the main elevation. This is deemed acceptable on the basis of the argument that the existing windows are demonstrably beyond repair. Lowering the cills does not appear to remove a great deal of important historic fabric though the internal shutters may now appear too short for the windows and we question how this will be solved if the shutters are the original joinery.

 

14/00610/FUL – The Lodge The Elms, 1 London Road West, Lower Swainswick, Bath, Bath And North East Somerset, BA1 7HZ

Erection of two storey extension to existing gatehouse lodge to provide additional bedroom and living accommodation.

OBJECT Bath Preservation Trust strongly opposes the proposed extension which is the subject of this planning application. We have no in principle objection to an extension of this dwelling, however the design proposed is wholly inappropriate against the existing building and in this sensitive location.

Whilst the building is not listed it ought to be treated as an undesignated heritage asset. It is a charming little Italianate style lodge in a very prominent position at the entry to Bath. The significance of this building is in its indication of the existence of a larger house beyond.

Whilst there is a 1930’s extension existing, largely unaltered form of the Lodge should be preserved so as to maintain this architectural indication. The size proposed extension completely over-dominates the petit character of The Lodge. Any extension to this building should be much more subservient and respect the massing, scale, form and original use of the existing lodge.

In terms of appearance the Italianate style has been completely ignored. In particular the gabled South East elevation fails to harmonise with the existing building and severely detracts from its architectural composition. The split faced stone to the ground floor is entirely inappropriate.

The proposed extension is unacceptable both in terms of size, design and appearance and would neither preserve nor enhance the character of the Conservation Area and will do nothing to strengthen local distinctiveness.

This application is therefore contrary to Section 72 of the Planning (Listed Building and Conservation Areas) Act 1990, Section 12 of the NPPF ‘Conserving and Enhancing the Historic Environment’, the NPPG, and Local Plan policies D.2, D.4 and BH.6 and should be REFUSED.

 

Week 10

14/00889/VAR – Jacob’s Coffee House 6 Abbey Church Yard City Centre

Variation of condition 2 attached to application 11/00704/FUL in order to change tables sited to 6 no. tables with bench seats (Use of public highway outside Jacobs Coffee House for the siting of 5 no tables and 15 no chairs).

COMMENT Bath Preservation Trust has no objection in principle for the siting of chairs in this location, however, there is not enough detail contained within the application to make a thorough assessment of the proposals. The materials for the tables are not specified and there is no information given about the benches. These elements should be clarified prior to condition so as not to harm the street scene and setting in this sensitive area.

 

14/00701/LBA – 12 Kingston Buildings, City Centre, Bath, Bath And North East Somerset, BA1 1LT

Internal alterations to form 2no internal doors within an existing party wall between nos 11 & 12, Kingston Buildings, at ground and first floor level

COMMENT Kingston Buildings is one of few modest artisan terraces surviving within the city centre, the significance and integrity of which should be preserved. Many other modest terraces were destroyed in the 20th Century by either bombing or the sack of Bath. This amplifies the importance of this remaining group, and reinforces the argument for retaining it (internally and externally) as close as possible to its original form.  The interior plan of this building is an important factor contributing to its architectural and historic significance. Whilst we note that the alterations proposed are designed to minimize harm by placing openings in existing recesses and breaking through at the narrowest point, we are very concerned about the impact of the gradual erosion of historic fabric thorough accumulative changes which may amount to substantial harm to this building over time. In considering this application and future proposals we urge officers to take into account the previous consents and overall impact.

 

14/00839/EMINW – Fosseway Environment Park, Fosseway, Englishcombe, Bath, Bath And North East Somerset, BA2 8PD

Proposed erection of residual waste facility including a materials recovery facility, anaerobic digestion plant, reception building, weighbridge, outdoor storage areas and other ancillary development. (Outline application with access to be determined all other matters reserved)

OBJECT Bath Preservation Trust objects to the extension of industrial use on this site, especially in advance of the clarification of the planning status across the site which can only be determined by the conclusion of the current adjourned enforcement proceedings.

The Joint Waste Core Strategy makes clear that the inclusion of a site does not prejudge the determination of proposals by the local planning authority [para 6.8.14]  and specifically refers to the fact that permission will not be granted for waste proposals which harm AONBs or World Heritage Sites and their setting [Policy 11.

The associated binding Planning Inspector’s report, [PINS/Z0116/429/4], specifically reinforces the need for any development on this site for Joint Waste to take into account the substantial constraints on that site [para 22] and  that‘ it would be wrong to anticipate the acceptability of forms of development different from those assessed through preparation of the Joint Waste Core Strategy’ on the site. [para 26]. (Appendix B). In order therefore to meet these constraints it would have seemed appropriate, at most, for a minimalist proposed new facility to have been constructed on the old industrial site and for all the other site uses to have been removed. Instead, the applicant seeks to retain multiple uses on the site while building a large, tall new facility on the areas whose planning status is contested by the enforcement proceedings.

Bath Preservation Trust considers that this application is premature; is contrary to sections 9 (Protecting Green Belt Land), 11  (Conserving and Enhancing the Natural Environment) and 12 (Conserving and Enhancing the Historic Envrionment) of NPPF and NPPG,  and should therefore be refused. Alternatively the withdrawal of this application should be encouraged given that it is entirely inappropriate to determine this application before the enforcement proceedings have been completed in order better to determine the planning status of this site in detail.

 

14/00867/FUL  – 9 Tyning Place Combe Down

Alterations to an existing pitched roof rear dormer with installation of rear mansard dormers.

OBJECT Bath preservation Trust objects to the proposed dormer windows which are inappropriate in design and over dominant. The existing dormer window is in keeping with the surrounding area and matches that of the neighbouring properties. The proposed windows are wholly out of keeping with the cottage and obliterate the current roof form. The inappropriate massing would have a harmful impact on the existing building and the surrounding townscape character and will do nothing to preserve or enhance local distinctiveness. This application is therefore contrary to Section 7, ‘Requiring Good Design’ of the NPPF and policies D.2 and D.4 of the Bath & North East Somerset Local Plan and should be refused.

 

Week 11

14/00810/LBA – The West Gate, 38 Westgate Street, City Centre ,Bath, BA1 1EL

External alterations for the addition of Greene King branded signage.

OBJECT The proposed signage by virtue of the amount, size and position would contribute to significant clutter upon the elevation and would detract from the architectural and historic interest of the building. We object strongly to the LED floodlight which will by virtue of its appearance and method of fixing damage the appearance of the facade. This means of illumination is unacceptable for a listed building. This application is therefore contrary to Local Plan Policies BH1, BH2, and BH6, and fails to comply with the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 12 of the National Planning Policy Framework, and National Planning Policy Guidance.

 

14/01036/FUL – Block 4E, University Of Bath Campus, Claverton Down, Bath, Bath And North East Somerset

Construction of a new academic facility on the south side of the Campus to provide additional accommodation and associated external works

COMMENT We are of the view that applications for large developments at the University such as this and the propsosed10W building shouldn’t be approved without visual contextualization with respect to a masterplanning study for the whole site.

 

14/00771/FUL – 10 Upper East Hayes, Walcot, Bath, Bath And North East Somerset, BA1 6LN

Erection of new dwelling at land rear of 10 Upper East

COMMENT BPT does not consider that the detail proposed in the application drawings is sufficient to make a proper assessment of the proposal.   Whilst the application form  and design and access statement states that the materials are coursed ashlar walls and standing seam zinc roof,  however this isn’t shown on the drawings. Approval of these drawings would lead to the detail being subsequently agreed by conditions. In the interest of the character and appearance of the conservation area the materials and treatment of the facade should be clearly understood and shown on plans prior to approval.

 

14/00806/FUL – Street Record, High Street, Twerton, Bath, Bath And North East Somerset

Display of six sheet internally illuminated advertisements in bus shelters serving the No.5 Whiteway-Southgate Route; to be located at Twerton and Oldfield at: Stop No.19 (Twerton School) Stop No.26 (Twerton Bridge) and Stop No.32 (Dorset Close)

COMMENT Bath Preservation Trust regrets the undue commercialisation of the public realm within the World Heritage Site.  We hope that if this application is to be permitted B&NES will do its utmost to control design and content so as to minimise impact on the visual amenity of the streetscape.

 

14/00943/LBA – 1 Prior Park Cottages, Widcombe, Bath, Bath And North East Somerset, BA2 4NR

Erection of metal open porch to front elevation.

SUPPORT The Trust supports this proposal in principle given there is some visible evidence of a previously existing porch.  The reintroduction of a porch in the design and materials proposed has the potential to enhance the aesthetic value of the listed building and make a positive contribution to the character of the conservation area. We regret that the application doesn’t propose the use of wrought iron and feel that the statement regarding wrought iron techniques is misleading.  It is critical that detail such as flashing and method of fixing which is not clear in the plans is submitted or agreed by Condition.

 

14/00829/LBA – 13 Old Bond Street, City Centre, Bath, Bath And North East Somerset, BA1 1BP

Internal and external alterations for the refurbishment of shop and provision of new shop front signage

OBJECTION The Trust regrets that no Heritage Impact Assessment has been submitted with this application. The significance of the building/facade and the fabric it is proposed to remove from the existing shop-front is not therefore understood. Furthermore the application proposes the use of acrylic off set lettering. We encourage the use of traditional materials, painted signs and metal in the construction of new signage for listed buildings in the Conservation Area and World Heritage Site. This traditional palette reinforces and enhances the local distinctiveness and special character of Bath.  This application is therefore contrary to Local Plan Policies BH1, BH2, and BH6, and fails to comply with the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 12 of the National Planning Policy Framework, and National Planning Policy Guidance.

 

14/00802/AR – Street Record, Worcester Terrace, Lambridge, Bath, Bath And North East Somerset

Display of six sheet internally illuminated advertisements in bus shelters serving the No.13 Bathford-Foxhill Route; to be located along London Road at: Stop No. 30 (Balustrade) and Stop No.32 (Lambridge)

COMMENT Bath Preservation Trust regrets the undue commercialisation of the public realm within the World Heritage Site.  We hope that if this application is to be permitted B&NES will do its utmost to control design and content so as to minimise impact on the visual amenity of the streetscape.

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