2014 Weeks 12-15
11 March – 15 April 2014
14/00933/AR & 14/00934/LBA – Garfunkel’s Orange Grove City Centre
External alterations for the replacement and refresh of fascia sign.
OBJECT The Trust objects to illuminated signs within the Conservation area and in the World Heritage Site. The amount of illumination is, in itself, enough to be of detriment to the visual amenity of the area. Furthermore the signs, by virtue of the materials, colour, amount and position are incongruous. The metal, acrylic and vinyl materials are inappropriate as they oppose the traditional palette of Bath. The number of additions to the frontage will add to the visual clutter of the street scene. The application therefore fails to comply with Local Plan Policies BH2, BH17 and BH19, the Planning (Listed Buildings & Conservation Areas) Act 1990 and Section 12 Conserving & Enhancing the Historic Environment of the NPPF and should be refused.
14/00955/FUL – Abbey Hotel 1 North Parade City Centre
Change of use of public highway for the sitting of 15 tables and 60 chairs (Retrospective)
OBJECT The Trust sympathises with applicant and can see the proximity to the coach drop off is an issue, however this is not considered sufficient justification for the increase in numbers of seats. The amount of seating should remain as previously approved and certainly not increased. The proposed number of tables and chairs will cover too large an area of this spacious pavement which provides an attractive setting to the listed buildings. This proposal occupies a large area of pavement, and in combination with the Huntsman’s smaller seating space (as well as other street furniture) makes this characteristically open pedestrian area appear cramped to the detriment of the visual amenity of the area.
The Trust regrets that the storage issue was not considered prior to the application for the siting of tables and chairs on the pavement, and believes that there may be quite an important principle at stake here – namely that businesses do not ‘own’ the pavements and therefore it remains appropriate that the tables and chairs etc have to be removed overnight. We deplore the tendency of businesses to apply for relaxation of Conditions which are put in place for good reason. Once the precedent is set there’s a risk that others will seek to follow suit.
The inappropriate amount of tables and chairs and visual clutter would have a detrimental effect on the visual amenity of this part of the conservation area and detract from the setting of several listed buildings. This application therefore fails to comply with the Planning (Listed Buildings & Conservation Areas) Act 1990, Section 12 ‘Conserving & Enhancing the Historic Environment’ of the NPPF and Local Plan policies BH.2 and BH.6 and should be REFUSED.
14/00981/FUL – Abbey Hotel 1 North Parade City Centre
Change of use of public highway to allow temporarily sitting of chalet to house outside catering bar
COMMENT The Apres–ski chalet was a jolly novelty as an adjunct to the Christmas Market, but should be limited to that period of time rather than becoming a semi-permanent fixture, since it tends to detract from, rather than enhance, the surrounding ensemble of historic buildings. The Trust is also minded that this chalet should fall within the permitted footprint of the seating area and not be an extra addition to the highway, though we appreciate that there may be other considerations concerning use and noise levels which make this difficult to achieve.
14/00953/FUL – West Car Park University Of Bath Campus Claverton Down
Erection of a new 6 storey university academic building at the western end of the Claverton Down Campus. Accommodation comprises of Teaching, Research and Office space
COMMENT We are of the view that applications for large developments at the University such as this should not be approved without visual contextualization with respect to the masterplanning study for the whole site and to visibility from important viewpoints within the world heritage site & its setting.
We are concerned about the bulk of this building and how it may impact upon distant views and we remain to be convinced that any adverse visual impact will be mitigated by landscaping, especially before the long-term.
The elevational treatment also gives cause for concern in that the simplistic aesthetic approach results in large areas of blank wall or long runs of repetitive and stark fenestration.
14/00484/LBA – 3 Thomas Street, Walcot, Bath, Bath & North East Somerset, BA1 5NW
External Work to install replacement four-pane sashes on the front elevation with eight-over-eight pane sashes.
OBJECT The Trust regrets that this application is lacking in detail, historical or otherwise, which precludes and informed assessment of the proposal. The drawings are incoherent with the D&A in which the new configuration is stated to be eight over eight, but the detail drawing of the window shows six over six. Of the houses on either side, the one to the north is six over six and the one to the south is eight over eight, and it is difficult to tell from the drawing which would be more appropriate. The lamb’s tongue glazing bars are likely to be appropriate for the date of the house. Lastly their insufficient evidence that the windows require replacement and with no assessment of the existing windows’ date or significance there can be no justification for their replacement as it is not clear if this harms the heritage asset. The application therefore, fails to comply with the Planning (Listed Buildings & Conservation Areas) Act 1990, Section 12 ‘Conserving & Enhancing the Historic Environment ‘of the NPPF and Local Plan policies BH.2 and BH.6 and should be REFUSED.
14/00305/FUL & 14/00306/LBA – 10 Beaufort Mews, Lambridge, Bath, Bath And North East Somerset, BA1 6QF
Conversion of coach house to create 1no. dwelling with erection of single storey rear garden extension and associated works.
Revised drawings – OBJECT
The Trust recognises that the new proposals respond to the concerns of the neighbouring property concerning proximity to their boundary, however, we continue to object to the scheme as the revised drawings do not address our previous concerns.
14/00704/AR & 14/00709/LBA – Revolution Bar 2 York Buildings George Street City Centre Bath Bath And North East
External alterations to include two new awnings
OBJECT Bath Preservation Trust objects to the proposals presented in this application. It is not clear if the fascia which the proposed awnings would be attached to is original or a modern replacement and, therefore, the appropriateness of fixing an awning to it cannot be determined. Of further concern is that no information about the method of fixing has been provided, nor is any large scale drawing provided of the awning box or supporting arms and as such an informed assessment of the proposals is not possible.
Regardless of the originality of the fascia, we object to the awning on the basis that it does not enhance or preserve the heritage asset as the positioning of the awnings will mask the architectural detailing of the shopfront, the listed building and the wider street scene. Therefore it is considered that the awnings would result in unacceptable visual and physical harm. Furthermore, the advertisement and awning mechanisms would add clutter to the street scene and negatively impact the visual amenity of the listed building and the street as a whole. The commercial justification is not enough to offset the harm to the heritage asset.
By virtue of the lack of historical or technical detail, the harmful design and advertising and the negative impact of the proposals on the listed building, the street scene and the wider conservation area, this proposals is considered contrary to S16 and S72 of the Planning (Listed Buildings & Conservation Areas) Act 1990, Section 12 ‘Conserving & Enhancing the Historic Environment of the NPPF and Local Plan Policies BH.2, BH.6, BH.17 and BH.19 and should be REFUSED.
14/01049/FUL – The Bladud’s Head 1 – 3 Catsley Place Larkhall Bath Bath And North East Somerset
Erection of two storey and single storey rear extension.
COMMENT The design of the extension is low-key, and subservient to the main building, and the Bath stone and timber materials are appropriate. The exterior design preserves the listed building and internally the applicant has avoided loss of plan form and historic fabric. Installing a larger function room, skittle alley, and two letting bedrooms with their own bathrooms will presumably aid the viability of the business and ensure the future use of the building.
Our only concern is the quality of the drawings which we believe need to be of a better quality to ensure a thorough assessment of the proposals.
14/00926/FUL & 14/00927/LBA – Flat 2 18 Walcot Buildings Walcot Bath Bath And North East Somerset
Replacement and redesign of Bay Window, amendment of design to bring in line with the Georgian Style of surrounding shop fronts, replacement of timber and glass with noise reducing reinforced panes, removal of two small wooden struts to be replaced with a more supporting and attractive skirting.
SUPPORT Bath Preservation Trust regrets the absence of justification and historic evidence within the application. Nevertheless, we support the intention to restore and replace this shopfront feature which is beyond repair, whilst improving energy efficiency, the methods for which comply with the Trust’s Warmer Bath guidance. There is no doubt that the work preserves and enhances the listed building, the conservation area and the street scene of this important gateway into Bath.
14/00765/AR – 23 Broad Street, City Centre, Bath, Bath And North East Somerset, BA1 5LN
Display of 1no non-illuminated fascia sign (retrospective) and 1no non-illuminated fascia sign (proposed).
OBJECT The Trust welcomes non illuminated signs on listed buildings within the Conservation area and in the World Heritage Site. However the amount of advertising is excessive. The wall mounted sign in particular adds clutter to the detriment of visual amenity value of the listed building and its location. The application therefore fails to comply with Local Plan Policies BH2, BH6, and BH17, the Planning (Listed Buildings & Conservation Areas) Act 1990 and Section 12 Conserving & Enhancing the Historic Environment of the NPPF and should be refused.
14/01005/LBA Goldsmiths , 1 Milsom Street, City Centre, Bath
External alterations to include cleaning and stone repairs and redecorations of timber sash windows and metalwork
COMMENT The proposals within this application appear sensitive. However, no mention is made of the treatment or otherwise of the incongruous marble cladding. It would be useful to know if it is intended to be kept or not. And if not what associated repairs would be undertaken.
14/01110/LBA 1 – 2 Bartlett Street, City Centre, Bath, Bath And North East Somerset, BA1 2QT
Internal and external alterations including removal of infill block wall and plinth masonry wall and joinery, removal of bars from windows and installation of 5no. condensing units to roof.
SUPPORT We welcome the intention to bring the basement area back into use, the proposals will improve the appearance of the building and the occupation may help to better maintain the building. The proposed alterations are not considered to harm the special architectural and historic interest of the listed building.
14/01016/FUL – 21 Woodland Grove, Claverton Down, Bath, Bath And North East Somerset, BA2 7AT
Erection of 3no detached dwellings following demolition of a single dwelling and garage
COMMENT We welcome the principle of housing development on the site, and the density and layout proposed. The city needs to make the best use of existing urban areas to provide much needed housing. We regret that the design appears dated and encourage a review – we are unconvinced that the design and fenestration in particular, does anything to strengthen local distinctiveness.
14/00798/LBA – Stable Cottage, Packhorse Lane, South Stoke, Bath, Bath
Internal and external alterations to include replacement and re-positioning of gas boiler, creation of new vent positions to replace existing
COMMENT The proposed flue should be of a colour to match the stonework – a recessive grey or stone colour rather than white. We are concerned about the satellite dish which is evident in the photographs and is sited in a very prominent low level. This dish appears intrusive and incongruous and we query whether it has listed building consent approval?
14/01050/LBA – The Bladud’s Head 1 – 3 Catsley Place Larkhall Bath Bath And North East Somerset
Erection of two storey and single storey rear extension.
COMMENT The proposed design of the extension is considered sufficiently subservient to the main building and the Bath stone and timber materials are appropriate. The design respects the listed building and internally the applicant has avoided loss of plan form and historic fabric. Installing a larger function room, skittle alley, and two letting bedrooms with their own bathrooms will presumably aid the viability of the business and help ensure the future occupation of the building.
Our only concern is the general quality of the drawings and level of detail which we believe need to be better to enable a proper assessment of the impact of the proposals.
14/01092/FUL – 9 Somerset Place, Lansdown, Bath, Bath And North East Somerset, BA1 5AD
Lowering of first floor window sills and installation of replacement sash windows and balconettes
OBJECT We recognise that evidence provided within this application demonstrates that the infill fabric is relatively modern and that the level of the cills has been lowered in the past and raised to the current position. However, we consider that the existing height presents the historically correct design which ought to be retained in the interest of the integrity and authenticity of the listed building. We draw attention to the fact that BPT obtained listed building consent to raise the cills to No.1 Royal Crescent to restore the original design and proportions of the building. At Somerset Place many houses have their cills at the original height, including the central pair therefore the uniformity argument isn’t well justified. It seems unreasonable to revert to a precedent which in itself is an alteration of the original building. The proposed alteration is considered to be detrimental to the special architectural and historic interest of the listed building, the setting of adjacent listed buildings and the conservation area. This application therefore, fails to comply with the Planning (Listed Buildings & Conservation Areas) Act 1990, Section 12 ‘Conserving & Enhancing the Historic Environment’ of the NPPF and Local Plan Policies BH2, BH6 and BH17 and should be REFUSED.
14/01080/FUL – 33 Oldfield Road, Oldfield Park, Bath, Bath And North East Somerset, BA2 3ND
Erection of 8 dwellings following demolition of existing office building (Resubmission)
SUPPORT The Trust is supportive of the proposed development which will provide additional housing within the city. The existing office building makes a negative/neutral contribution to the character of the conservation area and we have no objection to its demolition. The proposed development will mend the appearance of the street scene by introducing villa style houses which are in keeping with the pattern and style of housing in this location. This thoughtful and considered approach is commended. Traditional natural materials have been specified – we would not support any deviation from the selected palette which in addition must be secured by Condition of the permission. Overall the scheme is considered to reinforce the local distinctiveness of the area, and enhance the character and appearance of the conservation area and special qualities of the World Heritage Site.
14/01120/FUL & 14/01121/LBA – King Edwards Pre-Prep School, Weston Lane, Lower Weston, Bath, Bath And North East Somerset, BA1 4AQ
External work to facilitate erection of extension to existing Lodge with replacement windows & doors and replacement roof and erection of rear extension to existing prefab music room, re-cladding and replacement doors and windows.
OBJECT The Trust considers that this proposal for replacement windows and doors would result in harm to the significance of the heritage asset/listed building and conservation area and is unacceptable.
The 1840 lodge has been subject to insensitive alterations and this proposal to replace the current mix of windows with UPVC will make matters worse. We object to the use of UPVC which is entirely inappropriate for listed buildings within conservation areas. Thought should be given to the design of new painted timber windows to restore the building and enhance its character. We support the proposals to re roof with natural slate.
This application therefore fails to comply with Local Plan Policies BH1, BH2, and BH6, the Planning (Listed Buildings & Conservation Areas) Act 1990 and Section 12 Conserving & Enhancing the Historic Environment of the NPPF and should be refused.
14/01236/LBA – Somerset House, Sion Hill, Lansdown, Bath, Bath And North East Somerset, BA1 2UF
External works to fix railings to existing stone boundary with appropriate restraint and fix overthrow lantern to main entrance pillars.
COMMENT The principle of reinstating a lantern is supported and there seems to be evidence of a previously existing structure at the tops of the pillars. We regret that this application is not supported by the necessary justification or historic evidence to support the design approach – as is required. Some evidence and research supporting the choice of lantern would be welcome. Furthermore detailed drawings of the metalwork ought to be submitted in support of the application, e.g. details at 1:1 of sections of metalwork, in particular how the scrolls are terminated.
Designed by Ice House Design