Bath Preservation Trust: Planning Applications.

Planning Applications

The latest planning applications considered by the Trust’s Architecture and Planning Committee are detailed below. Earlier applications considered by the Trust can be accessed via the links at the bottom of this page.

For full details of planning applications consult the B&NES planning portal.

Planning Applications Weeks 23 – 26

9th June – 6th July

10/02675/LBA – 14 George Street, Bath, BA1 2EN

External alterations for the display of external signs

COMMENT The Trust welcomes the new signage proposed for this long established venue. We consider that the traditional painted sign on the Bessemer is appropriate in its position, size, font and colour and the approach is sensitive to the architectural and historic interest of the listed building, the character and appearance of the conservation area and special qualities of the World Heritage Site. The poster boxes are minimal and discrete, however painted timber frames are preferred. We hope that these will suffice as a means of advertising therefore eliminating any need for fly posting.

10/02304/LBA – Flat 1, 21 The Circus, Bath, BA1 2EU

External works for installation of a new combi boiler with external flue

COMMENT The Trust is supportive in principle of measures to improve the energy efficiency of historic buildings. This application however fails to demonstrate why there is any need to replace the boiler, or that other options have been explored in the process of arriving at this solution. An options appraisal would be helpful. The Design and Access statement does not address the impact the appearance of the flue will have on the character and appearance of the grade I listed building, or justify the benefit to outweigh any harm. The rear elevation of the building is highly visible. The Circus and the immediate surroundings, which includes the Assembly Rooms are highly significant and reflect the Outstanding Universal Values of the World Heritage Site. 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. If the air brick is redundant then this should be repaired with a Bath stone infill.

10/02384/FUL- Byways, Bathwick Street, Bathwick, Bath, BA2 6PA

Erection of 2no 3-bedroom houses following demolition of existing dwelling.

OBJECTION Bath Preservation Trust objects to this proposal on the grounds that the design is problematic in its setting and therefore does not contribute to the World Heritage Site or conservation area.

The Trust has previously objected on design grounds to a previous application on this site. The Trust did support the Herschel Place development which is cited in the D&A statement for this application and it is therefore worth clarifying the difference between the two. First, the continuation of Bathwick Street with Herschel Place could have been considered urban repair as the terrace was clearly unfinished, and the design approach taken, at least to the exterior and proportions, was one of replicating the original terrace. In the case of this site, the creation of a terrace form for what is essentially a semi-detached property does not relate to the associated street scene in either height or proportion. While the use of ashlar, natural slate and lead are appropriate for the setting we are also concerned about the complete loss of rear garden and the subservience of the design to the use of the motor car for a development in the city centre.

Moreover, the fact that the ‘terrace’ does not extend to the site boundary means that the ‘terrace’ could not be extended across the two adjacent plots. It therefore rules out options for those plots and in that case should consider an appropriate form of detached dwelling which does not attempt the terrace form. We believe that it is premature to consider this application in the absence of comprehensive development proposals for this and the two adjacent sites and recommend refusal under policies BH1/BH2.

10/02171/FUL – 100 Walcot Street, Bath, BA1 5BG

Use of the public highway for the siting of 1no table, 1no bench and 2no chairs.

OBJECTION We object to this application on the grounds that the pavement is not wide enough for this many seats on a narrow shop frontage, it would impede pedestrian flows and add further visual clutter to an already cluttered street scene. We continue to state that additional guidance/SPD is needed in relation to tables and chairs on the pavements.

10/02139/AR – Qs Plc, 33 Westgate Street, City Centre, Bath, BA1 1EL

Display of 1no. non-illuminated fascia sign and 1no. non-illuminated hanging sign (Retrospective)

OBJECTION The improvements undertaken by the efforts of the Council and St Johns (as the principal landowners) to Westgate Street are undermined by the contents of this retrospective application. 33 Westgate Street is Grade 2 listed and the materials, width/depth of fascia etc are inappropriate to the setting. Other shop signage in Westgate Street has successfully been changed after enforcement action and the Council should ensure that the Built Heritage team have advised on a satisfactory solution, only after which should any permission be granted. In its current form the proposals by virtue of the overscaled signage and inappropriate materials are considered to be detrimental to the setting of listed buildings, the Conservation Area and World Heritage Site contrary to Local Plan Policies D2, D4, BH1, BH2, BH6, BH17 and BH19 and should be refused.

10/01882/AR – Specsavers Opticians, 17A-18 Westgate Street, Bath,BA1 1EQ

Display of 2no. internally and 2no. externally illuminated fascia signs and 1no. externally illuminated projecting sign.

OBJECTION Bath Preservation Trust strongly objects to this proposal. Significant efforts are currently being made by the Council and St Johns Hospital (as main landlords and highway managers) to improve Westgate Street. Inappropriate signage in the street has previously been successfully contested (Rymans) to the enhancement of the street scene. This sign has inappropriate trough lighting, aluminium fascia and acrylic lettering. In its current form the proposals by virtue of the illumination, excessive signage, inappropriate materials, size and scale are considered to be detrimental to the setting of listed buildings, the Conservation Area and World Heritage Site contrary to Local Plan Policies D2, D4, BH1, BH2, BH6, BH17 and BH19 and should be refused.

10/02405/FUL – Thai By The Weir, 16 Argyle Street, Bathwick, Bath, BA2 4BQ

Use of pavement in front of Thai By The Weir for the siting of 4no. tables and 10no. chairs.

OBJECTION Bath Preservation Trust has no objection in principle to tables and chairs, however we believe this to be over-provision in that it would impede the pavement access for pedestrians. If reduced to 2 tables and 8 chairs maximum we would lift our objection to this application. However we believe there should be supplementary planning guidance to assist applications in relation to the siting and design of tables and chairs on the highway.

10/02251/FUL – Cake Cafe, 2 Southgate Street, Bath BA1, 1AQ

Use of highway outside Kiosk 6 (Coffee Shop) for the siting of 8no. tables and 16no. chairs.

OBJECTION Bath Preservation Trust does not object in principle to tables and chairs on the highway and recognise that they can contribute to the animation and enjoyment of the street scene. However, in this particular case we believe that the number of tables and chairs is excessive for an area that becomes extremely busy at peak periods. In addition we have repeatedly called for Supplementary Planning Guidance in the form of a design guide and/or SPD to assist applicants in the selection of appropriate chairs and tables for the Bath street scene. However in this case we would lift our objection if the number were reduced to 4 tables and 8 chairs.

10/01927/FUL – 7 Southgate Place, Bath, BA1 1AP

Provision of shopfront including entrance doors

OBJECTION First of all we object because yet again the shop front has been installed before the planning permission has been determined. Secondly the shop front is of a lower standard than those to which other Southgate tenants have at least aspired. The information in the application does not refer to the major advertisement panel filling much of the door. The shop front is inappropriate for its setting and detracts from the conservation area and world Heritage Site and as such is contrary to Policies D2, D4 and BH6 of the Local Plan and should be refused.

10/02255/FUL – 2 Wellsway, Bath, BA2 3AQ

Provision of 2no. apartments within a new mansard roof.

COMMENT The change from flat roof to mansard will improve the character of the area as will the use of traditional materials in that roof. It is a shame that these traditional treatments do not extend to the windows. We note that the increase of height has not been assessed in context and that the design and access statement is inadequate, but since we think the proposed changes should be an improvement are not objecting to the application.

10/02070/LBA – 37 Bathwick Hill, Bathwick, Bath, BA2 6LD

External alterations to the entrance, steps boundary walls and demolition of existing garage walls.

OBJECTION We object to this application on the grounds that it must be determined with the applications (10/01653/ful and 10/01656/lba) for a new dwelling in the garden for which these are enabling works. We will be commenting separately on those applications within the time period.