31 Circus Place, City Centre

31 Circus Place is an unlisted, disused garage situated within the Bath conservation area and World Heritage site. It sits adjacent to several late Georgian Grade II listed buildings including 7 and 8 & 9 Margaret’s Buildings, and forms part of the contextual setting of the Grade I Circus.

BPT is not opposed to the principle of the conversion of 31 Circus Place into a mews residence. We feel that this would suit the character of Circus Place and Circus Mews which is primarily defined by a high density of residential mews dwellings. We are additionally supportive of the provision of much-needed accommodation within the city centre.

However, the Trust wishes to object to the application for the following reasons:

BPT strongly objects to the proposed frontage of the mews dwelling. We feel that the use of materials such as uPVC windows and concrete render are wholly inappropriate within the existing streetscape palette of exposed Bath stone ashlar and timber sash windows, and would have a detrimental visual impact on the character and appearance of the Bath conservation area, and the setting of multiple Grade II heritage assets. BPT asserts that all prominent elevations should be Bath stone ashlar, and the use of uPVC is unacceptable within the conservation area.

Furthermore, we are uncertain as to why a Victorian one-over-one sliding sash window design has been selected in an area of predominantly Georgian character. The existing garage, whilst contemporary, has retained its six-over-six dormer windows to positive effect. We therefore maintain that the dormer windows should be replaced with a like-for-like six-over-six timber sliding sash design to better enhance the retained Georgian aesthetics of the conservation area, in a similar style to the recent renovation of 8 Margaret’s Place (see application 17/05496/FUL).

The Trust additionally feels that the articulation of the street-facing frontage could be improved in order to accord with the existing streetscape. The insertion of a door and window alongside the garage door results in an off-balanced, busy appearance that does not suitably reflect the aesthetic of Circus Place. We would therefore advise that the frontage of 31 Circus Place utilises an existing layout demonstrated in buildings such as 74 Circus Place to retain the street’s architectural consistency.

Furthermore, the insertion of extraction vents in the front elevation is an unwelcome intrusion; we would ask why these could not be rerouted through the rear roof slope to improve the building’s appearance.

Consequently, BPT feels that whilst the principle of this application is positive, the design is not in keeping with the existing streetscape, and the incorporation of jarring, modern materials such as concrete render and uPVC will neither preserve nor enhance the Bath conservation area, World Heritage site, or the setting of multiple Grade II listed buildings. The proposed window fenestration should also be improved to better reflect the Georgian character of the area. This application is therefore contrary to the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 16 of the NPPF, and Policies B1, B4, BD1, CP6, D1, D2, D3, D5, and HE1 of the Core Strategy and Placemaking Plan, and should be refused or withdrawn.