41 Northend, Batheaston

41 Northend is a Grade II former public house located within the rural village of Batheaston; it is situated within the Cotswold Area of Outstanding Natural Beauty. The property is formulated from a mixture of 17th, 18th, and 19th century construction; therefore, this scheme requires a design that is accordingly sensitive to the varying historic significance across the site.

BPT welcomes the opportunity for the replacement of modern, poor-quality extensions with a functional and sympathetic alternative. The use of glass to the rear incorporates a ‘light touch’ approach, and has a low visual impact on the property itself as well as the surrounding landscape. We recommend the retention of the topographical readability between the two rear 19th century outhouses by using a subservient and subtle design, a brief we believe has been fulfilled.

However, the Trust has some concerns with elements of the scheme. The Proposed Roof Plan indicates the use of large, single-pane rooflights on both the 18th century portion of the property as well as on both 19th century outhouses; we would require these windows to be conservation-grade. Additionally, the proposed removal of a significant portion of the kitchen wall will result in the loss of large amount of historic fabric; it would be beneficial to provide a more adequate justification for removal alongside potential considered alternatives in accordance with section 16 of the NPPF.

Finally, in light of the declared Climate Emergency, we feel that this development has missed an opportunity to incorporate some energy efficiency measures throughout the historic and contemporary aspects of the property.