9 Prospect Place, Upper Weston

Object: The proposed additions to this modest early Victorian cottage are in our view excessive, poorly designed and constitute overdevelopment of the non-designated heritage asset. Whilst there may be some opportunity for an extension of space in this building, the amount proposed is harmful to the building and will impact negatively on the overall character and amenity of the terrace. In particular the two roof additions (Juliet balcony and dormer window) appear odd and incongruous; looking as if they have not been designed at all just added with no thought to the overall effect on the roofscape. The addition of a pitched roof to the flat roofed element is probably tolerable (though it appears too deep) but no other roof additions are appropriate. We have no concerns regarding the glazed infill, but would question the proposed first floor balcony element as being a discordant feature not found locally. We would recommend the applicant is requested to return to the drawing board and tone down their proposals to take account of what is best for the cottage and its context.

These proposals would detract from the interest of the non-designated heritage asset, would neither preserve nor enhance the character and appearance of the conservation area, and would fail to maintain or enhance the distinctiveness and character of the local townscape. The scheme would be contrary to Section 12 (Conserving and enhancing the historic environment) of the National Planning Policy Framework (NPPF), policies; B1, B4 and CP6 of the B&NES Core Strategy and policies CP6, D.2, D.5, HE1 and BD1 of the Placemaking Plan. We would therefore recommend that the application is amended or refused.