Little Claverton, Bathwick Hill, Bathwick

Whilst the principle of development on this site may be acceptable, it has been impossible to assess given the lack of relevant information in the planning application. This is a highly sensitive visible hillside site within the World Heritage site, and within the setting of numerous listed buildings. There are no heritage assessments within the documentation, including any impact analysis on both local historic fabric (walls) or on the setting of listed assets.

In addition no Landscape Visual Impact Assessments have been included which show the building within the landscape and in wider views on which it may have a harmful impact. We would need this information in order to assess the proposals against the provisions of policies NE2 and NE2A. This part of the conservation area, particularly the south west side of Bathwick Hill, is characterised by larger villas set in generous grounds, and this proposal may well impact harmfully on that distinct plot/layout character which appears in so many views over Bath. In addition the application does not include a detailed enough site plan nor any large scale topographical sections or contextual imagery to show the access onto Bathwick Hill or the building in relation to Claverton Lodge and the wider local townscape. We urge the case officer to ensure these documents are included in the application prior to any assessment of the case, or alternatively ask the applicant to withdraw and re-apply when a full suite of documents are available to be able to properly judge the planning balance.

Due to the lack of appropriate documentation, it is assumed the proposed scheme would neither preserve nor enhance the special interest of the nearby listed buildings or their setting and would fail to maintain or enhance the character of the conservation area. It would therefore detract from the special qualities of the WHS. The scheme would be contrary to the Planning (Listed Building and Conservation Areas) Act 1990, Section 16 (Conserving and Enhancing the Historic Environment) of the NPPF, policies B1, B4, and CP6 of the B&NES Core Strategy and policies CP6, D2, D5, HE1, NE2, NE2A, B.4, BD1 of the Placemaking Plan. We would therefore recommend the application be withdrawn or refused.