Manor Farm Buildings, Manor Lane, Swainswick, Bath

This application concerns a group of individually-unlisted mid to late 19th century single storey agricultural buildings, situated within the Swainswick conservation area, Cotswolds AONB, Bath Green Belt, and the indicative landscape setting of the Bath World Heritage site. To the immediate north of the site, adjoining Barn H, is the Grade II early 17th century Manor Barn, which is potentially contemporary to the Grade II 17th century Manor House, now Manor House East and West, with both orientated to look over the Swainswick Valley. By merit of the site’s close historic, visual, and in the particular case of Barn H, material connection with Manor Barn and their continued shared agricultural usage and ownership, the Manor Farm Buildings are considered to be curtilage Grade II listed.

BPT previously commented in response to withdrawn applications 20/03077/FUL & 20/03078/LBA. We note the similarities in the general parameters of the scheme, and therefore reiterate our previous comments as follows:

We do not condone unauthorised works to a listed building, or buildings within the grounds of curtilage, and the relevant consents should always be acquired before works are undertaken. We additionally highlight that the retrospective aspects of this application relating to works to Barns H & C are in breach of the Article 4 direction covering the Swainswick Valley, in which “the extension or alteration of an agricultural building” does not come under Permitted Development rights.

We acknowledge the planning context of this site, with a history of applications for a Certificate of Existing Lawful Use regarding change of use from agricultural buildings to B1, B8, D1, and D2 (see applications 07/02809/CLEU and 09/04470/CLEU). The site has been granted a change of use to B8 (storage) under application 09/04470/CLEU. Barn H was excluded from the boundary of B8 usage, and therefore continues to constitute agricultural use, counter to claims of authorised B8 use in the D&A/Heritage Statement. Barn H currently functions as a B1 office space, and has been occupied by Sam’s Kitchen Events as early as April 16th 2019, although there is no associated permit for this change of use (See https://www.instagram.com/p/BwUJBUwF3zA/).

It remains unclarified as to whether Barns D and E have been materially altered to be used in a business capacity, although this seems highly likely, and there is no associated consent. We encourage the case officer to ask for further information regarding the potential unauthorised works to two curtilage listed buildings.
We note that the reported business occupancy of Barns D and E by Flowers by Passion, with Building D being reported to have been in occupancy for over ten years, but highlight that the regularisation of change of use remains an enforcement matter that does not appear to be encompassed within the proposed works. There is additionally no clarification of possible unauthorised material works to these buildings to make them fit for business residency. We additionally reiterate the complete exclusion of Manor Barn from the scheme despite its apparent continued use as a wedding venue without an associated permit for change of use following the refusal of application 07/02809/CLEU (see https://www.micaelakarina.com/bath-wedding-photographer/, 25th February 2020).

We maintain that any existing or proposed signage associated with the site, such as the Flowers by Passion advertisement at the junction of Innox Lane and Gloucester Road (see Google Street View March 2019), and on the north elevation of Barn D (See Heritage Statement), would require the submission of relevant AR applications to remain in their current position. In the case of the roadside signage, permission is required from the landowner before signage is erected.

We maintain that the evidence and documentation provided in this application would not justify any previous or future blanket changes of use across the site in its entirety. Should the proposed material changes be consented, any existing or proposed changes of use should be standardised through the submission of further applications