Snapdragons Nursery, Henley Lodge, Weston Road

The Trust objects to this application on the basis that the proposed roof extension has some design and materials issues which in our view harm the special interest of the listed building. In particular we find the impact on the front elevation of the building to be worrying and given there are no full front elevation drawings submitted, this impact cannot be fully understood. The part of the new extension that protrudes horizontally from the building at the front should be rethought and redesigned as it is discordant and intrusive given that the front elevation has special architectural interest. We also have concerns regarding the use of timber cladding in this highly visible location. The palette of materials used on the 20th century extension allow it to be subservient to the main building but in our view the materials used on the proposed roof extension give it an unnecessary prominence and these should also be rethought to a more lightweight palette. As it stands, and whilst we have no in-principle objection to some kind of roof extension, the current proposal neither complements nor enhances the listed building.

The proposed scheme would be harmful to the special interest of the designated heritage asset, would neither preserve nor enhance the character and appearance of the conservation area and would detract from the special qualities of the WHS. The scheme would be contrary to the Town and Country Planning Act 1990 (Listed Buildings and Conservation Areas) sections 16, 66 and 72, Section 12 (Conserving and Enhancing the Historic Environment) of the NPPF, policies B1, B4, and CP6 of the B&NES Core Strategy and policies CP6, D.2, D.5, HE1, BD1 of the Placemaking Plan. We would therefore recommend the application be amended or withdrawn or refused.