1 Walcot Gate, Walcot, Bath, Bath and North-East Somerset, BA1 5UG.

Proposal Replace existing single glazed timber windows and doors with new double glazed timber windows to match existing, create new ground floor patio door opening, create new first floor door and window, install new fire escape/terrace from first floor bedroom and install new front porch.
Our Response

For clarity, please note that consideration of the scheme has been generally limited to the proposed replacement windows and doors.

With reference to the application form it appears that some work has already been started without consent and that pre-application advice has been provided by the Local Planning Authority (LPA).

1 Walcot Gate (No. 1) is located within the City of Bath World Heritage Site (WHS) and the Bath-City wide conservation area (CA). No. 1 is situated to the rear of 142 and 144 Walcot Street, which along with No. 140 are included on the National Heritage List for England at Grade II. List entry number: 1395592.

The Somerset Historic Environment Record includes “Early C19 building to rear of 142 Walcot St. {1} The building is shown on the Ordnance Survey town map and appears to be part of a range of outbuildings to the rear of 142 and 144, Walcot Street, which formed a yard. {2}” (reference 66295, 1 Walcot Gate, Bath).

It is noted that via application 23/01578/FUL, it was established that the building was not listed or curtilage listed and therefore a listed building consent application was not required. However, the conservation officer in their comments of 13 June 2023, considered No. 1 to be a “heritage asset”.

The National Planning Policy Framework (December 2023) (NPPF) defines a heritage asset as “A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. It includes designated heritage assets and assets identified by the local planning authority (including local listing).” (Annex 2: Glossary).

It is concerning that the building is subject to proposed external alterations and is in the WHS, CA, the setting of listed buildings and is a heritage asset; however, no Heritage Assessment or similar has been submitted. The officer and/or decision maker(s) should be mindful of the provisions of paragraph 200 of the NPPF and B&NES policy HE1 (historic environment) (3).

Via the submission, it is unclear if the subject windows and doors contribute to the significance of the heritage asset(s) and detailed designs of the proposed replacements are absent. Whilst the case officer will benefit from the opportunity of a site visit, information to inform a proper consideration of the scheme is not available and this means that third parties cannot fully consider the application. Given this, unfortunately we cannot support the application.

Application Number: 24/03321/FUL
Application Date: 02/09/2024
Closing Date: 10/10/2024
Address: 1 Walcot Gate, Walcot, Bath, Bath and North-East Somerset, BA1 5UG.
Our Submission Status: Object