19 Park Street, Lansdown
BPT does not feel that the historic significance of Park Street is acknowledged sufficiently within this application. The documentation that has been supplied in support of the application is of a substandard quality, disproportionate to the significance of multiple heritage assets affected, with no provision of existing elevations with which to compare the proposed design. Little consideration is given for how the increased height of the garage complex will affect the setting and visual readability of the rear of Park Street. These rear elevations, despite having limited public view, possess significance through their visual demonstration of historic change and alteration. Furthermore, the existing garages are overlooked by a large number of historically-significant properties; this development does not demonstrate consideration of how the development will consequently impact on local historic views from private property.
Previously, the replacement of the existing three garages with four new garages was approved in 2019 with the recommendation that “any future permission will attach a condition ensuring the use of the garages for vehicular and storage use” due to the unsuitability of the site for residential accommodation. Therefore, this application directly contravenes the previous permission for the construction of new garages. Preceding issues regarding the impact on the use and aesthetics of the historic rear streetscape remain relevant in conjunction with this most recent application, and we have seen no demonstrated modifications in design, materials, function or location that might condone any reconsideration of how this scheme might preserve or enhance its setting.
Ultimately, whilst we acknowledge the current garages are a detriment to the conservation area, we have concerns about the impact of this this proposal which may lead to the overdevelopment of the site. We feel this development would establish a harmful precedent for mews construction in this area of Bath that would further erode the special character of the city’s conservation area.
The application in its current form is contrary to the Planning (Listed Buildings and Conservation Areas) Act 1990 and section 16 of the NPPF. It further fails to comply with Policy B1, B4, and BD1 of Bath’s Core Strategy and Placemaking Plan, as well as Policy D1 to D7 and HE1 of Bath’s District-Wide Strategy and Policies Plan, and should therefore be refused.