30A Lyncombe Hill, Lyncombe, Bath

30A Lyncombe Hill is a 1960s unlisted, single storey independent dwelling situated within the Bath conservation area and World Heritage site. It is situated immediately next to the end of the Grade II late Georgian terrace 32-44 Lyncombe Hill. Along its northern elevation, the dwelling is materially attached to the 1888 wing extension of the Grade II 1830 30 Abbey Lodge, a late Georgian villa in the Tudorbethan style. Whilst it is acknowledged that by merit of 30A Lyncombe Hill’s separate ownership, late 20th century construction, and lack of architectural or historic interest, the building does not fall under the Grade II status of 30 Abbey Lodge. However, due to the building’s material connection and immediate physical and visual presence within the setting of a Grade II listed heritage asset, the scale and design approach of the proposed replacement dwelling must be carefully considered in relation to its possible impact on 30 Abbey Lodge’s special architectural and historic interest.

BPT objected to a previous iteration of the scheme in 2018 (see 18/04240/FUL). Following on from this, we are encouraged to see that the revised submission has responded positively to our feedback, and we maintain that the principle of development on this site is acceptable, subject to assessment of height, massing, and design, use of materials, and their associated impact on the listed building.

Following consideration of this application, we are pleased to see that our previous comments have been positively incorporated into a revised design. In particular, the retention of the round windows and the insertion of French doors more in keeping with the established fenestration style of the 1886 wing extension has significantly reduced proposed visual harm to a listed building. We note the drastic reduction of the windows and doors on the proposed east elevation, and although they do remain considerable in size, the use of plain glazing is less visually distracting than the previously proposed crittal-style fenestration.

We would further note the improvements made to the roof in the change of zinc to slate, although we would recommend that the proposed type of slate is confirmed with the planning officer as part of this application. The dormer windows have an improved setting visually ‘grounded’ behind the parapet rather than ‘floating’ mid-way up the roof. However, we maintain that despite setting the mansard roof back from the north elevation of the 1886 extension, the mansard profile remains aesthetically awkward due to its unresolved, disconnected relationship with the gable end, in contrast to the proposed body of the new dwelling, and the continued obscuring of the windows in this elevation. We maintain that the roof may need to be hipped to better reveal the windows in this gable end and consequently improve the architectural, material, and visual intersection of the proposed dwelling with a Grade II listed building.