Internal and external alterations for alteration of the extension, to fit a kitchen on the site of the former kitchen, move door and replace window and replace a window in…
Our Response

5 Dover Place forms part of a Grade II early 19th century terrace situated within the Bath City-Wide Conservation Area and World Heritage Site. The terrace is modest in scale at two storeys and set on a sharp north-west – south-east slope along Bennett Lane, which forms a significant thoroughfare between Snow Hill and Camden Hill. It forms an early terraced intervention on the northern slope above Bath which experienced more significant infill from the later 19th century onwards. The terrace is traditional in form with Bath stone ashlar facades and an M-roof profile with Bath stone parapet, now painted in varying colours, and single bay articulation with a mix of two-over-two and eight-over-eight sash windows; several properties to the southern end have been altered to include two single pane sash windows at first floor level. The treatment of the terrace rear is largely similar, with the placement of two sash windows at first floor level, though the size and regularity of window openings does vary due to later alterations. Limited sight lines of the terrace rear are retained in public views from Seymour Road to the north.

The rear elevation of 5 Dover Place has been altered, with the addition of a series of timber-framed casement windows, and a 1970s extension at ground floor level in reconstituted stone. The existing windows are therefore of no historic value and their replacement is considered acceptable in principle.

The opportunity to reinstate a more traditional-style sash profile is generally welcomed, though the suitability of proposals remains dependent on the quality of the proposed detailing and finish.

In response to the declared Climate Emergency, BPT is supportive of sensitive sustainability retrofits, where deemed appropriate, within the historic environment, as well as the sympathetic upgrade of traditional and listed housing stock to better meet modern standards of living. Alterations are expected to be sustain or enhance the special architectural or historic interest of a listed building.

We regret that we are unable to support the proposed use of uPVC windows where this would result in harm to the special architectural and historic interest of a listed building. The use of uPVC would therefore introduce an inappropriate material in the heritage context, and increasingly thick and chunky profile which would not accurately replicate the building’s existing profile, and would be of detriment to the appearance of a historic building and the visual amenities of the conservation area. The use of uPVC in a listed building would be inappropriate because the special interest and value of buildings of this age are characterised an sustained by the use of traditional construction, materials and building crafts Furthermore the manufacturing and disposal of uPVC has a far greater environmental impact, given its short lifespan.

We therefore strongly encourage consideration of alternative options, such as the use of ‘slimlite’ double glazed timber window units where these would be more materially compatible with the appearance and character of the listed building, as well as improving the thermal performance of the building. Other alternatives may be the use of aluminium or composite framed windows in the 1970s extension at ground floor level, where this is legible as a later, more modern addition.

The proposed use of uPVC windows do not demonstrate any public benefit that would outweigh harm the significance of the listed building and would fail to preserve or enhance the appearance or character of the conservation area and would be contrary to Planning (Listed Buildings & Conservation Areas) Act 1990, Section 16 of the NPPF, and Policies B1, CP6, D1, D2, D3, D5, and HE1 of the Core Strategy and Placemaking Plan and should be refused or withdrawn.

Application Number: 23/01702/LBA
Application Date: 10/05/2023
Closing Date: 20/07/2023
Address: 5 Dover Place, Walcot, Bath
Our Submission Status: Object