Replacement of UPVC windows with traditional white painted timber sash windows, internal alterations and installation of grey powder coated steel doors, windows and roof windows to ground floor rear area.
Our Response

5 Marlborough Lane is an unlisted late 19th century semi-detached dwelling situated within the Bath conservation area and World Heritage Site. It is noted as an “undesignated heritage asset” by the conservation officer. The streetscape is made up of a variety of late 19th century semi-detached houses with a diverse mix of heights and elevational articulation. 5 Marlborough Lane forms one half of an architecturally mismatched semi-detached pair, although there remains some continuity in the use of one-over-one timber sash windows in the first floor bays, with the ground floor bays using stone transoms with either fixed glazing or timber casement windows.

Whilst BPT typically supports the principle of the replacement of uPVC windows with more traditional timber-framed windows, we are unable to support this application due to the use of a window type out of keeping with the established transom window openings on the ground floor. The insertion of sash windows would result in an awkward, cramped appearance in contrast with neighbouring properties that have opted for more sympathetic casement windows. We find the use of sash windows to be inappropriate on the ground floor and would be at odds with the building’s historic articulation, with detriment to the wider streetscape character of the conservation area. It is unclear as to whether the proposed sash windows would necessitate the removal of the stone transoms and consequent loss of historic fabric.

We note that the revised drawings appear to show the use of 1/3 x 2/3 one-over-one sash windows on the ground floor, which would be further incongruous with the established 1/2 one-over-one sash window design used across the upper floors, and seen in neighbouring properties.

We strongly recommend that a window design is found that is compatible with the existing articulation of the ground floor window transoms, with as much historic fabric being retained as possible.

This application would result in harm to an undesignated heritage asset and would neither preserve nor enhance the appearance or character of the conservation area, and would be contrary to the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 16 of the NPPF, and Policies BD1, D1, D2, D3, D5, and HE1 of the Core Strategy and Placemaking Plan, and should be refused or withdrawn.

Application Number: 21/02084/FUL
Application Date: 29/04/2021
Closing Date: 11/06/2021
Address: 5 Marlborough Lane, Kingsmead, Bath
Our Submission Status: Object