6 St James’s Place, Lansdown, Bath, Bath and North-East Somerset, BA1 2TP
Internal and external alterations to replace cement render in basement with lime plaster (Regularisation) and replace all existing sash windows with double-glazed units, replicating existing joinery.
For clarity, the consideration of the scheme is limited to the proposed replacement windows.
6 St. James’s Place (No.6) is included on the National Heritage List for England at Grade II. The list entry number is 1394847 and No. 6 was first listed on 5 August 1975.
The existing windows are timber, single glazed and have ‘true’ glazing bars. The proposed design comprises timber, vacuum glazing and applied glazing bars. It is not evident from the submission if the proposed glazing bars are to be rebated into the members of the sashes.
If the officer is content that the subject windows do not contribute to the significance of No. 6 and of course they will benefit from the opportunity of a site visit, then the loss of the windows is acceptable in principle.
However, there are concerns that the traditional approach to window joinery is not being continued via the use of ‘true’ glazing bars and that this will detract from the significance of the listed building, in light of no clear and convincing public benefit, as per the requirements of paragraph 206 of the National Planning Policy Framework (December 2023) (NPPF). Of course, if the Local Planning Authority (LPA) identify any less than substantial harm arising from the scheme, then they will need to engage with the ‘balancing exercise’ as per the provision of section 16 of the NPPF.
If the LPA is not in favour of the scheme, the applicant could explore single glazed replacement windows, with integrated draught proofing, secondary glazing and the ‘whole house’ approach to energy efficiency.