Ravenswell Lodge, Access Road to Ravenswell House, Charlcombe, Bath, Bath and North East Somerset, BA1 9BQ
Erection of replacement rear extensions, landscaping and associated works, to follow the partial demolition of Ravenswell Lodge. (PPA)
It is positive that the lodge building has a chance to be restored and the insensitive 1960s extension removed. Redevelopment of this extension presents an opportunity for a sustainable contemporary extension designed in harmony with the landscape, and we encourage some amendments to achieve this.
We have concerns about the design and appearance of the proposed dwelling/extension in terms of the amount of glazing proposed, the energy efficiency of the building and its impact on landscape character and ecology.
The size of the kitchen, effectively in a long thin conservatory seems out of proportion with the other accommodation, and appears wasteful of energy on account of the wall area to plan area ratio and extent of the glazing. Since the south elevation is pretty much fully glazed, this could create overheating issues in the summer and heat loss in the winter. On the whole the proposal is not supported by sufficient information regarding sustainability.
The impact of light-spill on rural character and ecology, then follows from the design of the new buildings. The LVIA fails to assess the possibility of it being seen in wider views. The potential night time impact needs to be properly assessed and understood, to allow for a proper impact assessment in determining this application. The landscape is steep in this area and we suspect it might be seen from some middle-distance viewpoints.
We draw attention to Bath Preservation Trust’s Dark Skies Position Statement and the advice that we advocate within it. https://www.bath-preservation-trust.org.uk/wp-content/uploads/2023/09/BPT-Dark-Skies-Position-Statement-September-2023.pdf
Much of the City of Bath’s World Heritage Site landscape setting and Areas of Outstanding Natural Beauty (AONB) has extensive areas of naturally dark night skies. Dark skies are a special quality of the AONB that are important for landscape, the experience of heritage sites and monuments, wildlife biodiversity, recreational enjoyment, and health and wellbeing. The cumulative impact of light spill and sky glow detracts from the special qualities of the World Heritage Site landscape setting and AONB at night, diminishes the human experience of dark skies, and has potential to do great damage to the insect populations which sustain the natural balance of important ecosystems in our environment.
It is therefore considered appropriate that development proposals within the City of Bath World Heritage Site and its landscape setting within the adjoining AONB should be designed to minimise glare and light spill. To accord with this aim, development proposals should not be supported or within the setting of the WHS and the AONB unless the design and quantity of fenestration is carefully selected to minimise glare, light glow and spill and projects are integrating positive interventions for wildlife as a matter of course, including bats and nesting birds, and are minimising any negative impacts on wildlife.
We would encourage a re-think of the south elevation to reduce the impact of light spill. And encourage a landscape planting plan to provide softening and screening to the development in the landscape, to be submitted with this application, and not agreed by Condition. This allows for the landscape impact mitigation to be secured by the planning application, and compliance checked.
By addressing the relationship between the glass pavilion and the earlier lodge differently, for example by orientating the west wing component of the pavilion to that of the lodge and dealing with the change in angle with the new building, it could help improve the landscaping between the two buildings and rationalize the glazed link.
We have additional concerns about compliance with Green Belt policy. The applicants claim that the new buildings would amount to reduction in volume on the original dwelling and extensions amount to Very Special Circumstances. We do not consider that is the correct way of assessing VSC. The scheme must be measured against the original volume.
And finally. We strongly encourage the retention of the historic field boundary wall at its existing height as this is an historic feature that sustains and positively contributes to the character of the Cotswold AONB National Landscape. This wall should be repaired and recapped.