Planning Applications Reference:17/04265/FUL

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Type of Application:Full Application
Status:Pending Consideration
Address of Proposal:Belvoir Castle, 32 - 33 Victoria Buildings, Westmoreland, Bath, BA2 3EH
Ward:Westmoreland
Proposal:Provision of a new skittle alley, a new community room, provision of new accessible toilets, refurbishment of the public house and the demolition of the existing skittle alley to in order provide 10 no. studio apartments at the Belvoir Castle, Bath.
Planning Portal Reference Number:PP-06301602
Applicant Name:Rengen Development Limited
Agent Name:Arena Global Management Ltd
Agent Address:C/o John White, Studio 160, 3 Edgar Buildings, George Street, Bath, BA1 2FJ
Case Officer Name:Chris Gomm
Date Application Received:05/09/2017
Date Application Validated:12/09/2017
Neighbourhood Consultations sent on:13/09/2017
Standard Consultations sent on:21/11/2017
Last advertised on:21/09/2017
Latest Site Notice posted on:21/09/2017
Expiry Date for Consultation :12/10/2017
Target Decision Date12/12/2017

Documents

ConstraintsAgric Land Class 3b,4,5, Air Quality Management Area, Article 4 HMO, Flood Zone 2, Flood Zone 3, LLFA - Flood Risk Management, Listed Building, MOD Safeguarded Areas, Policy B1 Bath Enterprise Zone, Policy B4 WHS - Boundary, Policy B4 WHS - Indicative Extent, Policy CP9 Affordable Housing Zones, Policy NE5 Ecological Networks, SSSI - Impact Risk Zones
Related Property:Belvoir Castle,32 Victoria Buildings,Westmoreland,Bath,BA2 3EH.
Reference Proposal Application Received Status
96/00334/AR .Display of externally illuminated signs31/05/1996Application Refused
97/00907/LBA .Internal alterations and refurbishment of ground and lower ground floors and extension to form lobby on lower ground floor24/10/1997Consent
97/00908/FUL .Erection of an extension to lower ground floor to form lobby and the installation of a new door to the skittle alley27/10/1997Application Permitted
98/00809/AR .Display of 6no. non illuminated signs08/09/1998Advert Consent Not Required
98/00807/LBA .External alterations to provide 6 no. non-illuminated signs08/09/1998Application Withdrawn
01/00598/LBA .External alterations to display signs15/03/2001Consent
01/00635/AR .Display of externally illuminated signs15/03/2001Consent
17/04265/FUL .Provision of a new skittle alley, a new community room, provision of new accessible toilets, refurbishment of the public house and the demolition of the existing skittle alley to in order provide 10 no. studio apartments at the Belvoir Castle, Bath.05/09/2017Pending Consideration
17/04266/LBA .Provision of a new skittle alley, a new community room, provision of new accessible toilets, refurbishment of the public house and the demolition of the existing skittle alley to in order provide 10 no. studio apartments at the Belvoir Castle, Bath.05/09/2017Pending Consideration

The Comments tab lists all public comments received on this application (not statutory consultees, e.g. The Environment Agency, Highways DC, etc). The majority of comments are submitted via our Comments Form through the website and you can expand the comment to view all of the text by clicking on the plus button. A minority of comments are submitted by post or email and it is not possible to include all the text here, however when you expand the comment you will see a link to our Associated Documents page where you can search for the comment.


Name Address Comment type Comment1 Comment2 Comment3 Date
Kirsten Elliott 58 Minster Way, Bathwick, Bath, Bath And North East Somerset, BA2 6RL R 04/10/2017: As a pub historian, I feel that I must point out that this was a pub by the early 1850s. Thanks to an inventory drawn up in 1862, we know there was a bar, a parlour, a tap room, a skittle alley and a brewery in the yard at the back. Map evidence suggests that the existing skittle alley is certainly an original part of the pub and may be the earliest part of the building. There is some map evidence to suggest it may predate the pub. 04/10/2017
Dana O'Niell 18 Eveleigh Avenue, Lower Swainswick, Bath, Bath And North East Somerset, BA1 7DH S 03/10/2017:
The proposed development for the site is in keeping with the surrounding area and takes design elements from the Western Riverside. Being in the property market myself, I know that flats are desperately needed in this area of Bath, yet so little available. This site is in a sustainable location and will also provide the opportunity for more housing on our brownfield sites to preserve our greenfield areas in Bath.

I fully support the application.
03/10/2017
Dj Woolcott Not Given O 10/10/2017: We have far to many flats in the area and no where to park. Also will make the junction on to the Bristol Road a accident waiting to happen and it will cause more traffic on the Pinegate roundabout as there is no right turn at the junction on to the Lower Bristol Road. Most people that supported this live miles away. Not in there back yard 10/10/2017
Patricia Fosbury 8 Stothert Avenue, Westmoreland, Bath, BA2 3FF, O 10/10/2017: Yet more one-bedroom flats that do not have any parking. 10 more cars to be assimilated into the surrounding roads where parking is already a huge issue. 10/10/2017
Nicky Hill 11 Windrush Close, Whiteway, Bath, Bath And North East Somerset, BA2 1PL S View Associated Documents 13/10/2017
Simon Hill 11 Windrush Close, Whiteway, Bath, Bath And North East Somerset, BA2 1PL S View Associated Documents 13/10/2017
Mr Jordan Semmens 3 Innox Road, Twerton, Bath, Bath And North East Somerset, BA2 1EG S View Associated Documents 13/10/2017
T Marsh 39 Hungerford Road, Lower Weston, Bath, Bath And North East Somerset, BA1 3BU S View Associated Documents 13/10/2017
S J Wevill 13 Portland Place, Lansdown, Bath, Bath And North East Somerset, BA1 2RY S View Associated Documents 13/10/2017
D M Peacey The Old Wagon Works, Pennsylvania, Nr Bath, SN14 8LD S View Associated Documents 13/10/2017
Rob Chester C/o Bath City Football Club, High Street, Twerton, Bath, BA2 1DB, S View Associated Documents 13/10/2017
Zoe Margaret Enticott C202F, Waterside Court, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3ED S View Associated Documents 13/10/2017
A Tanner 6 Belvoir Road, Twerton, Bath, Bath And North East Somerset, BA2 3PS S View Associated Documents 13/10/2017
Denise Withey 26 - 27 Victoria Buildings, Westmoreland, Bath, BA2 3EH, S View Associated Documents 13/10/2017
M Withey Bed-e-buys, 26 - 27 Victoria Buildings, Westmoreland, Bath, BA2 3EH, S View Associated Documents 13/10/2017
Emma Burns 6 Rosewarn Close, Whiteway, Bath, Bath And North East Somerset, BA2 1PB S View Associated Documents 13/10/2017
Jess Bowden 5 Lansdown Crescent, Timsbury, Bath, Bath And North East Somerset, BA2 0JX S View Associated Documents 13/10/2017
S A Anstey 3 Purlewent Drive, Upper Weston, Bath, Bath And North East Somerset, BA1 4AZ S View Associated Documents 13/10/2017
Dr Robert Fosbury 8 Stothert Avenue, Westmoreland, Bath, BA2 3FF, O 11/10/2017: I object to this application on the following grounds:
1) The historic skittle alley will be destroyed.
2) The studio apartments proposed are totally out of character for this site and, what is more, are shown with flat roofs. The City of Bath should not have more flat roofs for seagulls to use as breeding grounds. Surely that lesson has been learned?
3) Although the proposal includes bicycle space, the inevitable extra cars resulting from ten apartments are likely to have an adverse effect on the surrounding locality.
11/10/2017
Seher Martin 1 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 11/10/2017: I think this is ridiculous idea and should not be allowed to proceed.I definitely object and support all my neighbours complaints on this matter. Building is far too close to our homes and surely it invades our privacy and time spent in our gardens etc...

Definitely big NO!
11/10/2017
Malcolm Lippiatt Greystones, Ashton Hill, Corston, Bath, Bath And North East Somerset, BA2 9AR S 12/10/2017: Having witnessed the provision of hundreds of up-scale new apartments within the Western Riverside development it is a delight to see a proposal to provide genuine open-market affordable homes for first time buyers in our wonderful city. The existing skittle alley is an eyesore and does nothing to enhance the Belvoir Castle public house and this proposal would provide a graduated transition from the listed building to the high-rise development in Western Riverside to the north. It will enable the public house to survive and flourish with the badly needed new facilities something that the owners wish to happen. This current proposal indicates 10 studio homes and the only sadness I have is that the site could provide even more! I urge the Council to approve this scheme to provide much needed suitable accommodation for our young people. Be brave, no one wants to see the existing derelict skittle alley remain whatever its protection! 12/10/2017
James Lee The Old Schoolroom, Denmark Road, Twerton, Bath, Bath And North East Somerset, BA2 3RE O 12/10/2017: too many units, where is the parking? the nature of the terrace will be compromised. 12/10/2017
Josh Jackson The Hollow, Bath, BA2 1LY S 05/10/2017: I support the application to provide refurbishments to the pub. The studio flats are needed in the area and it the location is sustainable. From looking at the designs I can see elements that in keep with the Western Riverside developments. I look forward to using the new premises. 05/10/2017
Simon Lock 10 Claude Avenue, Twerton, Bath, Bath And North East Somerset, BA2 1AE O 10/10/2017: I object on a number of grounds: firstly that the development is not appropriate, nor in keeping for a listed building, the flood risk is apparent, the impact on the listed and 'barely changed' local area seems disproportionate.

I also note, from the large number of letters of support, even from abroad, that the pub appears to have a diverse and significant customer base, all of whom ensure that they pop in for the occasional drink during their travels around Britain and Europe. This implies quite strongly that there is unlikely to be an issue with the economic viability of the pub, as claimed in the application.

Furthermore, since so many customers have been so quick to respond in such timely and identically expressed letters one might almost think that they had been acting under some collective consciousness of the proposed development, such is their diligence in following events at the premises they claim to only occasionally visit. It bodes well for the Belvoir that those only occasionally entering the premises ensure that they are constantly updated about proposed radical changes to their favoured watering hole and instantly support such changes that reduce the size of the amenities available to them. I'm sure that the planning committee will receive a similar impression to the one I have formed.

It seems to me that this application is aimed at maximising the potential profit from the flats rather than saving the Belvoir - on this basis, the likely occupants being students, it would not be a welcome alteration to the listed building and its immediate environs.
10/10/2017
R Harmer 49 Lordsway, Bridgewater, TA6 3SF S View Associated Documents 26/10/2017
F W Clayton 58 Parry Close, Southdown, Bath, Bath And North East Somerset, BA2 1JR S View Associated Documents 26/09/2017
R Lynes Flat 6, 390-392 Wells Road, Bristol, BS4 2QP, S View Associated Documents 26/09/2017
Mr A D Mocham Sunnyside, Gurney Scade, Radstock, Somerset, BA3 4TT S View Associated Documents 03/10/2017
Mrs Angela Mutlow 75 Rush Hill, Southdown, Bath, Bath And North East Somerset, BA2 2QT S View Associated Documents 30/09/2017
Angela Russ Edgecombe Cottage, Bristol, BS30 5TT S View Associated Documents 02/10/2017
Anton Cegoreanu 3 St Mark's Gardens, Bath, BA2 4PR S View Associated Documents 03/10/2017
C Parker 14 Geoffory Crescent, Fareham, Hampshire, PO16 OQG S View Associated Documents 30/09/2017
Connor Sheppard 54 Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3BE S View Associated Documents 01/10/2017
D Moxham 19 Somerdale Avenue, Bath, BA2 2SG S View Associated Documents 03/10/2017
David Littlewood 3 Crescent Gardens, Kingsmead, Bath, Bath And North East Somerset, BA1 2NA S View Associated Documents 29/09/2017
Edward Anthony Tyler Flat 3, 26 The Paragon, Walcot, Bath, BA1 5LY, S View Associated Documents 17/10/2017
I Fawkner-Corbett Flat 4, 6 Lysrees Road, SW12 8BP S View Associated Documents 30/09/2017
G Stone 8 Stephenson Drive, Frome, BA11 2XD S View Associated Documents 27/09/2017
C Gapper 13 Newbridge Hill, Newbridge, Bath, BA1 3PW, S View Associated Documents 02/10/2017
H Harvey 8 Oldfield Road, Oldfield Park, Bath, Bath And North East Somerset, BA2 3ND S View Associated Documents 29/09/2017
Holly Newman Eastfield, Lynbrook Lane, Bath, BA2 JNB S View Associated Documents 01/10/2017
John Mathias Woodbine Cottage, Pennsylvania, Chippenham, Wiltshire, SN14 8LB S View Associated Documents 02/10/2017
Mr Kienan Long 20 Bedford Street, Plymouth, Devon, PL2 1QH S View Associated Documents 30/09/2017
Kevin George 27 Clarkson House, 6 Great Stanhope Street, Kingsmead, Bath, Bath And North East Somerset, BA1 2BQ S View Associated Documents 01/10/2017
Kevin John Turner Shearmarsh, Courtlane, Corsley, BA12 7PA S View Associated Documents 03/10/2017
Luka Slouter 21 Nightingale Avenue, Frome, Somerset, BA11 2ON S View Associated Documents 27/09/2017
Luke Mutlow 2 Leighton Road, Upper Weston, Bath, Bath And North East Somerset, BA1 4NE S View Associated Documents 02/10/2017
Michael Barton Swator Withey House, 26 Withey Close West, Bristol, BS9 3SX S View Associated Documents 30/09/2017
M Nuttall 7 Lytton Gardens, Southdown, Bath, Bath And North East Somerset, BA2 1LW S View Associated Documents 30/09/2017
Marcus Durking Brewery Cottage, Brassknocker Hill, Monkton Combe, Bath, Bath And North East Somerset, BA2 7HU S View Associated Documents 27/09/2017
Mary Elizabeth Hammett 14 Priory Road, Keynsham, BS31 2BX, S View Associated Documents 01/10/2017
Matthew Brinkworth 40 Wedgwood Road, Twerton, Bath S View Associated Documents 01/10/2017
Michaela Franklin 74 Ivy Avenue, Southdown, Bath, Bath And North East Somerset, BA2 1AN S View Associated Documents 27/09/2017
Miles Durrance 94 Park Grove, Bristol, BS9 4NZ S View Associated Documents 29/09/2017
Mrs H Pfliefer 4 Rue Zwiller, 68350 Oidenheim, France S View Associated Documents 02/10/2017
P Corbett 61 Combe Park, Bath, BA1 3NIT S View Associated Documents 29/09/2017
Paul Ealey 11 Wellow Lane, Hinton Charterhouse, Bath, Bath And North East Somerset, BA2 7SY S View Associated Documents 29/09/2017
Rachell Ball 85 Ballance Street, Lansdown, Bath, Bath And North East Somerset, BA1 2RR S View Associated Documents 29/09/2017
S A White 72 Eastfield Avenue, Upper Weston, Bath, Bath And North East Somerset, BA1 4HJ S View Associated Documents 03/10/2017
Simon Partridge 3 Henrietta Villas, Bathwick, Bath, Bath And North East Somerset, BA2 6LX S View Associated Documents 02/10/2017
Tor Webster 4 Evelyn Road, Lower Weston, Bath, Bath And North East Somerset, BA1 3QF S View Associated Documents 01/10/2017
Heather Whittaker 4 Lower Oldfield Park, Oldfield Park, Bath, Bath And North East Somerset, BA2 3HL S View Associated Documents 03/10/2017
Jack Hasselt 18 Broadmoor Vale, Upper Weston, Bath, Bath And North East Somerset, BA1 4LP S View Associated Documents 26/09/2017
Bath Preservation Trust 1 Royal Crescent, City Centre, Bath, Bath And North East Somerset, BA1 2LR O 12/10/2017: Object: The Trust usually welcomes contemporary architecture in the historic environment but in this case we feel that the additions to this old building are a step too far and do not complement or enhance the significance of the asset or those adjacent in Park View. The old 19th century skittle alley is an integral part of the history of this pub and thus has historic and communal value; its loss is not a decision to be taken lightly. Whilst sensitive redevelopment of the building for small units is not resisted by us, we feel that any additions to it should be more subservient to and respectful of the building as it currently stands and that the addition of large box forms essentially on top constitutes overdevelopment of the site. The boxes themselves sit heavily upon and do not relate well to the heritage asset, and over-dominate it with their bulk, massing and the overhanging element. In addition they must surely sit intrusively within the views from and into the listed terrace Park View and therefore harm its setting. The generic contemporary urban architecture does not appear to take any design cues or references from the heritage asset or the local townscape character which includes 18th and 19th century buildings as well industrial and ecclesiastical architecture. We do not think that proximity to the BWR means that site context can be ignored in favour of complete departure from local townscape personality.
We question the justification for providing this level of development on the site ostensibly to finance a community room and sustain the viability of the pub. In this high density residential location the pub should be able to attract customers, especially as BWR is built out and a large new community moves in. A more heritage focussed response could include the provision of a community room within the ground floor of the old skittle alley, which has provided a community hub for many decades now, and one storey development of units above that relates well to and reflects local form, pattern and grain.
The proposed scheme by virtue of its design, height and massing would be harmful to designated and non-designated heritage assets and their setting, would neither preserve nor enhance the character and appearance of the conservation area, would be detrimental to the visual amenity of the street scene and would detract from the special qualities of the WHS. The scheme would be contrary to Section 12 (Conserving and Enhancing the Historic Environment) of the NPPF, policies B1, B4, and CP6 of the B&NES Core Strategy and policies CP6, D.1, D.2, D.5, D.7, HE1 of the Placemaking Plan. We would therefore recommend the application be withdrawn or refused.

12/10/2017
Jane King 22 Victoria Buildings, Westmoreland, Bath, BA2 3EH, O 12/10/2017: I wish to register my objection to the proposed development of The Belvoir Castle 32-33 Victoria Buildings Westmoreland Bath.

The Belvoir Castle and its skittle alley are Grade II Listed Buildings in a small neighbourhood of similar listed buildings i.e. Victoria Buildings and Park View in the World Heritage Site of Bath.
I strongly object to the demolition of the Listed skittle alley, which is recorded to have existed in 1851, is the longest in Bath, has a curved roof and is a building of character and appeal. Bath needs to protect its listed Buildings and I am concerned that proposed plan would take away the character of this building and may put it at risk of losing its Grade II Listing.

The 10 studio flats are not sensitively designed. They look like large blocks plonked upon and overhanging the boundary walls. They have flat roofs, which are a magnet for gulls, already a problem in this area.

Park View will be overshadowed and dwarfed by the height of the proposed building causing loss of light and privacy to the homes and gardens.

I do believe that there is a risk of flooding as the area slopes downwards and away from the Lower Bristol Road.

There are at present plans for redevelopment of The Bath Press site and Crest Nicholson are still building more accommodation and we have more than enough student accommodation already on the Lower Bristol Road.

Although the plans state that it is to attract people without cars, in reality this is unlikely. This would impact on the residential parking in the area.

I have noticed that many of the letters of support are identically typed letters with handwritten addresses from many people who use The Belvoir Castle. Many of these are not going to be affected by the proposed plans, living in other counties or even living abroad.

12/10/2017
Sue Craig 21 Victoria Buildings, Westmoreland, Bath, BA2 3EH, O 12/10/2017: This looks horrible - completely out of keeping with the surrounding properties! It will also block the light to the properties in Park View and impinge on their privacy! The whole site is listed, including the skittle alley which is over 100 years old and I understand that there is also a well on the site. Having just gone through a lengthy plannng process myself, to restore my property to it's original state, I find it difficult to understand how permission can possibly be granted for this development??! 12/10/2017
J V Bunt 47 West Avenue, Oldfield Park, Bath, Bath And North East Somerset, BA2 3QD O View Associated Documents 12/10/2017
Paul White 24 Victoria Buildings, Westmoreland, Bath, BA2 3EH, O 12/10/2017: I object to this application because their there is a lot of history to this pub. There is a family of ghosts that live in the pub. The flats that have been put forward for this application look like a prison block just like the flats on the crest nicholson site. The well needs to be tested to see if it is active as it could cause problems for Victoria Buildings for flooding. 12/10/2017
Christopher Brann 11 Lymore Gardens, Twerton, Bath, Bath And North East Somerset, BA2 1AQ O 10/10/2017: I wonder how the plan can be thought of as tasteful and fitting
The new parts look out of place with the old.
The irregular heights do not fit into the local.
This is just using the chance to make a lot of money from rents.
No parking will just force more cars onto already overcrowded streets.
On top of that this plan has no concern for the homes around it.
Bath is just becoming a place for grabbing space and shoeing flats into it, with no concern for the look, locals or city scape.
10/10/2017
Peter Lewis 104 Palladian, Victoria Bridge Road, Westmoreland, Bath, BA2 3FL, O 10/10/2017: This part of Bath is woefully short of leisure facilities within easy walking distance. The partial change of use to residential further upsets the land use splir.
The notion that all this will have a serious impact on a listed building and it's environs is contrary to the preservation of our heritage.
10/10/2017
L Betts 29 Denmark Road, Twerton, Bath, Bath And North East Somerset, BA2 3RE O 10/10/2017: I object to the development of 10 studio flats as there is no way of guaranteeing that the occupiers of these premises will only use cycle transport. There is potentially 10 vehicles (and maybe more) that would have to find parking in the surrounding streets. These streets barely have adequate parking for existing residents and this is further put under pressure by commuter parking. 10/10/2017
Pete Dorey 22 Victoria Buildings, Westmoreland, Bath, BA2 3EH, O 10/10/2017: I would normally welcome the building of affordable accommodation for local people and young families, rather than yet more student flats.

However, I have grave reservations about this particular proposal, not so much with re-developing the pub itself, but the planned studio apartments.

First, the character and design of these apartments are totally out of character and sympathy with the other properties in this area, many of which are Grade II listed.

Second, the residents of Park View will suffer from a serious blockage of natural light, a significant loss of privacy from being overlooked, and the high risk of noise from having 10 new dwellings, and potentially 20 new residents (assuming a couple in each apartment), living literally a stone's throw behind their houses.

Third, the flat roof signalled on the design of these apartments will be a magnet for yet more Gulls, in an area which is already infested with them between April and September, due to the flat roofs on many of the Crest Nicolson apartments nearby.

Fourth, the risk of flooding does not seem to have been given sufficient or serious consideration, particularly as Midland Road slopes downwards past the location of the planned apartments. They will therefore be extremely vulnerable to water running down Midland Road in heavy rain, or if the stream by Regency Cleaners overflows.

I am also rather concerned - suspicious even - that most of those supporting this proposal live outside Bath: Taunton, Plymouth, Chippenham, Bristol, and even a 'supporter' in France. These people will clearly not be remotely affected by the problems identified by those of us objecting to this particular proposal, and quite frankly, I resent their attempt to influence a planning application which will have absolutely no impact on them whatsoever.
10/10/2017
David Coleman 20 Inverness Road, Twerton, Bath, Bath And North East Somerset, BA2 3RX O 10/10/2017: I oppose the proposed development as shown. Any proposal should be sympathetic with the public house roof lines and those of the neighbouring terrace .To look at the plans currently they have more in keeping with the car dealership opposite which is poor. Please find a way to breathe life into the Belvoir Castle, adding accomodation certainly, but not to the detriment of other residents and very obviously old city buildings.Thank you. 10/10/2017
Judy Brett 23 Stothert Avenue, Westmoreland, Bath, BA2 3FF, R 11/10/2017: We are concerned that if planning application goes ahead to include 10 studio apartments, it will cause more parking problems in this area which already is proving to be very difficult. 11/10/2017
R Sobers 14 Wellow Tyning, Peasedown St. John, Bath, Bath And North East Somerset, BA2 8LJ S View Associated Documents 18/10/2017
A Cass 2 Sarum Avenue, Melksham, SN12 0BL S View Associated Documents 12/10/2017
Steve Bletso 51 Jasmine Way, Trowbridge, BA14 7SW S View Associated Documents 12/10/2017
G Baker 52 Sladebrook Road, Southdown, Bath, Bath And North East Somerset, BA2 1LR S View Associated Documents 12/10/2017
A Pike 35 Grasmere,, Trowbridge , BA14 7LL S View Associated Documents 12/10/2017
Janet Evans 64 Cameley Green, Twerton, Bath, BA2 1SB, S View Associated Documents 13/10/2017
Phil Pearce 39 Cranmore Close, Trowbridge, BA14 9BU S View Associated Documents 12/10/2017
Paul Perkins 3 Ashley Terrace, Lower Weston, Bath, BA1 3DP, S View Associated Documents 13/10/2017
Alan Evans 64 Cameley Green, Twerton, Bath, BA2 1SB, S View Associated Documents 13/10/2017
David Harris Bath City Pawnbrokers, 17 St Peter's Terrace, Oldfield Park, Bath, BA2 3BT, S View Associated Documents 16/10/2017
Steve Gillett 36 Sladebrook Road, Southdown, Bath, Bath And North East Somerset, BA2 1LR S View Associated Documents 16/10/2017
Mr Savery 34 Kaynton Mead, Newbridge, Bath, BA1 3EQ, S View Associated Documents 16/10/2017
James Peer Bath City Pawnbrokers, 17 St Peter's Terrace, Oldfield Park, Bath, BA2 3BT, S View Associated Documents 17/10/2017
John Hine 22 Greenacres, Upper Weston, Bath, Bath And North East Somerset, BA1 4NR S View Associated Documents 17/10/2017
Owner Occupier 3 Colbourne Road, Odd Down, Bath, Bath And North East Somerset, BA2 2SE S View Associated Documents 17/10/2017
D Wiltshire 15 Eastover Grove, Odd Down, Bath, Bath And North East Somerset, BA2 2SZ S View Associated Documents 17/10/2017
Simoni Meggat 64 Kelston View, Whiteway, Bath, Bath And North East Somerset, BA2 1NP S View Associated Documents 17/10/2017
Owner Occupier 8 Chapel Rise, Melksham, Wiltshire, SN12 8JZ S View Associated Documents 17/10/2017
G David 233 Englishcombe Lane, Southdown, Bath, Bath And North East Somerset, BA2 2ER S View Associated Documents 17/10/2017
Owner Occupier 11 Governors House, Stuart Place, Twerton, Bath, Bath And North East Somerset, BA2 3RG S View Associated Documents 17/10/2017
Cllr June Player Not Given O View Associated Documents 09/10/2017
Georgie Strube 61 Abinton Avenue, NN1 4PB O 09/10/2017: I am the owner of 2 Park View and brought up my family in the artisan Grade II listed cottage. I am horrified and saddened by the proposed planning application from the Belvoir Castle Pub.

I purchased the cottage in 1998. The skittle alley was in full and regular use and often we would relax in our BACK (West) gardens to the occasional uproar and cheer coming from the skittle alley. The skittle alley is one of the few original remaining and indeed if I’m not mistaken not only the oldest but the longest in Bath! It is unique and has a Grade II listing because of this fact and therefore in my opinion should be preserved! Why replace it with an inferior one? Where’s the sense in that?

As you may have noted, I refer to relaxing in our BACK garden ie the West garden. It might have been prudent of the planner/landlords to perhaps have asked the residents of Park View which garden they used the most rather than blindly and wrongly state that our West gardens are “secondary”. They most certainly are not!

The front (East) gardens referred to as being ‘much larger’ are a bit bigger. They have sheds or grade II listed bomb shelters. They are not private and have a path running down the front of the houses with public access. They are in full view of all the other residents in Park View and, in addition to not being private, are not secure and certainly not safe for small children to be left alone in (the path runs directly up to the Lower Bristol Rd)!

Our back (West, primary) garden was where my daughter was safe to play with her friends or indeed alone, it’s where my then neighbours’ children played and where we lifted kids over the fences, it’s where we sat on the decking (I think most of the Park View cottages have decking at the back) to enjoy the afternoon sun and on warm summer evenings we’d eat our supper out there. It’s where we had our bbq’s with friends and family, where we had our annual firework party. It’s where I hung out the washing and sunbathed on a hot afternoon in the PRIVACY of my own little bit of garden. Secondary they are NOT!!

One could argue that the back gardens are not totally private - the upstairs function rooms of the pub look East but they were not in constant use and were several metres away from our homes so did not impose or ‘hem’ us in. The Redbridge building is and always was a monstrous eyesore, not in keeping with the surrounding architecture, that took away our sunsets, but again it was a considerable distance from the cottages so without any choice we put up with it, albeit begrudgingly.

The proposed building or (prison block lookalike) will have a HUGE impact on Park View’s West facing gardens and a really horrible, imposing impact on residents/home owners. Most significantly, our light and sense of space will go! The gardens will be in considerable more shade for longer stretches in the year. Only at midday in the height of summer will the garden get the full sun. The light will go!! The privacy will go and, although currently minimal, the feeling of SPACE. The planners themselves, keen to emphasize how small and insignificant our West gardens are, clearly haven’t stopped to think how much altered they will be with their proposed building slap, bang up against the boundary. An oversight perhaps?!! We use our West gardens all the time! The proposed building is going to be so close to our gardens that its windows have to open inwards as to avoid crossing the boundary! The height of the proposed building will tower over our pretty listed artisan cottages, dwarfing us by comparison and most certainly will not be sympathetically in keeping with its immediately surrounding buildings.

If this application is allowed, we will be subjected to significant NEW noise and light pollution X 10 to be precise! This is a building which with the increased height will be directly opposite our bedroom/bathroom windows!

Anyone in the flats will be able to look down into the kitchen and dining area. I used to be able to open the bathroom window on a hot day but this will no longer be possible as the new residents will be able to see straight in!

10 flats? Studios? Whatever they are, Oldfield park is already bursting at the seams with student flats/accommodation. That’s why there is a ban on HMO’s in this area. There is student accommodation further up the Lower Bristol Rd. The proposed location for these flats in general is ridiculous. The building is surrounded by double yellow lines and no lay-bys - where do occupants park to load/unload personal belongings/daily/weekly food shop etc? How is that safe? Where do visitors to the proposed building park?

The area around Park View has already altered drastically due to the Western Riverside Development. I used to walk down to my house and see just a bank of green; trees lining the old railway embankment. I used to look out of the East bedroom window and could see the Royal Crescent. The Western Riverside Development has done away with all of that. A car park is now visible and huge buildings full of flats galore. No green, no trees, no crescent. Now it seems the view to the rear is also threatened. No thought has been given to the residents it seems, no opportunity to voice our objections other than online, months after decisions without our participation have been made. No person to person consultation. It all seems very underhand and rushed.

I don’t think the full implications of people’s living conditions, good health or WELLBEING has been taken into consideration in the slightest. Humans need green and open space. They need to see the sky and not feel hemmed in as this proposed building most certainly will do.

This is a money making machine and as suggested in another comment, I also agree, it is a “Trojan horse”, winging it to see what they can get out of a shoddy situation. Managed properly as it was many years ago, the pub could once again make a successful business of itself and continue to provide community R&R without stamping out light, space and privacy for its immediate neighbours. Appalling.

NO, NO, NO!!
10/10/2017
Transition Bath Not Given O View Associated Documents 18/09/2017
Bath Heritage Watchdog Not Given O View Associated Documents 04/10/2017
Carol England 5 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 11/10/2017: I am shocked to read of the application overlooking my property. Particularly the loss of light , privacy. The proposed development is seriously close to the rank of 6 houses at Park View.
Please consider the existing homes and their residents before building anymore.
As well as objecting to the application, I feel it would be such a pity to pull down the skittle alley. Surely it could be used for a more pleasing purpose.
11/10/2017
Susan Walker 4 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 03/10/2017: I object, in the strongest possible terms, to the proposed development described in this application. In my opinion, this project is not the correct one for dealing with the issues based around the viability of the public house.

First I wish to make clear that I am, most definitely, NOT a “nimby”. I agree that inclusive facilities should be provided, and that the Belvoir Castle facilities should be more accessible for wheelchair users. I agree that Bath Council must meet the City’s housing needs. In addition, I agree that the Belvoir Castle public house needs to improve its viability as a business and that something must be done about the Skittle Alley.

However, I differ from the applicant’s view in the manner of achieving their stated (very laudable) outcomes. The proposed development would “give back” to the community only at the expense of a section of that community (the residents of Park View terrace, admittedly few in number but no less important than others in terms of their individual right to a private outside space). Moreover, the development would have a harmful (and irrevocable) impact on the setting of an area composed entirely of listed buildings within a Conservation Area, itself within a World Heritage Site. There are many other heritage assets within the plot: the Heritage Statement (Section 2.3.2) tells us that the “artisan’s houses of Park View, and to a lesser extent, Victoria Buildings, illustrate the historical development of the area and form the essential context to the public house as an architectural and historical entity”.

The application hinges on two main things: the definition of primary amenity and whether Park View terrace can be regarded as being “a traditional road fronted terrace”.

In my supporting statement (SDW SS1), I have addressed fundamental errors exposed in the documents submitted by the applicant. There are flaws in their arguments (when discussing issues concerning loss of light to Park View neighbours) and in their interpretation of the wider setting of the site, (particularly in connection with Redbridge House when discussing issues concerning dominance). I also question the applicant’s interpretation of the amenity of Park View neighbours. I am certain that their justification (for the impact on the rear amenity being “less significant”) is not based on sound reasoning. Nor do they appear to have had access to full and correct information when determining the status of the eastern amenity. I include details of distances (based on my own amenity) to illustrate that the development is too close and too high to neighbouring properties and would have a detrimental impact on the visual amenity of the Park View neighbours IN ADDITION to the impacts mentioned above.
There has been insufficient focus on the listed status of Park View terrace (though the applicant has stressed the listed status of the Belvoir Castle many times) by including some relevant details about the history and setting of Park View. This additional information MUST be considered when deciding whether the proposed scheme actually does meet the requirements of Paragraph 137 of the National Planning Policy Framework.

I also defend the existing Skittle Alley (see supporting statement SDW SS2), since I consider that it would be an act of vandalism to demolish this historic outbuilding (however much the applicant asserts that it has no historic value other than the rubble wall fronting onto Midland Road). This outbuilding was one of the charming and quirky aspects of this neighbourhood that made me (on returning to my native City) decide to locate my “forever home” in Park View and to take on responsibility for a listed building myself.
03/10/2017 This comment also has associated documents: View Associated Documents
Anne Donnelly 3 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 05/10/2017: I STRONGLY OBJECT to the proposed plans for development of Belvoir Castle 32-33 Victoria Buildings BA2 3EH; Application Ref 17/04265 which outlines the proposed development of Belvoir Castle.
The proposal to build 10 dwellings on this small site is not a viable or fair solution, to obtain capital to redevelop the public house. This development will serious diminish the standard of living for the immediate community of Parkview residents including my house in 3 Parkview. There are six Grade II listed dwellings on Parkview, this proposed development will overlook and overshadow all these properties. As a qualified Engineer in my view this will significantly impact daylight in these properties.
Key Reasons for objections;
1. Loss of primary amenity for my house in 3 Parkview and the other residents of Parkview. Other reasons for objection include; overlooking, loss of daylight, loss of privacy noise, disturbance and overshadowing. Reference points 2/3/4/5 for further explanation.
“Development is 4.7 m from kitchen window and backs onto the boundary of my small garden-my primary amenity”

Location of development in relation to Parkview
2. This development is backing onto the boundary of my back garden which is my primary amenity and my only private space. This is where I hang my washing and sit and enjoy the garden and view. The entrance to two of the apartments back onto my garden boundary,
The boundary is 2-3 feet wall with temporary wooden fencing. This will destroy my privacy and present a security risk.

3. The development roofing to overhangs my garden and the external walls are 4.7 meters from my kitchen window and 3 meters from the decking where I sit. The main entrance of 2 of the bedsits is less than 1 meter from my back garden. I have 5 windows would look onto this proposed development. This will significantly impact my quality of light, privacy and cause overshadowing.

Blocking of day light and overshadowing (Reference PPS 7 Annex A; Overshadowing/Loss of Light)
4. In the planning submission support it incorrectly states that Redbridge house already overshadows the property. Redbridge house is located 30m from my kitchen wall, whereas this development is 5m from my kitchen wall. As a qualified engineer I can confirm that it will significantly block SUNLIGHT, overshadow and loss privacy.
Parkview being of standard Georgian design, does not get substantial daylight, this will serious inhibit the day light we currently enjoy. This impacts 5 windows and light in my kitchen, dinning/living area and double bedroom upstairs. This will block light to an unreasonable amount and significant impact my ability to enjoy daylight in my home. I suffer from SAD Syndrome so this development has potential to impact my health.

5. Unacceptable high density/over development of sight. The sight is now overtaking the entire garden of pub and backing onto and overlooking Parkview residents.

6. Negative Impact to Listed building/Conservation Area and on character of area. The Belvoir castle and its adjoining skittle alley are listed buildings which enhance the character of the areas and are part of a conservation area of Bath a world heritage city. The skittle alley has a lot of history and is part of the heritage of this area. Demolishing the existing skittle alley is unacceptable as it is part of a listed building. This would diminish character of area. They very much blend with grated 2 listed dwellings in Parkview and the adjoining lower Bristol road. The redbrick of skittle alley complements and echoes the design of the World War II bunkers in Parkview gardens, forming part of the charm and character of the area. This is one of the reasons I enjoy the view from my kitchen window.
The poor ascetics of the bedsits are not in keeping with it’s immediate area which is a conservation area.

7. The proposed development is over-bearing, out-of-scale and out of character in terms of its appearance compared with existing development of listed buildings in Parkview and lower Bristol Road.

8. Light pollution to Parkview residents- impacts 5 of my windows.

9. Pressure on Parking. There is no way to enforce residents to use cycles. Therefore there will increased pressure on parking in this area.

10. Overcrowding and a fire risk. Could be up to 20 people in this small area. 10 residents and partners. 10 kitchens in a confined space is a serious fire risk.

11. Loss of natural buffer.

12. Potential flooding. It is reported there is a historic well on this site.

I appeal to you that my objection will be carefully considered, and the position of the Parkview community will be understood. This is my first home and I relocated to Bath to enjoy the historic charm this city brings, my home and the surroundings captures this historic narrative. The proposed development would gravely change my quality of life enjoyed in my home.
We do wish the pub success and I feel there are many other ways they could fund this project. I also acknowledge there are other community facilities in this area.

Please contact me if you need to discuss further.

Best wishes

05/10/2017
Thomas Chapman 2 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 11/10/2017: I wish to object to the application.

I live in Park View and this development will have a very negative impact on the quality of life for those of us who live in the terrace.

The development will have a massive impact on the private gardens and kitchen living areas of Park View. The back (western) gardens of Park View are where the residents sit out in the afternoon and evening sun, hang up their washing, and socialise with neighbours and friends. They are the primary outdoor space for residents of Park View. The applicant has tried to define the front (east) gardens as the main amenity areas for Park View (refer Planning Statement). This is incorrect. The eastern gardens are accessible to anyone via a path from the Lower Bristol Road that leads to the car park to the north and is used not only by the residents but also as a thoroughfare for people living in the new Riverside Development and are accessible to any member of the public from the Lower Bristol Road. The Eastern front gardens are not a private space. The western gardens are full of decks, outdoor tables and chairs and clothes lines etc - because this is the side that people live on!

The proposed new buildings are up to 3 storeys high and are so close to the boundary that they will loom over the houses and private garden spaces of Park View, blocking light and severely impacting on views. The applicant has tried to relate this back to the height of the pub building - but that is 2 storeys and a pitch roof. The residents of Park View will look out on a 3 storey high wall a matter of a few metres from the rear elevations of their houses. The design really should have been more considerate to the effect on the buildings and residents of Park View. The design statement by the architects ignores the impact on Park View - demonstrating how those considerations were not a part of the design process and reveals the lack of sensitivity apparent in the approach. The new buildings will mean further light and noise pollution for residents at Park View. Also the construction itself - so close to our houses will cause much noise, dust and disturbance for a considerable amount of time.

The Belvoir Castle and Park View are mid 19th Century listed buildings in a conservation area within the World Heritage Site. The site is small with unique character. All the residents live here because we appreciate and love this character. The proposal relates more to the unsightly commercial buildings on the other side of Midland Bridge Rd and also to the new riverside development (which is much further away) I cannot see how these new buildings of an overbearing blocky modern commercial design will have anything but a negative impact on the this rare and fragile collection of domestic listed buildings. Including the demolition of what I understand is probably the oldest skittle alley in Bath.

The development will leave hardly any outside space either for the pub or for the residents of the new buildings - their courtyards are minute and crammed against the border - and will get no sunlight at all. It just seems overdevelopment for such a small site with no real consideration of the residents of Park View. The flats will undoubtedly add to traffic parking problems in the surrounding areas of Oldfield Park - whether they are supposed to be car-less or not.

The proposals are framed as being in order to preserve the viability of the pub. The development I believe will reduce the offering of the pub - the beer garden is reduced very substantially. The skittle ally is also used for live music performance. So I believe the loss of this and the significant reduction of the beer garden can only reduce potential revenue streams and the pubs viability in the long term. I think everyone wants to see the pub survive and prosper. The pub is on the edge of the very large residential catchment area of Oldfield Park, and a whole new market of the Riverside Development - which I understand deliberately did not include a pub so to ensure viability of surrounding local pubs - including this one. Surely with the right ideas and input changes could be made to update and re-imagine the pub for modern local usage without having to build over the back garden.

I appreciate that the residents were invited to look at the plans by the pub. Unfortunately I was not available to do that. BUT it appears that the application was submitted the same day(s) as this consultation. Surely this consultation should take place a long time before the plans were submitted in order to feed into the design process rather after the application had been submitted?

Yours sincerely,

T. Chapman
11/10/2017