Planning Applications Reference:17/02276/LBA

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Type of Application:Listed Building Consent (Alts/exts)
Status:Pending Consideration
Address of Proposal:114 - 116 Walcot Street, Bath, BA1 5BG
Ward:Abbey
Proposal:Internal and external alterations to refurbish and reconfigure existing townhouse to facilitate the change of use of 1no retail unit, 2no offices, 2no two storey maisonettes and 1no flat into 1no retail unit, 2no three storey maisonettes, 2no three storey houses and 1no flat following demolition of existing 1988 two storey rear extension.
Planning Portal Reference Number:PP-06064748
Applicant Name:Luxio Properties Ltd
Agent Name:Designscape Architects
Agent Address:Bath Brewery, Toll Bridge Road, Lower Swainswick, Bath, Bath And North East Somerset, BA1 7DE
Case Officer Name:Emma Hardy
Date Application Received:12/05/2017
Date Application Validated:18/05/2017
Neighbourhood Consultations sent on:02/10/2017
Standard Consultations sent on:20/10/2017
Last advertised on:25/05/2017
Latest Site Notice posted on:26/05/2017
Expiry Date for Consultation :16/10/2017
Target Decision Date15/12/2017

Documents

ConstraintsAffordable Housing, Agric Land Class 3b,4,5, Article 4, Article 4, Article 4, Conservation Area, Forest of Avon, Hotspring Protection, Listed Building, Local Shops, MOD Safeguarded Areas, River Avon and Kennet & Avon Canal, SSSI - Impact Risk Zones, World Heritage Site
Related Property:114 Walcot Street,City Centre,Bath,BA1 5BG.
Reference Proposal Application Received Status
17/02275/FUL .Change of use of 1no retail unit, 2no offices, 2no two storey maisonettes and 1no flat into 1no retail unit, 2no three storey maisonettes, 2no three storey houses and 1no flat following demolition of existing 1988 two storey rear extension.12/05/2017Pending Consideration
17/02276/LBA .Internal and external alterations to refurbish and reconfigure existing townhouse to facilitate the change of use of 1no retail unit, 2no offices, 2no two storey maisonettes and 1no flat into 1no retail unit, 2no three storey maisonettes, 2no three storey houses and 1no flat following demolition of existing 1988 two storey rear extension.12/05/2017Pending 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
Music Venue Trust O View Associated Documents 07/07/2017
Sue Creak And James Russell 12B Chatham Row, City Centre, Bath, Bath And North East Somerset, BA1 5BS O View Associated Documents 27/10/2017
Bath Preservation Trust Bath Preservation Trust , 1 Royal Crescent, City Centre, Bath, Bath And North East Somerset, BA1 2LR R 15/06/2017: The Trust has carefully reviewed the plans for this scheme and we find the proposals broadly acceptable. The rear new build element appears to have been carefully thought out, and the building forms, massing and use of materials appears to respond well and comfortably to the character of its backland context whilst also delivering viability for the developer. We commend that applicant on a thorough and detailed Heritage and Design & Access Statement.
We have some concerns regarding the extent of works to the significant listed building, though without the benefit of a site visit our understanding of the full extent of the works is gathered only from the technical drawings. These concerns are:
• The lower ground floor kitchens in the old building appear to have no natural light. Whilst we tend not to comment on internal alterations, we do comment where we feel normal residential amenity is severely compromised. These vaulted spaces were originally service and storage areas, and do not convert well to habitable spaces. Whilst we understand the desire to squeeze the maximum income from this scheme, we question whether these historic areas should be developed in this way or if they are, whether they should have no natural light
• Similarly we question the proposed insertion into the shop area. We accept that the shop is more viable as a smaller space than existing but the insertion of staircase and washroom ‘pod’ within the historic shop area, and so close to the historic fireplaces strikes us as harmful overdevelopment of the asset and one which will neither retain nor enhance its significance. The NPPF is clear that aspects of an asset that contribute to its significance should be protected in a way that is proportionate to their contribution to the value of the building. The shop area and its frontage is a key part of the historic, aesthetic, evidential and even communal value of the building. We suggest that the ground and lower ground floor configuration is re-examined to understand whether a better solution that is less intrusive to the front portion of the shop can be achieved.
Whilst there will be good conservation benefits achieved through the refurbishment of the listed building, including sympathetic repairs and reinstatements, these benefits do not, we feel, totally outweigh the scale of intervention to the ground and lower ground floor.
15/06/2017
Jane Freeman Not Given O View Associated Documents 09/08/2017