Planning Applications Reference:17/04416/FUL

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Type of Application:Full Application
Status:Pending Consideration
Address of Proposal:Hobgoblin, 47 St James's Parade, Bath, BA1 1UQ
Ward:Abbey
Proposal:Conversion and change of use of 1st, 2nd and 3rd floors to hotel/bed and breakfast rooms and change of external colour
Applicant Name:Mr Ben Nathan
Agent Name:Adam Snook
Agent Address:65 Beaches Gate, Bradley Stoke, Bristol, BS32 8AT
Case Officer Name:Caroline Power
Date Application Received:13/09/2017
Date Application Validated:05/12/2017
Neighbourhood Consultations sent on:05/12/2017
Last advertised on:14/12/2017
Latest Site Notice posted on:12/12/2017
Expiry Date for Consultation :04/01/2018
Target Decision Date30/01/2018

Documents

ConstraintsAgric Land Class 3b,4,5, Air Quality Management Area, Article 4 Bath Demolition Wall, Article 4 HMO, Article 4 Reg 7: Estate Agent, Conservation Area, Listed Building, MOD Safeguarded Areas, Policy B1 Bath Enterprise Zone, Policy B2 Central Area Strategic Policy, Policy B4 WHS - Boundary, Policy B4 WHS - Indicative Extent, Policy CP12 Bath City Centre Boundary, Policy CP9 Affordable Housing Zones, Policy CR3 Primary Shopping Areas, Policy NE1 Green Infrastructure Network, Policy NE5 Ecological Networks, SSSI - Impact Risk Zones
Related Property:The Black Fox,47 St James's Parade,City Centre,Bath,BA1 1UQ.
Reference Proposal Application Received Status
17/04417/LBA .Internal and external alterations for the conversion and change of use of 1st, 2nd and 3rd floors to hotel/bed and breakfast rooms and change of external colour13/09/2017Pending Consideration
17/04416/FUL .Conversion and change of use of 1st, 2nd and 3rd floors to hotel/bed and breakfast rooms and change of external colour13/09/2017Pending 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
Bath Heritage Watchdog Not Given O View Associated Documents 11/12/2017
Bath Preservation Trust Bath Preservation Trust , 1 Royal Crescent, City Centre, Bath, Bath And North East Somerset, BA1 2LR O 20/12/2017: We note that this application is partly retrospective and that the exterior of the building has already been painted. The Trust objects to this application on the basis of the unacceptable external colour and the insufficient detail contained in the D & A. Whilst we do not usually comment internal alterations, we do not feel there is sufficient information to properly assess the impact of the proposed internal sub-dividing works on the special interest of the listed building nor a justification for associated harmful impacts. In particular we object to the black colour painted on the exterior of the building, this is an entirely inappropriate colour for a listed building in the WHS and conservation area; black is usually a colour seen (with patina) on roofs and in small amounts of detail, not the whole exterior of a property. In our view the colour causes harm to the special architectural interest of the listed building and to the historic streetscene in general. In addition there does not appear to be a specification for the paint and whether it is breathable, in any case adding on yet another layer of paint is harmful to the fabric of the asset, causing the stone work underneath to spoil and become damp. We would recommend that the paint is removed via a conservation focused system and the Bath stone ashlar allowed to breathe. At the very least the building should be painted in a breathable recessive Bath stone colour paint.
We understand signage has already been added and we assume there is an associated AR application being submitted for this breach. Like BHW, we regret the fact that the name, which has communal and historic value, has been changed.
This proposal would harm the special interest of the listed building and would neither preserve nor enhance the character and appearance of the conservation area and the special qualities of the WHS. It is therefore contrary to the Planning (Listed Buildings and Conservation Areas) Act 1990 and fails to comply with Section 12 (Conserving and enhancing the historic environment) of the National Planning Policy Framework (NPPF), policies; B1,B2, B4 and CP6 of the B&NES Core Strategy and policies; DW1, CP6, B1,B4 & HE1 of the B&NES Placemaking Plan. For this reason we object to this application and recommend that the scheme is refused or amended.
20/12/2017