Planning Applications Reference:18/02500/LBA

Further Information on this property is available on the Council's My House web page.

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Type of Application:Listed Building Consent (Alts/exts)
Status:Pending Decision
Address of Proposal:32 - 33 Victoria Buildings, Westmoreland, Bath, BA2 3EH
Proposal:Provision of new skittle alley, a new community room, provision of new accessible toilets, refurbishment of the public house and the provision of 9no apartments at the Belvior Castle Bath.
Decision Type:Planning Committee
Planning Portal Reference Number:PP-07033152
Applicant Name:PJ
Agent Name:Mr John White
Agent Address:Studio 160, 3 Edgar Buildings, George Street, Bath, BA1 2FJ, United Kingdom
Case Officer Name:Tessa Hampden
Date Application Received:07/06/2018
Date Application Validated:07/06/2018
Neighbourhood Consultations sent on:18/09/2018
Standard Consultations sent on:14/09/2018
Last advertised on:14/06/2018
Latest Site Notice posted on:02/07/2018
Expiry Date for Consultation :23/07/2018
Actual Committee Date:26/09/2018
For details of this Development Control Committee Meeting please visit the Councils Democracy Website.
Target Decision Date28/02/2019


ConstraintsAgric Land Class 3b,4,5, Air Quality Management Area, Article 4 HMO, District Heating Priority Area, Flood Zone 2, Flood Zone 3, HMO Stage 1 Test Area (Stage 2 Test Req), 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:32 Victoria Buildings,Westmoreland,Bath,BA2 3EH.
Related Property:Belvoir Castle,32 Victoria Buildings,Westmoreland,Bath,BA2 3EH.
Reference Proposal Application Received Status
08/00732/FUL .Change of use from public house (use class A4) to 3no. residential units (use class C3)22/02/2008Application Withdrawn
09/02699/LBA .Alterations including new signage, proposed lantern, clock, repainting elevations and new casement window23/07/2009Consent
18/02499/FUL .Provision of new skittle alley, a new community room, provision of new accessible toilets, refurbishment of the public house and the provision of 9 apartments at the Belvoir Castle Bath.07/06/2018Pending Decision
18/02500/LBA .Provision of new skittle alley, a new community room, provision of new accessible toilets, refurbishment of the public house and the provision of 9no apartments at the Belvior Castle Bath.07/06/2018Pending Decision
08/00735/LBA .Internal and external alterations to include creation of three residential units at the Belvoir Castle Public House22/02/2008Application Withdrawn

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 Preservation Trust Bath Preservation Trust , 1 Royal Crescent, City Centre, Bath, Bath And North East Somerset, BA1 2LR O 05/07/2018: Object: The Trust objected to the previous iteration of this application, registered under a different address, and we would request that the property history for this site includes the previous withdrawn application so that a proper record of application history is noted. We also understand that heritage assessment has not been amended in light of the additional information discovered by BHW.
Despite the design changes which go some way to a more contextually comfortable scheme, there is little to change our opinion that this scheme is harmful to the listed pub and adjacent heritage assets at Park View. Though we are not viability experts, we continue to be sceptical of the justification given by the applicant that the addition of TEN studio apartments is needed to essentially keep this well-placed pub as financially viable and to provide a community room. In our view this is overdevelopment on a significant scale, without regard for the setting of heritage assets and also harmful to the special historic and communal interest of the public house; which has been in operation for well over 100 years. The loss of both the amenity of the garden and the skittle alley, both of which contribute to the pub offering, should be weighed against the benefits of the development itself, of which we can see little besides developer financial gain, especially in that it does look likely that these units will either be holiday lets or student studios, given the compromised open living space. The community room could be achieved without this level of development occurring on the site, in fact the skittle alley itself is an ideal candidate for this space.
We refute the claim that the overdevelopment in terms of height and massing can be justified due to the nature of the nearby BWR townscape. The immediate area of this scheme is the most important element to focus on, namely Victoria Buildings and Park View. The proposed scheme, regardless of its nominal separation to the primary listed building, is too high and of a massing that dominates the surrounding heritage assets, it is not subservient in any way but instead is an oppressive and discordant element that sits high and wide on the site, piggy backing a heritage asset, obliterating any sense of the historic group (pub, skittle alley, beer garden) and further reducing the ability of the pub to offer space and outside amenity in an already built up area. A high level of harm is also caused to the setting, views and outlook of Park View and we are very concerned by this. The use of a dockside design idiom is also out of place. In our view, the character of the emerging urban townscape in this area provides much justification for NOT developing this pub site, as to retain the openness, human scale and sense of place of this historic site ensures that a welcome breathing space remains in a heavily developed urban landscape.
We are not in principle opposed to some form of residential development on this site, but in our view it should be much reduced in scale, height and amount, it should seek to retain and respect the special historic and communal interest of the historic skittle alley and the setting of both the pub and Park View; ideally a more spacious pub garden should be retained to ensure the pub can service the needs of its clients.
In short, we see little in this revised application which overcomes our previous concerns regarding the overdevelopment of this historic site and the apparent lack of reference or respect for the setting of heritage assets. Arguably the scale of harm to the setting of Park View and the historic skittle alley could be substantial. The proposed scheme by virtue of its design, height and massing would be harmful to 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.
Susan Walker 4 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 22/07/2018: I STRONGLY OBJECT to this proposal. It is possible to save the features that give the Belvoir Castle its unique character, yet provide the modern facilities expected in 2018. I see no mention of working with a conservation specialist to ensure that irreparable harm does not result from the applicant’s efforts in updating the interior of the main building. There is plenty of information on the Planning website, in particular the guidelines provided in the document Help008_england_en.pdf.

The outbuilding housing the existing skittle alley was one of the charming and quirky aspects of this neighbourhood that made me (on returning to my native City) decide to live in Park View and to take on responsibility for a listed building myself. The Register of Local Land Charges refers to an Article 4 direction in force (01/07/2013) with respect to Park View and this will also apply to Victoria Buildings.

I still see no valid reason for demolition of the skittle alley. In section 9 of the application form, the applicant has stated that the skittle alley is “a relatively modern, albeit dated construction with no inherent value”. The outbuilding is NOT a modern structure and it is to be regretted that the Heritage Statement has not been updated by the applicant.

The decision to retain the wall on the Midland Road elevation shows that the applicant has recognised its heritage value to the setting of the public house and the Conservation Area. They now need to recognise the heritage value of the brickwork that forms the rest of the skittle alley structure. The outbuilding is of a suitable height and orientation for the site, recording an important period in the pub’s history.

The current dilapidated state of the skittle alley reflects neglect in the years prior to my purchase of a house in Park View. I have seen no maintenance carried out (other than the repainting of its windows and doors in the current Belvoir Castle “livery”) since I moved here in October 2015. The degree of deterioration in the outbuilding can be seen by comparing the photographs from the 2008 planning application (Ref. 08/00735/LBA) with the appearance of the outbuilding now. I have included some recent photographs of the skittle alley in my supporting statement (SDW SS4, Appendix 1) accompanying my objection to application Ref. 18/02499/FUL.
23/09/2018 This comment also has associated documents: Documents Tab
Carol England 5 Park View, Lower Bristol Road, Westmoreland, Bath, Bath And North East Somerset, BA2 3EJ O 05/07/2018: This development would impede on our primary amenity, blocking light and overlooking our gardens.
The increase of noise and activity in the area.
Bath Heritage Watchdog Not Given. O Documents Tab 27/06/2018