Planning Applications Reference:18/05420/LBA

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Type of Application:Listed Building Consent (Alts/exts)
Status:Pending Consideration
Address of Proposal:16 - 17 Walcot Buildings, Walcot, Bath, Bath And North East Somerset, BA1 6AD
Ward:Walcot
Proposal:Internal & external alterations to 16 Walcot Buildings to include change layout from shop to residential. Remove shop front facade, install sliding sash window. Installation of ground floor partition between front & back rooms. Close up doorway, restore fireplace & cupboard.
Planning Portal Reference Number:PP-07454442
Applicant Name:Mr Schlesinger and Moore
Agent Name:BHP Harwood
Agent Address:Hartham Park, Hartham Lane, Corsham, SN13 0RP, United Kingdom
Case Officer Name:Caroline Power
Date Application Received:04/12/2018
Date Application Validated:16/12/2018
Last advertised on:13/12/2018
Latest Site Notice posted on:17/12/2018
Expiry Date for Consultation :10/01/2019
Target Decision Date10/02/2019

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, Flood Zone 2, Flood Zone 3, LLFA - Flood Risk Management, Listed Building, MOD Safeguarded Areas, Policy B4 WHS - Boundary, Policy B4 WHS - Indicative Extent, Policy CP12 Centres and Retailing, Policy CP9 Affordable Housing Zones, Policy NE1 Green Infrastructure Network, Policy NE5 Ecological Networks, River Avon and Kennet & Avon Canal, SSSI - Impact Risk Zones
Related Property:16 Walcot Buildings,Walcot,Bath,BA1 6AD.
Reference Proposal Application Received Status
02/00800/LBA .Internal alterations to open doorway connecting ground floor retail of 16/17 Walcot Buildings, fit fire door and secondary door27/03/2002Consent
18/05419/FUL .Change of Use of ground floor from Shop (Use Class A1) to residential (Use Class C3) with associated internal and external alterations to 16 Walcot Buildings.04/12/2018Pending Consideration
18/05420/LBA .Internal & external alterations to 16 Walcot Buildings to include change layout from shop to residential. Remove shop front facade, install sliding sash window. Installation of ground floor partition between front & back rooms. Close up doorway, restore fireplace & cupboard.04/12/2018Pending 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
Dr B.W. Dennis 22 Bedford Court, Bedford Street, Walcot, Bath, Bath And North East Somerset, BA1 6PH S 08/01/2019: I support the application. Converting the shop to a house will avoid the windows being boarded up and becoming an eyesore, like so many of the vacant shops in Bath at the moment. 08/01/2019
Jacky Wilkinson 2 Chilton Road, Fairfield Park, Bath, Bath And North East Somerset, BA1 6DR O 08/01/2019: 18/05419/FUL, 18/05420/LBA.
Please take this as an objection to both applications.
I am a local resident and I object to the loss of the shop/commercial use in this one last commercially active section of the London Road. The picture drawn by the applicant is not accurate and the Council must defend the vitality of these ground floor frontages. Only recently the corner property (20 Walcot Buildings/1 Bedford Street was subject to a planning application (17/00002/FUL) whereby the retail area was reduced.A viability report by Carter Jonas was submitted, stating that smaller units can be viable. Even if this property does not remain as a shop, it could easily be used as a small commercial/creative industry space. Luckily it would have is own front door - this often a stumbling block.
Which brings me to the loss of the shopfront. Historic England has published guidance - "Making Changes to Historic Buildings" EH Advice Note 2. It states that the "removal of historic shopfronts may damage the significance of both the building and the wider conservation area". I suggest that this proposal does both. The submitted Heritage Statement fails to assess the significance of the shopfront and relies on a so-called precedent at 4 Walcot. Reading this file - the circumstances were different.
This property has probably been in commercial/mixed use (nearly everyone lived "over the shop") since its beginning. This section of London has a fine set of frontages and the loss of this one would harm this special character.
08/01/2019
Bath Preservation Trust Bath Preservation Trust , 1 Royal Crescent, City Centre, Bath, Bath And North East Somerset, BA1 2LR R 20/12/2018: Comment: The Trust has no concerns regarding the change of use element as we acknowledge that trading conditions on London Road are difficult. In addition the reinstatement of the largely original plan form of the ground floor of the single dwelling house and the associated conservation work to historic fabric is a benefit to the special interest of the listed building.
The reinstatement of the façade v’s retention of the shopfront/retail use is a difficult call to make. On the one hand there is an argument for the reinstatement of the original façade which will remove the slightly awkward shop front insertion and better reveal the pedimented doorway and the authentic elevation. On the other hand the removal of an historic shop frontage will remove a feature of historic interest to the building and impact on the wider historic retail streetscene. The character of this section of the road is of mixed retail and has been for many years. The removal of the shop front will create a break in the eclectic ensemble of shop fronts, and this will cause some harm to local character. Furthermore the loss of the retail frontage will further erode the retail function of this local shopping centre. On balance we marginally prefer the retention of the shop front but would accept the case officer’s judgement on this following the weighing up judgement.
20/12/2018
Kristen Elliott 58 Minster Way, Bathwick, Bath, Bath And North East Somerset, BA2 6RL O 10/01/2019: I object to this application as I fear the historical assessment, particularly of the shopfront, has been superficial. I have some experience of these shops, as I carried out research on another one in the row, No. 6, in 2011, and since then, Dr Andrew Swift, my co-partner in Akeman Press, has carried out further research on many of these shops. There is a mixture of shopfronts along here, but early directories show this row has been home to many commercial premises since at least about 1825.
When I carried out research into No 6, the newspaper archive was not available on line. Now it is, it shows that Walcot Buildings was known as that by 1792. In 1794, No 16 Walcot Buildings was advertised as a good and convenient dwelling house and garden, available to let, suitable for a small genteel family.
I am at a loss to understand why this report says that the building was empty between when Perks left and 1841. In 1826, according to the directory, it was occupied by John Earl, hairdresser and perfumer. However, he died a year later. By this time he had let the house to a Mr Sanders, who was still there in 1843. A lawsuit, reported in the Bath Chronicle in 1843, gives extensive details of the early history of the house, which , it has to be said, do not agree with everything in the statement submitted in this application. In just a brief hour or so, I have already assembled more historical facts than are supplied with the application. I therefore suggest the applicants employ a good reliable historian and researcher to carry out a proper survey.
Turning to more practical matters – in my opinion, there is a possibility that this is quite an early shopfront – perhaps as early as 1830. It has a delicate grille between the fascia and the glazing.
I believe this application should be withdrawn and more research into the history of the shop carried out, so assess the likely date and significance of this graceful little shopfront. I accept that it rather detracts from the doorway, which is one of the best original doorways along here, but it is very much in keeping with many of the other shopfronts, and adds to their charm and variety.
I therefore concur completely with the assessment expressed in Jacky Wilkinson’s objection.
10/01/2019
Captain R.G.B Farmer Quad Villas, North Road, Bath, BA2 5DN S 03/01/2019: I SUPPORT THE ABOVE APPLICATION TO RETURN THE SHOP FRONT AT 16 WALCOT BUILDINGS.

I BELIEVE IT WILL RESTORE THE BUILDING TO WHAT WAS IT'S ORIGINAL USE IN SEVENTEEN HUNDRED AND NINETY, WHEN IT WAS SHOWN TO BE TAXED AS A SINGLE DWELLING HOUSE.
IT WILL PRESENT A GOOD FACADE TO THE PAVEMENT. THE FRONTAGE OF THE LONDON ROAD WHICH IS PASSED ON A DAILY BASIS BY MANY VISITORS AND RESIDENTS OF BATH SHOULD BE OPEN TO ANY IMPROVEMENT ESPECIALLY WHEN IT IS BEING FUNDED BY AN INDIVIDUAL (S). PLANNING APPLICATION RATHER THAN BY THE COUNCIL.

MY CONCERN IS THAT KEEPING A DISUSED SHOP FRONT ( OF WHICH THERE ARE AN INCREASING NUMBER ) DETRACTS FROM THE OVERALL APPEARANCE OF THE STREET SCENE.

03/01/2019
Gina Tinne 41 Belgrave Crescent, Walcot, Bath, Bath And North East Somerset, BA1 5JU S 26/12/2018: I support this application whole heartedly.
I think that we should support residents that live and work in the city of Bath with their housing needs.
Bath has become too much of a museum and existing residents are not supported enough.
29% of the population are students now and there are way too many holiday lets.
But those who want to amend their own homes to facilitate easier living are not helped.
I can see from the heritage society comments that this was a residental property first and became a shop later on and I feel it should be restored to how it was. Bath is a living city and we need to support our residents.
26/12/2018