Planning Applications Reference:18/05475/FUL

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Type of Application:Full Application
Status:Pending Consideration
Address of Proposal:The Royal High School, Lansdown Road, Lansdown, Bath, Bath And North East Somerset, BA1 5SZ
Ward:Lansdown
Proposal:Erection of new educational building for use as a Dance and Fitness Studio, landscaping and associated works; temporary service trench and low level bollard lighting to create safe pedestrian link to the Gatehouse.
Planning Portal Reference Number:PP-06694332
Applicant Name:Girls Day School Trust
Agent Name:PlanningSphere Ltd
Agent Address:Coworking, The Guild, High Street, Bath, Bath And North East Somerset, BA1 5EB
Case Officer Name:Sasha Berezina
Date Application Received:07/12/2018
Date Application Validated:13/12/2018
Neighbourhood Consultations sent on:17/12/2018
Standard Consultations sent on:18/01/2019
Last advertised on:20/12/2018
Latest Site Notice posted on:10/01/2019
Expiry Date for Consultation :31/01/2019
Target Decision Date07/02/2019

Documents

ConstraintsAgric Land Class 3b,4,5, Article 4 Bath Demolition Wall, Article 4 HMO, Article 4 Reg 7: Estate Agent, Conservation Area, Listed Building, MOD Safeguarded Areas, Policy B4 WHS - Boundary, Policy B4 WHS - Indicative Extent, Policy CP9 Affordable Housing Zones, Policy LCR5 Safeguarded existg sport & R, Policy NE2A Landscapes and the green set, SSSI - Impact Risk Zones
Related Property:The Royal High School,Lansdown Road,Lansdown,Bath,BA1 5SZ.
Reference Proposal Application Received Status
96/00547/FUL .Erection of sports hall after demolition of maintenance buildings and wall, minor alterations to school buildings and replacement of fire escape06/11/1996Approve
96/00548/LBA .Erection of sports hall after demolition of maintenance buildings and wall, minor alterations to school buildings and replacement of fire escape06/11/1996Approve
97/00625/FUL .Demolition of single storey link and external stairs to science/gymnasium block. Erection of two storey link block, elevational changes to gymnasium and new fire escape to physics Lab (revised proposal)14/07/1997Application Permitted
97/00624/LBA .Demolition of single storey link bldg to science centre including external staircase. Erection of a two storey link building, reduced levels to gymnasium, new floor built in to form laboratories with laboratories under & general alterations14/07/1997Consent
97/00727/LBA .Internal alterations to main building12/08/1997Consent
98/00341/FUL .Creation of playground with boundary fencing extension of stone boundary wall abutting Lansdown Place East, & minor alterations to Hope House, including repositioning of fire escape, after demolition of existing gym and library14/04/1998Application Permitted
98/00339/LBA .Demolition of Gym, Library and connecting corridor to Hope House, and minor alterations to Hope House14/04/1998Consent
98/00688/FUL .Formation of parking spaces after demolition of existing garages30/07/1998Application Permitted
98/00690/LBA .Formation of a parking spaces after demolition of existing garages30/07/1998Consent
98/00877/LBA .Construction of boundary wall to the east of Royal School, adjacent to the junction between Richmond Road and Richmond Heights02/10/1998Consent
98/01102/FUL .Provision of all weather play area, footpath link, Gloucester House access steps and landscaping and repositioning of timber shed at Hope House site23/12/1998Application Permitted
99/00408/LBA .Alterations to boundary wall, relocation of access, formation of parking spaces and landscaping to Northfields20/04/1999Consent
99/00362/FUL .Alterations to boundary wall, relocation of access, formation of parking spaces and landscaping to Northfields20/04/1999Application Permitted
01/00053/LBA .Internal remodelling of existing dormitories and ancillary areas including the demolition of some internal partitions. Raising effective height of handrail on existing staircase08/01/2001Consent
04/00287/FUL .Conversion of existing hard surface tennis courts to synthetic grass surface with new fencing.28/01/2004Application Permitted
04/03218/FUL .Provision of new steps for access to tennis courts after removal of existing steps08/10/2004Application Permitted
06/01029/LBA .Removal of 1960s wall, reinstatement to original Bath stone gate pillar.16/03/2006Consent
07/01806/AR .Display of educational establishment sign (retrospective application)04/06/2007Consent
07/03127/LBA .Erection of new two-storey building for art department after demolition of existing food technology building and two-storey extension and alterations to existing art studio10/10/2007Consent
07/03122/FUL .Erection of new two-storey building for art department after demolition of existing food technology building and two-storey extension and alterations to existing art studio10/10/2007Application Permitted
07/03178/LBA .Internal alterations to existing art room to accommodate relocation of Food Technology department to include service and provision of new extract system and alterations/adaptation to window frames to receive louvered terminal of extract system17/10/2007Consent
08/01104/FUL .Erection of a single storey extension to sixth form common room and relocation of fire escape25/03/2008Application Permitted
08/02371/TC5 .Prune and reshape Poplar26/06/2008No Objection
08/03916/TCA .Dismantle Conifer, 3 No. Field Maple and group of 5 No. Birch17/10/2008No Objection
10/00242/TCA .Various tree work20/01/2010No Objection
12/00162/LBA .Internal alterations for the subdivision of one room into three rooms and associated redecoration, flooring, electrical and heating works.28/12/2011Application Refused
14/03436/AR .Display of 2no non-illuminated post signs.28/07/2014Consent
14/05723/LBA .External alterations for re-roofing, repairs to gutters, downpipes, masonry and windows and external re-decoration16/12/2014Consent
14/05722/FUL .Re-roofing, repairs to gutters, downpipes, masonry and windows and external re-decoration16/12/2014Application Permitted
15/00345/LBA .External alterations to include re-roofing, repairs to copings, gutters and external re-decoration to gutters.28/01/2015Consent
15/00344/FUL .Proposed re-roofing, repairs to copings, gutters and external re-decoration to gutters.28/01/2015Application Permitted
15/01499/LBA .External alterations to include erection of glazed screen following demolition of existing to the north elevation of the art block and re-paint timber cladding.31/03/2015Consent
15/01498/FUL .Erection of glazed screen following demolition of existing to the north elevation of the art block.31/03/2015Application Permitted
15/02432/COND .Discharge of condition 2 attached to 14/05722/FUL (Re-roofing, repairs to gutters, downpipes, masonry and windows and external re-decoration)28/05/2015Condition Discharged
15/03720/COND .Discharge of condition 2 of application 14/05723/LBA (External alterations for re-roofing, repairs to gutters, downpipes, masonry and windows and external re-decoration)17/08/2015Condition Discharged
16/00756/LBA .Internal external alterations at ground floor to form reception/waiting area and new main office and new external flue to art block kiln room.17/02/2016Consent
16/00755/FUL .Internal alterations at ground floor to form reception/waiting area and new main office and installation of new external flue to art block kiln room.17/02/2016Application Permitted
16/01864/TCA .Works to trees 631, 633, 636, 678, 680, 681, 685, 686, 706, 715, 716, 723, 731, 747, 749, 750, 755, 774, 790, 805, 814 listed in submitted report.11/04/2016No Objection
16/02581/LBA .Internal and external work to replace existing boiler and flue (main building, entrance side at roof level)23/05/2016Consent
16/02822/COND .Discharge of condition 3 of application 15/00345/LBA (External alterations to include re-roofing, repairs to copings, gutters and external re-decoration to gutters.)06/06/2016Condition Discharged
16/02938/TCA .To carry out work to the following tree: (as detailed in the attached arboricultural by O Frost Arboriculture 28th April 2016) T809 - Beech - remove10/06/2016No Objection
17/02198/FUL .Resurfacing of all-weather hockey pitch, netball court and footpath.09/05/2017Application Permitted
18/01381/LBA .Internal alterations to facilitate new staff accommodation including the removal of partition walling and doors, re-subdivision of rooms, alteration and refurbishment of existing kitchen and bathroom, alterations to fire safety works and replacement of the first floor ceiling with a 60 minutes fire separation.26/03/2018Consent
18/02361/FUL .Installation of handrails to two flights of external steps.29/05/2018Application Permitted
18/02362/LBA .External alterations to install handrails to two flights of external steps.29/05/2018Consent
18/03709/AR .Installation of 4 aluminium pole & panel signs.17/08/2018Consent
18/04598/TCA .T676- Horse Chestnut - Reduce upper crown by 3 metres throughout to reduce wind loading.T664 - Horse Chestnut - Reduce limbs crown by 3 metres using pruning wounds less than 75mm in diameter. Install a stainless steel fixed bar brace above union to restrict movement in union.T3512 - Cherry - Removal of tree.T3513 - Horse Chestnut - Reduce lower limb over road by 30% of volume to reduce loading.T3517 - Beech - Reduce ends of lower limbs by 3 metres to appropriate unions to reduce loading on downward curved limbs.15/10/2018No Objection
18/05475/FUL .Erection of new educational building for use as a Dance and Fitness Studio, landscaping and associated works; temporary service trench and low level bollard lighting to create safe pedestrian link to the Gatehouse.07/12/2018Pending Consideration
18/05640/FUL .Resurfacing of existing car park off Richmond Road. Extension of car park to provide 11 additional parking spaces. Landscaping and associated works.20/12/2018Pending 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
Jan & Steve Clare 2 Richmond Road, Beacon Hill, Bath, Bath And North East Somerset, BA1 5TU O 20/01/2019: We object to this application on the following grounds:
The proposed new building id disproportionately large, bulky, and overly imposing.
It has migrated too far towards Richmond Rd., thereby significantly multiplying the visual negative impact, whilst causing the building to be overly dominant in its surroundings.
Accordingly, it does not compliment the semi rural neighbourhood.
The stark design and proposed building materials do not harmonise with either the existing school buildings nor the wider locality, which magnifies the negative effect of the scheme.
It is our contention therefore that the application in its current guise should be refused.

20/01/2019
Sarah & David Rowlands Braeside, 19 Van Diemen's Lane, Lansdown, Bath, Bath And North East Somerset, BA1 5TW R 20/01/2019: The proposed building in a conservation area is out of keeping with all the historical school buildings and obliterates the view of them from the length of Richmond Rd.
The height is misleading in its claim to be single storey and appears as an aesthetically ugly oblong block. We do not understand why it is placed forward of the old dark wood huts rather than on their original footprint further back, as it is adding to a messy, cluttered and incohesive collection of buildings.
It should be redesigned to more sympathetically engage with surrounding buildings such as the Art block and Sports Hall and removing the wooden buildings next to it.
Lastly a better study of noise levels triggered by the use of the proposed new building as well as the roof plant should be carried out.
20/01/2019
Philippa Andrews Valley View House, Richmond Close, Beacon Hill, Bath, Bath And North East Somerset, BA1 5PY O 08/01/2019: I object to this application because although it is described as single storey, at 7 metres in height ( due to the equipment on the roof), it will have a much greater visual impact than implied by the words 'single storey'. This massive block of a building will spoil the view for all the many local pedestrians as well as those who live opposite. 08/01/2019
David Andrews Valley View House, Richmond Close, Beacon Hill, Bath, Bath And North East Somerset, BA1 5PY O 08/01/2019: I object to the proposed dance studio at the back of the RHS. It is not a single storey building at a height of 7m including extensive equipment. It is of no architectural merit whatsoever and just adds to a conglomeration of outbuildings visible to walkers in a semi- rural area of outstanding beauty. 08/01/2019
Linda And Mike Renton 12A Richmond Road, Beacon Hill, Bath, Bath And North East Somerset, BA1 5TU O 16/01/2019: 2019 objections to Royal School Dance and Fitness Centre
Application ref: 18/05475/FUL : 17 December 2018

We strongly object to the proposed Dance and Fitness Centre for the following reasons:

Visual Impact
1. The structure is overbearing, with a massive lateral bulk and height and its colour – a reddish brown - sits oddly and uncomfortably in this semi-rural setting .
2. Landscape and Visual Appraisal Part 2, 20 November 2018, Summary and Conclusion, p.24 describes the proposed development as having a ‘negligible visual impact to those within the existing townscape.’ This is untrue on two counts:
(i) The design, a brutal brown block, sits oddly in front of the school’s listed buildings which it screens from view. There is no attempt to integrate the design with the older buildings or with the semi-rural setting.
(ii) The term ‘townscape’ in the L&VA statement above is misleading and is at odds with Design and Access Statement November 2018, p4, ‘Site Assessment 2.3: Surrounding Environment’ that ‘The road has a semi-rural feel’. And as a semi-rural road, many people enjoy walking it, particularly at the weekends.
Sound Levels
1. There is no estimate of sound levels when sessions are in progress.
2. Noise levels (however low) from 24/7 running of the plant will further increase the negative effect of the whole.
Screening of the Site
1. Screening of the site will not compensate for the erosion of this green open space.
2. The screening of the car park site due to take place in plans of 6 January 2000 was never carried out. This suggests that current plans for screening are also doubtful. (See Application 98/00688/FUL, Section 3: Car Park off Richmond Road, p4/7, para 3.2 Description of the Proposed Car Park.)
Car Park use as construction site
Residents have already suffered years of noise and traffic of heavy machinery during work on the chapel roof and other works and the site has only recently been cleared. Further extension of this area as a larger construction site is not welcome.
Car park extension
Extension of the car park will further erode the semi-rural nature of the site at this point, and car park lighting and sound will increase that loss.
We suggest a redesign that
1. Integrates the centre into the present semi-rural scene.
2. Places the construction site offices and machinery in a different part of the school grounds.
16/01/2019
Jeremy Mann 10 Richmond Road, Beacon Hill, Bath, Bath And North East Somerset, BA1 5TU O 20/01/2019:
1. Firstly the overall height will be 8 m with the accompanying solar panels. The surrounding one storey buildings finish at 6m why are they asking for another 2 m in height?
I quote from the Sight lines conclusions available on the planning application". The site is overlooked by a hillside which lies within the Cotswolds Area of Outstanding Natural Beauty. As a result of these designations , and the high quality of the townscape , the area is considered to be highly sensitive to change. The proposed building will be single storey with a flat roof and approximately 7 m high, the existing Charlecombe Building adjacent to it is approximately 6 m high.
I wonder why the height of this new building is allowed to exceed the height of the other 1 story buildings on the site"

2. The pictures on the sitelines mockupare what is referred to on the picture as from no 6. !!!!!! It is actually a picture taken outside our house no 10! and the site is visible from 9a 10 11 and 12 Richmond road. The 6 refered to is actually "sightline 6 "

I again quote from the Banes website documents " Tree cover also restricts views into the site from the east but gaps in the canopies allow views in from a short section of Richmond Road and the upper windows of approximately four properties on the opposite side of the road. As a result, overall, the proposed development will have a negligible visual impact to those within the surrounding townscape, including views from the hillside within the AONB which affords views of the school grounds. The only visual impact of note will from the short section of Richmond Road and the adjacent properties but a small additional planting along the boundary will screen the proposed facility from view. The proposed facility will result in a loss of part of the lawn, resulting in a slight loss of openness,"
The impact on the view is not negligible as has been stated but can be easily seen from my front garden, kitchen window and upstairs windows . The very rural aspect of the road will be compromised.

3. We agree that a mock up picture of both plans ie. the building and the car park extension (18/05640/FUL) TAKEN AS A WHOLE should be undertaken so that we can see exactly what is being proposed, and what impact it will have on our outlook.

4. This is again taken from the Documents on the site ." The walls will be rendered in Bath stone colour except the Dance Studio ‘box’ which will be clad in vertical Western red cedar vertical boards. The ‘plinth’ will be in a mid-dark grey brick and the windows and doors will be dark grey. "
We can't see how the material of what the architect calls a BOX i.e. Western red cedar can be in keeping with the vernacular Bath stone buildings in the rest of Richmond road
5. The proposed landscaping planting must be fully scrutinised by the planning office as proposed landscaping in the last (1998) application for the car park was not undertaken.

20/01/2019
Shaun & Jane Hill 13 Richmond Road, Beacon Hill, Bath, Bath And North East Somerset, BA1 5TU O 21/01/2019: We object to the proposed Dance and Fitness Centre for the following reasons:

Noise : The impact of additional constant noise on Richmond Road residents will affect the enjoyment of their homes and gardens. The plant on the roof of the centre will be running 24/7 so there will be no respite from this new intrusive noise. In addition, no assessment has been made of the sound levels from the use of the studio on nearby residents. This needs to be addressed especially as the design features large windows facing Richmond Road.

Size and position: The proposed design is an overbearing structure of massive lateral bulk which is too close to Richmond Road. The old existing wooden classrooms next to it must have a limited remaining lifespan. We suggest consideration be given to moving the Dance Centre closer to the Sports Hall to integrate it better with the permanent buildings.

Landscape and Screening: Please ensure the proposed planting to screen and enhance the school grounds and neighbourhood is carried out as has not been the case in the past.

21/01/2019