Transcript Assessing Listed Building Applications Workshop July

Member Training and
Development
13 July 2016
Planning and Conservation Team
Assessing listed
building
applications
workshop
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
09:30
Welcome/introduction to the morning
09:35-09:45
Setting the scene
Listed buildings - our responsibility as a Council and
planning authority
09:45-09:50
Introduction to the case studies
09:50-11:20
Case studies in groups
11:20-11:30
Break
11:30-12:55
Reviewing the cases and discussion
12:55-13:00
Concluding points
13:00
Close
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
 The Council has a statutory requirement under Section 16(2) of
the Planning (Listed Buildings and Conservation Areas) Act
1990 in considering whether to grant listed building consent for
any works to have special regard to the desirability of
preserving the building or its setting or any features of special
architectural or historic interest which it possesses.
 Also National Planning Policy Framework and Historic England
guidance (links sent with invitation to this event) and our own
planning policy documents
 ****In 2015-16 we received 561 listed building applications and
96% were granted consent (on many occasions following advice
and negotiation with us)****
Bath and North East Somerset – The place to live, work and visit
Listed buildings - our responsibility
as a Council and planning authority
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Introduction to the case studies
 9 case studies - each is an application received by the Council (none
current!)
 Assessment of the proposal and in each case answer the question: ‘Is
the proposal of a form and quality that you think appropriate: Yes, in
part, not at all
 Up to 3 reasons why you think it’s appropriate, or 3 why you think it’s not
 Officers facilitating but not deciding
 Each group to nominate one member to feedback later
 Timing – around 10 minutes per study – in order to see a variety of
examples
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Group 1
Group 2
Group 3
Cllr Michael Norton
Cllr Liz Richardson
Cllr Fiona Darey
Cllr Neil Butters
Cllr Sally Davies
Cllr Will Sandry
Cllr Jasper Becker
Cllr Alan Hale
Cllr Lez Kew
Cllr David Veal
Cllr Vic Pritchard
Cllr Ian Gilchrist
Cllr Eleanor Jackson
Cllr Chris Pearce
Cllr Rob Appleyard
Facilitators:
Facilitators:
Facilitators:
Caroline Waldron
Suzie D’Arcy
Anna Jotcham
Laura Batham
Mark Reynolds
Sasha Berezina
Cllr Peter Turner
Adrian Neilson
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Group 1
Group 2
Group 3
Group 4
Cllr Sally Davies
Cllr Jasper Becker
Cllr Alan Hale
Cllr Michael Norton
Cllr Liz Richardson
Cllr Fiona Darey
Cllr Chris Pearce
Cllr David Veal
Cllr Ian Gilchrist
Cllr Will Sandry
Cllr Les Kew
Cllr Vic Pritchard
Cllr Eleanor Jackson
Cllr Rob Appleyard
Cllr Neil Butters
Facilitators:
Facilitators:
Facilitators:
Facilitators:
Caroline Waldron
Anna Jotcham
Laura Batham
Adrian Neilson
Suzie D’Arcy
Mark Reynolds
Sasha Berezina
Cllr Peter Turner
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 1 – Shop front at 26-27 Milsom
Street
Brief
 Grade II listed building, formerly two buildings and now a single shop.
Built c.1761-1765 by Thomas Jelly. Shopfront by J Long and Son
c.1895.

Located in the World Heritage Site and Conservation Area.

The proposal is to re-decorate the shop front to include the painting
of the shop in dark grey and addition of hand painted signage.
Bath and North East Somerset – The place to live, work and visit
Existing shop front
Bath and North East Somerset – The place to live, work and visit
Proposed Plans
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 1 – Shop front at 26-27 Milsom
Street
Conclusions
 Milsom Street is a formal and elegant row of shops in the centre of
the conservation area and world heritage site which requires
sensitive signage.
 The new colour of the shop front is a recessive, sensitive colour
finished in a satin paint which improves the appearance of the
building.
 The use of traditional, hand painted signage is an enhancement
for the building. The scale of the signage is appropriate for the
fascia of the shop.
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 1 – Shop front at 26-27 Milsom Street
Conclusions (continued):
 The proposal has avoided the use of illumination and
excessive signage.
 The scheme is considered a positive change to the building
and an improvement to the character of the street.
Bath and North East Somerset – The place to live, work and visit
Completed works
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 2 – Alterations to windows at 4
Cambridge Place, Widcombe Hill
Brief
 Grade II listed detached early C19 villa within Conservation
Area and WHS attributed to John Pinch with a recessed wing to
the right.
 Proposal is to remove the central sash window from the front
elevation of the extension and to replace it with double French
casement doors.

Also – to replace ground floor French windows on the principal
elevation of the building with new slim double glazed units.
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 2 – Alterations to windows at 4
Cambridge Place, Widcombe Hill
Brief (Continued)
 The wing is not contemporary with the main building but
probably dates back to midC19.
 Internally the window has its original box which is proposed to
be partially retained.

The French windows on the principal elevation are early C20.
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 2 – Alterations to windows at 4
Cambridge Place, Widcombe Hill
Conclusions
 The window that is proposed to be removed appears to be an
original C19 window, still set within its window box together with
shutters and panelling.
 Introducing a door to the recessed wing, mimicking the design of
the principal building would alter the purpose-designed
subservient character of the wing.
 The proposal is for double glazing. Here the building and the
street scene is dominated by single glazing.
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 2 – Alterations to windows at 4
Cambridge Place, Widcombe Hill
Conclusions (continued)
 The application was refused on this basis and the applicant
appealed. The appeal was dismissed.
 The inspector noted “Although not part of the original building, the
historic window is part of the history of the building’s development
over time. Its loss would be detrimental to the conservation of the
historic features of the building.”
 “The alteration would upset the balance of the front elevation. The
extension appears as a clear subservient annex. The introduction
of a door as proposed would raise the prominence of the
extension.“
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 2 – Alterations to windows at 4
Cambridge Place, Widcombe Hill
Conclusions (continued)
 “The existing windows [main house] are early 20th century but are
not of such a poor appearance as to justify the use of even the
slim profile double glazing proposed. I do not agree that they harm
the significance of the building. The use of double glazing on the
very important main façade of the building would not be
appropriate … and could set a precedent for the future
replacement of windows in the main façade of other buildings in
the Conservation Area and WHS. “
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 3 – Work to rebuild estate
outbuildings for accommodation at Kelston
Park
Brief
 Curtilage listed historic buildings immediately to the west of the
grade II listed octagonal walled garden to the grade II* Kelston
Park manor house.

Proposal is to convert the existing buildings into
accommodation.
 The walls of the main barn and corner stable are proposed to be
consolidated and supported by an internal steel frame structure,
which would also support the upper floor and the roof of the new
building inside
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 3 –– Work to rebuild estate
outbuildings for accommodation at Kelston
Park
Conclusions

The buildings were very fragile structures. They were believed to have
been built with more a decorative than utilitarian purpose.

Concerns were whether the new structure would lead to their loss and a
detailed engineers report was therefore provided as part of the application
and Building Control consulted. Also the impact of the design of the new
elements of building.

It was concluded that the proposals would sustain the surviving historic
fabric of the buildings and, through the use of traditional form and
materials based on historical research, provide a positive contribution to
the wider setting of Kelston Manor.
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 4 – Demolition of a greenhouse
at Upton House, Bathwick Hill
Brief
 Grade II listed detached early 19th century villa located within
the City of Bath Conservation Area and the designated World
Heritage Site.
 The original villa is well recorded in early C19 paintings
showing its symmetrical appearance.
 Proposal seeks to demolish a later Victorian greenhouse to
the side of the main villa, currently in a dilapidated state.
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit
Assessing listed building applications
Case Study 4 –– Demolition of a conservatory
at Upton House, Bathwick Hill
Conclusions
 The 19th century greenhouse is a valuable part of the historic
development of the building.
 Assessment cannot be based on the condition of the structure (unless
perhaps the condition is so poor that entire rebuilding would result).
 Demolishing this impressive 19th century greenhouse would be a loss
to the character of the building.
 As a consequence of this advice the applicant chose to withdraw the
application and submitted a scheme which included its retention to be
used as a dining room.
Bath and North East Somerset – The place to live, work and visit
Bath and North East Somerset – The place to live, work and visit