106 Entry Hill, Lyncombe, Bath, Bath and North-East Somerset, BA2 5LS.
Erection of new 4-bedroom dwelling following demolition of existing 2-storey dwelling.
The proposal site is located within the World Heritage Site and the existing structure (No. 106), is attached to a building that is included on the National Heritage List for England at Grade II: Nos. 110a and 112 Entry Hill (list entry number: 1395736).
A brief consideration of the planning history reveals the following:
Application 13/02548/DEM - Demolition of 106 Entry Hill, Bath (decision – Prior Approval not required).
Application 13/03649/FUL - Erection of 1no. dwelling with associated works (decision – permitted).
Application 13/03650/LBA – Erection of dwelling attached to 112 Entry Hill (decision – consent).
With reference to the delegated report for application 13/02548/DEM, it is noted that the Conservation Officer concluded that No.106 is a “non-designated heritage asset” and stated that “The structural survey report implies that only 25% of the building could be retained and the remainder is beyond repair”.
Though the principle of demolition and the construction of a new dwelling has been established via the applications above, the subject submission is lacking a heritage statement or similar. This is in the context of No. 106 being attached to a listed building and therefore in its immediate setting.
We would question if listed building consent (LBC) is required for the proposed scheme as it was in 2013 and with reference to drawing FB385.50 (demolition plan), does the wall to the left, when viewed in plan, form part of the listed building? If so, we would contend that LBC is required.
With reference to application 13/03649/FUL and the delegated report of 1 July 2014, the officer concluded “The proposed dwelling will site [sic] comfortably within the site and has been designed to [sic] sympathetically to the existing dwelling and the adjoining listed building.” With regard to proposed design and materials, we question as to whether it is sympathetic to the listed building to which it will be attached.
If the Local Planning Authority permits the scheme, then we would suggest that a demolition methodology condition or similar is attached to the decision. This should require specific details of how the demolition will be undertaken and include protection measures for the listed building.