39 High Street, Upper Weston, Bath
Extension of the existing building and the erection of a single dwelling following the demolition of an existing extension and associated works.
39 High Street, Upper Weston (No. 39) is an unlisted detached building, located on the southern side of the highway. It appears to have nineteenth century origins and is currently used as an office and single dwelling. Its front elevation is coursed rubble with stone dressings and includes a first floor stone mullioned window, and ground floor shopfront. To the rear (south-west) a single storey range. The proposal site is situated within the Bath City-Wide Conservation Area and World Heritage Site. To the west of No. 39 is the former Kings Head public house, listed at Grade II.
The character of buildings in the conservation area, within the immediate vicinity of the proposal site is defined by various periods and uses, including residential and retail.
Application 20/04940/FUL (Erection of a rear extension for office and meeting space following demolition of existing office extension with rear courtyard. Erection of second floor extension with internal alterations within existing building) was permitted on 2 March 2021. BPT supported the scheme in principle.
In principle, the alteration and re-invigoration of No. 39, and additional residential development is supported. The use of standing-seam zinc is not in keeping with the material palette of the immediate vicinity of the site; however, it will provide evident ‘honest’ additions. There is concern that too much is being asked of the site and that this may compromise the standard of the accommodation, via elements being restricted to being top-lit only and the provision of two relatively small bedrooms in the new dwelling rather than a single good sized bedroom.
Notwithstanding the above, broadly in principle, the proposal is appropriate for the host building and immediate context. Its success, however, will rely on the quality of construction, detailing and materials. The case officer could of course consider securing specifications prior to determination and may wish to seek clarity as to how the new dwelling is accessed via the courtyard.