Bathwick House, Bathwick Street, Bathwick, Bath, BA2 6NX
Internal and external alterations to include the retention of existing double glazing on front elevation, replacement of existing ground floor windows with double glazed units to match those on upper floors, cleaning of/paint removal from the front window surrounds and façade stonework, enlarge rear dormer, reopening of the infilled arch between the Kitchen and Dining Room, rationalise flooring in kitchen and works to Lower Ground Floor including the replacement 'Yorkshire sash', glazing to mullion window and replacement of screen.
Note that the consideration of the scheme is generally limited to the windows and glass.
It is noted that work has been undertaken without consent, contrary to the provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990. As the case officer and decision maker(s) will be aware, any liability lies with the current owner(s) and in this context the application seeks, in part, to regularise the un-consented work.
It is of course very unfortunate if windows and glazing that contribute to the special qualities of the listed building have been removed.
Bathwick House is included on the National Heritage List for England at Grade II. List entry number: 1394348. The site is located within the Bath World Heritage Site(s) and the Bath city-wide conservation area. The listed buildings that flank Bathwick House are 1-4 Rochfort Place and 1-8 Bathwick Street.
The text of the list entry for Bathwick House includes – “plate glass sash windows [front]…The late C18 rear façade has six/six pane sash windows with some crown glass”.
The National Planning Policy Framework (December 2023) (NPPF) states “Any harm to, or loss of, the significance of a designated heritage asset…should require clear and convincing justification” (para. 206).
It appears that section drawings at a suitable scale of some the proposed replacement windows, are lacking from the submission.
Document 2821 SU-11 (existing window schedule) dates the 4no. windows to the front elevation, at ground floor level and subject to proposed replacement to be “Old C19” 1/1 sash windows. The Heritage Statement seems to date them to “mid-late C19” (p.4). If the dating of the windows is correct, though it is noted that sash horns appear to be absent. We would suggest that even where ‘modern’ glass has been installed, nineteenth century windows contribute to the significance of the listed building, as evidence of changes in window design and construction in the latter part of the century.
Officers will benefit from the opportunity of a site visit to inform their consideration of those windows and/or glazing that has been installed without consent. We would suggest that typically, where the principle of a ‘modern’ approach rather than replicating the historic is acceptable, we would broadly expect slim line double glazing or vacuum glazing, through glazing bars (not applied) of suitable profile – where applicable to the glazing pattern – and appropriately coloured spacers.
Via any site visit, officers will be able to review what, if any, contribution windows including their glass, subject to proposed replacement make to significance. They will also be able to examine the condition of historic windows, in order to inform whether wholesale replacement is justified.
Consideration should be given to the visual impact of having various forms of glazing across an elevation, as varied types may distort the typical historic approach to uniformity, particularly though not limited to, the front or principal elevation. With the retention of the historic approach, typically taking precedence.
Of course, if the officer finds that the scheme leads to harm to the significance of the designated heritage assets, then they will need to refer to the provisions of section 16 of the NPPF, paragraphs 205-208.
Notwithstanding the above, BPT are supportive of sensitive sustainability retrofits that are appropriate to the special qualities of the historic environment.
Though not material to the determination of the application, perhaps for the benefit of the applicant. In terms of the thermal efficiency of historic windows, consideration can be given to their regular maintenance, integrated draught-proofing, secondary glazing, the use of shutters and heavy curtains. Consideration should also be given to the energy efficiency of the ‘whole house’.