Francis Hotel, 6 – 11 Queen Square, City Centre, Bath, Bath and North-East Somerset, BA1 2HH.
Internal and external alterations to include refurbishment and alteration works to include: internal works associated with repurposing of basement space to create a spa facility, internal works associated with ground floor reorganisation of kitchen, dining, bar, reception and lobby areas including installation of replacement mechanical ventilation and extraction, replacement of rear external escape stairs, alterations to ground floor window at rear to create entrance to new external roof terrace and associated works, works to rear courtyard space including relocation of access steps, alterations to windows, general repairs to stonework and rainwater goods, installation of rooftop air source heat pumps and photovoltaic panels.
Francis Hotel, 6-11 Queen Square is a Grade I listed building, located in the World Heritage Site (WHS) and the Bath-City wide conservation area. Numerous listed buildings are situated in the immediate vicinity of the proposal site.
“Queen Square is of exceptional importance as the first large-scale instance of town planning to arrive at Bath” (https://historicengland.org.uk/listing/the-list/list-entry/1394551?section=official-list-entry: accessed – 13 June 2024]. The subject building has been significantly rebuilt in part, due to enemy action in WWII.
Pre-application advice was given by the Local Planning Authority (LPA) (24/00679/PA03). “In principle, a majority of the proposed improvement works are considered acceptable…the question of replacement windows raises a number of issues” (application form).
The aims of sustainability and energy efficiency, and the general refurbishment of the exterior of the building, are broadly welcome.
The use of secondary glazing that does not compromise historic features and fabric, and that respects the glazing pattern of the window it serves, is supported and encouraged.
Photo-voltaic (PV) panels are proposed for the western roof slope of the 1979-1980 rear/side (Barton Street) extension and to the flat roof of the principal section of the hotel. Views of the location of the proposed installation to the rear-side extension are limited. From publicly accessible vantage points, apparently only from Princes Street to the west of the site, it seems that those to the principal roof will not be visible from ground level. It appears that this element of the scheme will not detract from the significance of the designated heritage assets. Notwithstanding this, a condition attached to any consent relating to specific details of the array(s) including relationship to the plane of the roof, and colour of panels, frames and supports would ensure a suitable design.
The submission proposes the removal and installation of various items on the flat roof of the principal section of the hotel. Currently glimpses of an existing tank – subject to proposed removal – can be gained from the eastern side of the square. These are limited, as are more distant views, the latter due to the established trees. Even in winter these views are likely to be obscured due to the density of the branches. It appears that proposed installations will add more items to the roof than at present; however, views of these are likely to be minimal and should be considered in the context that currently plant is visible. Edge protection will be visible from the south, though views will be limited in the public realm.
The submission identifies the majority of windows as having low significance and dating from 1953 or later. Windows with medium significance typically have been replaced and/or have replacement glass (post 1942). Those with high significance were recorded as being capable of repair in 1942.
With reference to para. 4.29 of the Heritage Impact Assessment (HIA), if “lay-on” glazing bars are applied or not true/through glazing bars, then this approach is likely to detract from the contribution that window WF SO18 makes to the significance of the listed building, and should be re-considered. Notwithstanding this, document 24010_7001-P4 does not refer to this approach and does not appear to provide clear and convincing justification as to why the sash needs to be replaced and cannot be suitably repaired.
With reference to the proposed work to windows WB S001-S004, whilst the application considers that they are of low significance, BPT questions whether the proposed use of applied glazing bars provides a quality that is sufficiently in keeping with the Grade I listed building.
Further to the above, with reference to detailed drawings of proposed windows with multi-pane glazing, details of the specific design of the glazing bars should be secured where absent.
With regard to the proposed vertical trickle vents, ultimately a sash window provides the function of a vent; however, it is acknowledged that there may be some restrictions on the operation of windows in the context of a hotel. Notwithstanding this, the ‘cover’ of a vent may be incongruous in appearance, and if the sash box isn’t highly insulated a flow of air may increase the cold bridge at a point that is already a clod spot (window/wall) and therefore a vent may raise the risk of condensation and mould etc. In addition, the introduction of vents as depicted, is likely to lead to functional problems with the operation of the window and may require various subsequent adaptations to the sash box.
With regard to the formation of a terrace to the rear, there is concern with the loss of what is likely to be an historic window opening (the window itself is c.1953), and features associated with the terrace will obscure views of the rear of the original building.
The proposed use of vacuum glazing is generally encouraged and supported, providing that it does not mean the loss of historic glazing and that micro pillars are not detrimental to appearance. A condition (sample) is recommended for any positive decision notice.