Meeting documents

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Prior to the commencement of works a detail specification and methodology statement in respect of works with lime plaster to the basement shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the listed building.

1 3 The Circus is a Grade I Listed Building that should be protected from harm and the historic kitchen is a complete and rare survival.

The proposed scheme would result in the unacceptable loss of historic fabric and would compromise the historic integrity of the kitchen, in particular the shelved and lined enclosed cupboard or pantry. The proposals are therefore contrary to the aims of the Planning (Listed Building and Conservation Areas) Act 1990, to the advice given in PPG15 and to policies C11, C12, C13 and C15 of the Bath Local Plan adopted 1997.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Unless otherwise indicated on the approved drawings, all existing external and internal architectural details, including fireplaces, skirtings, cornices, doors and windows and their architraves shall be retained.

Reason: To safeguard the character and appearance of the building.

3 All new joinery work shall match exactly the materials, finish, dimensions and profiles of the existing original joinery work.

Reason: To safeguard the character and appearance of the building.

4 All external walling materials to be used shall match those of existing walls in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

5 Prior to the commencement of development, a sample panel of all external walling materials to be used shall be erected on site, approved in writing by the Local Planning Authority, and kept on site for reference until the development is completed.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

6 No development shall commence until a schedule of materials and finishes, and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out only in accordance with the details so approved.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

7 All work of making good including the removal of the cash machine, the night safe and the plant from the second floor, Northgate Street elevation window, shall be finished to match the existing wall and window details. In respect of type, size, colour, pointing, colouring, jointing, profile and texture.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

8 Prior to the commencement of works 1:20 scale drawings together with full size mouldings and profile sections of new staircases shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

9 Prior to the commencement of the demolition of the staircases a sample of the replacement brick to be used in the rebuilding shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

10 No development shall take place within the application site until a programme of archaeological work has been undertaken in accordance with a detailed written scheme of investigation which has previously been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that archaeological deposits and structures are investigated and recorded to an appropriate professional standard.

11 No development or demolition shall take place within the application site until a programme of archaeological work to record those parts of the building(s) which are to be demolished, disturbed or concealed by the proposed development has been undertaken in accordance with a detailed written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority, and the completion of the approved programme of work has been confirmed in writing by the Local Planning Authority.

Reason: To ensure that the plan form, fixtures, fittings, internal partitions, joinery and any other feature of historic and architectural value are recorded to an appropriate professional standard.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 On occupation of the development, Welcome Travel Packs shall be provided for all residents, the content of which shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of sustainable development

3 No development shall take place within the application site until a programme of archaeological work has been undertaken in accordance with a detailed written scheme of investigation which has previously been submitted to and approved in writing by the Local Planning Authority, and the completion of the approved programme of work has been confirmed in writing by the Local Planning Authority.

Reason: To ensure that archaeological deposits and structures are investigated and recorded to an appropriate professional standard

4 Prior to commencement of development a scheme to protect the residential units from road traffic noise shall be submitted to the Local Planning Authority for approval. Development shall take place in accordance with the approved scheme.

Reason: In the interest of residential amenity

5 Details of the proposed air conditioning plant, including information on noise emission predictions and any mitigation measures, shall be submitted to and approved by the Local Planning Authority prior to development commencing. Development shall take place in accordance with the approved details.

Reason: In the interest of residential amenity

6 No development shall commence until samples of the materials to be used in the construction of the external surfaces, including roofs and external paving, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out only in accordance with the details so approved.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

7 Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987, as amended, (or any order revoking and re-enacting that Order with or without modification), the premises shall be used only for residential accommodation within Class C3, retail accommodation within Class A1 and a postal museum within Class D1 in accordance with the details stated within the submitted application and supporting information including letter dated 4th April 2005 and for no other purpose in Class A1 or D1 of the schedule to that Order, without the prior written approval of the Local Planning Authority.

Reason: The approved use only has been found to be acceptable in this location and other uses within the same use class may require further detailed consideration by the Local Planning Authority.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Works to be carried out in accordance with approved plans as amended by agents 'Tony Holmes' fax dated 21 July 2005.

Reason: For the avoidance of doubt and to safeguard the character and appearance of the Listed Building.

3 Prior to the commencement of works, details of the following matters (in respect of which approval is expressly reserved) shall be submitted and approved in writing by the Local Planning Authority:

(i) Large scale drawings/sections of the new windows and doors noted as W4, W5 and ED1 on drawing 370/102.

(ii) Clarification on the existing extent of the former arched opening between the living room and hall/kitchen (evidence at which can be seen via the existing loft hatch) and impact of proposals for the two enlarged openings D2 and kitchen.

If proposals for the openings impact on the former archway recommendations its retention in the context of the scheme will need to be agreed in writing with the Local Planning Authority.

(iii) Large scale drawings/sections (to include materials used) for the replacement fireplace/grate in the living room.

(iv) Large scale details to clarify appearance, finish, and location of the new balanced flue outlet on the rear elevation.

(v) Sample of natural stone paving to be used in courtyard.

The works shall be carried out in accordance with the details so approved.

Reason: To safeguard the character of the listed building.

4 All joinery to have a painted finish.

Reason: To safeguard the character of the listed building.

5 The proposed gas pipe shall be located beneath the pavement and floor of the existing property as noted on approved drawings and specification 3.0 'Description of work'.

No pipe runs shall be placed on the external face of the building.

The existing stone flags shall be carefully taken up and reinstated, as existing, together with the footscraper adjacent the front door.

Reason: To safeguard the character of the listed building.

6 New window W3, shall be a replica (exact copy), of that found in the living room (front elevation) unless otherwise agreed in writing with the Local Planning Authority.

Reason: To safeguard the character of the listed building.

7 Pointing for the natural stone facing walls in the courtyard shall be undertaken in a traditional lime putty mortar slightly recessed with the green mortar lightly tamped to expose the aggregate.

Reason: To safeguard the character of the listed building.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Prior to the commencement of works, details of the following matters (in respect of which approval is expressly reserved) shall be submitted and approved in writing by the Local Planning Authority:

(i) Large scale drawings/sections of the new windows and doors noted as W4, W5 and ED1 on drawing 370/102.

(ii) Sample of natural stone paving to be used in courtyard.

The works shall be carried out in accordance with the details so approved.

Reason: To safeguard the character of the listed building.

3 All joinery to have a painted finish.

Reason: To safeguard the character of the listed building.

4 New window W3, shall be a replica (exact copy), of that found in the living room (front elevation) unless otherwise agreed in writing by the Local Planning Authority.

Reason: To safeguard the character of the listed building.

5 Pointing for the natural stone facing walls in the courtyard shall be undertaken in a traditional lime putty mortar slightly recessed with the green mortar lightly tamped to expose the aggregate.

Reason: To safeguard the character of the listed building.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Notwithstanding the submitted proposals the proposed epoxy repaints shall be submitted to and agreed in writing by the Local Planning Authority before any work commences.

Reason: To safeguard the fabric and appearance of the listed building.

3 The cleaned stonework shall match the conjoining buildings on either side and notwithstanding the submitted proposals, the stone cleaning shall be carried out to those areas most be-grimed and these shall be agreed in writing by the Local Planning Authority before any work commences.

Reason: For the avoidance of doubt and to safeguard the appearance of the Listed Building and the Conservation Area.

4 Before cleaning proper commences, a designated sample panel, approximately a half metre square shall be cleaned, allowed to dry, and shall be inspected and approved in writing by the Local Planning Authority.

Reason: To safeguard the appearance of the Listed Building and the Conservation Area.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Unless otherwise indicated on the approved drawings, all existing external and internal architectural details, including fireplaces, skirtings, cornices, doors and windows and their architraves shall be retained.

Reason: To safeguard the character and appearance of the building.

3 Prior to the commencement of works to the windows a sample run of the proposed new glazing bar profile shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the listed building.

1 (i) Any advertisement displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority.

(ii) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.

(iii) Where an advertisement is required under the Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority.

(iv) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant such permission.

(v) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air or so as otherwise to render hazardous the use of any highway, railway, waterway (including any coastal waters) or aerodrome (civil or military).

Reason: These conditions are specified in the Town and Country Planning (Control of Advertisement) Regulations 1992.

2 This consent shall expire at the end of a period of five years from the date of this approval.

Reason: This condition is specified in the Town and Country Planning (Control of Advertisements) Regulations 1992.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Unless otherwise indicated on the approved drawings, all existing external and internal architectural details, including fireplaces, skirtings, cornices, doors and windows and their architraves shall be retained.

Reason: To safeguard the character and appearance of the building.

3 No work shall commence until details of the proposed replacement window have been submitted to and agreed in writing by the Local Planning Authority. Details shall be presented to a minimum scale of 1:5 with full size moulding and sections.

Reason: To safeguard the character and appearance of the listed building.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 The use hereby approved shall not take place outside the hours of 8am and 10pm daily.

Reason: To safeguard the amenity of nearby occupiers.

3 Further to the use hereby approved no live music or amplified music or voice shall take place without the prior written agreement of the Local Planning Authority.

Reason: To safeguard the amenity of nearby occupiers.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 The external facing of the roof to the approved development shall be black or dark grey mineral felt unless agreed otherwise in writing by the Local Planning Authority.

Reason: In the interest of the appearance of the development and the character and appearance of this part of the Conservation Area and World heritage Site.

3 The facing stone on the south elevation of the approved development shall match the stone on the exiting south elevation in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interest of the appearance of the development and the character and appearance of this part of the Conservation Area and World heritage Site.

4 No development shall commence until minimum 1:50 scale drawings have been submitted to and approved in writing by the Local Planning Authority showing

i) details of the surface treatment of the proposed access ramp for the disabled;

ii) details of the materials for the kerb to the ramp;

iii) details of the materials for the retaining walls, and

iv) details of any means of enclosure to this ramp.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area and World Heritage Site.

5 Areas of the external walls shown on the submitted drawings to be rendered shall be rendered a colour and texture which has been submitted to and approved in writing by the Local Planning Authority before any work commences.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 All external walling materials to be used shall to match existing in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the development and the character and appearance of the Conservation Area.

1 The boundary wall between nos. 2 and 3 Bennett Street, Bath is a Grade I Listed structure and therefore retained and protected from harm. It is situated within the Bath World Heritage Site which is of international importance of the Bath designated Conservation Area the character and appearance of which should be preserved or enhanced.

2 The proposed removal of the existing wall has not been justified by a structural engineer's report as requested by the Local Planning Authority and consolidation, repair and piecemeal replacement of painted ashlar bricks would be preferable to wholesale dismantling and re-building.

3 The proposals are therefore contrary to the aims of the Planning (Listed Building and Conservation Areas) Act 1990, the advice given in PPG15 and to Policies C1, C2, C3, C4, C11, C12, C13, C14, C15 and C16 of the Bath Local Plan adopted 1997.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All works of making good shall match the adjacent original work in all respects.

Reason: No work shall start on site until to safeguard the special architectural and historic interest of this statutorily listed building.

3 Notwithstanding the details on the drawings hereby approved full details of the final agreed proposed strengthening works to the beams in the basement shall be submitted to and approved by the Local Planning Authority prior to the commencement of the repair works.

Reason: To safeguard the special architectural and historic interest of this statutorily listed building.

4 No work shall start on the following items until full details are submitted to and approved by the Local Planning Authority in writing. The works shall then be carried out in accordance with the approved details:

The method of removal of stonework to create the new window openings.

All new internal and external joinery, doors, windows and grilles.

New bar and fittings

New dumb water

Kitchen extract equipment

Treatment of the floorboards

Perimeter lighting to basement lounge

The proposed projecting signs, brackets and their exact location

The proposed lettering to the facade and its location

Reason: To safeguard the special architectural and historic interest of this statutorily listed building.

5 No development or demolition shall take place on the site until a programme of archaeological work to record those parts of the building which are to be disturbed or concealed by the proposed development has been undertaken in accordance with a detailed written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority and the completion of the approved programme of work has been confirmed by the Local Planning Authority.

Reason: To ensure that the plan form, fixtures, fittings, internal partitions, joinery and any other features of historical and architectural interest are recorded to an appropriate professional standard.

6 Full details of any additional cleaning of the stonework required after the removal of the paint in accordance with the approved specification shall be submitted to and approved by the Local Planning Authority in writing prior to that work taking place.

Reason: To safeguard the special architectural and historic interest of this statutorily listed building.

7 Notwithstanding the details shown on drawing 4033-6A, the proposed new windows shall match an original window the example of which is to be agreed with the Local Planning Authority.

Reason: To safeguard the special architectural and historic interest of this statutorily listed building.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 No work shall start on the following items until full details are submitted to and approved by the Local Planning Authority in writing. The works shall then be carried out in accordance with the approved details:

The method of removal of stonework to create the new window openings. All new external joinery, doors, windows and grilles.

Reason: To safeguard the special architectural and historic interest of this statutorily listed building.

3 Notwithstanding the details shown on drawing 4033-6A, the proposed new windows shall match an original window the example of which is to be agreed with the Local Planning Authority.

Reason: To safeguard the special architectural and historic interest of this statutorily listed building.

1 The use approved by permission 97/00717/FUL, dated 29th December 1997, shall not be carried on and no customer shall be served or remain on the premises outside of the hours of 09:00 and 00:00 on any day.

Reason: To safeguard the amenities of nearby occupiers

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Prior to the commencement of works of hard paving to the rear garden at 1:10 scale drawing illustrating the pattern of laying and a sample of the proposed stone flags shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the listed building.

1 Georgian House is a Grade I Listed Building that should be protected from harm. It is situated within the Bath World Heritage Site which is of international importance, and the Bath designated Conservation Area, the character and appearance of which should be protected from harm.

Whilst the principle of the proposed alterations is acceptable, the submitted drawings are inadequate. The proposals are therefore contrary to the aims of the Planning (Listed Building and Conservation Area) Act 1990, to the advice given in PPG.15 and to Policies C1, C2, C3, C4, C11, C12, C13 and C20 of the Bath Local Plan.

1 The proposal is unacceptable due to the poor design of the wrought iron bracket which neither preserves or enhances this Grade II Listed Building or this part of the Bath Conservation Area or World Heritage Site contrary to Policies C1, C2, C3, C4, C11, C12, C13 and C22 of the Bath Local Plan adopted June 1997.

1 19 Northumberland Place is a Grade II Listed Building that should be protected from harm. It is situated within the Bath World Heritage Site which is of international importance and the Bath designated Conservation Area, the character and appearance of which it is desirable to preserve or enhance.

The proposed change of colour to the shopfront would be inappropriate in the context of the adjacent no 18 with which it forms a complete architectural composition.

The proposed alterations to the shopfront are also considered inappropriate and no supporting drawings of a north while scale have been submitted to support the proposal.

The proposed security grille would appear to be more intrusive than that existing and the proposed bracket for the proposed hanging sign is fenole in design terms and does not display good traditional wrought iron work practice.

The proposals are therefore considered to be contrary to the aims of the Planning (Listed Building and Conservation Area) Act 1990, to the advice given in PPG.15 and to Policies C1, C2, C3, C4, C11, C12, C13, C20, C21 and C22 of the Bath Local Plan.

1 The gates shall be painted in a smooth black top coat and permanently retained as such unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interests of the Listed Building and Conservation Area.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All external walling and roofing materials to be used shall match those of the existing building in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

1 (i) Any advertisement displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority.

(ii) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.

(iii) Where an advertisement is required under the Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority.

(iv) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant such permission.

(v) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air or so as otherwise to render hazardous the use of any highway, railway, waterway (including any coastal waters) or aerodrome (civil or military).

Reason: These conditions are specified in the Town and Country Planning (Control of Advertisement) Regulations 1992.

2 This consent shall expire at the end of a period of five years from the date of this approval.

Reason: This condition is specified in the Town and Country Planning (Control of Advertisements) Regulations 1992.

3 The sign(s) hereby approved shall be illuminated only by means of the details hereby approved and by no other means of illumination.

Reason: In the interest of the appearance of the building and of the street scene.

1 The properties are Grade II Listed Buildings that should be protected from harm. They are situated within the Bath World Heritage Site which is of international importance and the Bath designated Conservation Area the character and appearance of which should be preserved or enhanced.

The heat exchange units introduce an unsightly and alien dimension to an otherwise unspoilt area of historic residential Bath whose roofslope is of great diversity and both visual and historic interest. They are therefore contrary to the aims of the Planning (Listed Building and Conservation Areas) Act 1990, to the advice given in PPG15 and to policies C1, C2, C3, C4, C11, C12 and C13 of the Bath Local Plan adopted 1997.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Notwithstanding the submitted drawings and plans only natural local stone and natural slate shall be used for the construction of the walls and covering to the roof respectively.

Reason: in the interest of the character of this part of the Conservation Area and World Heritage Site.

3 The development hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 28 Cleveland Walk, Bath and shall not be occupied as a separate dwelling unit.

Reason: The accommodation hereby approved is not capable of independent occupation without adverse impact on the amenities of existing or future residential occupiers.

4 Prior to the commencement of development, a sample panel of all external walling materials to be used shall be erected on site, approved in writing by the Local Planning Authority, and kept on site for reference until the development is completed.

Reason: In the interests of the appearance of the development and the surrounding area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 This permission shall expire on 31 July 2008 and the building(s) or works hereby permitted shall be removed, the use discontinued and the land/premises reinstated on or before that date in accordance with a scheme of work to be submitted to and approved in writing by the Local Planning Authority prior to the expiry date.

Reason: To enable the Local Planning Authority to review the impact of the development.

2 The identified replacement temporary parking identified on drawing number 2513/200 shall be maintained as such until the temporary building is removed from the site

Reason: In order to ensure that adequate provision is made for car parking.

1 The proposed development is contrary to planning policies C1, C2, C3 and C4 of the adopted Bath Local Plan in that it would by virtue of its dominant form, width and massing, give rise to a form of development that would not preserve or enhance this part of the Bath Conservation Area and would be harmful to this part of the World Heritage Site. The proposal is also contrary to Policies D1, D2, D4, D5, NE.1, BH.1 and BH.6 of the Bath and North East Somerset Local Plan Revised Deposit Draft.

1 The removal of the condition as applied for would be contrary to Policy ES7 of the Bath and North East Somerset Local Plan Revised Deposit Draft (as amended) and would give unnecessary and undue cause for concern to the detriment of local residents nearby.

1 The proposed signage is contrary to Planning Policies C1, C2, C3, C4, c12, C19 and C22 of the adopted Bath Local Plan in that, by virtue of its location, size and number of signs proposed the signs would not preserve or enhance the character and appearance of this part of the Conservation Area, and would be harmful to the visual amenities of the area and this part of the World Heritage Site and would adversely affect the setting of listed buildings within the vicinity . The signage is also contrary to policies BH1, BH2, BH6, BH17, D1, D4 of the Bath and North East Somerset Local Plan Revised Deposit Draft.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 No development shall take place until a method statement that demonstrates how the installation can take place without damage being caused to roots, trunks or tree canopies has been submitted to, and approved in writing by the Local Planning Authority. The method statement shall be accompanied by a plan indicating service cables and any other construction / excavation work including proposed pit sizes for machinery. The development shall be carried out fully in accordance with the approved statement and details.

Reason: In the interest of the appearance of the area.

3 Prior to the commencement of any form of site works or clearance the Local Planning Authority shall be given not less than two weeks notice in writing of these works to ensure that appropriate measures of landscape protection required under condition 2 have been implemented in accordance with the approved plans or conditions.

Reason: To ensure that adequate protection is given to the areas to be landscaped and the existing trees and planting to be retained within the site.

1 This permission shall expire on 29 August 2005 and the use(s) hereby permitted shall be discontinued and the land/premises reinstated on or before that date in accordance with a scheme of work to be submitted to and approved in writing by the Local Planning Authority prior to the expiry date.

Reason: To enable the Local Planning Authority to review the impact of the development.

2 Noise from the diesel generators shall not be audible at the nearest noise sensitive property outside the hours 0800 - 2200 on any day.

Reason: To minimise the impact of noise from the development or occupiers of nearby properties.

3 Except for the setting up of the market hereby approved on 26 August 2005, the use hereby approved shall not be carried on and no customer shall be served outside the hours of 1000 to 1900 hours on any day.

Reason: To safeguard the amenities of adjoining occupiers.

4 The use hereby approved shall strictly in accordance with the operational statements dated 18 May 2005 and 22 August 2005 unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interest of highway safety and the amenities of nearby residents.

5 Prior to the use commencing the applicant should submit a detailed method statement and Programme of works to detail how the event will be set up run and dismantled without impacting upon the trees and the ground in which they are growing. The method statement shall cover the following areas:

(A) Management of vehicles accessing the site for setting up and dismantling and any that are to be left on the site during the event.

(B) Protection of grassed areas between gravel paths and stalls where necessary.

(C) Control and disposal of waste including waste water and other contaminants.

(D) Control of Heat Services i.e from ovens, gas burners etc.

(E) Protection of trees as necessary where stalls are in very close proximity to the tree to prevent any form of physical damage.

Reason: In the interests of protecting the existing trees on the site and the character and appearance of this part of the Conservation Area and World Heritage Site.

1 This permission shall expire on 31 August 2008 and the use of the public highway hereby permitted shall be discontinued and all tables and chairs removed from the public highway before 31 August 2008.

Reason: To allow the Local Planning Authority to review and safeguard the operation of this particular use of the public highway and to review the materials of the street furniture hereby permitted.

2 The tables and chairs hereby permitted shall not be stationed on the highway other than in accordance with the block plan date stamped 19 May 2005 and does not include permission for any other item such as umbrellas or planters unless the Local Planning Authority has previously approved any variation in writing.

Reason: In the interests of the character and appearance of this part of the Bath Conservation Area and World Heritage Site and highway/pedestrian safety and the setting of the listed building.

3 The use hereby approved shall not be carried on, and no customer may be served and all tables and chairs will be cleared from the pavement outside the hours of 10:00 am to 10:00 pm.

Reason: To safeguard the amenity of nearby occupiers.

4 The use hereby permitted will not commence until details of the storage of the tables and chairs has been submitted to and agreed in writing by the Local Planning Authority and the agreed storage arrangements shall be thereafter implemented outside the hours of 10am and 10pm daily.

Reason: In the interests of the character and appearance of this part of the Bath Conservation Area and World Heritage Site and highway/pedestrian safety and the setting of the listed building.

5 Prior to the use commencing, details of the design and materials of the tables and chairs should be submitted to and agreed in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

Reason: In the interests of the character and appearance of this part of the Bath Conservation Area and World Heritage Site and highway/pedestrian safety and the setting of the listed building.

1 The works proposed would detract from the character of the listed building and the World Heritage Site and would be contrary to Policies C1, C11, C12 and C13 of the Bath Local Plan 1997 and Policies BH.1 and BH.2 of the Bath and North East Somerset Local Plan Revised Deposit Draft Written Statement 2003.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All works of making good shall match the adjacent original work in all respects.

Reason: To safeguard the special architectural and historic character of this statutorily listed building.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All new joinery work shall match exactly the materials, finish, dimensions and profiles of the existing original joinery work.

Reason: To safeguard the character and appearance of the building.

1 (i) Any advertisement displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority.

(ii) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.

(iii) Where an advertisement is required under the Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority.

(iv) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant such permission.

(v) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air or so as otherwise to render hazardous the use of any highway, railway, waterway (including any coastal waters) or aerodrome (civil or military).

Reason: These conditions are specified in the Town and Country Planning (Control of Advertisement) Regulations 1992.

2 This consent shall expire at the end of a period of five years from the date of this approval.

Reason: This condition is specified in the Town and Country Planning (Control of Advertisements) Regulations 1992.

1 The extension hereby permitted shall not be occupied or otherwise brought into use until the dormers to the front elevation have been constructed as shown on the approved drawings and plans.

Reason: In the interest of the character and appearance of the property and this part of the Conservation Area and World Heritage Site.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All joinery shall be painted to match the existing.

Reason: To safeguard the character and appearance of the Listed Building.

3 Notwithstanding the submitted drawing and specification, details of the self-closing devices shall be submitted to and agreed in writing by the Local Planning Authority before any work commences.

Reason: To safeguard the character and appearance of the Listed Building.

4 Unless otherwise indicated on the approved drawings, all existing external and internal architectural details, including fireplaces, skirtings, cornices, doors and windows and their architraves shall be retained.

Reason: To safeguard the character and appearance of the building.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Prior to the commencement of the cleaning of the facade a sample panel of cleaned stone measuring 1 metre square shall be made available for inspection and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the listed building.

1 3 Belvedere Villas forms part of the Grade II listed Belvedere Villas which should be protected from harm. The terrace is prominently situated within the Bath World Heritage Site which is of international importance and the Bath designated Conservation Area, the character and appearance of which should be preserved or enhanced.

The incorporation of peripheral railings to the existing flat roof, would draw unacceptable attention to the unfortunate roof alterations that have taken place. The present "Quiet" eaves line would be seriously comprised and the rear elevation of the terrace, particularly as viewed from Hedgemead Park would be degraded.

The proposals are therefore contrary to the aims of the Planning (Listed Building and Conservation Areas) Act 1990, to the advice given in PPG 15 and to policies C1, C2, C3, C4, C11, C12 and C13 of the Bath Local Plan.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Prior to the commencement of development, a sample panel of all external walling materials to be used shall be erected on site, approved in writing by the Local Planning Authority, and kept on site for reference until the development is completed.

Reason: In the interests of the appearance of the development and the surrounding area.

3 The roof area of the development hereby approved shall not be used as a balcony, roof garden or similar amenity area without the grant of further written permission from the Local Planning Authority.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Notwithstanding the submitted drawings and plans no works shall commence on site until details and samples, including its source, of the timber cladding proposed for the development have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be constructed strictly in accordance with the approved details.

Reason: In the interest of achieving sustainable development and the appearance of the development within this part of the Conservation Area and World Heritage Site.

3 No development shall commence until samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out only in accordance with the details so approved.

Reason: In the interests of the appearance of the development and the surrounding area.

4 No works shall commence on site until full details of all rainwater goods and their location on the extension has been submitted to and agreed in writing by the Local Planning Authority. The development shall thereafter be constructed strictly in accordance with the approved details.

Reason: In the interest of the appearance of the development and the character and appearance of this part of the Conservation Area and World Heritage Site.

5 No works shall commence on site until details of all windows, window openings and window guarding has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be constructed strictly in accordance with the approved details.

Reason: In the interest of the appearance of the development and the character and appearance of this part of the Conservation Area and World Heritage Site.

6 No works shall commence on site until drawings at a scale of 1:50 have first been submitted to and approved in writing by the Local Planning Authority establishing the existing height, with reference to a fixed datum point, of the existing main dwelling house eaves and the relationship in terms of levels with the proposed extension. The development shall thereafter be carried out in accordance with the approved plans.

Reason: In the interest of the appearance of the development and the character and appearance of this part of the Conservation Area and World Heritage Site.

7 No works of construction of the extension hereby permitted shall be commenced until the garage permitted following appeal under Planning Application number 03/02455/FUL has been constructed in accordance with approved plans and drawings.

Reason: In the interest of highway safety.

8 The development hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Spindlewood, College Road, Bath and shall not be occupied as a separate dwelling unit.

Reason: The accommodation hereby approved is not capable of independent occupation without adverse impact on the amenities of existing or future residential occupiers.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All works of making good including new joinery shall match the adjacent original works in all respects.

Reason: To safeguard the special architectural and historic character of this statutorily listed building.

3 Notwithstanding the plan hereby approved the historic cupboards in the second floor bathroom shall be retained

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no lines, mains, pipes, cables or other apparatus shall be installed or laid on the site other than in accordance with drawings first submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the existing and proposed trees, vegetation and open spaces on the site.

3 No demolition, site works or clearance shall commence until protective fencing has been erected in accordance with details which have previously been submitted to and approved in writing by the local planning authority. The details should show the style and position of fencing to be erected to protect trees, other vegetation or open space in accordance with BS 5837:1991. The fencing shall not be removed until the development is complete, except to carry out approved arboricultural or landscape works. There shall be no storage, excavations, level changes or other operations carried out within protected areas. Prohibited operations are fully described in the guidance notes attached to this decision notice.

Reason: To safeguard open space and to protect existing trees or other vegetation to be retained.

4 No development shall be commenced until a hard and soft landscape scheme has been first submitted to and approved in writing by the Local Planning Authority; such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of new walls, fences and other boundary treatment and finished ground levels; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; details of the surface treatment of the open parts of the site; and a programme of implementation.

Reason: To ensure the provision of an appropriate landscape setting to the development.

5 All hard and/or soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Local Planning Authority. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of the development being completed, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Local Planning Authority. All hard landscape works shall be permanently retained in accordance with the approved details.

Reason: To ensure that the landscape scheme is implemented and maintained.

6 No development shall commence until samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out only in accordance with the details so approved.

Reason: In the interests of the appearance of the development and the surrounding area.

7 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 ( or any order revoking and re-enacting that Order with or without modification) no windows, roof lights or openings, other than those shown on the plans hereby approved, shall be formed in the property's elevations any time unless specific written permission has first been obtained from the Local Planning Authority.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

8 No dwelling shall be occupied until its associated screen walls/fences or other means of enclosure have been erected in accordance with the approved plans.

Reason: In the interests of privacy and/or visual amenity.

9 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no extension or enlargement (including additions or alterations to the roof(s)) of the dwelling(s) hereby approved shall be carried out without the prior written permission of the Local Planning Authority.

Reason: Any further extensions require detailed consideration by the Local Planning Authority to safeguard the amenities of the surrounding area.

10 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than those expressly authorised by this permission, without the prior written permission of the Local Planning Authority.

Reason: The introduction of further curtilage buildings requires detailed consideration by the Local Planning Authority to safeguard the appearance of the development and the amenities of the surrounding area.

11 The existing stone wall(s) fronting onto Granville Road shall be retained and shall not be altered without the prior written approval of the Local Planning Authority.

Reason: In the interests of the appearance of the development.

12 No works shall commence on site until details have been submitted to and approved in writing by the Local Planning Authority showing an access layout maintains the visibility along the site frontage from the back line of the boundary wall above a height of 1.05 metres.

Reason: In the interests of highway safety.

13 The garage(s) hereby approved shall be retained for the garaging of private motor vehicles associated with the dwelling and ancillary domestic storage and for no other purpose without the prior written permission of the Local Planning Authority.

Reason: To retain adequate off-street parking provision.

14 The development hereby permitted shall only be constructed in accordance with the ground floor, finished floor levels as shown on the submitted plan number 883.02A date stamped 13 June 2005.

Reason: In the interest of the character of the area.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All joinery shall be painted to match the existing.

Reason: To safeguard the character and appearance of the Listed Building.

3 Notwithstanding the submitted drawings and specification, details of the self-closing devices shall be submitted to and agreed in writing by the Local Planning Authority before any work commences.

Reason: To safeguard the character and appearance of the Listed Building.

4 Unless otherwise indicated on the approved drawings, all existing external and internal architectural details, including fireplaces, skirtings, cornices, doors and windows and their architraves shall be retained.

Reason: To safeguard the character and appearance of the building.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Prior to commencement of works sample plans of the glazing bar and meeting rail profiles shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the building.

3 Prior to commencement of works a sample of the proposed glass shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the character and appearance of the building.

4 All new joinery work shall match exactly the materials, finish, dimensions and profiles of the existing original joinery work.

Reason: To safeguard the character and appearance of the building.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 All external walling and roofing materials to be used shall match those of the original dwellinghouse in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the development and the character and appearance of this part of the Conservation Area.

3 Prior to the commencement of development, a sample panel of all external walling materials to be used shall be erected on site, approved in writing by the Local Planning Authority, and kept on site for reference until the development is completed.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All external roofing materials to be used shall match those of original in respect of size, material, colour, texture and profile.

Reason: To safeguard the character and appearance of the Listed Building and the Conservation Area.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 All works of making good shall match the adjacent original work in all respects.

Reason: To safeguard the special architectural historic interest of this statutorily listed building.

3 Notwithstanding the drawings hereby approved, the details of the proposed new bathroom at first level shall be submitted to and approved by the Local Planning Authority in writing prior to the commencement of work on site.

Reason: To safeguard the special architectural historic interest of this statutorily listed building.

1 The proposed development is contrary to planning polices C1 and C2 of the adopted Bath Local Plan and the policies D.1, D.2, D.4 and BH.1 of the emerging Bath and North East Somerset Local Plan 2003 (deposit draft) in that it would result in an incongruous form of development that would be out of scale and of poor relationship and design to the existing house that would be harmful to the character and appearance of this part of the World Heritage Site.

2 The proposed development is contrary to planning policies H15 of the adopted Bath Local Plan and policy D.3 of the emerging Bath and North East Somerset Local Plan 2003 in that the excessive size and bulk and unsatisfactory siting and design would have an overbearing impact detrimental to the residential amenity of the surrounding occupiers.

1 The proposal by reason of its excessive size, unsatisfactory siting, inappropriate use of materials and design would be out of character with the existing dwelling and surrounding properties. This would be detrimental to the character and appearance of this part of the World Heritage Site, contrary to policies C1 and C2 of the Bath local Plan, adopted June 1997 and policies D.1, D.2 and BH.1 of the emerging Bath and North East Somerset Local Plan 2003 (as amended)

2 The proposal by reason of its excessive size and unsatisfactory siting would have an overbearing impact and increase the potential for overlooking to adjoining dwelling which would be detrimental to the residential amenity of the adjoining occupiers. This would be contrary to policy H15 of the Bath Local Plan, adopted June 1997 and policy D.4 of the emerging Bath and North East Somerset Local Plan 2003 (as amended).

1 There is insufficient space for a car to both access and egress the site in a forward gear without excessive vehicle movements with the consequence that it is likely that the use of the access by vehicles would be harmful to highway safety. The proposed development is therefore contrary to policy T25 of the adopted 1997 Bath City Local Plan and T.24 of the emerging Bath and North East Somerset Local Plan (revised deposit draft) 2003 in that

2 By virtue of the partial removal of the existing front boundary wall and repositioning of the stone gate pier the proposed development would fail to preserve the character and appearance of this part of the designated Bath City Conservation Area and World Heritage Site and is therefore contrary to policies C1, C2, C3 and C4 of the adopted 1997 Bath City Local Plan and BH.1 and BH.6 of the emerging Bath and North East Somerset Local Plan (revised deposit draft) 2003.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Details of the conservation rooflights to a scale no less than 1:50 shall be submitted to the Local Planning Authority and approved in writing prior to the commencement of works. The development shall thereafter be carried out in accordance with the approved details.

Reason: In the interests of the character and appearance of this part of the Conservation Area.

3 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no windows, roof lights or openings, other than those shown on the plans hereby approved, shall be formed in the any of the elevations of the pool enclosure any time unless specific written permission has first been obtained from the Local Planning Authority.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

4 Notwithstanding the details on the approved plans the roof of the pool enclosure shall be finished with slate and prior to the commencement of development a sample of the slate shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 No development shall commence until samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out only in accordance with the details so approved.

Reason: In the interests of the appearance of the development and the surrounding area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 All external walling and roofing materials to be used shall match those of the existing building in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the appearance of the development and the surrounding area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Notwithstanding the information on the approved plans, natural Bath stone ashlar shall be used for the external walls of the extension hereby approved to match that of the main building. No development shall commence until a sample panel has been erected on site and approved in writing by the Local Planning Authority. The development shall thereafter be carried out strictly in accordance with the approved samples.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

3 The roofing materials shall match those of the existing building.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Detailed drawings of rainwater disposal from the roof of the enclosure approved under this application shall be submitted to the Local Planning Authority for written approval prior to the commencement of any work.

Reason: In the interests of the amenity and character of this part of the Conservation Area and World Heritage Site.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

1 The proposed hardstanding by reason of its inadequate size does not meet the minimum parking requirements. This would be detrimental to the highway safety and amenity, contrary to policy T25 of the Bath Local Plan, adopted June 1997 and policy T.24 of the emerging Bath and north East Somerset Local Plan 2003 (as revised).

2 The proposal would result in the loss of a significant section of the front boundary which would be out of character with the existing enclosed front garden of terrace. This would be detrimental to the character and appearance of this part of the World Heritage Site, contrary to policies C1 and C2 of the Bath Local Plan adopted June 1997 and policies D.1, D.2, D.4 and BH.1 of the emerging Bath and North East Somerset Local Plan 2003 (as revised).

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2 Prior to the commencement of works subject to this consent details of the following matters (in respect of which approval is expressly reserved) shall be submitted to and approved in writing by the Local Planning Authority:-

1. Details of external vents and flues.

2. Clarification on works to rear elevation wall, which at present has a painted finish behind the conservatory, when the conservatory is removed.

The works shall be carried out in accordance with the details so approved.

Reason: To safeguard the character and appearance of the listed building.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 No development shall take place within the application site until a programme of archaeological work has been undertaken in accordance with a detailed written scheme of investigation which has previously been submitted to and approved in writing by the Local Planning Authority, and the completion of the approved programme of work has been confirmed in writing by the Local Planning Authority.

Reason: To ensure that archaeological deposits and structures are investigated and recorded to an appropriate professional standard.

3 No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:1991 have been erected around any existing trees and other existing or proposed landscape areas in positions which have previously been approved in writing by the Local Planning Authority. Until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for arboricultural or landscape works.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

4 Prior to the commencement of any form of site works or clearance the Local Planning Authority shall be given not less than two weeks notice in writing of these works to ensure that appropriate measures of landscape protection required under condition have been implemented in accordance with the approved plans or conditions.

Reason: To ensure that adequate protection is given to the areas to be landscaped and the existing trees and planting to be retained within the site.

5 No development shall be commenced on site until a soft landscape scheme has been first submitted to and approved in writing by the Local Planning Authority showing details of all trees, hedgerows and other planting to be retained; finished ground levels; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; and a programme of implementation.

Reason: In the interests of the appearance of the development and the surrounding area.

6 The development shall be carried out only as detailed in the letter from Acanthus Ferguson Mann dated 23 May 2005, ref: 7494-OD1-006cf.

Reason: To help safeguard existing trees within the site.

7 No development shall commence until an ecological assessment of the site has been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out strictly in accordance with any recommendations of the assessment.

Reason: In the interests of the wildlife in the area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

1 The proposed development is contrary to planning policies C1, C2, C3 and C4 of the adopted Bath Local Plan in that it would result in a form of new development, comprising of a large extension and associated parking, that would by virtue of its size and appearance, location of the extension and the rear car parking area constitute harmful overdevelopment of the site that would not preserve or enhance this part of the Bath Conservation Area and which would be harmful to this part of the World Heritage Site and the visual amenities of the area. The proposed development would also be contrary to Policies BH.1, BH.6, D.1, D.2 and D.4 of the Bath and North East Somerset Local Plan Revised Deposit Draft.

2 The proposed development is contrary to planning policies H13 and H15 of the adopted Bath Local Plan in that it would result in a form of new development that would give rise to a dominating and overbearing new building within close proximity to adjacent properties and would introduce high levels of noise and disturbance to the rear of these properties. This would significantly harm residential amenity. The proposed development would also be harmful to policy D2 of the Bath and North East Somerset Local Plan Revised Deposit Draft.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The works hereby approved shall be begun before the expiration of five years from the date of this consent.

Reason: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 The external walling material of the ground floor extension shall be natural Bath stone to match that of the original dwellinghouse in respect of type, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the development and the character and appearance of this part of the Conservation Area and World Heritage Site.

3 The external walling material of the extension under the existing extension shall match the existing extension in respect of type, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the development and the character and appearance of this part of the Conservation Area and World Heritage Site.

4 All external roofing materials to be used shall match those of the original house in respect of size, material, colour, texture and profile.

Reason: In the interests of the appearance of the development and the surrounding area.

1 (i) Any advertisement displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority.

(ii) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.

(iii) Where an advertisement is required under the Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority.

(iv) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant such permission.

(v) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air or so as otherwise to render hazardous the use of any highway, railway, waterway (including any coastal waters) or aerodrome (civil or military).

Reason: These conditions are specified in the Town and Country Planning (Control of Advertisement) Regulations 1992.

2 This consent shall expire at the end of a period of five years from the date of this approval.

Reason: This condition is specified in the Town and Country Planning (Control of Advertisements) Regulations 1992.

3 The signs hereby permitted shall not be illuminated by any light source unless details of the lighting have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interest of visual and residential amenity.

1 The increased use of the existing access together with the generation of additional conflicting traffic movements, resulting from the proposed development, would be prejudicial to highway safety contrary to Policy T25 of the Bath Local Plan adopted June 1997 and Policy T24 of the emerging Revised Deposit Local Plan 2003.

2 Adequate provision cannot be made on the site for the parking of vehicles in a satisfactory manner nor accommodate adequate turning facilities to enable vehicles to enter and leave the highway in forward gear, which is essential to highway safety.

The proposal is contrary to Policy T25 of the Bath Local Plan adopted June 1997 and Policy T24 of the emerging Revised Deposit Local Plan 2003.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 Prior to the commencement of development, a sample panel of all external walling materials to be used shall be erected on site, approved in writing by the Local Planning Authority, and kept on site for reference until the development is completed.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

3 No development shall commence until details of the colour of all external doors, window frames and louvres have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

4 No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:1991 have been erected around any existing trees and other existing or proposed landscape areas in positions which have previously been approved in writing by the Local Planning Authority. Until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for arboricultural or landscape works.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

5 Prior to the commencement of any form of site works or clearance the Local Planning Authority shall be given not less than two weeks notice in writing of these works to ensure that appropriate measures of landscape protection required under condition have been implemented in accordance with the approved plans or conditions.

Reason: To ensure that adequate protection is given to the areas to be landscaped and the existing trees and planting to be retained within the site.

6 All hard and/or soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Local Planning Authority. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of the development being completed, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Local Planning Authority. All hard landscape works shall be permanently retained in accordance with the approved details.

Reason: To ensure that the landscape scheme is implemented and maintained.

7 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no lines, mains, pipes, cables or other apparatus shall be installed or laid on the site other than in accordance with drawings first submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the existing and proposed trees, vegetation and open spaces on the site.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 All external roofing materials to be used shall match those of the existing main roof in respect of size, material, colour, texture and profile.

Reason: In the interests of the development and the character and appearance of this part of the Conservation Area.

3 No development shall commence until samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out only in accordance with the details so approved.

Reason: In the interests of the appearance of the development and the character and appearance of this part of the Conservation Area.

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: As required by Section 91 of the Town and Country Planning Act 1990 and to avoid the accumulation of unimplemented planning permissions.

2 All external walling and roofing materials to be used shall match those of the existing building in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the development and the character and appearance of this part of the Conservation Area.