Meeting documents

1 The applicant has failed to demonstrate that the noise associated with the proposed air conditioning unit will not have a detrimental impact on the neighbouring occupiers contrary to policy H15 of the Bath Local Plan adopted June 1997 and D.2 and ES12 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be modified 2006.

1 The works hereby approved shall be begun before the expiration of three 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 The removal of the door, frame and partition at first floor level and the repairs and reinstatement of the balustrades, handrails and stair-treads described on drawing no 24024/105, should be completed, to the satisfaction of the Local Planning Authority, before the proposed ground floor screen is installed.

Reason: To safeguard the character and appearance of the Listed Building and for the avoidance of doubt

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

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

2 No development shall take place within the site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a controlled watching brief during ground works on the site, with provision for excavation of any significant deposits.

Reason: The site is within an area of significant archaeological interest and the Council will wish to examine and record items of interest discovered.

3 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: In order to safeguard the special architectural and historic interest of the listed building.

1 The proposed signs will have a detrimental impact on the character of both the streetscene within the Conservation Area and the Grade II listed building and are contrary to policy C19 and C22 of the Bath Local Plan adopted June 1997 and policy Bh.2 and Bh.17 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be modified 2006.

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

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

The Council had evidence which demonstrates to an acceptable standard that the whole of the application site has not been in a Class A1 use over the required period.

1 The proposed works because of design, materials colour, illumination and excessive stand off are detrimental to the special architectural and historic interest of this statutorily listed building and will fail to preserve or enhance this part of the Conservation Area within the World Heritage Site contrary to Policies BH1, BH2, BH6 and BH17 in the Bath & North East Somerset Local Plan (including minerals & waste policies) as proposed to be modified 2006 and policies C1, C2, C3, C4, C11, C12, C13 and C22 of the Bath Local Plan adopted 1997.

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.

REFUSE for the following reasons the 3 no fret cut non-illuminated fascia signs; 1 no non-illuminated menu board:

1 The proposed works because of design, materials colour and excessive stand off are detrimental to the special architectural and historic interest of this statutorily listed building and will fail to preserve or enhance this part of the Conservation Area within the World Heritage Site contrary to Policies BH.1, BH.2, BH.6 and BH.17 in the Bath & North East Somerset Local Plan (including minerals & waste policies) as proposed to be modified, 2006, and policies C1, C2, C3, C4, C11, C12, C13 and C22 of the Bath Local Plan, 1997.

1 The works hereby approved shall be begun before the expiration of three 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 repointing a schedule identifying areas to be repointed together details of the mortar mixes to be used.

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

1 The development hereby approved shall be begun before the expiration of three 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 Listed Building Consent is granted for a temporary period of 10 years from the date of this consent when the works hereby consented shall be removed from the site and the sections of the buildings concerned shall be made good to the satisfaction of the Local Planning Authority.

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 three 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 interest of the listed building.

1 The works hereby approved shall be begun before the expiration of three 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 interest of the listed building.

3 Prior to commencement of development drawings showing the proposed new joinery (external doors and windows and internal doors) at 1:20 elevation and half size vertical and horizontal sections shall be submitted to and approved in writing by the Local Planning Authority.

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

4 Prior to commencement of development details of any smoke and fire detection systems including drawings showing locations of equipment shall be submitted to and approved in writing by the Local Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

5 Prior to commencement of development details of any work to upgrade fire and/or noise separation between floors and/or buildings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

6 Prior to commencement of development full details of any proposed damp proofing measures for the basement areas already identified on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

7 Prior to commencement of development details of any new grates and/or fireplaces shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

8 Prior to commencement of development detailed drawings showing the new sections of staircase in No 5 North Parade Buildings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

9 No development shall take place within the site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a controlled watching brief during ground works on the site, with provision for excavation of any significant deposits or features encountered.

Reason: The site is within an area of significant archaeological interest and the Council will wish to examine and record items of interest discovered.

10 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: In order to safeguard the special architectural and historic interest of the listed building.

1 The proposed change of use would lead to the loss of Office accommodation within the Bath Core Office Employment Area, removing opportunities for business opportunities in a sustainable location and detrimental to the economic development of the area, and it has not been demonstrated that other material considerations outweigh this, contrary to Policy 30 of the Joint Replacement Structure Plan, 2002, Policies E2 and E3 of the Bath Local Plan, 1997, and Policies ET.1 and ET.2 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be amended, 2006.

1 The proposed change of use would lead to the loss of Office accommodation within the Bath Core Office Employment Area, removing opportunities for business opportunities in a sustainable location and detrimental to the economic development of the area, and it has not been demonstrated that other material considerations outweigh this, contrary to Policy 30 of the Joint Replacement Structure Plan, 2002, Policies E2 and E3 of the Bath Local Plan, 1997, and Policies ET.1 and ET.2 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be amended, 2006.

1 The works hereby approved shall be begun before the expiration of three 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 interest of the listed building.

3 Prior to commencement of development drawings showing the proposed new joinery (external doors and windows and internal doors) at 1:20 elevation and half size vertical and horizontal sections shall be submitted to and approved in writing by the Local Planning Authority.

Reason: to safeguard the special architectural and historic interest of the listed building.

4 Prior to commencement of development details of any smoke and fire detection systems including drawings showing locations of equipment shall be submitted to and approved in writing by the Local Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

5 Prior to commencement of development details of any work to upgrade fire and /or sound insulation between floors and/or buildings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

6 Prior to commencement of development full details of any proposed damp proofing measures for the basement areas already identified on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

7 Prior to commencement of development details of any new grates and /or fireplaces shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

8 No development shall take place within the site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a controlled watching brief during ground works on the site, with provision for excavation of any significant deposits or features encountered.

Reason: The site is within an area of significant archaeological interest and the Council will wish to examine and record items of interest discovered.

9 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: In order to safeguard the special architectural and historic interest of the listed building.

1 The proposed change of use would lead to the loss of Office accommodation within the Bath Core Office Employment Area, removing opportunities for business opportunities in a sustainable location and detrimental to the economic development of the area, and it has not been demonstrated that other material considerations outweigh this, contrary to Policy 30 of the Joint Replacement Structure Plan, 2002, Policies E2 and E3 of the Bath Local Plan, 1997, and Policies ET.1 and ET.2 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be amended, 2006.

1 The works hereby approved shall be begun before the expiration of three 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 interest of the listed building.

3 Prior to commencement of development drawings showing the proposed new joinery (external doors and windows and internal doors) at 1:20 elevation and half size vertical and horizontal sections shall be submitted to and approved in writing by the Local Planning Authority.

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

4 Prior to commencement of development details of any smoke and fire detection systems including drawings showing locations of equipment shall be submitted to and approved in writing by the Local Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

5 Prior to commencement of development details of any work to upgrade fire and/or sound separation between floors and/or buildings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building

6 Prior to commencement of development full details of any proposed damp proofing measures for the basement areas already identified on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

7 Prior to commencement of development details of any new grates and/or fireplace shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

8 No development shall take place within the site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a controlled watching brief during ground works on the site, with provision for excavation of any significant deposits or features encountered.

Reason: The site is within an area of significant archaeological interest and the Council will wish to examine and record items of interest discovered

9 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: In order to safeguard the special architectural and historic interest of the listed building.

1 The works hereby approved shall be begun before the expiration of three 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 interest of the listed building.

3 Prior to commencement of development drawings showing the proposed new joinery (external doors and windows and internal doors) at 1:20 elevation and half size vertical and horizontal sections shall be submitted to and approved in writing by the Local Planning Authority.

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

4 Prior to commencement of development details of any smoke and fire detection systems including drawings showing locations of equipment shall be submitted to and approved in writing by the Local Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

5 Prior to commencement of development details of any work to upgrade fire and /or sound insulation between floors and/or buildings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

6 Prior to commencement of development full details of any proposed damp proofing measures for the basement areas already identified on the approved drawings shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

7 Prior to commencement of development details of any new grates and /or fireplaces shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to safeguard the special architectural and historic interest of the listed building.

8 No development shall take place within the site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a controlled watching brief during ground works on the site, with provision for excavation of any significant deposits or features encountered.

Reason: The site is within an area of significant archaeological interest and the Council will wish to examine and record items of interest discovered.

9 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: In order to safeguard the special architectural and historic interest of the listed building.

1 2 Edgar Buildings is a Grade II listed building that should be protected from harm. The third floor flat retains its historic plan form unaltered and legible. The proposals would destroy the character, appearance and proportions of 3 of the 4 rooms; an historic cupboard would be lost and a grate and over-mantle unnecessarily relocated from their original position. The proposals would be to the absolute detriment of the Grade II listed building, be contrary to the aims of the Planning (Listed Building and Conservation Area) Act 1990 and to the advice given in PPG15 and to Policy BH2 of the Bath and North East Somerset Local Plan.

1 The works hereby approved shall be begun before the expiration of three 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 interest of the listed building

1 The works hereby approved shall be begun before the expiration of three 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 signage, because of material, design, colours and fixing method are detrimental to the special architectural and historic interest of this statutorily listed building and would fail to preserve or enhance this part of the conservation area within the World Heritage Site contrary to Policies BH1, BH2, BH6 and BH17 in the Bath & North East Somerset Local Plan (including minerals & waste policies) as proposed to be modified 2006 and to Policies C1, C2, C3, C4, C11, C12, C13 and C22 of the Bath Local Plan adopted 1997.

1 The proposed works shown on drawings 6058/01 and 6058/02 date stamped 17/11/06 shall be carried out to the satisfaction of the Local Planning Authority within six months of the date of this decision notice.

Reason: to safeguard the special architectural and historic interest of the listed building.

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

Reason: to safeguard the special architectural and historic interest of the listed building.

1 The development hereby approved shall be begun before the expiration of three 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 three 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 materials to be used shall match 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.

3 No development shall commence until detail drawings of the proposed balustrade to the rear of the property, and the balustrade to the steps at the entrance to the property, have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the details so approved.

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

4 Natural local stone shall be used in the construction of the external steps, and no development shall commence until details of the stone have been submitted to and approved in writing by the Local Authority.

Reason: To safeguard the character and appearance of the Listed Building and its setting

5 No development shall commence until details of the paint colour for the external door and balustrades have been submitted to and approved in writing by the Local Authority.

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

1 The proposed mast, by reason of its height and position, would form an intrusive and inappropriate development which would detract from the appearance and character of this part of the Bath Conservation Area and World Heritage Site, contrary to Policies .C1 and C3 of the Bath Local Plan and Policies BH1, BH6, D2 and D4 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be modified 2006.

2 The proposed development would prejudice the continued survival of the tree adjacent to the application site, the loss of which would be to the detriment of the character and appearance of the Bath Conservation Area and World Heritage Site. The proposal is therefore contrary to policies C1 and C3 of the Bath Local Plan and Policies BH1, BH6, D1 and D4 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be modified 2006.

3 The proposed design and siting of the proposed mast is not such as to minimise the environmental impact of the proposal, contrary to Policy C31 of the Bath Local Plan and Policy ES7 of the Bath and North East Somerset Local Plan (including minerals and waste policies)) as proposed to be modified 2006

4 The proposal would result in obstruction of visibility for vehicles emerging from Combe Down Garage, to the detriment of highway safety and contrary to Policy T 24 of the Bath Local Plan, and Policy T25 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be amended 2006.

1 The development hereby approved shall be begun before the expiration of three 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 match those of 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 proposal, by reason of its design, size and siting, would have a significant detrimental impact on the character and appearance of the building itself as well as this part of the World Heritage Site and this part of the adjoining Bath Conservation Area. This would be contrary to Policies C1, C2, C3, C4 of the Bath Local Plan, adopted June 1997 and Policies D2, D4, BH1 and BH6 of the Bath & North East Somerset Local Plan (including minerals & waste policies) as proposed to be modified 2006.

1 The development hereby approved shall be begun before the expiration of three 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 in respect of size, material, colour, texture and profile.

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

3 All external walling materials to the front elevation of the two storey side extension shall be of natural Bath stone to match that 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

4 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 at 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.

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

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

2 External joinery shall be painted the same grey colour as that agreed for De Montalt Mill.

Reason: To safeguard the character and appearance of the listed building and in the interest of the character and appearance of the Conservation Area and World Heritage Site.

3 Prior to commencement of works 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:

(i) External flues vent. Mechanical and trickle ventilation outlets.

(ii) Location and appearance of gas/electricity meter inspection boxes.

(iii) Sample of natural slate.

(iv) Large scale joinery details for new doors and staircase to include colour finish and architrave detail.

(v) Large scale eaves detail for new roof on main building .Scale 1.2 to also note cast iron rainwater goods.

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

Reason: To safeguard the character and appearance of the listed building and in the interest of the character and appearance of the Conservation Area and World Heritage Site.

4 Rainwater goods and down pipes to be in cast metal and painted a dark colour.

Reason: To safeguard the character and appearance of the listed building and in the interest of the character and appearance of the Conservation Area and World Heritage Site.

5 New stonework to be natural limestone to match existing in type coursing, bonding, and joint size. Pointing shall be undertaken in a traditional lime putty mortar mix recessed with the green mortar lightly tamped to expose the aggregate.

Reason: To safeguard the character and appearance of the listed building and in the interest of the character and appearance of the Conservation Area and World Heritage Site.

6 No works shall take place within the site until the applicant, or their agents or successors in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work should provide a controlled excavation of all significant deposits and features which are to be disturbed by the proposed works. Thereafter the building works shall incorporate any building techniques and measures necessary to mitigate the loss or destruction of any further archaeological remains.

Reason: The site is within an area on major archaeological interest and the Council wish to record and protect the archaeological remains.

7 The new coping stones for the boundary walls shall be in natural limestone.

Reason: To safeguard the character and appearance of the listed building and in the interest of the character and appearance of the Conservation Area and World Heritage Site.

1 In the absence of a Noise Assessment (carried out in accordance with BS 4142:1997) the proposals fail to demonstrate that the change of use would maintain adequate residential amenity for nearby residential occupiers, contrary to policy H15 of the Bath Local Plan, adopted June 1997and policy D.2 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be modified 2006.

1 The proposed development, due to the limited size of the plot, and design as a bungalow where the predominant from of development is two-storey dwellings, would be out of keeping with the pattern of development in the area, to the detriment of the character and appearance of this area, which forms part of the Bath World Heritage Site and the Bath Conservation Area. The proposal is therefore contrary to Policies C1, C2, C3 of the Bath Local Plan adopted June 1997, and Policies D2, D4, BH1 and BH6 of the Bath and North East Somerset Local Plan (including minerals and waste policies) as proposed to be modified 2006.

1 19 Charlotte Street 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 should be preserved or enhanced. The proposals would involve the loss of the important basement/ground floor staircase and prejudice the authenticity of the vaults and the features that they contain. The dormer window would add further visual disruption to the very visible front roof shape. 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 of the Bath Local Plan, adopted June 1997 and policies BH1, BH2, BH4 and BH6 of the Bath & North East Somerset Local Plan (including minerals & waste policies) as proposed to be modified 2006.

2 The proposal does not adequately demonstrate, by reason of the lack of an adequate noise assessment in accordance with PPG24 Planning and Noise, that the resulting development would not have a detrimental impact on the residential amenity of any future occupiers. The proposal is therefore contrary to Policy H15 of the Bath Local Plan, adopted June 1997 and Policy ES12, HG12 and D2 of the Bath & North East Somerset Local Plan (including minerals & waste policies) as proposed to be modified 2006.

1 The development hereby approved shall be begun before the expiration of three 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 None of the residential units herby approved shall not be occupied until the use of the doctors surgery within the building has ceased.

Reason: In the interests of the amenity of the future occupiers.

1 The rear bathroom window hereby approved shall not be altered in any way.

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

1 The proposal would enable a significant enlargement of unit 1 where adequate provision for parking cannot be made on the site in accordance with current parking standards, and would therefore be likely to encourage the parking of vehicles on the public highway which would interrupt the free flow of traffic and prejudice the safety of road users at this point. The proposal is therefore contrary to Policies T.24 and T.26 of the Bath & North East Somerset Local Plan Revised Deposit Draft 2003 and Policies T12 and T25 of the Bath Local Plan 1997, in that it does not provide an appropriate level of parking for the increased size of unit and would result in an increase in on-street parking.

1 The development hereby approved shall be begun before the expiration of three 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 windows, roof lights or openings, other than those shown on the plans hereby approved, shall be formed in the at 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.

3 The approved extension shall not be occupied or brought into use until the window on the south east facing elevation of the extension (excluding the three highline windows directly under the eaves) has been glazed with obscure glass within a non-opening frame and thereafter permanently retained as such.

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

4 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 the Conservation Area.

1 The works hereby approved shall be begun before the expiration of three 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 interest of the listed building.

1 The works hereby approved shall be begun before the expiration of three 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 approved shall be begun before the expiration of three 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.

1 The works hereby approved shall be begun before the expiration of three 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 internal stonework to be used shall match that of the existing original staircase in respect of type, size, colour, profile and texture. A sample of the stone from the existing original staircase to be kept onsite for reference until the development is completed.

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

3 No work shall commence until identification of the existing stone and specification of the replacement stone has been carried out and agreed in writing by the Local Planning Authority.

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

4 No work shall commence until samples of the stone to be used in the construction of the internal staircase have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the details so approved.

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

5 All work of making good shall be finished to match the adjacent original stonework in respect of type, colour, profile and texture.

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

6 The existing original balustrade should be repaired and reinstated into the new staircase.

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

1 The development hereby approved shall be begun before the expiration of three 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 on the pitched roof over the front bay and the front porch shall match those of the existing building in respect of size, colour, pointing, coursing, jointing, profile and texture.

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

3 The external stonework to be used on the front porch shall be natural Bath stone to match that 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.

4 The external walling and roofing materials to be used on the single storey rear extension shall be as described in the approved plans.

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

1 The works hereby approved shall be begun before the expiration of three 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 three 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 for the demolition of part or all the building(s) shall not commence until a valid contract for the redevelopment of the site, if necessary in accordance with a valid planning permission, has been let, or details of temporary treatment of the site or building(s) have been approved in writing by the Local Planning Authority and such details to include a programme for carrying out such treatment, which shall thereafter be carried out in accordance with the approved details.

Reason: To safeguard the character and appearance of this part of the Conservation Area.

1 The development hereby approved shall be begun before the expiration of three 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 material shall match that 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 Character and appearance of this part of the Bath Conservation Area.

1 The development hereby approved shall be begun before the expiration of three 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 stonework to be used to raise the boundary wall between 20 and 22 Greenway Lane shall match that of the existing boundary wall in respect of type, size, colour, pointing, coursing, jointing, profile and texture.

Reason: In the interests of the appearance of the development and the character and appearance of the conservation area

1 The development hereby approved shall be begun before the expiration of three 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 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.

3 The proposed ground and first floor windows and doors on the east facing elevation indicated on the approved plans shall be glazed with obscure glass and permanently retained as such.

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

4 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, rooflights or openings, other than those shown on the plans hereby approved, shall be formed in the at 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.

1 The development hereby approved shall be begun before the expiration of three 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 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 the Conservation Area.

1 The development hereby approved shall be begun before the expiration of three 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 approved shall be begun before the expiration of three 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 proposed hanging roof tiles to the side dormer shall be of a colour that matches that of the tiles on the existing roof of the dwelling.

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

1 The development hereby approved shall be begun before the expiration of three 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 in respect of size, material, colour, texture and profile.

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

1 The proposal, by virtue of its inappropriate form and design would detract from the appearance of the dwelling and the rear of the terrace which would be conspicuous from public view points and is located within the World Heritage Site. This development is therefore contrary to policies C1, C2 of the Bath Local Plan adopted 1997 and the policies D.2 and D.4 and BH.1 of The Bath and North East Somerset Local Plan (Including minerals and Waste Policies) as proposed to be modified 2006.

2 The proposal, by virtue of its size, design and type, would have a detrimental impact on the amenity of the adjoining occupiers due to an increased sense of enclosure and an overbearing impact. This development is therefore contrary to policies H15 of the Bath Local Plan adopted 1997 and policy D2 of The Bath and North East Somerset Local Plan (Including minerals and Waste Policies) as proposed to be modified 2006.

1 A Certificate of Lawfulness is issued in respect of the use of the 18 Canterbury Road BA2 3LG, as 2 separate units of accommodation

1 The development hereby approved shall be begun before the expiration of three 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 gates herby approved shall not be hung so as to project or open across the adjacent highway at any time.

Reason: In the Interests of highway safety

3 There shall be no alteration to the extent of the railings herby approved unless other wise agreed in writing by the Local Planning Authority.

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

1 The development hereby approved shall be begun before the expiration of three 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 antennas hereby approved shall be removed within three months of their cessation of operation or use.

Reason: To avoid the proliferation of unnecessary installations in this environmentally sensitive area.

1 The works hereby approved shall be begun before the expiration of three 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 for the demolition of part or all the building(s) shall not commence until a valid contract for the redevelopment of the site, if necessary in accordance with a valid planning permission, has been let, or details of temporary treatment of the site or building(s) have been approved in writing by the Local Planning Authority and such details to include a programme for carrying out such treatment, which shall thereafter be carried out in accordance with the approved details.

Reason: To safeguard the character and appearance of this part of the Conservation Area.

3 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.

4 Prior to the commencement of works including demolition, details shall be submitted to and approved in writing by the Local Planning Authority of the method of disposal of surface rainwater within the site and any subsequent works shall be carried in accordance with the approved details.

Reason: In the interest of highway safety.

1 The works hereby approved shall be begun before the expiration of three 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 for the demolition of part or all the building(s) shall not commence until a valid contract for the redevelopment of the site, if necessary in accordance with a valid planning permission, has been let, or details of temporary treatment of the site or building(s) have been approved in writing by the Local Planning Authority and such details to include a programme for carrying out such treatment, which shall thereafter be carried out in accordance with the approved details.

Reason: To safeguard the character and appearance of this part of the Conservation Area.

1 The development hereby approved shall be begun before the expiration of three 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: To safeguard the character and appearance of the Listed Building and/or the Conservation Area.

1 The works hereby approved shall be begun before the expiration of three 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 approved shall be begun before the expiration of three 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 development hereby approved shall be carried out fully in accordance with the operating schedule outlined within the letter dated 7 December 2006;

Reason: In the interest of amenity of the surrounding area.

3 The use hereby approved shall not be commenced until the applicant has submitted a Travel Statement, which will advise on travel mode choice, to be submitted to and approved by the Local Planning Authority and details implemented in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interest of highway safety and amenity.

4 Prior to the occupation of premises, details of shopfront treatment and the window display area shall first be submitted for approval in writing by the Local Planning Authority and thereafter carried out in accordance with the approved plans.

Reason: To safeguard the appearance of the premises and maintain the character of the street frontage.

1 The development hereby approved shall be begun before the expiration of three 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 approved shall be begun before the expiration of three 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 hanging tiles of the dormer window shall match the colour of the existing roof and shall be retained thereafter.

Reason: In the interests of the development

1 The development hereby approved shall be begun before the expiration of three 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 approved shall be begun before the expiration of three 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 All external roofing materials to be used shall match 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.

1 The development hereby approved shall be begun before the expiration of three 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 on the front boundary wall, as shown on approved drawing No PR6A, until detailed drawings showing existing and proposed elevations at a scale of 1:50 along with details of materials 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 this building and the character and appearance of this part of the Conservation Area and World Heritage Site.

1 The development hereby approved shall be begun before the expiration of three 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 match those of 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 works hereby approved shall be begun before the expiration of three 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 interest of the listed building

1 The proposal, by virtue of its layout, would represent an overdevelopment of the site where the larger of the two units of accommodation would not have access to private amenity space at the rear. This would be to the detriment of the amenity of the future occupiers and the character of the surrounding development and contrary to policy H9 and H15 of the Bath Local Plan and policy HG.12 and D.2 of the and Bath North East Somerset Local Plan (Including minerals and Waste Policies) as proposed to be modified November 2006.

1 The development hereby approved shall be begun before the expiration of three 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 proposed hanging roof tiles to the approved dormer shall be of a colour that matches that of the tiles on the existing roof of the dwelling.

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

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

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

2 The external stonework to be used shall be to match that 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.