Historic Environment consultation response – 13/00975/LBA
7a Harley Street, Bath
Proposed internal alterations and provision of roof extension
Site and description of proposed works
7A Harley Street is a modest group value Grade II listed two storey former stable block
located to the north of the City centre in the Bath Conservation Area and the wider World
Heritage Site. Harley Street slopes steeply from north to south. The property is converted
into a dwelling with three garages below, and is slightly higher than the adjacent No7. It has
a flat roof set behind a coped parapet and cornice. The ashlar stone building is early C19
with some later C20 additions and alterations. It is historically associated with the former
c1821 St Andrew's school building standing to the south and the adjacent No. 7, which are
both also listed.
This application seeks listed building consent for internal alterations and a roof extension to
form a third floor to provide additional domestic accommodation. It is accompanied by a
planning application.
The proposal would cover the entire existing flat roof with a 45 degree pitch hipped roof
clad in natural slate. It would spring from the top line of the existing parapet and contain flat
roof dormer windows on the front and side elevations. A new ground floor window would
be introduced beneath the central second floor window and internal alterations made.
Relevant Legislation / Policy :
The primary consideration is the duty placed on the Council under Section 16 of Planning
(Listed Buildings and Conservation Areas) Act 1990 to have special regard to the desirability
of preserving the building or its setting or any features of special architectural or historic
interest which it possesses.
From the historic environment aspect there is also a duty placed on the Council under
Section 72 of the Act to pay special attention to the preservation or enhancement of the
character of the surrounding Conservation Area.
Section 12 ‘Conserving and enhancing the historic environment’ of the National Planning
Policy Framework sets out the Government’s high-level policies concerning heritage and
sustainable development. The Historic Environment Planning Practice Guide published
jointly by CLG, DCMS, and English Heritage provides more detailed advice with regard to
alterations to listed buildings, development in conservation areas and world heritage sites.
If the Council is minded to grant consent there is no requirement to notify the Secretary of
State before a decision is issued.
Considerations
The main issues to be addressed are the effect of the proposals on the character and
appearance of the conservation area and World Heritage Site and any potential impact on
the special architectural and historic interest of the listed building and its setting.
Due to the steeply sloping local topography the building is very prominent in the street
scene. It makes an important contribution to the distinctive grouping of historic buildings in
this local part of the conservation area and World Heritage Site. The local context for this
proposal is the high quality public realm framed by buildings of simple and understated
design, many with elegant and classical proportions and a limited range of building forms
and palette of natural materials providing a distinct character. Buildings are generally
restrained in design with a clear and overriding emphasis on classical principles and
proportion resulting in a distinctive harmony of design. Exceptions, particularly dating from
the C19 also make a positive contribute to local character.
A previous application to add a third floor and roof to the listed building was recently
refused, essentially on the grounds of damage to character. Subsequently it was advised
that it may be acceptable to provide some form of roof extension, particularly as there is
documentary evidence of the property being formerly roofed with a hipped form of
structure with a pitch of about 35 degrees. It was suggested that a pitch of up to 45 degrees
may be acceptable but it should either be conventionally set behind a parapet gutter or
introduce a conventional eaves design. Submission of sketch designs for consideration was
suggested prior to making any further application, but none were received.
The drawing submitted illustrates that a pitch of 45 degrees is higher and bulkier than
surrounding roofs and therefore appears excessively dominant and is disproportionate in
scale to the rest of the historic building. This concern is exacerbated by the detailed
positioning of the structure tight up to the top of the existing parapet which results in a
higher roof than if it were set behind a parapet gutter in the traditional manner. The roof
would therefore fail to meet the quality of design expected for this environmentally
sensitive location.
Internally the building has been entirely rebuilt and no original features or detailing
survives. The proposed internal alterations are acceptable in principle. The new window on
the front elevation is visually disturbing as its head is higher than that of the adjoining door.
Recommendation
Refuse:
The detailed design, scale and bulk of the proposed roof extension would significantly harm
the character and appearance of the listed building and fail to positively contribute to the
locally distinct character and setting of this part of the conservation area and World
Heritage Site.
John Davey
April 2013