®Planning appeal decision
136 North Road, Combe Down, Bath, BA2 5DL
Planning appeal 3293174 at 136 North Road, Combe Down, Bath, BA2 5DL (Bath and North East Somerset Council) was dismissed on 7 November 2022 by Inspector Edwards S, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve No 136 North Road, a Grade II listed building, and any of the features of special architectural or historic interest it possesses.
The work includes internal and external alterations to the grade-II listed building and garden outbuilding, including the replacement of the rear utility extension with a new full width extension with bifold doors, forming of new openings and filling in of existing door and window openings, removal of UPVC doors and windows, insertion of a new traditionally detailed timber casement and sash window in the rear elevation, removal of modern joinery, reinstatement of period details including cornices and chimneypieces, insertion of a en suite at first floor and reconfiguration of existing outbuilding to form garden studio. The proposals seek to change the use class of the building from C4 - homes of multiple occupancy to C3 - dwelling houses
- Authority
- Bath and North East Somerset Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Edwards S
- Postcode
- BA2 5DL
Main issues, as the Inspector framed them
- Whether the proposal would preserve No 136 North Road, a Grade II listed building, and any of the features of special architectural or historic interest it possesses
- The extent to which it would preserve or enhance the character or appearance of the Bath Conservation Area
What decided it
The proposed extension would lack subservience and harmfully dominate the listed building due to its excessive height and full-width footprint, causing less than substantial harm to the Grade II listed building and Conservation Area that was not outweighed by the limited public benefits of the scheme.
What the Inspector cited
- Development plan policies
- Policy CP6 of the Bath and North East Somerset Core StrategyPolicy B4 of the Bath and North East Somerset Core StrategyPolicy D2 of the Placemaking Plan for Bath and North East SomersetPolicy D5 of the Placemaking Plan for Bath and North East SomersetPolicy HE1 of the Placemaking Plan for Bath and North East Somerset
- National Planning Policy Framework
- Paragraph 199Paragraph 202
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Bath and North East Somerset
The authority’s record since 2016 · every decision in 2022
- Dismissed29 October 2026601146163 Newbridge Road, Bath, BA1 3HF
- Allowed24 September 2026601059743 Oriel Grove, Bath, BA2 1JE
- Allowed16 September 2026600871934 Banwell Road, Odd Down, Bath, BA2 2UJ
- Allowed19 August 20266005916Parcel 1643 Middle Piece Lane, Burnett, Keynsham, BS31 2ED
- Dismissed17 August 20266006951Pavement O/S Odeon, Kingsmead Leisure Complex, James Street West, Bath, BA1 2BX
The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.