Bathwick Cottage, 21 Darlington Place, Bath, BA2 6BX

demolition of existing dwelling and erection of replacement dwelling and coach house

Authority: Bath and North East Somerset Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Jones RE

Main issues, as the Inspector framed them

Whether the proposed development would: (i) preserve the settings of the nearby listed buildings and (ii) preserve or enhance the character or appearance of the Bath Conservation Area and the Bath World Heritage Site
The effect of the proposed development on the living conditions of neighbouring occupiers, with particular reference to privacy

What decided it

The proposed development's scale, massing and built form would disrupt the attractive verdant setting and harmfully detract from the heritage assets' significance, and the moderate public benefits do not outweigh this considerable harm.

Framework references: 212, 213, 214, 215

Plan policies cited: Policy D1, Policy D2, Policy D5, Policy D6, Policy D4, Policy HE1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.