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

Planning appeal 3358804 at Bathwick Cottage, 21 Darlington Place, Bath, BA2 6BX (Bath and North East Somerset Council) was dismissed on 3 October 2025 by Inspector Jones RE, by written representations. The main issue, as the Inspector framed it: 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.

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
Postcode: BA2 6BX

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.

What the Inspector cited

Development plan policies: Policy D1Policy D2Policy D5Policy D6Policy D4Policy HE1
National Planning Policy Framework: Paragraph 212Paragraph 213Paragraph 214Paragraph 215

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.

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The decision letter

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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.