®Planning appeal decision
Somerset Cottage, 14 Somerset Lane, Lansdown, Bath, BA1 5SW
Planning appeal 3366747 at Somerset Cottage, 14 Somerset Lane, Lansdown, Bath, BA1 5SW (Bath and North East Somerset Council) was allowed in part (a split decision) on 23 December 2025 by Inspector Evans J, by written representations. The main issue, as the Inspector framed it: The effect of the scheme upon the character and appearance of the area, having particular regard to the effect upon the setting of the listed terrace of Somerset Place and whether the scheme would preserve or enhance the character or appearance of the Bath Conservation Area.
a rear dormer to detached garage, installation of pv panels to front of garage; installation of timber driveway gate; existing front boundary wall to be repaired due to wall bulging, existing gated entrances infilled and made good. New gated entrance relocated within wall; installation of new dormers to front of dwelling, new porch canopy erected, installation of pv panels to front elevation, enlargement of rear dormer, installation of pv panels to dormer roof, proposed side extension; rear brick wall partially built up to allow for proposed side extension; and alterations to front elevation of existing outbuilding
- Authority
- Bath and North East Somerset Council
- Appeal type
- householder · Householder (HAS)
- Procedure
- Written Representations
- Development
- residential · Householder developments
- Inspector
- Evans J
- Postcode
- BA1 5SW
Main issues, as the Inspector framed them
- The effect of the scheme upon the character and appearance of the area, having particular regard to the effect upon the setting of the listed terrace of Somerset Place and whether the scheme would preserve or enhance the character or appearance of the Bath Conservation Area
What decided it
The proposed dormers and side extension would create a conspicuous, top-heavy appearance on the modest bungalow that would harm the character and appearance of the conservation area and the setting of the listed terrace, and the personal benefits to the appellant would not outweigh this considerable harm.
What the Inspector cited
- Development plan policies
- Policy D5Policy HE1
- National Planning Policy Framework
- Paragraph 57
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
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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.