®Planning appeal decision
Land On The South-West Side Of Bennetts Lane, Bennetts Lane, Bath, Somerset, BA1 5JX
Planning appeal 3368374 at Land On The South-West Side Of Bennetts Lane, Bennetts Lane, Bath, Somerset, BA1 5JX (Bath and North East Somerset Council) was dismissed on 9 December 2025 by Inspector Burch S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, including the Bath Conservation Area, and the significance and setting of the grade II listed buildings, known as 1-11 Dover Place, and the Bath World Heritage site.
the erection of a single dwelling to replace existing garages (Outline Application with All Matters Reserved)
- Authority
- Bath and North East Somerset Council
- Appeal type
- other · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Unknown
- Inspector
- Burch S
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area, including the Bath Conservation Area, and the significance and setting of the grade II listed buildings, known as 1-11 Dover Place, and the Bath World Heritage site
- whether the proposed development would make adequate provision for surface water drainage
- the effect of the proposed development on trees
- the effect of the proposed development on ecology, including protected species
What decided it
The harm to the character and appearance of the Bath Conservation Area and the significance and setting of the grade II listed buildings at 1-11 Dover Place and the Bath World Heritage Site, which cannot be outweighed by the limited public benefits of a single market dwelling.
The less than substantial harm to the character and appearance of the conservation area and the significance and settings of the listed buildings and World Heritage Site, at the midpoint of that scale, was not outweighed by the limited public benefits of delivering one market dwelling on a brownfield site with good access to services, particularly given the statutory duty to give great weight to conservation of heritage assets.
What the Inspector cited
- Development plan policies
- Policy CP6Policy B4Policy D1Policy D2Policy D3Policy HE1Policy D5Policy CP5Policy NE6Policy NE3Policy D7
- National Planning Policy Framework
- Paragraph 11Paragraph 202Paragraph 212Paragraph 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.
See how each was appliedThe decision letter
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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.