Russell House, Packhorse Lane, Bath, BA2 7DW

Planning appeal 6000776 at Russell House, Packhorse Lane, Bath, BA2 7DW (Bath and North East Somerset Council) was dismissed on 19 May 2026 by Inspector Smith H, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the host dwelling and the surrounding area, having particular regard to the effect upon the South Stoke Conservation Area and the setting of the Grade II* listed Church of St James.

roof terrace with an internal access stair to the rear flat roof extension to Russell House. The proposals include repairs and new flat roof to the existing garden shed built up to the rear boundary with Victoria Cottages

Authority: Bath and North East Somerset Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Smith H
Postcode: BA2 7DW

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the host dwelling and the surrounding area, having particular regard to the effect upon the South Stoke Conservation Area and the setting of the Grade II* listed Church of St James
whether the proposal would adversely affect the living conditions of neighbouring occupiers, with regard to overlooking and loss of privacy

What decided it

The harm to the significance of the designated heritage assets (the Conservation Area and the setting of the listed church) was not clearly and convincingly justified and was not outweighed by the minor public benefits of the proposal.

What the Inspector cited

Development plan policies: Policy D1Policy D2Policy D5Policy HE1Policy NE2Policy D6
National Planning Policy Framework: Paragraph 213Paragraph 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.