43 Upper Oldfield Park - old proposal returns
Developers have resubmitted an old proposal to demolish the house at 43 Upper Oldfield Park and build a block of luxury flats instead.
This is despite the original submission being refused because it would have a detrimental impact on the Conservation Area and World Heritage Site and having had a more recent application granted.
We stopped it once before. Together we can stop it again.
Please submit your comments online
(if you wish to object, don't forget to change the Nature of Submission from Comment to Objection]
or in writing to:
Mark Reynolds, Case Officer, Planning Services, Trimbridge House, Trim Street, Bath BA1 2DP
tel. 01225 477 079
Also, let your Councillors know what you think: Your Councillors' details
Further information at the bottom of this page
Previously refused
In 2007, the Council's Development Control Committee decided that:
The proposed development, by reason of its inappropriate design, incorporating a predominance of flat roofs, would be incongruous in this prominent location and out of character within its context. This would be harmful to the character and appearance of this part of the Conservation Area and World Heritage Site.
The Committee vote was 10 against, none in favour and 2 abstentions. Nothing has changed that gives grounds for altering the Committee's decision.
It's the same - inappropriate & incongruous
- Its flat roof design is still inappropriate and incongruous in this prominent location
- It is out of character within its context of residential houses with pitched roofs in the surrounding areas of Upper Oldfield Park, Junction Road, Junction Avenue, Winchester Road and Second Avenue.
- It remains harmful to the character and appearance of this part of the Conservation Area and World Heritage Site.
The story so far...
- 2006: The developers proposed to demolish the house at 43 Upper Oldfield Park and build a block of 14 luxury flats in its place. This was refused because its excessive size would have a detrimental impact on the Conservation Area and World Heritage Site.
- 2007: The developers submitted a second proposal for 13 flats. This was refused too, again, because it would be harmful to the character and appearance of this part of the Conservation Area and World Heritage Site by reason of its inappropriate and incongruous design.
- 2007-8: A third proposal for 14 flats with a pitched roof was submitted. This was approved.
- 2010: Rather than build the approved block, the developers re-submit the second proposal.
Hayesfield School - a contrast
The developers of 43 Upper Oldfield Park argue that the nearby Hayesfield School development means their proposal for a block of flats should be given approval. This is clearly a nonsense:
- the school area is separate from the residential properties in Upper Oldfield Park - it is less prominent and has a different context;
- the school sports and performance facility has an entirely different purpose. Therefore its design cannot be used as the basis for a retrospective justification for a block of private flats in a row of pitched-roof residential houses.
Nevertheless, the comparison is enlightening:
- The school development design is highly sensitive to the Conservation Area and World Heritage site: it is a relatively low building built into the hillside.
- The school Governors and staff have worked extensively with the local community to produce a scheme that responds positively to the character of the area.
- The school's design is of high quality and genuine efforts have been made for it to be as healthy and energy efficient as possible.
- The school development offers substantial benefits to the whole community and enhances the area.
- Because of proper consultation, engagement and responding to concerns, the school has won the support of the local community who have welcomed its modern and innovative design into their backyard.
To add your support & further information
- Submit your comments to the Council online:
- To see what the developers, Council officers and others have said:
View other documents on B&NES website - Read the original Committee decision that refused it the first time:
B&NES Council Development Control Committee minutes 13 June 2007 - Application Reference: 10/00294/FUL
Address of proposal: 43 Upper Oldfield Park, Bath BA2 3LB
Proposal: Erection of 13 no residential apartments with parking and shared grounds (Resubmission) - To discuss the application or seek further information, please contact the case officer, Mark Reynolds, 01225 477 079.
- To contact Junction Road & environs residents, please email enquiries@junction-rd-residents.org.uk