NB. Both of these applications have been approved. 19th November.
I am expecting some interesting conversations when members of the B&NES planning committee meet tomorrow morning – Wednesday, November 19th – at the Guildhall.
On the agenda are two items of more than general interest.
The first is giving the council itself permission for two separate buildings housing 96 dwellings with 52 one-bedroom flats and 44 with two bedrooms, on the former coach park site opposite the Avon Street parking area beside the river at Bath Quays North.
The development would be carried out by Aequus Developments Limited which is the council’s private housing company.
Back in 2019, the council gave planning permission for a major mixed-use regeneration of this area, which would include office space, a hotel, retail, food and drink, as well as residential dwellings.
While the major redevelopment may have stalled, B&NES wants to press ahead with the residential part of the scheme.
The reason this has been called in for discussion by the committee is that, since the original scheme was drawn up, rising costs point to the fact that it is economically no longer viable to include affordable housing within the development.
While the authority is under pressure from the government to provide more housing – and this is a prime brownfield site – to quote from the application report,
“As a result of the rise in build costs exceeding capital values, the ratio between the construction costs and the gross development value remains high. The development, therefore, remains unviable and unable to support planning obligations in the form of affordable housing.”
On top of that, committee members have to look at the design and placement of the two blocks of flats proposed.
Maybe of greater interest to the general public is the consideration of Avon Fire and Rescue Services’ application to demolish the existing Bath Fire Station and replace it with a new, more ‘ fit-for-purpose’ complex with larger garage doors to accommodate the fire appliances of today AND tomorrow.
To quote from the planning application:
“It is acknowledged that the existing buildings have various operational shortcomings,
structural defects and are in poor condition, apparently having lacked investment and
maintenance over recent years, possibly in part because of a long-term vision for
redevelopment opportunities.”
And further down:
“Redevelopment would deliver a series of benefits for the fire service and community. The
proposals would provide upgraded facilities and accommodation for firefighters, leading to
improved performance, morale and outcomes in their essential work.”
And:
“The proposals would address structural issues with the current building and
futureproof the site for 21st-century fire and rescue needs.”
Not everyone is happy with the loss of a 1930s building, which, a few years after completion, was the home of the men and machinery that dealt with the Bath Blitz.
The 20th Century Society has been very vocal in trying to save the station from demolition.
On its website, it says: “The 1930s classical Art Deco building was a rare pre-war project by a female architect, and the station went on to play a crucial role in protecting the city during the ‘Baedeker Blitz’ air-raids of 1942.”
…and ….
“Design work on Bath Fire Station began in 1937, led by architect Alfred J. Taylor. Taylor died on 25th December 1938, after which his architect daughter Molly Taylor took over the project and brought it to completion.”
Not all of the existing station is due to disappear. First of all, a detailed study will be done – including many photos, l am sure – of the building and some sort of historical display erected in the new building.
In physical terms, existing firemen’s poles are to be used again in the new building, as would the ‘Coat of Arms’ on the existing building.
The planning application report notes:
“The building was considered by Historic England to be of special architectural and historic
interest and was recommended for listing at Grade II. The Department for Culture, Media
and Sport decision concluded, however, that the building was not sufficiently special to
meet the high bar for listing.
It is understood that DCMS is reviewing this decision; however, guidance is clear that, unless or until the original decision is overturned, the original decision stands.
The building is currently a locally listed non-designated heritage asset.
Despite being a non-designated heritage asset, the building is considered to be of national
importance in terms of special architectural and historic interest.
In weighing the application for total loss of the heritage asset, a balanced judgement will be required, having regard to the scale of any harm or loss and the significance of the heritage asset.”
The application is being recommended for approval. The committee will have to weigh heritage against the modern needs of the Fire Service.
I think it’s also a shame that the Ambulance Station next door is not included in a more extensive redevelopment of the entire site, which would include both services.
What is the point of the Council’s own development company if it cannot deliver any affordable housing. Viability is a very subjective matter and BANES has been rolled over too many times over affordable housing by private developers, never mind its own development company.