Knight Frank has been fined £120,000 plus costs for carrying out unauthorised works to its Grade I listed office building in Bath. 

In July 2022, Knight Frank, a leaseholder of 4 Wood Street, proposed replacing the timber floor joists and stone wall tops citing safety concerns.

The property consultancy was subsequently advised by the Bath & North East Somerset Council’s Conservation Officer that any works affecting historic fabric required listed building consent.

Despite this advice, Knight Frank instructed contractor Emery Brothers to remove and replace historic floor structure with modern materials.

The unauthorised works were discovered on a site visit by the council in February 2023.

Knight Frank and Emery Brothers admitted carrying out the works, initially arguing they were necessary due to urgent safety concerns.

However, after the council instructed expert evidence on the matter, the defendants revised their position, contending that listed building consent was not required because the works did not impact the character of 4 Wood Street.

During a two-day hearing, the court heard evidence from two expert witnesses for the council, including a Conservation Officer.

District Judge Brereton concluded beyond reasonable doubt that the works did alter the building’s character and therefore required listed building consent.

As a result, both defendants were found guilty of offences under Sections 7 and 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Emery Brothers were fined £70,000 for their negligence. Both defendants were ordered to pay £2,000 in court surcharges and the council’s full legal costs, split as £40,000 for Knight Frank and £20,000 for Emery Brothers.

Councillor Matt McCabe, cabinet member for Built Environment, Housing and Sustainable Development, said: “This prosecution demonstrates the council’s determination to uphold the law and protect the city’s historic buildings for future generations.

“Only 2.5% of listed buildings in England hold Grade I status, which is a reflection of their exceptional importance and contribution to the double-inscripted World Heritage Site of Bath.

“I hope this outcome sends a clear message: we will look to hold those who ignore planning rules accountable.” 

Image: Google, 2024

© Western Whistle (powered by ukpropertyforums.com).

Sign up to receive our weekly free journal, The Forum here.