Bath & North East Somerset Council has secured convictions against two companies after unauthorised work was carried out on a Grade I listed building in Bath.
The Guildhall in Bath
Knight Frank LLP and Emery Brothers Ltd were both found guilty on 15th October 2025 of offences under Sections 7 and 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990.
They were sentenced at Yeovil Magistrates’ Court on 18th November 2025, with Knight Frank fined £120,000 and Emery Brothers £70,000.
The case centred on Number 4 Wood Street, part of a Grade I listed terrace designed by John Wood the Elder and built between 1729 and 1734, now used as offices and shops.
Between 1st June 2022 and 4th February 2023, historic floor structures at the property were removed and replaced with modern materials without listed building consent.
In July 2022, Knight Frank, a leaseholder of the building, had approached the council about replacing timber floor joists and stone wall tops, citing safety concerns.
They were advised by the council’s Conservation Officer that any works affecting the historic fabric required consent.
Despite this, Knight Frank instructed Emery Brothers to carry out the replacement works, which were later discovered during a council site visit in February 2023.
Both companies initially relied on urgent safety concerns as justification, later arguing that consent was not needed as the building’s character had not been affected.
After hearing evidence over two days, including from two expert witnesses for the council, District Judge Brereton concluded beyond reasonable doubt that the works did affect the character of 4 Wood Street and that listed building consent was required.
Knight Frank’s culpability was judged to be reckless; Emery Brothers’ was negligent.
On top of the fines, each company must pay a £2,000 court surcharge. The council’s full costs were also awarded, with £40,000 payable by Knight Frank and £20,000 by 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.”
