Two firms fined £190k over unauthorised works to historic Bath terrace

Knight Frank LLP and Emery Brothers Ltd were fined £120,000 and £70,000 respectively, plus costs, following sentencing at Yeovil Magistrates' Court on 18 November 2025.

The two firms were found guilty on 15 October 2025 of offences under Sections 7 and 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

The charges related to unauthorised alterations carried out between June 2022 and February 2023 to part of a Grade I listed terrace constructed between 1729 and 1734 by renowned architect John Wood the Elder and now comprising offices and shops.

In July 2022, Knight Frank, a leaseholder of the property, proposed replacing the timber floor joists and stone wall tops, citing safety concerns, but were advised by the council's conservation officer that any works affecting historic fabric required listed building consent.

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

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

Both firms admitted their involvement in the works, initially citing urgent safety concerns.

Following a two-day hearing, District Judge Brereton was satisfied beyond a reasonable doubt that the works did affect the character of the property and required listed building consent.

The judge found both defendants guilty of an offence under Section 7 and 9 of The Planning (Listed buildings and Conservation Areas) Act 1990.

District Judge Brereton found Knight Frank's culpability to be reckless, and they were fined £120,000.

The judge found Emery Brothers culpable of negligence and ordered them to pay a fine of £70,000.

In addition to the fines, both companies were ordered to pay £2,000 in court surcharges and the council's full costs, split as £40,000 for Knight Frank and £20,000 for Emery Brothers.

Cllr Matt McCabe, BANES' 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."

A spokesperson for Knight Frank said: "Knight Frank is seeking to cooperate with all relevant parties to agree on an appropriate schedule of works. Our priority is to ensure works are sympathetic and help to protect and enhance the building's historic fabric.  

"This was a very complex case involving extensive expert evidence upon which the court has reached a determination. Knight Frank has been proactive in its attempts to resolve BANES' concerns."

A spokesperson for Emery Brothers said: "We are proud of our long history of successfully delivering projects on many of Bath's most famous listed heritage assets, including Beckford's Tower, Bath Abbey and The Holburne Museum.

"Whilst we are extremely disappointed with the council's decision to prosecute us and the subsequent court verdict we must now look to the future and get back to the day job." 

Adam Carey