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Dismissed22 June 20213264202

6 Pipe Lane, St. Augustines, Bristol, BS1 5AJ

Planning appeal 3264202 at 6 Pipe Lane, St. Augustines, Bristol, BS1 5AJ (Bristol City Council) was dismissed on 22 June 2021 by Inspector Webb B, by written representations. The main issue, as the Inspector framed it: the effect of the scheme on designated heritage assets including: (a) whether it would preserve a Grade II listed building, 5 and 6 Pipe Lane, or any of the features of special architectural or historic interest that it possesses; (b) whether it would preserve the settings of listed buildings in Orchard Street; (c) whether it would preserve or enhance the character or appearance of College Green Conservation Area; and (d) if any harm would be caused, whether this would be outweighed by public benefits.

a single storey rear extension, replacement rear windows, addition of secondary glazing and internal alterations. Appeal B: APP/Z0116/Y/20/3264202 6 Pipe Lane, Bristol BS1 5AJ

Authority
Bristol City Council
Appeal type
other · Listed Building Consent & Conservation Area Consent Appeal
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Webb B
Postcode
BS1 5AJ

Main issues, as the Inspector framed them

  • the effect of the scheme on designated heritage assets including: (a) whether it would preserve a Grade II listed building, 5 and 6 Pipe Lane, or any of the features of special architectural or historic interest that it possesses; (b) whether it would preserve the settings of listed buildings in Orchard Street; (c) whether it would preserve or enhance the character or appearance of College Green Conservation Area; and (d) if any harm would be caused, whether this would be outweighed by public benefits
  • the effect of the scheme on the living conditions of occupants of 19A Orchard Street with regard to privacy and noise and disturbance
  • the appropriateness of arrangements for waste and cycle storage

What decided it

The public benefits of the scheme, which attract no more than very limited weight, are clearly insufficient to outweigh the less than substantial harm caused to the significance of designated heritage assets, contrary to paragraph 194 of the NPPF.

The less than substantial harm to the listed building (great weight), the settings of listed buildings in Orchard Street (considerable weight), and the Conservation Area (considerable weight) was not outweighed by the very limited public benefits of improved energy efficiency and negligible economic benefits.

What the Inspector cited

Development plan policies
Policy DM31Policy BCS22Policy DM30Policy DM26Policy DM29Policy BCS21Policy DM27Policy DM23Policy DM32
National Planning Policy Framework
Paragraph 196Paragraph 194

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.