57 West Town Lane, BRISTOL, BS4 5DD

a new single storey dwelling

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Phillips B

Main issues, as the Inspector framed them

The effect of the proposed dwelling on the character and appearance of the area and on highway safety
Whether the proposal makes adequate provision for storage and collection of refuse and recycling

What decided it

The significant harm to character and appearance through backland siting and cramped appearance, combined with unacceptable highway safety impacts and inadequate refuse collection provision, conflicts with the development plan taken as a whole with no material considerations to outweigh this conflict.

The modest benefits of one additional dwelling and contribution to housing mix were outweighed by the very substantial weight given to the conflicts with development plan policies on character and appearance, highway safety and refuse provision, with no material considerations indicating the decision should be made other than in accordance with the development plan.

Framework references: 109, 110

Plan policies cited: Policy BCS21, Policy BCS10, Policy DM21, Policy DM26, Policy DM27, Policy DM23, Policy DM32

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.