Goldney Lodge, White Hart Steps, Clifton Wood, BRISTOL, BS8 4TQ

the demolition of outhouses and construction of two storey side extension to give improved entrance, first floor bathroom and reinstatement of fourth bedroom (currently a bathroom). Construction of garden studio

Authority: Bristol City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Phillips B

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the existing dwelling and the Clifton and Hotwells Conservation Area and on the setting of nearby listed buildings

What decided it

The less than substantial harm to the significance of designated heritage assets caused by the proposed side extension was not outweighed by the limited public benefits of the proposal.

The less than substantial harm to the significance of the Conservation Area and listed buildings was weighed against the public benefits of improved windows, solar panels, and potential refurbishment works, and the harm was found to outweigh the benefits.

Framework references: 202

Plan policies cited: BCS21, BCS22, DM26, DM30, DM31

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.