Hi Field Lodge, High Field, Wrington, Bristol, BS40 5NB

the conversion of existing annex into separate self-contained dwelling with associated alterations to existing access and parking

Authority: North Somerset 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 development on the character and appearance of the area
The effect of the development on the living conditions of the occupants of Hi Field and the future occupants of the proposed dwelling, with particular regard to noise, disturbance and privacy
The impact of the development on highway safety

What decided it

The substantial harm to character and appearance caused by an incongruous backland development, combined with substantial harm to living conditions and highway safety, significantly and demonstrably outweighs the modest housing benefits in circumstances where the tilted balance applies.

The modest housing benefits and economic and social benefits from occupation of the new dwelling were significantly and demonstrably outweighed by the substantial harm to character and appearance, living conditions and highway safety.

Framework references: 127, 109, 110, 11

Plan policies cited: DM32, DM39, DM24, CS3, CS13, CS14

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.