10 and 12-16 Feeder Road and 6-8 Albert Road, Bristol, BS2 0SB

Planning appeal 3279920 at 10 and 12-16 Feeder Road and 6-8 Albert Road, Bristol, BS2 0SB (Bristol City Council) was allowed on 9 March 2022 by Inspector Vyse J, following an inquiry. The main issue, as the Inspector framed it: Whether the proposal represents an acceptable form of development having regard to flood risk in relation to future occupiers (in terms of safe access and egress during design flood events over the lifetime of the development and increased scale of evacuation required) and any implications for increased flood risk elsewhere.

Demolition of existing buildings and development of four buildings - a 5 storey building comprising flexible commercial floorspace (Use B1 and B8) and a part 7, part 8 and part 14 storey building interlinked to provide a communal area, student bedspaces (sui generis), incubator space (B1), shared social/study spaces, roof terrace and associated car and cycle parking

Authority: Bristol City Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Vyse J
Postcode: BS2 0SB

Main issues, as the Inspector framed them

Whether the proposal represents an acceptable form of development having regard to flood risk in relation to future occupiers (in terms of safe access and egress during design flood events over the lifetime of the development and increased scale of evacuation required) and any implications for increased flood risk elsewhere
The effect of the development proposed on the special interest and significance of nearby heritage assets

What decided it

The substantial benefits of the scheme, particularly meeting pressing student accommodation need and contributing to the Council's housing land supply, outweighed the less than substantial heritage harm and the flood risk was found to be safely managed, so neither provided a clear reason for refusal under the tilted balance.

The substantial benefits of addressing unmet student housing need and housing land supply, together with significant economic and moderate biodiversity/public realm benefits, outweighed the less than substantial heritage harm to the Grade I listed Temple Meads Station and the Grade II listed Former Mosaic Factory, and the appeal was allowed under the tilted balance.

What the Inspector cited

Development plan policies: BCS16BCS22DM31BCS21BC14BCS13BCS14BCS15BCS10DM23DM13DM34DM35BCS8DS3
National Planning Policy Framework: Paragraph 11Paragraph 87Paragraph 107Paragraph 112Paragraph 113Paragraph 114Paragraph 164Paragraph 167Paragraph 183Paragraph 184Paragraph 200Paragraph 202Paragraph 203
Judgments: British Railways Board v Secretary of State for the Environment and others [1993] 3 PLR 125; London Borough of Hillingdon v Secretaries of State [2020] EWCA CIV 1005

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.

See how each was applied

The decision letter

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

269 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter — Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.

Searching the full text of appeal decision letters in the app — Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.

Start your free trial

More decisions in Bristol City Council

The authority’s record since 2016 · every decision in 2022

Dismissed27 October 20266010371
128 Church Road, Bristol, BS5 9HH
Allowed22 October 20266011341
172 Filton Avenue, Filton, Bristol, BS7 0AX
Dismissed19 October 20266010470
46 Berkeley Road, Speedwell, Bristol, BS16 3NB
Dismissed12 October 20266015349
1 Kennard Road, St George, BS15 8AA
Dismissed12 August 20266005564
Chasefield House, 888 Fishponds Road, Bristol, BS16 3XB

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.