Land Adjoining 2 Elliston Road, Bristol, BS6 6QE

Planning appeal 3284721 at Land Adjoining 2 Elliston Road, Bristol, BS6 6QE (Bristol City Council) was dismissed on 21 February 2022 by Inspector Howell M, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the site, and whether it would preserve or enhance the character or appearance of Cotham and Redland Conservation Area.

for the demolition of existing garages and erection of a two-storey house with one floor set below ground level

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Howell M
Postcode: BS6 6QE

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the site, and whether it would preserve or enhance the character or appearance of Cotham and Redland Conservation Area

What decided it

The encroachment of the development into the notable gap between buildings, coupled with significant engineering works and limited landscaping, would detrimentally impact the spacing and leafy character of the conservation area, and the public benefits do not outweigh this harm.

The less than substantial harm to the character and appearance of the conservation area outweighed the public benefits of housing delivery, energy standards, and construction benefits, particularly given the statutory duty to pay special attention to preserving or enhancing the conservation area.

What the Inspector cited

Development plan policies: BCS21BCS22DM26DM27DM29DM30DM31
National Planning Policy Framework: Paragraph 202Paragraph 16

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.