45 High Street, BRISTOL, BS1 2AZ

Main issues, as the Inspector framed them

• The effect of the proposal on the special interest of the grade II listed building and whether the proposal preserves or enhances the character and appearance of the City and Queen Square Conservation Area
• Whether the proposal would secure adequate living conditions for future occupiers
• Whether the proposed arrangements for the collection of refuse and recycling would be adequate
• Whether the proposed cycle parking would be adequate
• The viability of the retained commercial unit
• Whether the proposed use would be appropriate taking into account the number of existing houses in multiple occupation in the area

What decided it

The significant harm to the special interest of the listed building through the introduction of bike storage in the architecturally significant rear ground floor room and the subdivision of front-facing spaces, combined with the failure to secure adequate living conditions and the inappropriate concentration of HMOs in the area, outweighed the public benefits of the proposal.

The less than substantial heritage harm to the listed building and conservation area, combined with inadequate living conditions and overconcentration of HMOs, outweighed the public benefits of building re-use, heritage-related interventions, and fabric improvements.