50, 52 & 54 Stoke Lane, Westbury-on- Trym, BRISTOL, BS9 3DN

the demolition of 3 no. existing bungalows and replacement with 4 no. pairs of 4 bed semi-detached houses totalling 8 dwellings

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Edwards J

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the area

What decided it

The significant harm to character and appearance caused by the visual prominence, loss of openness, and discordant architectural features of the proposed development outweighed the moderate benefits of housing delivery and efficient land use.

The benefits of housing delivery, efficient land use, construction employment, and energy efficiency measures (moderate weight) were significantly and demonstrably outweighed by the significant harm to character and appearance and the conflict with the Framework's aim to create high quality, attractive places sympathetic to the surrounding built environment.

Framework references: 11

Plan policies cited: BCS21, DM21, DM26, DM27, DM29

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.

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