®Planning appeal decision
229-231 Gloucester Road, Bishopston, Bristol, BS7 8NR
Planning appeal 3301148 at 229-231 Gloucester Road, Bishopston, Bristol, BS7 8NR (Bristol City Council) was dismissed on 16 December 2022 by Inspector Howell M, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the living conditions of the neighbouring occupants, with regard to privacy and light to the basement flat at 229 Gloucester Road and 227, Gloucester Road as well as outlook and overshadowing to the private gardens of 227, Gloucester Road and 1 Princes Street.
a new building to provide 4 no. residential flats with refuse/recycling and cycle storage and associated development
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Howell M
- Postcode
- BS7 8NR
Main issues, as the Inspector framed them
- the effect of the proposed development on the living conditions of the neighbouring occupants, with regard to privacy and light to the basement flat at 229 Gloucester Road and 227, Gloucester Road as well as outlook and overshadowing to the private gardens of 227, Gloucester Road and 1 Princes Street
- Whether the proposed development would provide adequate accommodation for future occupants, with regard to the light and ventilation
- the effect of the proposed development on the character and appearance of the area
What decided it
The unacceptable level of overlooking to neighbouring habitable windows at 16m distance and the significant overbearing effect on private garden outlook, which conflict with development plan policies and cannot be outweighed by the minimal housing benefits even under the tilted balance.
The adverse impacts of unacceptable overlooking and overbearing outlook to neighbours significantly and demonstrably outweigh the limited benefits of four one-bedroom flats and associated social and economic benefits, such that the presumption in favour of sustainable development does not apply under paragraph 11(d)ii.
What the Inspector cited
- Development plan policies
- Policy BCS21Policy BSC13Policy BCS18Policy DM14Policy DM27Policy DM29Policy BCS9Policy DM17Policy DM21Policy DM26Policy DM28
- National Planning Policy Framework
- Paragraph 130Paragraph 11
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 appliedThe decision letter
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What an account adds to this decision
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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.