®Planning appeal decision
65 Henleaze Road, Bristol, BS9 4JT
Planning appeal 3311149 at 65 Henleaze Road, Bristol, BS9 4JT (Bristol City Council) was dismissed on 3 May 2023 by Inspector Howell M, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, including the preservation or enhancement of the Downs Conservation Area.
for the change of use of existing ground floor rear storage area to shop unit into 2 bedroomed House of Multiple Occupation (HMO). Addition of first floor over rear storage area to form 1 bedroomed flat
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Howell M
- Postcode
- BS9 4JT
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area, including the preservation or enhancement of the Downs Conservation Area
- whether the proposed development would provide adequate accommodation for future occupants, with regard to a suitable access, light and outlook
- the effect of the proposed development on the living conditions of the neighbouring occupants, with regard to the outlook from 67 Henleaze Road and privacy to 6 Radnor Road
- whether the proposed would be a suitable development, with regard to energy efficiency and the Council's climate change and sustainability strategy
- the effect of the proposed development on the vitality and viability of the retail unit, with specific regard to the loss of storage space
- the effect of the proposed development on parking, road, and highway safety
What decided it
The less than substantial harm to the Conservation Area, combined with poor living conditions for future occupants and overbearing impact on neighbouring amenity, outweighed the limited public benefits of the proposal.
the limited public benefits of housing delivery and economic activity from construction did not outweigh the less than substantial harm to the Conservation Area, poor living conditions for future occupants, and overbearing impact on neighbouring outlook
What the Inspector cited
- Development plan policies
- BCS21BCS22DM2DM26DM27DM29DM30DM31BCS18BCS7DM8BCS10BCS15DM23BCS13BCS14
- National Planning Policy Framework
- Paragraph 202Paragraph 130Paragraph 111Paragraph 11
- Judgments
- Bernard Wheatcroft Ltd v SSE [JPL, 1982, P37]
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
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.
With an account
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.