Abbots Way, Gloucester Road, Almondsbury, BRISTOL, BS32 4JB

for the demolition of 1 no. dwelling and 1 no. incidental outbuilding. Erection of 1 no. new dwelling with associated works

Authority: South Gloucestershire Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Howell M

Main issues, as the Inspector framed them

Whether the proposal is inappropriate development in the Green Belt, including the effect on openness.
The effect of the proposal on the character and appearance of the area.
Whether the proposal is suitable housing development, with regard to the Council's housing development strategy.
If the development is inappropriate, whether the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations, so as to amount to very special circumstances necessary to justify the development.

What decided it

The proposed replacement dwelling is materially larger than the existing buildings by virtue of its increased volume, scale, bulk, massing and eaves height, resulting in inappropriate development in the Green Belt with greater impact on openness and character, which cannot be justified by very special circumstances.

Framework references: 11, 133, 148, 149

Plan policies cited: CS1, CS5, CS34, PSP1, PSP7, PSP38, PSP40

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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