21 CONSTITUTION HILL, BRISTOL, BS8 1DG

a mansard roof extension

Authority: Bristol City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Pickernell E

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area, bearing in mind it would be within the Clifton and Hotwells Conservation Area and within the setting of the grade II listed 1–19 Bellevue

What decided it

The proposal would result in less than substantial harm to the significance of the conservation area and listed building, and the modest public benefits do not outweigh the great weight that must be given to the conservation of these designated heritage assets.

Framework references: 199, 202

Plan policies cited: Policy BCS21, Policy DM26, Policy DM27, Policy DM30, Policy DM31

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.

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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.
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