133 Hotwell Road, Hotwells, BRISTOL, BS8 4RU

change of use from Use Class E(b) (Restaurant) to Use Class C3 (Residential: 1 No self-contained maisonette)

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

Main issues, as the Inspector framed them

Whether the proposed development would be acceptable in respect of the risk of flooding

What decided it

The appellant's flood risk assessment fails to adequately assess the level of flood risk for the appeal site and fails to set out suitable forms of mitigation, meaning the proposal does not demonstrate that occupants would be safe from flooding.

Framework references: 168

Plan policies cited: Policy BCS16, Policy BCAP5

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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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