91-101 Church Road, Redfield, Bristol, BS5 9JS

Main issues, as the Inspector framed them

• whether the proposal would result in a loss of employment uses, and, if so, the factors influencing such
• whether the nature and scale of the use would be appropriate having regard to the character of the area
• the suitability of the transport infrastructure and parking measures to serve the development
• the effects on the character and appearance of the streetscene and surrounding area from the loss of the host building and introduction of the proposed development, with particular regard to its scale and layout
• the effects on the living conditions of neighbouring occupiers
• whether the design of the scheme would create an adequate quality of living environment for future occupiers
• whether the proposal would provide adequate contributions towards necessary infrastructure

What decided it

The cumulative and mutually reinforcing harms to highway/parking conditions, character and appearance, neighbour living conditions and future occupier living conditions were found to significantly and demonstrably outweigh the substantial benefits, even under the tilted balance.

The substantial benefits of student housing delivery (equivalent to c.70 homes) and economic benefits were outweighed by the combined harms to employment use, heritage, character and appearance, neighbour and future occupier living conditions and inadequate infrastructure contributions, such that the adverse impacts significantly and demonstrably outweighed the benefits under the tilted balance.