Gibbs & Tregidgo Ltd, 9 South Liberty Lane, BRISTOL, BS3 2SR

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the host building and the surrounding area
• whether the proposed development would provide adequate living conditions for future occupiers with regard to internal space
• whether the proposed development would result in an unacceptable loss of employment floorspace
• whether the proposed development would make appropriate provision for cycle parking
• the effect of the proposed development on highway safety with regard to parking provision

What decided it

The unacceptable harm to character and appearance caused by the bulky dormer and large feature window, combined with the failure to meet national space standards for living conditions, significantly and demonstrably outweighed the moderate benefits of delivering one additional dwelling in a context of housing shortfall.

The benefits of housing delivery and re-use of previously developed land were outweighed by the significant harms to character and appearance and the failure to provide adequate living conditions for future occupiers, such that adverse impacts significantly and demonstrably outweighed benefits when assessed against the Framework as a whole.