Tesco, 171-175 Gloucester Road, Bishopston, Bristol, BS7 8BE

Main issues, as the Inspector framed them

• the effect of the proposal on the vitality and viability of the Gloucester Road Town Centre
• the effect of the proposed development on the character and appearance of the area, including the Gloucester Road Conservation Area
• the effect on trees
• the effect on biodiversity
• the effect of the proposed development on the living conditions of existing and future neighbouring occupiers, with particular regard to privacy, overshadowing and overbearing effects
• whether the proposal provides satisfactory living conditions for future occupants, with particular regard to internal space

What decided it

The substantial and cumulative harms to retail viability, conservation area character and appearance, trees, biodiversity and neighbouring living conditions significantly and demonstrably outweigh the benefits of housing delivery and effective land use, such that the presumption in favour of sustainable development does not apply.

The benefits of nine new homes, effective use of brownfield land, socio-economic benefits and CO2 emissions performance (significant weight) and the less-than-substantial harm to the heritage asset (which would be outweighed by these benefits under paragraph 215 of the Framework) were outweighed by the substantial harms to retail viability, character and appearance, trees, biodiversity and neighbouring living conditions, resulting in the adverse impacts significantly and demonstrably outweighing the benefits when assessed against the Framework as a whole.