®Planning appeal decision
76 East Street, Bedminster, Bristol, BS3 4EY
Planning appeal 3328890 at 76 East Street, Bedminster, Bristol, BS3 4EY (Bristol City Council) was dismissed on 23 September 2024 by Inspector Walker K, by written representations. The main issue, as the Inspector framed it: whether the proposed development would conserve or enhance the character or appearance of the Bedminster Conservation Area.
change of use of part of ground floor retail space, and first floor ancillary office space, to a small house in multiple occupation for up to 6 people (Use Class C4), including the erection of front and rear roof extensions to create second-floor accommodation. Alterations to shopfront to create new access
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Walker K
- Postcode
- BS3 4EY
Main issues, as the Inspector framed them
- whether the proposed development would conserve or enhance the character or appearance of the Bedminster Conservation Area
- whether the proposed development would provide for adequate waste storage
- whether the proposed development would provide for adequate cycle parking
- whether the proposed development would provide adequate living conditions for future occupiers with regard to internal space, outlook, and daylight
- whether the proposed development would result in an unacceptable loss of retail floorspace
- whether the proposed development would be a suitable use, having regard to the development plan
What decided it
The less than substantial but considerable harm to the significance of the Bedminster Conservation Area caused by the unsympathetic shopfront alterations could not be outweighed by the modest public benefits of delivering a single shared-housing property.
the less than substantial but considerable harm to the significance of the designated heritage asset was weighed against the modest social, economic, and environmental public benefits of delivering a single HMO, and the harm was not outweighed by the benefits
What the Inspector cited
- Development plan policies
- Policy BCS21Policy BCS22Policy BCS18Policy BCS10Policy BCS7Policy DM26Policy DM30Policy DM31Policy DM32Policy DM23Policy DM2Policy DM14Policy DM8Policy DM7Policy Advice Note 8
- National Planning Policy Framework
- Paragraph 11Paragraph 135Paragraph 208
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.