®Planning appeal decision
87A Redland Road, Bristol, BS6 6RD
Planning appeal 3341445 at 87A Redland Road, Bristol, BS6 6RD (Bristol City Council) was dismissed on 10 March 2025 by Inspector Pipkin R, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on mixed and balanced communities, with particular regard to the concentration of houses in multiple occupation (HMOs) and their effect on residential amenity and the character of the area.
Conversion of existing maisonettes into 2no. Houses in Multiple Occupation (HMO) containing 6no. bedrooms (Use Class C4) and 7no. bedrooms (sui generis) respectively, with associated bin and bike storage
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Pipkin R
- Postcode
- BS6 6RD
Main issues, as the Inspector framed them
- the effect of the proposal on mixed and balanced communities, with particular regard to the concentration of houses in multiple occupation (HMOs) and their effect on residential amenity and the character of the area
- whether the proposal makes satisfactory provision for cycle parking
- the effect of the proposal on highway safety, with regard to car parking provision
- whether the proposal provides satisfactory living conditions for future occupiers, with regard to outlook, natural light and internal space
What decided it
The harmful concentration of HMOs resulting in adverse impacts on residential amenity and character, combined with failure to provide satisfactory cycle parking and living conditions for future occupants, substantially outweighed the benefits of housing delivery under the tilted balance.
The modest benefits of housing delivery, including contribution to single-person and rental accommodation in an accessible location with some social and economic benefits, were substantially outweighed by the very substantial harms of HMO concentration affecting residential amenity and character, inadequate cycle parking, and unsatisfactory living conditions for future occupants.
What the Inspector cited
- Development plan policies
- Policy DM2 of the Bristol Local Plan Site Allocations and Development Management Policies 2014Policy BCS18 of the Bristol Development Framework Core Strategy 2011Policy DM23 of the Bristol Local Plan Site Allocations and Development Management Policies 2014Policy BCS21 of the Bristol Development Framework Core Strategy 2011Policy DM29 of the Bristol Local Plan Site Allocations and Development Management Policies 2014
- National Planning Policy Framework
- Paragraph 11
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.