2 Northwick Road, Pilning, BRISTOL, BS35 4HF

retrospective planning for the creation of 1x 1 bed annexe in the rear garden

Authority: South Gloucestershire Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Sedgwick P

Main issues, as the Inspector framed them

Whether the development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
The effect of the development on the openness of the Green Belt
If there would be harm by reason of inappropriateness, and any other harm, whether the harm would be clearly outweighed by other considerations to amount to the very special circumstances necessary to justify the development

What decided it

The development constitutes a disproportionate addition of 94% to the original building's volume, making it inappropriate development in the Green Belt, and the other considerations do not clearly outweigh this substantial harm to justify very special circumstances.

Framework references: 154

Plan policies cited: Policy PSP7, Policy CS5, Policy CS34

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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