113 Small Lane, Bristol, BS16 1AW

proposed erection of a detached dwelling house

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Marigold O

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, including the Stapleton and Frome Valley Conservation Area (CA), within which the site sits
whether the proposal would provide adequate living conditions for its occupiers, with regard to outlook, daylight and outdoor amenity space
whether the proposal would accord with the spatial strategy of the Development Plan, including in respect of accessibility to services and facilities

What decided it

The less-than-substantial harm to the conservation area and the inadequate living conditions for future occupiers were not outweighed by the limited public benefits of the proposal.

the less-than-substantial harm to the designated heritage asset was not outweighed by the limited public benefits of housing supply, social and economic contribution, and other modest benefits

Framework references: 11, 124

Plan policies cited: BCS21, BCS22, DM21, DM26, DM27, DM29, DM31, DM1, BCS20, BCS9

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.