®Planning appeal decision
138 East Street, Bedminster, Bristol, BS3 4ET
Planning appeal 3344465 at 138 East Street, Bedminster, Bristol, BS3 4ET (Bristol City Council) was allowed on 6 November 2024 by Inspector Han U, by written representations. The main issue, as the Inspector framed it: whether the proposed development would preserve or enhance the character or appearance of the Conservation Area.
change of use of first floor offices, associated with amusement arcade (use Class Sui Generis) to 1 No self-contained flat together with the construction of a second self-contained flat over the first floor (all Use Class C3)
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Han U
- Postcode
- BS3 4ET
Main issues, as the Inspector framed them
- whether the proposed development would preserve or enhance the character or appearance of the Conservation Area
- whether the proposed development would provide acceptable living conditions for future occupiers with regard to outlook and daylight
- whether the proposed development would provide adequate access to the cycle storage facilities
- whether the proposed development would utilise solar photovoltaic panels for power generation
What decided it
The Council's inability to demonstrate a Framework-compliant housing land supply (less than 4 years) engaged the presumption in favour of sustainable development, and the public benefits of housing delivery and effective use of previously developed land outweighed the less than substantial harm to the Conservation Area.
The less than substantial harm to the Conservation Area, to which great weight must be given, was outweighed by the very significant public benefits of housing supply delivery in an area where the Council cannot demonstrate a Framework-compliant supply, effective use of previously developed underutilised land, and the site's highly accessible location, resulting in permission being granted under the presumption in favour of sustainable development.
What the Inspector cited
- Development plan policies
- Policy BCS21Policy BCS13Policy BCS14Policy DM23Policy DM26Policy DM27Policy DM29Policy DM31Policy DM32
- National Planning Policy Framework
- Paragraph 11Paragraph 70Paragraph 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.