®Planning appeal decision
Land At Rear Of 4 Warwick Avenue, Easton, Bristol, BS5 0YD
Planning appeal 3345351 at Land At Rear Of 4 Warwick Avenue, Easton, Bristol, BS5 0YD (Bristol City Council) was dismissed on 13 March 2025 by Inspector Pipkin R, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.
New single storey dwelling to replace previously existing garage
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Pipkin R
- Postcode
- BS5 0YB
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area
- whether the proposal would provide satisfactory living conditions for future occupants, with particular regard to the provision of private outdoor space, outlook and safe access
- the effect of the proposal on the living conditions of neighbouring occupants, with particular regard to daylight to the gardens of Numbers 32 to 34 Fox Road
What decided it
The adverse impacts on character and appearance, future occupants' living conditions, and neighbouring amenity were of very substantial weight and demonstrably outweighed the modest benefits of housing delivery and urban land reuse.
The modest benefits of providing a single dwelling in an urban location with good services and bringing underused land back into use were significantly and demonstrably outweighed by the very substantial harm to character and appearance, unsatisfactory living conditions for future occupants, and harm to neighbouring living conditions, resulting in the proposal not constituting sustainable development under NPPF paragraph 11d)ii).
What the Inspector cited
- Development plan policies
- Policy BCS21Policy BCS18Policy DM26Policy DM27Policy DM28Policy DM29
- 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
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
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.