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Planning appeal decision

Dismissed26 February 20253348108

332 Fishponds Road, Eastville, Bristol, BS5 6RB

Planning appeal 3348108 at 332 Fishponds Road, Eastville, Bristol, BS5 6RB (Bristol City Council) was dismissed on 26 February 2025 by Inspector Pickernell E, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

demolition of existing coach house and erection of a new dwelling

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Pickernell E
Postcode
BS5 6RB

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • whether the proposal would provide satisfactory living conditions for future occupiers with particular regard to privacy
  • the effect of the proposal on the living conditions of the occupiers of 332 and 334 Fishponds Road with particular regard to daylight, sunlight and outlook

What decided it

The substantial harm to character and appearance and living conditions, combined with the importance of good design and amenity, outweighs the benefits of providing one dwelling even where the Council cannot demonstrate a five-year housing land supply.

The adverse impacts of granting permission, comprising substantial harm to character and appearance and living conditions, significantly and demonstrably outweigh the benefits of providing one dwelling and using previously developed land, such that the presumption in favour of sustainable development does not apply.

What the Inspector cited

Development plan policies
Policy BCS21Policy BCS26Policy BCS5Policy BCS20Policy DM26Policy DM27Policy DM29
National Planning Policy Framework
Paragraph 11Paragraph 139

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.