332 Fishponds Road, Eastville, Bristol, BS5 6RB

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

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.

Framework references: 11, 139

Plan policies cited: Policy BCS21, Policy BCS26, Policy BCS5, Policy BCS20, Policy DM26, Policy DM27, Policy DM29

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.