®Planning appeal decision
Land Rear of 111 and 113 Small Lane, Bristol, BS16 1AW
Planning appeal 3350052 at Land Rear of 111 and 113 Small Lane, Bristol, BS16 1AW (Bristol City Council) was dismissed on 15 April 2025 by Inspector Reeves K, 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, having particular regard to the Stapleton and Frome Valley Conservation Area and trees.
proposed dwelling to the rear plot behind 111 and 113 Small Lane
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Reeves K
- Postcode
- BS16 1AW
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area, having particular regard to the Stapleton and Frome Valley Conservation Area and trees
- whether the appeal site is a suitable location for new residential development, having regard to the development plan and access to services, facilities and public transport
- the effect on the living conditions of the occupiers of neighbouring properties, having particular regard to outlook and privacy
What decided it
The unacceptable harm to the character and appearance of the Stapleton and Frome Valley Conservation Area, including the effect on trees, was not outweighed by the limited housing benefit and therefore engaged the heritage exception to the tilted balance.
the less-than-substantial harm to the conservation area of considerable and important weight was not outweighed by the moderate weight of housing supply benefit and limited weight of social and economic benefits
What the Inspector cited
- Development plan policies
- Policy BCS9Policy BCS20Policy BCS21Policy BCS22Policy DM17Policy DM21Policy DM26Policy DM27Policy DM29Policy DM31
- 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.