11 Frome Valley Road, Stapleton, BRISTOL, BS16 1HF

a side extension to form 2 no 1-bedroom flats

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: McAndrew R

Main issues, as the Inspector framed them

The effect on the character and appearance of the site and area
Whether the scheme would meet sustainable transport requirements and provide satisfactory living conditions for future occupiers, in relation to the provision of cycle and bin storage

What decided it

The substantial harm to character and appearance caused by the unacceptable in-filling of the separation space between properties and the overdevelopment of the prominent corner site outweighed the benefits of housing delivery in the context of a shortfall in five-year housing land supply.

The substantial harm to character and appearance and the importance of good design outweighed the provision of two flats and the Council's inability to demonstrate a five-year housing land supply

Framework references: 11, 12, 139

Plan policies cited: CS Policy BCS21, SADMP Policy DM21, SADMP Policy DM26, SADMP Policy DM27, SADMP Policy DM32

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.