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Planning appeal decision

Dismissed6 March 20253354518

21C Duckmoor Road, Bristol, BS3 2DD

Planning appeal 3354518 at 21C Duckmoor Road, Bristol, BS3 2DD (Bristol City Council) was dismissed on 6 March 2025 by Inspector Law T, 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.

to demolish existing storage/workshop/garages and construct a new, three bedroom domestic dwelling fronting Gore Road

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Law T
Postcode
BS3 2DD

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area
  • The effect of the proposed development on the living conditions of nearby residents with particular regards to outdoor space, outlook and natural light
  • Whether the proposed development would provide adequate living conditions for future occupiers
  • Whether the proposal would represent a suitable location for housing, with regard to the risk of flooding
  • Cycle parking provision

What decided it

The absence of a sequential test to address the site's location in Flood Zone 2, combined with harm to character and appearance and inadequate living conditions for future occupiers, rendered the proposal contrary to development plan policy and national guidance.

What the Inspector cited

Development plan policies
Policy BCS21Policy BCS16Policy BCS18Policy BCS10Policy DM21Policy DM26Policy DM27Policy DM29Policy DM23
National Planning Policy Framework
Paragraph 135

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 authority’s record since 2016 · every decision in 2025

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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.