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Dismissed21 October 20253359041

68 Old Market Street, St Philips, Bristol, BS2 0EJ

Planning appeal 3359041 at 68 Old Market Street, St Philips, Bristol, BS2 0EJ (Bristol City Council) was dismissed on 21 October 2025 by Inspector Parkin A, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the living conditions of future occupiers, with particular regard to space standards, natural light, outlook and privacy, and of nearby occupiers with regard to privacy.

construction of a 4-storey building providing 4.no 2-bedoom flats, and associated landscaping works

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Parkin A
Postcode
BS2 0EJ

Main issues, as the Inspector framed them

  • The effect of the proposal on the living conditions of future occupiers, with particular regard to space standards, natural light, outlook and privacy, and of nearby occupiers with regard to privacy
  • The significance of designated heritage assets

What decided it

The less than substantial harm to designated heritage assets, combined with the adverse effects on living conditions of future and neighbouring occupiers, outweighs the limited benefits of four dwellings on a brownfield site.

The benefits of housing delivery and brownfield development were outweighed by the less than substantial harm to the significance of the listed building and conservation area, and by the conflict with development plan policies regarding living conditions and design quality.

What the Inspector cited

Development plan policies
BCS21BCS22DM26DM27DM29DM31B1B2C6
National Planning Policy Framework
Paragraph 11Paragraph 212Paragraph 215

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.