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

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

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.

Framework references: 11, 212, 215

Plan policies cited: BCS21, BCS22, DM26, DM27, DM29, DM31, B1, B2, C6

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.