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Dismissed21 November 20253359080

267 Hotwell Road, Hotwells, Bristol, BS8 4SF

Planning appeal 3359080 at 267 Hotwell Road, Hotwells, Bristol, BS8 4SF (Bristol City Council) was dismissed on 21 November 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 bin storage and internal space.

a change of use from existing office use (Architects office) to residential accommodation, comprising of five apartments. The proposal features minor internal alterations to the listed building fabric and limited changes to the exterior, preserving the Early Georgian appearance

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Parkin A
Postcode
BS8 4SF

Main issues, as the Inspector framed them

  • The effect of the proposal on the living conditions of future occupiers, with particular regard to bin storage and internal space
  • The effect of the proposal on climate change, with particular regard to future energy use and carbon dioxide (CO2) emissions
  • The effect of the proposal on flood risk
  • The effect of the proposal on the significance of designated heritage assets

What decided it

The unacceptable flood risk to future occupiers of the basement and ground floor flats, combined with less than substantial harm to the significance of the listed building and conservation area that would not be outweighed by the limited public benefits of the proposal.

The Inspector applied the tilted balance under paragraph 11(d) of the Framework due to the Council's 3.75-year housing land supply, but found that the harm to designated heritage assets and the location in an area of flood risk provided strong reasons for refusal that outweighed the benefits of housing delivery and environmental improvements.

What the Inspector cited

Development plan policies
BCS13BCS14BCS15BCS16BCS18BCS21BCS22DM27DM29DM30DM31DM32
National Planning Policy Framework
Paragraph 11Paragraph 212Paragraph 215
Judgments
Holborn Studios Ltd v The Council of the London Borough of Hackney (2018)

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 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.