®Planning appeal decision
267 Hotwell Road, Hotwells, Bristol, BS8 4SF
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
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.
Framework references: 11, 212, 215
Plan policies cited: BCS13, BCS14, BCS15, BCS16, BCS18, BCS21, BCS22, DM27, DM29, DM30, DM31, DM32
Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney (2018)
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.