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Dismissed23 July 20253359311

90 King Georges Road, Bishopsworth, Bristol, BS13 8LU

Planning appeal 3359311 at 90 King Georges Road, Bishopsworth, Bristol, BS13 8LU (Bristol City Council) was dismissed on 23 July 2025 by Inspector Packman J, by written representations. The main issue, as the Inspector framed it: The effect of the proposed rear dormer on the living conditions of occupiers of 28 Queens Road and 30 Queens Road.

the change of use from domestic garage to 1no. bed dwellinghouse, including associated external alterations

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Packman J
Postcode
BS13 8LU

Main issues, as the Inspector framed them

  • The effect of the proposed rear dormer on the living conditions of occupiers of 28 Queens Road and 30 Queens Road
  • Whether the proposed development would pose a risk to life and property, with particular regard to the culverted Malago Main River

What decided it

The unacceptable risk to life and property posed by locating a dwelling on top of the culverted Malago Main River, which would preclude future maintenance and repair and could lead to collapse, substantially outweighed the modest benefits of providing one additional dwelling even under the tilted balance.

The substantial harm from the risk to life and property significantly and demonstrably outweighed the modest benefits of creating an additional dwelling, applying the tilted balance under NPPF paragraph 11d)ii due to the Council's lack of five-year housing land supply.

What the Inspector cited

Development plan policies
Policy BCS21Policy DM27Policy DM29Policy DM30Policy BCS16Policy BCS1Policy BCS5Policy BCS18Policy BCS14
National Planning Policy Framework
Paragraph 11

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.