®Planning appeal decision
Land on the South West Side of Duck Street, Tytherington, GL12 8QB
Planning appeal 3360622 at Land on the South West Side of Duck Street, Tytherington, GL12 8QB (South Gloucestershire Council) was dismissed on 30 September 2025 by Inspector Sargent J, following a hearing. The main issue, as the Inspector framed it: whether the development would be contrary to the spatial strategy.
the erection of up to 75 dwellings, public open space including a new community orchard and associated works including drainage, with a new access to serve Mill Farm from Duck Street
- Authority
- South Gloucestershire Council
- Appeal type
- major · Planning Appeal
- Procedure
- Hearing
- Development
- residential · Major dwellings
- Inspector
- Sargent J
- Postcode
- GL12 8QB
Main issues, as the Inspector framed them
- whether the development would be contrary to the spatial strategy
- whether this would be a sustainable location for new housing
- its effects on heritage assets
- its impact on the character and appearance of the area
- whether public benefits would outweigh any heritage harm identified, and, if development plan conflict would result from any or all of the above, whether that harm would significantly and demonstrably outweigh the benefits of the scheme
What decided it
The credible prospect that funding for the site's only appropriate public transport service would end by March 2026 with no certainty of renewal, undermining the sustainability of the location, outweighed the housing and affordable housing benefits in the planning balance.
the benefits of housing delivery, affordable housing and other lesser benefits were clearly and demonstrably outweighed by concerns over the future sustainability of the location arising from uncertain bus service funding, compounded by limited harms to the spatial strategy and to character and appearance
What the Inspector cited
- Development plan policies
- Policy CS15Policy CS5Policy CS34Policy PSP40Policy CS8Policy PSP11Policy PSP11(3)(i)Policy PSP11(3)(ii)Policy PSP17Policy CS9Policy CS18Policy CS4A
- National Planning Policy Framework
- Paragraph 8Paragraph 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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.