®Planning appeal decision
5 East Street, Avonmouth, Bristol, BS11 9AN
Planning appeal 3361185 at 5 East Street, Avonmouth, Bristol, BS11 9AN (Bristol City Council) was dismissed on 29 July 2025 by Inspector O'Neill A, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the living conditions of neighbouring occupiers at 4 East Street, with respect to noise and disturbance.
the erection of a two-storey side extension, single-storey rear extension, and 2no. dormer roof extensions, and the change of use to a 7 -person large dwelling house in multiple occupation (sui generis)
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- O'Neill A
- Postcode
- BS11 9AN
Main issues, as the Inspector framed them
- The effect of the proposal on the living conditions of neighbouring occupiers at 4 East Street, with respect to noise and disturbance
What decided it
The material harm to the living conditions of neighbouring occupiers at 4 East Street through noise and disturbance from the intensified use of the property as a 7-person HMO significantly and demonstrably outweighs the limited benefits of housing choice and minor social and economic benefits, even under the tilted balance of paragraph 11(d)(ii) of the NPPF.
The conflict with development plan policies BCS21, BCS23, DM2, DM30 and DM35 (given significant weight as consistent with the Framework) was not outweighed by the limited benefits of housing choice and minor social and economic benefits; the adverse impacts of noise and disturbance significantly and demonstrably outweighed the benefits when assessed against the Framework as a whole, and the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy BCS21Policy BCS23Policy DM2Policy DM30Policy DM35
- National Planning Policy Framework
- Paragraph 11Paragraph 135Paragraph 198Paragraph 232
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.