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Dismissed21 November 20253361577

267 Hotwell Road, Bristol, BS8 4SF

Planning appeal 3361577 at 267 Hotwell Road, 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 the occupiers of the ground floor flat at 269 Hotwell Road, with particular regard to the concentration of Houses in Multiple Occupation (HMOs) in the area.

a change of use from existing office use to residential accommodation in the form of an eight-bed house in multiple-occupation (Sui Generis)

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 the occupiers of the ground floor flat at 269 Hotwell Road, with particular regard to the concentration of Houses in Multiple Occupation (HMOs) in the area
  • Highway safety
  • Climate change, with particular regard to future energy use and carbon dioxide emissions
  • The significance of designated heritage assets

What decided it

The less than substantial harm to the significance of the Grade II listed building and conservation area caused by internal alterations and increased waste storage clutter was not outweighed by the limited public benefits of the proposal, and the proposal conflicted with the development plan as a whole.

The benefits of housing delivery and environmental improvements were outweighed by the less than substantial harm to the significance of designated heritage assets, which attracted considerable weight and was not justified by the public benefits of the proposal.

What the Inspector cited

Development plan policies
Policy DM2Policy BCS21Policy DM32Policy BCS14Policy BCS22Policy DM30Policy DM31
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 authority’s record since 2016 · every decision in 2025

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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.