13 Risdale Road, Ashton, Bristol, BS3 2QU

erection of a detached dwellinghouse

Authority: Bristol City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Han U

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the surrounding area
whether the proposed development would be capable of complying with the general condition of planning permission set out at paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 (as amended) in respect of Biodiversity Net Gain (BNG)

What decided it

The harm to character and appearance caused by the incongruous height and roof design of the proposed dwelling, when weighed against the modest benefits of a single additional house in the context of the tilted balance, significantly and demonstrably outweighs the benefits.

The significant harm to character and appearance, given substantial weight for consistency with the development plan, outweighed the modest benefits of housing delivery and sustainable design, such that the presumption in favour of sustainable development did not apply.

Framework references: 11, 232

Plan policies cited: Policy BCS21, Policy DM26, Policy DM27, Policy DM8, Policy DM29

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.