®Planning appeal decision
22 Begbrook Lane, Stapleton, Bristol, BS16 1HP
Planning appeal 3363175 at 22 Begbrook Lane, Stapleton, Bristol, BS16 1HP (Bristol City Council) was dismissed on 10 July 2025 by Inspector Barton P, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the host building and the surrounding area.
To complete a double story side extension and a single story rear extension. Along with a loft conversion that falls under permitted development. Also, a change of use from dwelling house to HMO. In addition to some Interior alteration to enhance the space overall”
- Authority
- Bristol City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Barton P
- Postcode
- BS16 1HP
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the host building and the surrounding area
- the living conditions of the occupants of 20 Begbrook Lane, with particular regard to daylight and outlook
What decided it
The unacceptable harm to character and appearance of the host building and surrounding area, combined with significant harm to the living conditions of neighbouring occupiers, outweighs the moderate benefits of additional HMO accommodation in a context of housing land supply shortfall.
The moderate weight afforded to the provision of residential accommodation and associated social and economic benefits was significantly and demonstrably outweighed by the harm to character and appearance and the living conditions of neighbouring occupiers, such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy BCS21 of the Bristol Development Framework Core StrategyPolicy DM2 of the Bristol Local Plan Site Allocations and Development Management PoliciesPolicy DM30 of the Bristol Local Plan Site Allocations and Development Management Policies
- 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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
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.