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Dismissed7 October 20253365891

172 St. Johns Lane, Bristol, BS3 5AR

Planning appeal 3365891 at 172 St. Johns Lane, Bristol, BS3 5AR (Bristol City Council) was dismissed on 7 October 2025 by Inspector Wiltshire M, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and appearance of the area.

erection of extensions at first and second floor level and the change of use from retail (A1) to 3no. self-contained flats, including alterations to existing shopfront

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Wiltshire M
Postcode
BS3 5AR

Main issues, as the Inspector framed them

  • the effect of the development on the character and appearance of the area
  • the living conditions of the occupiers of 174 St Johns Lane and 9 Kensal Avenue with regard to outlook

What decided it

The adverse impacts on character and appearance and neighbouring living conditions significantly and demonstrably outweighed the modest housing benefits, even under the tilted balance applicable to areas with insufficient five-year housing land supply.

the modest benefits of three dwellings to housing supply were significantly and demonstrably outweighed by the adverse impacts on character and appearance and neighbouring residents' living conditions

What the Inspector cited

Development plan policies
Policy BCS21Policy DM26Policy DM27Policy DM30
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 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.