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Planning appeal decision

Allowed7 November 20253368865

91 Sandling Avenue, Horfield, Bristol , BS7 0HS

Planning appeal 3368865 at 91 Sandling Avenue, Horfield, Bristol , BS7 0HS (Bristol City Council) was allowed on 7 November 2025 by Inspector Burch S, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character of the area with regard to housing choice, community cohesion, and the 'sandwiching effect'.

for the change of use from up to 6-bedroom small house in multiple occupation (C4) to a 7-bedroom large house in multiple occupation (Sui Generis) for up to seven people including rear extension, loft conversion, parking, bin storage and cycle parking

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Burch S
Postcode
BS7 0HS

Main issues, as the Inspector framed them

  • the effect of the proposal on the character of the area with regard to housing choice, community cohesion, and the 'sandwiching effect'
  • the living conditions of neighbouring occupiers, with regard to noise and disturbance

What decided it

The fall-back position allowing a 6-bedroom HMO, combined with the limited additional impact of one extra bedroom on character and living conditions, justified allowing the appeal despite the high concentration of HMOs in the locality.

What the Inspector cited

Development plan policies
Policy DM2Policy DM29Policy BCS18Bristol Local Plan – Site Allocations and Development Management Policies (2014)Bristol Development Framework Core Strategy (2011)

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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More decisions in Bristol City Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed27 October 20266010371
    128 Church Road, Bristol, BS5 9HH
  2. Allowed22 October 20266011341
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  3. Dismissed19 October 20266010470
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  4. Dismissed12 October 20266015349
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  5. Dismissed12 August 20266005564
    Chasefield House, 888 Fishponds Road, Bristol, BS16 3XB

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.