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Dismissed4 November 20253369573

Land to the North of St Anne's Road, St Anne's, Bristol, BS4 4DQ

Planning appeal 3369573 at Land to the North of St Anne's Road, St Anne's, Bristol, BS4 4DQ (Bristol City Council) was dismissed on 4 November 2025 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: Whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development.

application for permission in principle for dwelling units numbering between 8-9 units

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Smith J
Postcode
BS4 4WW

Main issues, as the Inspector framed them

  • Whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development

What decided it

The risks arising from flooding provide a strong reason for refusing the development proposal under paragraph 11d)(i) of the Framework, displacing the presumption in favour of development and allowing determination under normal planning balance, where the identified harms significantly outweigh the housing benefits.

The moderate weight given to housing supply and accessible location benefits was outweighed by the significant weight attributed to harms arising from flood risk, wildlife corridor loss, coal mining risks, local centre policy conflict, and public rights of way impacts, resulting in dismissal.

What the Inspector cited

Development plan policies
Policy BCS8Policy DM13Policy DM9Policy BCS9Policy DM19Policy BCS16Policy DM37Policy DM23
National Planning Policy Framework
Paragraph 11Paragraph 135Paragraph 172Paragraph 63

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 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.