Land to the Rear of 12 - 28 Ashgrove Avenue, Bishopston, Bristol, BS7 9LJ

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on highway safety
• the effect of the proposal on the living conditions of the occupiers of neighbouring properties with regard to outlook, light levels, privacy and noise disturbance
• whether the proposal would provide acceptable living conditions for future occupiers
• whether the proposal would provide adequate mitigation for the loss of trees
• the ecological impacts of the proposal

What decided it

The cumulative harm to character and appearance, highway safety, neighbouring living conditions, trees and ecology, when weighed against the benefits of three dwellings in a location with good access to facilities, significantly and demonstrably outweighed those benefits under the tilted balance test.

The significant weight attached to housing delivery benefits was outweighed by the significant weight given to the conflicts with development plan policies on design, amenity, highway safety, trees and biodiversity, such that the adverse impacts significantly and demonstrably outweighed the benefits when assessed against the Framework taken as a whole.