®Planning appeal decision
98-100 East Street, Bristol, BS3 4EY
Planning appeal 3372149 at 98-100 East Street, Bristol, BS3 4EY (Bristol City Council) was dismissed on 29 January 2026 by Inspector Perrins N, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area including the Bedminster Conservation Area.
Erection of first-floor rear extension and change of first floor Class E floorspace to a self-contained flat; erection of a second-floor extension to create 1 self-contained flat; erection of a four-storey building fronting Herbert Street comprising 4 self-contained flats
- Authority
- Bristol City Council
- Appeal type
- other · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Unknown
- Inspector
- Perrins N
- Postcode
- BS3 4EY
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the area including the Bedminster Conservation Area
- Living conditions of existing residents in respect of privacy and whether appropriate living conditions would be secured for future occupiers with particular regard to privacy
What decided it
The less than substantial harm to the special significance of the Bedminster Conservation Area, combined with harm to living conditions through mutual overlooking, provides a strong reason for refusal that outweighs the modest public benefits of 6 dwellings.
The less than substantial harm to the conservation area and harm to living conditions of existing and future occupiers outweighed the public benefits of 6 dwellings on a previously developed site in a sustainable location, which would make only a limited contribution to the Council's housing supply shortfall.
What the Inspector cited
- Development plan policies
- Policy BCS21Policy BCS22Policy BCS13Policy BCS14Policy DM27Policy DM28Policy DM29Policy DM31
- National Planning Policy Framework
- Paragraph 11Paragraph 212Paragraph 215
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
More decisions in Bristol City Council
The authority’s record since 2016 · every decision in 2026
- Dismissed27 October 20266010371128 Church Road, Bristol, BS5 9HH
- Allowed22 October 20266011341172 Filton Avenue, Filton, Bristol, BS7 0AX
- Dismissed19 October 2026601047046 Berkeley Road, Speedwell, Bristol, BS16 3NB
- Dismissed12 October 20266015419Gloucester Road Service Station, 410 - 424 Gloucester Road, Horfield, Bristol, BS7 8TX
- Dismissed12 October 202660153491 Kennard Road, St George, BS15 8AA
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.