35 Whitecross Road, Weston Super Mare, BS23 1EN

Planning appeal 3372394 at 35 Whitecross Road, Weston Super Mare, BS23 1EN (North Somerset Council) was dismissed on 22 December 2025 by Inspector Robinson N, by written representations. The main issue, as the Inspector framed it: whether the site is a suitable location for the development having regard to flood risk.

retention of retail unit and conversion of storage area to 2 1 -bed flats

Authority: North Somerset Council
Appeal type: other · Planning Appeal
Procedure: Written Representations
Development: residential · Unknown
Inspector: Robinson N
Postcode: BS23 1EN

Main issues, as the Inspector framed them

whether the site is a suitable location for the development having regard to flood risk
whether the proposal would provide acceptable living conditions for future occupiers, with particular regard to outlook

What decided it

The adverse impacts of flood risk to future occupiers and substandard living conditions (poor outlook and limited daylight) significantly and demonstrably outweighed the benefits of delivering 2 dwellings on a brownfield site.

The benefits of housing delivery on a brownfield site with good access to facilities, economic benefits, and retention of retail use were outweighed by the significant harm from flood risk (Flood Zone 3a with no adequate site-specific FRA or safe refuge) and poor living conditions (limited daylight and restricted outlook), such that the adverse impacts significantly and demonstrably outweighed the benefits when assessed against the Framework as a whole.

What the Inspector cited

Development plan policies: CS3DM1DM32DM37
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.

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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.