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Dismissed7 January 20263375511

11 Keys Avenue, Bristol, BS7 0HQ

Planning appeal 3375511 at 11 Keys Avenue, Bristol, BS7 0HQ (Bristol City Council) was dismissed on 7 January 2026 by Inspector Robinson N, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

construction of 2 bedroom dwelling (self-build) following demolition of existing garage

Authority
Bristol City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Robinson N
Postcode
BS7 0HQ

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

What decided it

The significant harm to the character and appearance of the area, as a key aspect of sustainable development, significantly and demonstrably outweighs the benefits of housing delivery in this case.

the significant harm to character and appearance, weighted as a key aspect of sustainable development, significantly and demonstrably outweighs the significant benefits of housing delivery, such that the proposal does not constitute sustainable development and does not benefit from the presumption in favour of sustainable development

What the Inspector cited

Development plan policies
BCS21DM26DM27DM29BCS10BCS15DM23DM32
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.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2026

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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.