11 Keys Avenue, BRISTOL, BS7 0HQ

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

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

Framework references: 11

Plan policies cited: BCS21, DM26, DM27, DM29, BCS10, BCS15, DM23, DM32

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.