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Planning appeal decision

Dismissed25 June 20266004905

Land at Northwick Road, Pilning, BS354HF

Planning appeal 6004905 at Land at Northwick Road, Pilning, BS354HF (South Gloucestershire Council) was dismissed on 25 June 2026 by Inspector Jonathan Edwards, following a hearing. The main issue, as the Inspector framed it: flood risk.

change of use of land to a Gypsy and Traveller caravan site

Authority
South Gloucestershire Council
Appeal type
Planning
Procedure
Hearing
Development
caravan-gypsy
Inspector
Jonathan Edwards
Postcode
BS35 4HF

Main issues, as the Inspector framed them

  • flood risk
  • the need for and the supply of Gypsy and Traveller pitches
  • whether the proposal would represent inappropriate development in the Green Belt
  • whether the site is in an appropriate location having regard to accessibility to services
  • the effect of the development on the setting and the significance of the Tower of the Church of St Thomas, a Grade II Listed Building

What decided it

The residual flood risk from a breach of coastal defences, which the Inspector found could not be safely managed for this highly vulnerable use, provided a strong reason to refuse the development notwithstanding the benefits.

Very great weight attached to the public benefits of meeting unmet Gypsy and Traveller pitch need and personal circumstances of the occupants did not outweigh the overriding harm from residual flood risk, so the balance tipped against allowing the appeal.

What the Inspector cited

Development plan policies
Policy CS9Policy CS5Policy CS1Policy PSP20Policy CS21Policy CS8Policy PSP11Policy PSP40Policy PSP17Policy CS4Policy CS4A
National Planning Policy Framework
Paragraph 8Paragraph 9Paragraph 11Paragraph 110Paragraph 115Paragraph 153Paragraph 154Paragraph 155Paragraph 177Paragraph 181Paragraph 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 applied

The decision letter

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More decisions in South Gloucestershire Council

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

  1. Dismissed13 October 20266010963
    Elmbarn Farm, Westerleigh Road, Westerleigh, BS37 8QF
  2. Dismissed13 October 20266009931
    Land at Wapley Road, Codrington, Bristol, BS37 6RY
  3. Planning permission granted4 September 20263378284
    Land Adjacent to Orchard Farm Cottage, Pomphrey Hill, Mangotsfield, Bristol, BS16 9NF
  4. Planning permission granted17 August 20263378286
    Land At Northwick Road, Pilning, Bristol, BS35 4LX
  5. Dismissed13 July 20266006492
    Long Acre Farm, Dodington Lane, Dodington, BS37 6SD

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.