®Planning appeal decision
57 And 59 Downend Road, Fishponds, Bristol, BS16 5AR
Planning appeal 6005319 at 57 And 59 Downend Road, Fishponds, Bristol, BS16 5AR (Bristol City Council) was dismissed on 31 July 2026 by Inspector S Sharp, by written representations. The main issue, as the Inspector framed it: the effect of the development on the living conditions of future occupiers of the proposed outbuilding arising from the standard of accommodation, in relation to privacy.
for a proposed out-building to provide 1no additional HMO bedrooms for both properties, to increase No 57 to a 8 bed HMO (remains Use Class Sui Generis) and increase No 59 to a 7 bed HMO with change of use from Use Class C4 Houses in multiple occupation for up to 6 people to a Large House in Multiple Occupation for up to 7 people (Sui Generis)
- Authority
- Bristol City Council
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- S Sharp
- Postcode
- BS16 5AR
Main issues, as the Inspector framed them
- the effect of the development on the living conditions of future occupiers of the proposed outbuilding arising from the standard of accommodation, in relation to privacy
- the living conditions of future occupiers of the host properties at Nos 57 and 59 and neighbouring properties at 55 and 61 Downend Road in relation to privacy
- the ability of future occupiers of the host property to access and then use bicycles as a non-car mode of travel to and from services and facilities
- the living conditions of future occupiers of the proposed outbuilding in relation to the accessibility to shared facilities within the host properties
What decided it
The moderate harm to privacy of future occupiers of the proposed outbuilding and existing occupiers of the host and neighbouring properties, combined with minor harm to cycle accessibility, outweighed the minor benefits of housing supply and energy efficiency.
The minor benefits of efficient use of previously developed land, contribution to HMO supply, and energy efficiency measures did not outweigh the moderate harm to privacy and minor harm to cycle access, resulting in dismissal.
What the Inspector cited
- Development plan policies
- Policy BSC21Policy BCS18Policy BCS14Policy BCS10Policy DM27Policy DM29Policy DM23
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
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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.