Chasefield House, 888 Fishponds Road, Bristol, BS16 3XB

Main issues, as the Inspector framed them

• the effect of the proposed development on the cedar tree within the site, and its contribution as green infrastructure to the character and appearance of the site and its surroundings, including the Stapleton and Frome Valley Conservation Area
• the living conditions of occupiers of Eaton Close in relation to outlook
• the living conditions of occupiers of Laburnum Grove and Chasefield Lane in relation to noise and disturbance associated with vehicular traffic travelling to and from the site
• biodiversity including whether biodiversity net gain (BNG) can be delivered
• highway safety specifically in relation to the proposed use of Chasefield Lane for access and the junction of Chasefield Lane and Fishponds Road
• the balance and mix of dwellings available in the area

What decided it

The harm to the significance of the conservation area through the likely loss or reduction of the cedar tree, combined with significant harm to neighbouring living conditions, provides a strong reason for refusal that outweighs the public benefits of housing supply in an area with a shortfall.

The public benefits of housing supply in an area with unfulfilled need, construction employment and economic benefits were afforded minor weight and did not outweigh the moderate less-than-substantial harm to the conservation area and the significant harm to neighbouring living conditions; the harm to the conservation area provided a strong reason for refusal under NPPF paragraph 11d)i).