®Planning appeal decision
Kingsholm Inn, 8-10 Kingsholm Road, Gloucester, GL1 3AT
the “erection of two-storey detached building to the rear of the Kingsholm Inn to provide 3 no 1 bed flats. Change of use of part of ground floor of public house to Class E and reconfiguration of ground floor to provide new toilet facilities; alterations to existing flats including extensions to provide 6 no 1 bed flats (ie 1 no additional). Associated external alterations mainly to rear and sides of the building including new stair / access core
- Authority
- Gloucester City
- Appeal type
- Planning
- Procedure
- Written
- Development
- residential
- Postcode
- GL1 3AT
Main issues, as the Inspector framed them
- the effect of the scheme upon the character and appearance of the area
- the effect upon the living conditions of nearby residents, having particular regard to outlook, overshadowing and light levels, and the effect upon the living conditions of future residents, having particular regard to privacy and external and internal space
- whether the scheme would result in an unacceptable flood risk, having regard to surface water drainage
- the effect upon highway safety, having particular regard to parking
- the effect upon a protected habitat site
What decided it
The cumulative harm to character and appearance, living conditions, flood risk management, highway safety and protected habitat integrity, when weighed against the housing benefits, could not be justified under the development plan or the Framework's presumption in favour of sustainable development.
The substantial benefit of providing four additional homes in a location with a 3.1-year housing land supply shortfall, and modest benefits from efficient land use, sustainable location and retention of the public house, were outweighed by significant harm to character and appearance, living conditions of existing and future residents, unresolved flood risk and drainage concerns, ambiguous highway impacts, and unmitigated effects on a protected habitat site; the presumption in favour of sustainable development did not apply.
Framework references: 11
Plan policies cited: Policy SD4, Policy SD9, Policy SD14, Policy INF1, Policy INF2, Policy A1, Policy E1, Policy E4, Policy E6, Policy F1, Policy F6, Policy G1
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.