Town and Country Planning Act 1990

(as amended)
Town and Country Planning (Development
Management Procedure) (England) Order
Appeal by
Scot Parker (River Estates) Limited
At 322 Wells Road, Knowle, Bristol, BS4 2QG
Planning Inspectorates reference: AEY/K1985/F
Local Planning Authoritys Reference: 2012/03227

Case Officer: Atiah Emmanuel
Authority: BRISTOL CITY COUNCIL
Date: 4
th
August 2014


Content of Presentation

Description of the appeal site and its surroundings;
The relevant planning history;
Description of the appeal proposal;
Public Consultation and representations
Policy Basis:
Considerations
Planning considerations
Conclusions
List of documents produced with the statement.
Scope Of The Response

This statement is submitted by the Bristol City Council in response to the appeal
under against the refusal of planning application 2012/03227 for the proposal to
convert the existing property of two storey Victorian Villa to form 6 residential flats
including the demolition of the previous extensions to the house; the erection of
two new houses to the rear of the existing property and erection of a small shop
fronting Wells Road.
Description of the appeal site and its surroundings
The site is 322 Wells Road located in Knowle in the south west of Bristol. The total land size
of the proposed site is 1, 010sqm with a street frontage of 8.3 m and is located east of a
busy junction on the Wells Road opposite the Broad Walk Shopping centre. The centre of
the site is 2.7m wide and 24m deep rear access off Talbot Road.
The south of the site is a doctors surgery located at 322 and 324 Wells road.
The east of the site is the residential Talbot street which is limited on street parking due to
the double yellow lines in place and the gardens of the adjoining buildings positioned
directly on Wells Road.
The rear of the site (Henbury house side) is a narrow access lane and a single storey garage
which fronts onto Talbot Road.
The northern side of the application is 320 Wells Road which has a line-up of shops fronting
onto Wells Road, with a dry cleaning shop operating there and on the upper floor is a
residential property and this arrangement is all over the eastern stretch of Wells Road.



Description of the appeal proposal

The appeal proposes development for a total of two storey flats with three bedrooms
on each and two parking spaces for each flat.

The north east of the site is a narrow access lane and a single storey garage which
fronts onto Talbot Road.


Appendix 3 is the photo of the narrow lane. A shop is proposed in front of the flats
fronting onto Wells Road.

Public Consultation and Representations

A consultation with the neighbourhood was under taken by the Council through
advertisement to gather their views and comments on the proposed development
and several views and comments were gathered.

Application Decision

Though there were seven refusal reasons; this inquiry will concentrate on reasons 3,
4 and 5 which are transport related.
The relevant policy do not stop accommodation to be provided without off-street
parking where there is sustainable modes of transport, but in this development the
provision of six bedroom flats without adequate car parking make it adequate for
the area.
Policy M1 (I, ii, and iii) provides that developments in an already congested area
make provision for safe and adequate access onto the existing highway, and should
not introduce onto the highway any additional level of traffic or increase the volume
of on-street parking.

Planning Policy Context
Three main policy documents were used to anlyze the policy senarios and these
include the following:
Section 38 (6) of the Planning and Compulsory Purchase Act 2004 (P&CA) states, If
regard is to be had to the development plan for the purpose of any determination to
be made under the planning Acts the determination must be made in accordance
with the plan unless material considerations indicate otherwise.
National Planning Policy Framework March 2012(NPPF) states that the location of a
development should create an efficient platform for the delivery of goods and
services and Local authorities together with neighbouring authorities to provide
safer support for motorists and other road users.
Bristol Local Plan Adopted December 1997
It was adopted in December 1997 and among the old developmental planning policy of
Bristol. It is usually recommended to be used along with the Bristol Core Strategy and also
in conjunction with the proposal map adopted in 1997.


The Bristol Core Strategy
This policy was adopted in June 2011 and also predates the NPPF. It replaced fifty nine of
the Saved Local Plan Policies of Bristol and is consistent with the national policy (NPPF).


Bristol Development Framework Site Allocations and Development Management July 2014
(BDFSADM).
It is the most recent policy which was adopted on the 22 July, 2014 and commends that
development should:
Provides that Safe and adequate access for all sections of the community within the
development and onto the highway network and for pedestrians and cyclists including,
where appropriate, enhancing the pedestrian and cycle network as well as adequate access
to public transport.
Other Material Considerations
The Highways code
Manual for street
Bristol Shop front Guidelines


Planning Considerations
Reason Policy 3: M1 of the Bristol Local Plan (1997) now DM 23 of the BDFSADM.
Policy (iii) of M1 prohibits any introduction of traffic of excessive volume, size, or weight
of onto a highway that already suffers for space to cater for local parking and servicing
needs.

Reason 4: Policy M1 of the Bristol Local Plan (1997). A comparative analysis of this
development with M1 policy concluded that this development will result in increased
demand for on-street parking around the site, in an area which is heavily congested.


Conclusion
It is recommended that the application for the development permit to be refused as a result
of the following noted key points below:
The inability of the application in making provision for adequate space for each flat and the
failure to provide space for service vehicles to load and unload and to freely carry out their
daily activities qualifies the development as over development. This situation is contrary to
Policy DM27 of the BDFSADM 2014
Secondly, the area already suffers from intense parking problems and the unavailability of
street space coupled with the pressure on the wider area makes it unacceptable to accept
an application of such magnitude. This is contrary to M1 (iii)of the Bristol Local Plan and
policy DM21 of the BDFSADM 2014.
Finally due to the unavailability of safe arrangements by the application to encourage or
provide means for other modes of transport such as cycling and walking contrary to policy
M1 (v)

THANK YOU
MPUSE YA