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128 Church Road Redfield Bristol BS5 9HH

25/12514/FFull PlanningRefused
Full

Refused on 23 March 2026

Delegated (officer decision)3 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

The proposed development involves a change of use from Class E retail to Sui Generis use hot food takeaway. Internal alterations. A new external extraction flue.

Received
6 June 2025
Decision level
Delegated (officer decision)
Ward
Easton
  1. Received6 Jun
  2. Validated21 Jan
  3. Consult.19 Feb
  4. Target18 Mar
  5. Decided23 Mar

Decided in 61 days (council typically 42)

About this application

This is a full planning application for a change of use at 128 Church Road Redfield Bristol BS5 9HH. Bristol has handled 4,736 applications of this type. This one was decided in 290 days, 35 weeks longer than Bristol's typical decision time. There have been 2 other applications at this address. In the past year there have been 40 applications across Easton. We hold 1,443 applications in total for the BS5 postcode area.

88% of full applications at Bristol City Council were approved. Across all application types, the council typically decides in about 6 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. Not only would the proposal be within walking distance of 3 schools and a park, but in spite of the site's location within a designated centre, it would also result in a harmful concentration of such uses and would have negative impacts on the health of the population in this area given that the development would exacerbate an existing adverse impact on local health. The application is therefore contrary to the National Planning Policy Framework (2024) paragraph 97, policies BCS7 of the Bristol Core Strategy (2011), DM10 of the Adopted Bristol Local Plan Site Allocations and Development management Policies (2014), and draft policy HW3 of the emerging local plan
  2. It has not been demonstrated that the proposal would not give rise to unacceptable conditions of noise disturbance and pollution to neighbouring dwellings, creating an environment of poor amenity. The development fails to accord with the National Planning Policy Framework (2024); policy BCS23 of the Bristol Core Strategy; and policy DM35 of the Site Allocations and Development Management Policy and must therefore be refused. The application is therefore contrary to the National Planning Policy Framework (2024), policies BCS23 of the Bristol Core Strategy (2011), DM35 of the Adopted Bristol Local Plan Site Allocations and Development management Policies (2014)
  3. The proposal does not include Waste store, and the proposal would significantly reduce the usable width of the footway and obstruct the flow of pedestrians leading to an unacceptable pinch point that impedes the pavement making the highway unsafety. The application is therefore contrary to the National Planning Policy Framework (2024), policies BCS10 and BCS15 of the Bristol Core Strategy (2011), DM23 and DM32 of the Adopted Bristol Local Plan Site Allocations and Development management Policies (2014) Advice(s)

From the council's decision notice.

Application details

Postcode
BS5 9HH
Application type
Full Planning
Scale / size
Small
Parish
Greater Fishponds

Planning application dates

Date validated
21 January 2026
Consultation expiry
20 February 2026
Consultation end
19 February 2026
Neighbour consultation end
20 February 2026
Target decision date
18 March 2026

Planning decision

Statutory period
56 days

Additional information

Planning Portal ID
PP-14074301
Documents
12
Constraints
4

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: Article 4 East
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Bristol

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