23 Kersteman Road Bristol BS6 7BX

1. 1.Design and Heritage The proposed development, by reason of its siting, form, scale and layout, would result in a cramped and over intensive form of infill development that fails to respect the established plot pattern, spacing and openness that characterise this part of the Cotham and Redland Conservation Area. The erosion of the corner plot side spacing, together with the forced conversion of a detached dwelling into a semi detached form, harmful roof alterations, loss of garden space and use of unsympathetic materials, would harm the character, appearance and significance of the Conservation Area. This harm would be less than substantial but is not outweighed by any public benefits. The proposal therefore fails to preserve or enhance the character or appearance of the Conservation Area and is contrary to Policies BCS21 and BCS22 of the Bristol Core Strategy, and Policies DM26, DM27 and DM31 of the Site Allocations and Development Management Policies, the statutory duty under Section 72 of the Planning Listed Buildings and Conservation Areas Act 1990, and the National Planning Policy Framework 2024.
2. 2.Neighbouring Amenity The proposed development, by reason of its siting, scale and massing on an elevated site, would result in an overbearing and visually intrusive form of development that would create an unacceptable sense of enclosure and harm the outlook and enjoyment of neighbouring occupiers, particularly to the rear garden of 67 Salisbury Road, contrary to Policy BCS21 of the Bristol Core Strategy and Policies DM26, DM27 and DM29 of the Site Allocations and Development Management Policies, and the National Planning Policy Framework 2024.
3. 3.Highways and Safety The proposed development, by reason of the absence of cycle parking provision, lack of refuse and recycling storage details, and failure to demonstrate safe and convenient vehicle access through an adequately justified parking layout, would give rise to unacceptable highway safety and servicing concerns, exacerbated by nearby pedestrian activity, and is therefore contrary to Policies BCS10 and BCS15 of the Bristol Core Strategy, and Policies DM23 and DM32 of the Site Allocations and Development Management Policies, and the National Planning Policy Framework 2024.
4. 4.Trees The proposed development, in the absence of an arboricultural survey, arboricultural impact assessment or tree protection plan, fails to demonstrate that existing trees and green infrastructure would be adequately retained, protected or replaced, resulting in potential harm to trees that contribute to the character of the Cotham and Redland Conservation Area, contrary to Policy BCS9 of the Bristol Core Strategy, and Policies DM15, DM17 and DM27 of the Site Allocations and Development Management Policies.
5. 5.Biodiversity Net-Gain The proposed development, in the absence of sufficient ecological and arboricultural information, fails to demonstrate that biodiversity interests would be safeguarded or that the development would qualify for exemption from mandatory Biodiversity Net Gain requirements, and is therefore contrary to Policy DM19 of the Site Allocations and Development Management Policies and Schedule 7A of the Town and Country Planning Act 1990.

From the council's decision notice.

Postcode

BS6 7BX

Application type

Full Planning

Scale / size

Small

Parish

Bishopston, Cotham And Redland

Date validated

19 February 2026

Consultation expiry

1 April 2026

Consultation end

23 March 2026

Neighbour consultation end

23 March 2026

Target decision date

16 April 2026

Statutory period

56 days

Advertisement expiry

1 April 2026

Site notice end

1 April 2026

Planning Portal ID

PP-14445104

Documents

21

Constraints

12