1 East Priory Close Bristol BS9 4DF

1. 1.The proposed two-storey side extension would fail to respect the local character and distinctiveness of the host dwelling and broader street scene because of its large massing, height, overall proportions, siting, and window form. Consequently, the proposed side extension would not be subservient to the host dwelling and would be highly incongruous and prominent within the wider streetscene. As such, the proposal would not respond appropriately to the shape, form and proportion of existing buildings; and would not respond to locally characteristic architectural styles, rhythms, patterns, features, and themes. The proposal is contrary to the National Planning Policy Framework (2024); Site Allocations and Development Management Policies (2014) DM26, DM27 and DM30; Core Strategy (2011) Policy BCS21; and Supplementary Planning Document 2 (2005).
2. 2.The proposal would result in an overbearing impact and oppressive sense of enclosure for neighbouring properties which would harm neighbouring living conditions. The proposal would not therefore safeguard the amenity of neighbouring occupiers and existing development nor allow existing neighbouring development to achieve appropriate levels of privacy, outlook and daylight. Accordingly, the proposal fails to comply with Policy BCS21 (Quality Urban Design) of the adopted Core Strategy 2011 and Policies DM27 (Layout and Form) and DM30 (Alterations to Existing Buildings) in the Site Allocations and Development Management Policies as well as guidance within the NPPF (2024) and Supplementary Planning Document 2 (A Guide for Designing House Alterations and Extensions).
3. 3.The proposal has failed to sufficiently consider or mitigate the impact on nearby trees and would by virtue of its design, layout, scale and siting result in post-development pressure to prune or remove locally important, prominent, mature trees within the curtilage of application site. Insufficient evidence has been provided to demonstrate that the trees would not be impacted by the proposed development and insufficient mitigation (either on site replacement planting or financial contribution) in accordance with the Bristol Tree Replacement Standard has been proposed or agreed to justify and / or mitigate the loss of existing important green infrastructure. Furthermore, suitable tree protection measures have not been provided. The development is therefore contrary to Section 12 of the National Planning Policy Framework, Policies BCS9, BCS11 and BCS21 of the Bristol Development Framework: Core Strategy (adopted June 2011); Policies DM15, DM17, DM26, DM27 and DM29 of the Bristol Local Plan: Site Allocations and Development Management Policies (adopted July 2014), and guidance within the Planning Obligations SPD 2013.

From the council's decision notice.

Postcode

BS9 4DF

Application type

Full Planning (Householders)

Scale / size

Small

Parish

Henleaze, Stoke Bishop, Westbury On Trym

Date validated

2 February 2026

Consultation expiry

8 April 2026

Consultation end

24 February 2026

Neighbour consultation end

24 February 2026

Target decision date

30 March 2026

Statutory period

56 days

Planning Portal ID

PP-14634836

Documents

13

Constraints

3