91 Ridgeway Lane Bristol BS14 9PH

1. 1.By virtue of the siting, scale, massing and lack of subservience of the structure, the proposed outbuilding represents an overly prominent addition to the rear of the property. The development would represent an unsatisfactory form of back land housing development, involving an over intensive development of the site. The proposed development would fail to appear subservient to the host dwelling within the garden setting. As such, the proposal would be contrary to adopted guidance set out within SPD2 'A Guide for Designing House Alterations and Extensions' (2005), Policy BCS21 of the adopted Core Strategy 2011 and Policies, DM21 and DM30 of the Site Allocations and Development Management Policies (2014).
2. 2.As a result of the positioning of the windows and doors facing No.89 Ridgeway lane and the close proximity, the proposed annexe would cause harmful overlooking and loss of privacy to that property and prejudice its use in a residential capacity for future occupiers. Accordingly proposals conflict with the NPPF (2025), Policy BCS21 of the Core Strategy (2014), policy DM30 of the Site Allocation and Development Management Policies (2014) and guidance contained within SPD2 (2005).
3. 3.The proposal as submitted does not demonstrate adequate or practical provision within the curtilage of the site for cycle parking and the storage of refuse and recycling. This could result in refuse being stored on the highway, which would be to the detriment of the amenity of the surrounding area and may result in the obstruction of the footway. There is lack of adequate provision for the parking and manoeuvring of bicycles within the curtilage of the site. This is contrary to the National Planning Policy Framework 2025, and Policies BCS10, BCS15, BCS18, BCS21 and BCS22 of the adopted Bristol Core Strategy 2011 and Policies DM23, DM26, DM27, DM30 of the Site Allocations and Development Management Policies Local Plan (July 2014).
4. 4.The proposal has failed to sufficiently consider or mitigate the impact on nearby trees and subsequently the application is contrary to Policies BCS9, BCS11 and BCS21 in the Bristol Core Strategy (2011); Policies DM15, DM17, DM26, DM27 and DM29 in the Site Allocations and Development Management Policies (2014) as well as guidance within the NPPF and the Planning Obligations SPD (2013).
5. 5.Insufficient information has been provided to demonstrate beyond a reasonable doubt that the development is exempt from needing to demonstrate a 10% BNG uplift. It is calculated that the proposed structure would have a floor area in excess of the 25m2 'de minimis' cut-off when the existing sealed surface area of the garage is subtracted from the proposed floor area of the new building. The proposal is therefore contrary to Biodiversity Gain (Town and Country Planning) (Consequential Amendments) Regulations (2024), Biodiversity Gain Requirements (Exemptions) Regulations 2024, and Policy DM19 of the Site Allocations and Development Management policies (2014).

From the council's decision notice.

Postcode

BS14 9PH

Application type

Full Planning

Scale / size

Small

Parish

Stockwood, Hengrove And Whitchurch

Date validated

18 February 2026

Consultation expiry

19 March 2026

Consultation end

19 March 2026

Neighbour consultation end

19 March 2026

Target decision date

15 April 2026

Statutory period

56 days

Documents

10

Constraints

5