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11 Whitecross Road Weston-super-Mare BS23 1EP

25/P/2348/FULFull ApplicationRefused
Full

Refused on 21 January 2026

Council decision: RefuseDelegated (officer decision)3 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Proposed change of use from a 6-bed HMO (C4) to a 7-bed HMO (sui generis).

Received
12 November 2025
Decision level
Delegated (officer decision)
Public comments
1
Council
North Somerset
Ward
Weston-super-Mare Central
Agent
Stokes Morgan Planning Ltd
  1. Received12 Nov
  2. Validated12 Nov
  3. Consult.
  4. Target23 Jan
  5. Decided21 Jan

Decided in 70 days (council typically 56)

About this application

This is a full planning application for a change of use at 11 Whitecross Road Weston-super-Mare BS23 1EP. North Somerset has handled 5,093 applications of this type. This one was decided in 70 days, 2 weeks longer than North Somerset's typical decision time. The site is in the Great Weston conservation area. There have been 2 other applications at this address. In the past year there have been 85 applications across Weston-super-Mare Central. We hold 2,070 applications in total for the BS23 postcode area.

90% of full applications at North Somerset were approved. Across all application types, the council typically decides in about 8 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. The development site is located within an Area of Restricted Subdivision where the further subdivision of Houses of Multiple Occupation are not accepted. The proposal would further increase the concentrations of HMO provision in an area identified as needing restrictions on this type of development. This is contrary to Policy DM39 of the Development Management Policies.
  2. The site lies within an area that is at risk from flooding and the application fails to include a satisfactory Flood Risk Assessment that demonstrates that the development will be safe for its lifetime taking account of the vulnerability of its users and, where possible, reducing the flood risk overall. In the absence of a satisfactory Flood Risk Assessment, the proposed development is considered to be at an unacceptable and avoidable risk of flooding, contrary to policy CS3 of the North Somerset Core Strategy, policy DM1 of the North Somerset Sites and Policies Plan (Part 1) and paragraphs 170 and 181 of the National Planning Policy Framework (and the associated Planning Practice Guidance).
  3. The submitted plans and supporting documents do not provide sufficient information for the Local Planning Authority to understand the potential impact of the proposed bin store on the character and appearance of the Conservation Area. This is contrary to section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended), the National Planning Policy Framework, policies CS5 and CS12 of the APPLICATION NUMBER - 25/P/2348/FUL

From the council's decision notice.

Application details

Postcode
BS23 1EP
Application type
Full Application
Scale / size
Medium
Parish
Weston-super-Mare

Planning application dates

Date validated
12 November 2025
Target decision date
23 January 2026

Applicant and agent

Agent
Stokes Morgan Planning Ltd
Agent address
1 The Lodge Spillmans Court Stroud GL5 3RU

Planning decision

Statutory period
72 days

Additional information

Documents
12

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Conservation area: Weston-super-Mare
  • Article 4 direction: Great Weston Conservation Area, Weston-super-Mare
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (22)

flood storage 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: North Somerset

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