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Pier View 34 Oldminster Road Sharpness Berkeley Gloucestershire GL13 9NA

S.25/0228/FULFull Planning ApplicationRefused
Full

Refused on 24 July 2025

Council decision: RefusalDelegated (officer decision)4 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

Part-conversion of Pier View Hotel to create 4no. self-contained flats (Use Class C3) and retained public house (sui generis), with single-storey rear extension, parking, and associated works

Received
5 February 2025
Decision level
Delegated (officer decision)
Ward
Berkeley Vale Ward
  1. Received5 Feb
  2. Validated13 Feb
  3. Consult.29 May
  4. Target24 Jul
  5. Decided24 Jul

Decided in 161 days (council typically 49)

About this application

This is a full planning application for a single storey rear extension at Pier View 34 Oldminster Road Sharpness Berkeley Gloucestershire GL13 9NA. Stroud has handled 3,349 applications of this type. This one was decided in 169 days, 17 weeks longer than Stroud's typical decision time. There have been 3 other applications at this address. In the past year there have been 108 applications across Berkeley Vale Ward. We hold 141 applications in total for the GL13 postcode area.

86% of full applications at Stroud District Council were approved. Across all application types, the council typically decides in about 7 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. Insufficient information has been submitted to enable the Local Planning Authority to assess the potential impacts to reptiles and badgers in accordance with the Wildlife and Countryside Act 1981 (as amended), the Protection of Badgers Act 1992, Local Plan policy ES6, Chapter 15 of the National Planning Policy Framework and Section 40 of the Natural Environment and Rural Communities Act 2006.
  2. The application fails to provide sufficient information to demonstrate compliance with the statutory Biodiversity Net Gain requirements. In particular, the submission lacks a completed Biodiversity Metric, a habitat baseline plan using UKHAB classification or a draft Biodiversity Gain Plan. Without this information, the Local Planning Authority cannot assess whether the proposed development would result in measurable net gain in biodiversity. The proposal is therefore contrary to the Environment Act 2021 and local planning policies CP14 and ES6 of the Stroud District Local Plan, 2015.
  3. Development within the 12.6km core catchment zone of the Severn Estuary Special Area of Conservation will have a significant likely impact on the protected site. In the absence of either a bespoke mitigation scheme or a financial contribution to the council's mitigation scheme, the development fails to mitigate its impact on the Severn Estuary Special Area of Conservation. The development is therefore contrary to the Conservation of Habitats and Species Regulations 2017 and policy ES6 of the adopted Stroud District Local Plan (November 2015).
  4. The application site represents one of two sites abutting each other. For the purposes of affordable housing the Council treats these as one site. The combined site (including S.25/0216/FUL) results in residential development of 9 units. The site is in Hinton Parish to which is designated as a rural area (SoS 2018 S.157 of the Housing Act) where the trigger of Core Policy CP9 of 4 units or more is therefore met. This proposal subdivides the development and in the absence of an appropriate legal agreement to secure affordable housing for the overall site, the proposal fails to meet the requirements of the National Planning policy Framework, Policy CP9 of the Stroud District Local Plan (2015) and the adopted Planning Obligations Supplementary Planning Document' (April 2017).

From the council's decision notice.

Application details

Postcode
GL13 9NA
Application type
Full Planning Application
Scale / size
Medium
Parish
Hinton Parish Council

Planning application dates

Date validated
13 February 2025
Consultation expiry
29 May 2025
Consultation end
29 May 2025
Target decision date
24 July 2025

Applicant and agent

Agent address
Stokes Morgan Planning Ltd 41A High Street Nailsea BS48 1AS

Planning decision

Statutory period
161 days

Additional information

Documents
33

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, 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.

Associated applications

  1. 2025
    5 Feb

    Part-conversion of Pier View Hotel to create 4no. self-contained flats (Use Class C3) and retained public…

    This applicationRefusedFullS.25/0228/FUL
  2. 2025
    4 Feb

    Erection of 5no. dwellinghouses (Use Class C3), with parking & associated works

    RefusedFull Planning ApplicationFiled alongsideS.25/0216/FUL

Source: Stroud

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