Pier View 34 Oldminster Road Sharpness Berkeley Gloucestershire GL13 9NA

1. 1.The proposed five new build dwellings, by reason of their poor design, excessive massing, bulk and heights, disproportionate wall to roof ratios, awkward and uncharacteristic roof pitches, non traditional dormer forms, over complicated roofscapes, and poor plot relationships, would appear visually assertive, unresolved and discordant within its setting. Plots 1 and 2 would form a single, overly large and visually intrusive block that fails to be recessive to the host building and erodes the sense of openness that contributes to local character and would therefore be detrimental to the street scene. Across all plots the development does not achieve a scale, layout or design that is compatible with the established character along Oldminster Road. The proposal is therefore contrary to Policies HC1(1), CP4(2), CP14(5) and CP14(9), and ES12 of the Stroud District Local Plan.
2. 2.The Pier View Hotel is a non designated heritage asset whose significance derives from its mid Victorian architectural character and its prominent, elevated position within an open, standalone setting. The conversion works, as submitted, would fail to preserve architectural interest through low quality detailing and materials (including uPVC windows/doors and rainwater goods and unresolved ramp/elevational treatments), compounding earlier losses of chimneys and decorative features. The five new build dwellings would intrude into key front and side views and erode the open setting fundamental to the asset's primacy; by their siting, scale and design they would challenge rather than defer to the host and would diminish its setting and significance. The proposal is therefore contrary to policies ES10, ES12 and CP14 (5) of the Stroud District Local Plan and the objectives of Section 16 of the National Planning Policy Framework.
3. 3.The application fails to demonstrate that a safe and suitable access can be achieved for all users of the highways can be provided to serve the development. No speed survey has been submitted to establish actual vehicle speeds along the adjoining highway, and visibility splays have therefore not been evidenced or demonstrated to meet IMPORTANT NOTES –SEE OVERLEAF Proper Officer of the Council

From the council's decision notice.

Postcode

GL13 9NA

Date validated

13 January 2026