Two-storey side rear extension and internal remodelling including new replacement roof to storage area

Appeal Decision Site visit made on 3 March 2026 by E Clifford BA (Hons) MA Decision by J Hills MRTPI an Inspector appointed by the Secretary of State Decision date: 31st March 2026 Appeal Ref: 6002229 129 Hareclive Road, Hartcliffe, Bristol City, Bristol BS13 9PL • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Mr & Mrs G Henry against the decision of Bristol City Council. • The application Ref is 25/13569/H. • The development proposed is a two-storey side rear extension and internal remodelling including new replacement roof to storage area. Decision 1. The appeal is allowed and planning permission is granted for a two-storey side rear extension and internal remodelling including new replacement roof to storage area at 129 Hareclive Road, Hartcliffe, Bristol City, Bristol BS13 9PL in accordance with the terms of the application, Ref 25/13569/H, subject to the following conditions: 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) The development hereby permitted shall be carried out in accordance with drawing no’s: PL01B (site location and block plan), PL22A (proposed ground floor plan), PL23A (proposed first floor plan), and PL25A (proposed elevations). Appeal Procedure 2. The site visit was undertaken by a representative of the Inspector whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal. Preliminary Matter 3. I have taken the description of development from the decision notice as it is more succinct than that on the application form. Main Issue 4. The main issue is the effect of the proposed development on the character and appearance of the area. Reasons for the Recommendation 5. The appeal property forms one half of a pair of semi-detached dwellings which are set back from the highway by wide grass verges, modest front gardens and driveways. The pair are built of pale brick with a pitched roof, though unlike its neighbour, the appeal dwelling has a projecting gabled porch to the ground floor, Appeal Decision 6002229 2 and a mono-pitch roof spanning much of its width. These features reduce design symmetry across the pair. 6. The houses face Hareclive Road and are sited some distance away from any other properties which occupy a similar position. However, they do not appear isolated as they are adjacent to a number of side roads which feature similar pairs of houses and which collectively contribute to the character and appearance of the host dwelling. A number of the properties in the surrounding area have been subject to various alterations and extensions, including two-storey side extension such as that proposed in this appeal. 7. The proposed development would maintain the existing horizontal emphasis established along the principal elevations of the pair. Adequate separation from other nearby properties would also be achieved. While a small part of the ground floor would not be set back from the principal elevation, the majority of the extension would. This, together with a stepped ridge height would result in a subservient and complementary extension that would avoid a terracing effect. Furthermore, given the notable differences in their existing appearance, the scheme would not harmfully upset the overall balance of the pair of properties. Moreover, the incorporated use of a mono-pitched roof much like numerous similar examples found in the wider area would also assimilate within the existing grain of development. Collectively, the proposal would align with the Council’s Supplementary Planning Document for house alterations and extensions. 8. Overall, I conclude that the proposed development would have an acceptable effect on the character and appearance of the area. It thus complies with Policy BCS21 of Bristol City Council Development Framework Core Strategy (2011), and policies DM26, DM27, and DM30 of the Bristol City Council Local Plan Site Allocations and Development Management Policies which, collectively in this respect, and amongst other things, require development to contribute positively to the local pattern and grain of development, responding appropriately to the scale, character, design and massing of existing buildings, while establishing a coherent and consistent building line and setback relating to the street alignment. Other Matter 9. I have paid regard to the planning history, though have assessed this proposal on my own observations and the available evidence. Conditions 10. Other than the standard time limit condition, it is necessary to ensure that the development is carried out in accordance with the approved plans for the reason of certainty. Conclusion and Recommendation 11. For the reasons given above the appeal should be allowed. E Clifford APPEAL PLANNING OFFICER Inspector’s Decision Appeal Decision 6002229 3 12. I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed. J Hills INSPECTOR