Land Between Elmside And Rose Cottage Hacket Lane Thornbury South Gloucestershire BS35 3TZ Data via plota.co.uk

P26/02070/F - Full Planning Awaiting decision
New homes

Proposal

Erection of 1no. self-build dwelling with access and associated works. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
11 Sept 2026
✓
Consultation
24 Sept 2026
Decision
Expected by 6 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 5 Nov 2026 and 24 Nov 2026, from South Gloucestershire's recent new homes.

Comments are open until 15 Oct 2026

Comment on this application ↗

Documents 10

Statements & assessments 4

PDF DESIGN AND ACCESS STATEMENT Supporting Document · 11 Sept 2026 View ↗ PDF PRELIMINARY ECOLOGICAL APPRAISAL Report · 11 Sept 2026 View ↗ PDF HERITAGE STATEMENT Supporting Document · 11 Sept 2026 View ↗ PDF TREE SURVEY Report · 11 Sept 2026 View ↗

Plans & drawings 5

PDF SGC MAP - APPLICATION SITE PLAN Plan · 17 Sept 2026 View ↗ PDF PROPOSED FLOOR PLANS & ELEVATIONS Plan · 11 Sept 2026 View ↗ PDF EXISTING BLOCK PLAN Plan · 11 Sept 2026 View ↗ PDF SITE/BLOCK PLAN - EXISTING Plan · 11 Sept 2026 View ↗ PDF THE LOCATION PLAN Plan · 11 Sept 2026 View ↗

Application forms 1

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 11 Sept 2026 View ↗

All documents on the council site ↗

Site constraints 8

Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
1 listed building within 150 m of the postcode pin
Nearest: Woodbine Cottage Woodbine Farmhouse, Grade II, about 36 m from the postcode pin
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Historic England ↗
Also on the record
Radon affected area, class 3; Tree preservation order about 12 m away; Inside the Thornbury built-up area; Priority habitat about 30 m away: Traditional orchard; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 2, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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2 Shannon Court Thornbury South Gloucestershire BS35 2HN

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Important details

Council
South Gloucestershire
Application type
Full Planning
Postcode
BS35 3TZ
Received
11 Sept 2026
Validated
11 Sept 2026
Ward
Thornbury
Parish
Thornbury Town Council
Case officer
Show
Target decision
6 Nov 2026
Decision level
Fully Delegated
Applicant
Show
Agent
View Architects (P)

Decision outlook

Day 28 of the 56-day target. South Gloucestershire usually decides new homes by day 61.

Day 2833 days to the predicted decision (day 61)
48%decided within 8 weeks
77%approved
133decided in the last year

Plota live figures for new homes decided by South Gloucestershire in the last twelve months, from validation. South Gloucestershire decision record →

Public comments

No public comments yet.

7 neighbours consulted · Last counted 7 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14976744
Planning Portal ref
PP-14976744
Comments by
15 Oct 2026
Site or press notice
24 Sept 2026
Statutory expiry
6 Nov 2026
Env. assessment
No

Historical activity at this location

14 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2024 Approved
Heyday Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Discharge of conditions 4 (flood warning and evacuation plan), 6 (ecological enhancements…
DOC24/00336
2022 Approved
Land Adjacent To Elmside Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Erection of 1 no. detached dwelling with associated works.
P22/06614/F
2021 Refused
Elmside Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Erection of 2 no. dwellings with new access, garages, parking and associated works.
P21/06412/F
2021 Withdrawn
Merton Villa Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Erection of single storey front extension to provide additional living accommodation.
P21/04288/F
2021 Approved
Land At The Orchard Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Non material amendment to planning permission PT18/3569/F to reduce the length and width…
P21/03068/NMA
2021 Approved
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Discharge of part of condition 3 (all details - conservation rooflight and external doors…
DOC21/00107
2021 Approved
The Orchard Hacket Lane Thornbury Bristol South Gloucestershire BS35 3TZ
Discharge of conditions 3 (Materials), 7 (Badger Check), 8 (Drainage) and 10 (Landscaping…
DOC21/00053
2021 Approved
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Disharge of condition 3 (All Details) attached to planning permission P20/08861/LB. Inter…
DOC21/00050
2021 Withdrawn
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Works to existing roof to include replacement of all underfelt, tiles, some beams, lead a…
P21/00167/LB
2018 Approved
The Orchard Hacket Lane Thornbury Bristol South Gloucestershire BS35 3TZ
Erection of 1 no. dwelling with new access and associated works.
PT18/3569/F
2020 Approved
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Internal and external alterations to include a replacement of existing wall to west exten…
P20/08861/LB
2020 Approved
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Replacement of an existing wall to west extension with a bio-folding door screen.
P20/08862/F
2020 Approved
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Erection of single storey side extension to facilitate conversion of outbuilding to ancil…
P20/08953/F
2020 Approved
Woodbine Farm Hacket Lane Thornbury South Gloucestershire BS35 3TZ
Internal and external alterations including the demolition of existing extension and erec…
P20/08952/LB
South Gloucestershire
Planning Authority Score
2.8/10
Poor
#239 of 296 councils
Relevant to this application:
Householder decisions

South Gloucestershire ranks #178 out of 296 councils for householder decision speed. South Gloucestershire is also one of the strictest councils - it refuses more householder applications than almost any other, with only 83% approved vs 90% nationally.

One of the strictest councils
only 83% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
South Gloucestershire decision statistics
Based on MHCLG data, the year to March 2026
85%
Overall approval rate
Below avg (87%) #210 of 296
83%
Householder approved
Below avg (90%) #263 of 296
61%
Decided in 8 weeks
Below avg (63%) #178 of 296
45%
Extended time limit
Above avg (41%) #195 of 296
75%
Minor dwellings approved
220 decided (1-9 homes)
93%
Major dwellings approved
15 decided (10+ homes)
84%
Change of use approved
105 decided
1,585
Total decisions
245 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings