259 Hotwell Road Bristol BS8 4SF Data via plota.co.uk
Withdrawn
25/13205/F
Description
Two storey rear extension, refurbishment, renovation and change of use to part of the ground floor from A5 Hot food takeaways Sui generis to Class C3 dwelling house. Change of use to remainder of ground floor from A5 Hot food takeaways Sui generis to class E commercial, business, and service uses. Data via plota.co.uk
Last checked
Site constraints 12
49 listed buildings within 150 m of the postcode pin
Nearest: Hotwells Post Office 267 Hotwell Road Bristol BS8 4SF, the postcode pin is inside its outline · 9 Grade II*, 29 Grade II
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.
Show all 49 with distances
- 0 mHotwells Post Office 267 Hotwell Road Bristol BS8 4SF
- 25 mThe Bear Public House (263) and Attached Ramped Walls and Steps to Number 265Grade II
- 53 mDrinking FountainGrade II
- 62 mDowry ParadeGrade II
- 62 m289 Hotwell Road Bristol BS8 4NQ
- 63 m287 Hotwell Road Bristol BS8 4NQ
- 64 mFlats 11-15 Trinity PlaceGrade II
- 65 mYork House and Attached Front Area RailingsGrade II
- 67 mDowry ParadeGrade II
- 71 mWalls Piers and Gates to South and West of Church of Holy TrinityGrade II
- 72 m293 Hotwell Road Bristol BS8 4NQ
- 74 mDowry Parade and Attached Front Walls and PiersGrade II
- 74 mNumbers 14 and 15 and Attached Front Area RailingsGrade II
- 75 mDowry ParadeGrade II
- 76 mNumber 13 and Attached Front Area RailingsGrade II
- 79 mDowry Parade and Attached Front Basement Area Railings and PiersGrade II
- 80 mDowry Parade and Attached Front Basement Area Railings and PiersGrade II
- 81 mChurch of Holy TrinityGrade II*
- 86 mDOWRY SQUARE, Hotwells Plinth and railings around Dowry Square gardens. Grade II
- 87 mNumber 12 and Attached Front Area Railings and PiersGrade II*
- 92 mDowry Parade and Attached Front Basement Area RailingsGrade II
- 94 mK6 Telephone KioskGrade II
- 99 mDOWRY SQUARE, Hotwells (South side) K6 telephone kiosk Grade II
- 102 m305 Hotwell Road Bristol BS8 4NQ
- 103 mNumber 11 and Attached Front Basement Railings and PiersGrade II*
- 104 mPlinth and Railings Around Dowry Square GardensGrade II
- 107 mDowry Parade and Attached Front Basement Area Railings and GatesGrade II
- 109 mNumber 10 and Attached Basement Area Railings and PiersGrade II*
- 114 mChapel Row and Attached Front Area Walls and PiersGrade II*
- 114 mChapel Row and Attached Front Area Walls, Piers and RailingsGrade II
- 115 mNumber 1 and Attached Front Basement RailingsGrade II
- 115 mChapel Row and Attached Front Area Walls, Piers and RailingsGrade II
- 115 mDowry Parade and Attached Front Basement Area Railings and GatesGrade II
- 115 mNumber 9 and Attached Front Basement Walls and PiersGrade II*
- 116 mNumber 2 and Attached Front Basement RailingsGrade II
- 118 mNumber 3 and Attached Front Basement Railings and GateGrade II
- 121 mNumber 4 and Attached Front Basement Railings and PiersGrade II*
- 123 m319 Hotwell Road Bristol BS8 4NQ
- 126 mNumber 5 and Attached Front Basement Railings and PiersGrade II
- 126 mNumber 8 and Attached Front Basement Walls and PiersGrade II
- 131 mNumber 7 and Attached Front Basement Walls and PiersGrade II*
- 135 mNumber 6 and Attached Front Basement Walls and PiersGrade II*
- 135 m311-319, Hotwell RoadGrade II
- 140 mPolygon HouseGrade II
- 142 m15 Haberfield House Hotwell Road Bristol BS8 4NH
- 144 m3 Dowry Place Bristol BS8 4QL
- 144 mNos. 1-6 (consecutive). Including Rose Of Denmark Public House
- 145 mNumbers 1 to 6 Including Rose of Denmark Public HouseGrade II
- 146 mPolygon CottageGrade II
Clifton conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Article 4 direction
Clifton Ward (1999 ward boundary). Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
In flood zones plus climate change
Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From rivers and the sea. Defences are not counted.
The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.
Public footpath about 11 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
Air quality management area: Bristol AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
National infrastructure project about 475 m away: Portishead Branch Line - MetroWest Phase 1
The site is about 475 m from the project boundary. Railway, decided. The project page says whether consent was granted.
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Radon affected area, class 5
An estimated 10 to 30% of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.
From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.
Also on the record
Local nature reserve about 325 m away: Avon New Cut; Coalfield, development low risk area; Registered park or garden about 237 m away: Goldney House; Inside the Bristol built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 8 November 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 Mining Remediation Authority, the Planning Inspectorate, 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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Other new applications on this street
11 Sept 2026Pending
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use to residential accommodation in the form ...
4 Nov 2026Pending
Holy Trinity Church Hotwell Road Bristol BS8 4ST
T1 - Lime - Re-pollard by up 3m back to previous pruning points, remove 3 lowest...
28 Oct 2026Pending
129A Hotwell Road Bristol BS8 4RU
Application for variation or removal of Condition No. 3 (List of approved plans)...
22 Oct 2026Pending
295 Hotwell Road Bristol BS8 4NQ
T2 - Bay - Fell. T4 - Plum - Reduce crown by approx 1.5-2m and thin crowded/cros...
Nearby new applications
4 Nov 2026Pending
Holy Trinity Church Hotwell Road Bristol BS8 4ST
T1 - Lime - Re-pollard by up 3m back to previous pruning points, remove 3 lowest...
4 Nov 2026Pending
Holy Trinity Church Hotwell Road Bristol BS8 4ST
G2 - Holm Oak & Hornbeam x 2 - Fell.
4 Nov 2026Pending
Courtyard Flat 13 Caledonia Place Bristol BS8 4DJ
Application for Removal or Variation of Condition no. 6 (List of Approved Plans ...
4 Nov 2026Pending
Courtyard Flat 13 Caledonia Place Bristol BS8 4DJ
Application for Removal or Variation of a Condition no.5 (List of Approved Plans...
2 Nov 2026Pending
Rownham Mead Bristol
T1 - Catalpa - Reduce lower limbs by approx 2m. T2 - Whitebeam - Fell.
2 Nov 2026Pending
1 Albermarle Row Bristol BS8 4LY
Internal and external refurbishment works and alterations. The works are to cons...
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Approved
Holy Trinity Church Hotwell Road Bristol BS8 4ST
T1 & T2 - London Plane x 2 - Re-pollard by up to 7m back to previous pollard points. T4…
2025
Approved
Holy Trinity Church Hotwell Road Bristol BS8 4ST
T3 - Copper Beech - Reduce the north side of the tree by up to 1.5m back to previous prun…
2025
Approved
18 Oldfield Road Bristol BS8 4QQ
T1 - Ash - Repollard to established pollard heads. T2 - Rowan - Fell.
2025
Refused
11 - 15 Trinity Place Merchants Road Bristol BS8 4PZ
The proposal is to enhance the thermal efficiency of the building by replacing the curren…
2025
Refused
11 -15 Trinity Place Merchants Road Bristol BS8 4PZ
The proposal is to enhance the thermal efficiency of the building by replacing the curren…
2025
Approved
9 Trinity Place Merchants Road Hotwells Bristol BS8 4PZ
Installation of three roof lights.
2024
Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use to residential accommodation in the form of an eig…
2024
Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use to residential accommodation in the form of an eig…
2024
Approved
Flat 6 Clifton Dispensary 13 Dowry Square Bristol BS8 4SL
Damp proofing flat walls (using Lime and breathable materials).
2024
Refused
Land Adjacent To 275 Hotwell Road Bristol BS8 4ZZ
Erection of 8 no. dwellings (1 & 2 bed flats) with associated refuse and secure bicycle s…
2024
Approved
Drinking Fountain Front Of Trinity Place Merchants Road Hotwells Bristol BS8 4PZ
Dismantle cast iron superstructure to foundation, repair and reinstate.
2023
Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use (Architects office) to residential accommodation…
2023
Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use (Architects office) to residential accommodation…
2024
Refused
34 Oldfield Road Bristol BS8 4QQ
Change of use from C3 to C4 (Retrospective).
2023
Approved
18 Oldfield Road Hotwells Bristol BS8 4QQ
T1 - Rowan - reduce crown by 20%. T2 - Ash - reduce crown 30%.
2023
Approved
Charles Court 1 Charles Place Bristol BS8 4QW
Sycamore x 2 and Holly x 1 - Reduce height by 2m and cut back to fence 1-1.5m.
2023
Approved
Trinity Place Merchants Road Hotwells Bristol BS8 4PZ
BRST207 - Whitebeam - Prune distal and sub-lateral branches by 1.5-2m on northern aspect…
2023
253 Hotwell Road Bristol BS8 4SF
Change of use from commercial business (Use Class E) to mixed use including 1 no 3 bed re…
2023
12 Dowry Square Bristol BS8 4SH
Change of use from offices (Use Class E) to a residential dwelling (Use Class C3), togeth…
2023
12 Dowry Square Bristol BS8 4SH
Internal and external alterations to the existing building to facilitate its change of us…
2016
Approved
267 Hotwell Road Bristol BS8 4SF
Change of use of the existing residential flat to business use (Architect's office).
2016
Approved
267 Hotwell Road Bristol BS8 4SF
Change of use of the existing residential flat to business use (Architect's office), with…
2016
Approved
295 Hotwell Road Bristol BS8 4NQ
Ash Tree - Fell
2016
Approved
295 Hotwell Road Bristol BS8 4NQ
Installation of 8 replacement sliding sash windows and boxes.
2016
Approved
2 - 3 Charles Place Bristol BS8 4QW
Change of use from doctors' surgery to form two dwellinghouses with associated parking. A…
Bristol
Planning Authority Score
5.8/10
Average
#109 of 296 councils
Relevant to this application:
Change of use
Bristol ranks #112 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (92%) than the national average (90%).
These figures are council-wide context, not a prediction for this application.
View full council performance
Bristol decision statistics
Based on MHCLG data, the year to March 2026
86%
Overall approval rate
Below avg (87%) #190 of 296
92%
Householder approved
Above avg (90%) #149 of 296
71%
Decided in 8 weeks
Above avg (63%) #112 of 296
37%
Extended time limit
Below avg (41%) #118 of 296
74%
Minor dwellings approved
374 decided (1-9 homes)
93%
Major dwellings approved
30 decided (10+ homes)
82%
Change of use approved
150 decided
2,098
Total decisions
293 refused in the year to March 2026