Replacement dwelling changes at 10 Rylestone Grove, Bristol

“Application for Removal or Variation of Condition No. 12 (List of approved plans and drawings) following a Grant of Planning permission 24/04544/F (Proposed demolition of existing dwelling and erection of a replacement dwelling and construction of outbuilding.)”

“The site is located on Rylestone Grove in the Westbury-on-Trym and Henleaze Ward of Bristol. The site previously contained a 1930s two-storey detached dwelling in the Arts and Crafts style with sizeable side and rear gardens, however following demolition in 2026, the site lies vacant.”

“The application site is not located within a Conservation Area and there are no Listed Buildings in the surrounding area. There are no TPO protected trees on or around the site. The site has a number of active planning permissions which include rear and side extensions, roof dormers to the side and rear, a new basement, a front porch, an infill to the side elevation and an outbuilding. A later application combined these additions into a single, replacement dwelling.”

“25/20147/REF - Application for the removal of condition 2 (Construction management plan) and variation of condition 12 (List of approved plans and drawings) following a Grant of Planning permission 24/04544/F - Proposed demolition of existing dwelling and erection of a replacement dwelling and construction of outbuilding. Self build. (DISMIS)”

“23/04979/HX - Notification of Prior Approval for the erection of a single storey rear extension that would exceed beyond the rear wall of the original house by 6 metres, have a maximum height of 3 meters and have eaves that are 3 metres high. (GIVEN) 24/00347/CP - Application for a Lawful Development Certificate for a Proposed Use or Development - Proposed extensions to existing dwelling.”

“That application was refused due to design and while this was dismissed at appeal, the Inspector found the design to be acceptable, dismissing solely on ground of BNG and the method of securing self-build exemption. Since this refusal was given, the existing house has demolished and as such the site sits vacant. This application has therefore been submitted in order to correct the BNG reason for refusal which will be discussed in a following key issue.”

“The full application for the new dwelling claimed BNG exemption through the self-build nature of the proposal. This exemption was secured under planning condition however as raised within the later appeal, this was found to be unenforceable in a realistic manner.”

“I cannot see that I was consulted on the previous applications but note an air source heat pump is to be provided at the property. I also not that the air source heat pump from the amended plans under this application is further from the neighbouring property than on the original application.”

“Whilst the position of the heat pump is shown on the plans I cannot see that any further details have been given and therefore cannot be sure that noise from the heat pump would not cause harm, by way of noise, to neighbouring properties. I would therefore ask that the following condition be considered to be added to any full application if deemed appropriate. Noise from air source heat pumps…”

“A summary of which can be seen below: - Frustration of repeated application - Proposal is too large - Proposal is out of character with surrounding are - Applicant is trying to work around the planning system to achieve previously refused dwelling - Proposal would be out of keeping with Arts and Craft style - Danger to pedestrians during construction - Proposal would be overbearing - Scope of application exceeds variation of condition - Plans are inaccurate This application…”

“Planning has only just been granted the demolition and rebuild of an architecturally important, structurally sound, eminently habitable and locally important Arts and Crafts house 24/04544/F, largely on the grounds that it was so similar to the original that it would not flout planning restrictions. This new variation however is very similar to the previous planning application 22/05989/H which was refused and subsequent appeal 22/20109/REF which was dismissed.”

“OFFICIAL • BNG cannot be achieved in private gardens so as the scheme is self build there would be recourse if the applicant were to sell within the relevant period • There is an acceptable increase in the roof height • The reason for this application being accepted when a previous similar one was refused relates to the appeal decision that the inspector made – the inspector found the design to be acceptable; some design changes were made • The risk of subsidence is governed…”

“It was noted that Condition 3 relates to ecological improvement and strategy to be submitted • It was noted that the issue of the costs of appeals should not be relevant…”

“Cllr Alexander moved the Officer Recommendation.”

“Resolved (Voting 6 for, 1 Abstention) – that approval be Granted subject to a Planning Agreement.”