129-131, 129A & 131A Hotwell Road Bristol BS8 4RU Data via plota.co.uk

26/11410/F - Full Planning Approved
Extensions & alterations

Proposal

External works to south (rear) and east (side) elevations. including balcony works to flats. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
31 Mar 2026
✓
Validated
15 Apr 2026
✓
Approved
4 Jun 2026

Approved on 4 Jun 2026 · Delegated Decision · Last checked 11 Sept 2026

Documents 18

Decision & officer reports 2

PDF OFFICER REPORT Delegated Report · 4 Jun 2026 View ↗ PDF GRANTED Decision · 4 Jun 2026 View ↗

Statements & assessments 4

PDF FLOOD RISK ASSESSMENT 129A Supporting document · 15 Apr 2026 View ↗ PDF FLOOD RISK ASSESSMENT 131A Supporting document · 15 Apr 2026 View ↗ PDF HERITAGE STATEMENT Supporting document · 31 Mar 2026 View ↗ PDF BNG EXEMPTION STATEMENT Supporting document · 31 Mar 2026 View ↗

Plans & drawings 11

PDF PL01 EXISTING GROUND AND FIRST FLOOR PLANS Plan · 31 Mar 2026 View ↗ PDF PL02 EXISTING SECOND AND THIRD FLOOR PLANS Plan · 31 Mar 2026 View ↗ PDF PL03 EXISTING SOUTH AND WEST ELEVATIONS Plan · 31 Mar 2026 View ↗ PDF PL04 EXISTING NORTH AND EAST ELEVATIONS Plan · 31 Mar 2026 View ↗ PDF PL05 EXISTING SITE PLAN Plan · 31 Mar 2026 View ↗ PDF PL06 LOCATION PLAN Plan · 31 Mar 2026 View ↗ PDF PL07 PROPOSED GROUND AND FIRST FLOOR PLANS Plan · 31 Mar 2026 View ↗ PDF PL08 PROPOSED SECOND AND THIRD FLOOR PLANS Plan · 31 Mar 2026 View ↗ PDF PL09 PROPOSED SOUTH AND WEST ELEVATIONS Plan · 31 Mar 2026 View ↗ PDF PL10 PROPOSED NORTH AND EAST ELEVATIONS Plan · 31 Mar 2026 View ↗ PDF PL11 PROPOSED SITE PLAN Plan · 31 Mar 2026 View ↗

Application forms 1

PDF APPLICATION FORM Application Form · 31 Mar 2026 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 12

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 ↗
Coal mining development high risk area
Recorded coal mining features at or near the surface. Most planning applications here need a coal mining risk assessment.
From the Mining Remediation Authority, formerly the Coal Authority. The development high risk area marks recorded coal mining features at or near the surface: mine shafts and adits, shallow workings, mine gas and former opencast sites. Most planning applications there need a coal mining risk assessment; householder applications, changes of use and some minor works are exempt. Mine entry positions come from old plans and can be out by several metres, and unrecorded workings can exist anywhere in the coalfield.
Coal mining risk assessments ↗
City Docks 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.
Council document ↗
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.
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.
Council record ↗
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.
UKHSA radon ↗
National infrastructure project about 819 m away: Portishead Branch Line - MetroWest Phase 1
The site is about 819 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.
Planning Inspectorate project page ↗
Also on the record
Local nature reserve about 325 m away: Avon New Cut; 2 listed buildings within 150 m of the postcode pin; Registered park or garden about 158 m away: Goldney House; Inside the Bristol built-up area; Flood defence about 44 m from the postcode pin (natural high ground, designed for a 1 in 2 year flood).
Not affected
Not green belt · No scheduled monument at the site

Checked on 2 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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4 Nov 2026Pending

Holy Trinity Church Hotwell Road Bristol BS8 4ST

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Important details

Council
Bristol
Application type
Full Planning
Postcode
BS8 4RU
Received
31 Mar 2026
Validated
15 Apr 2026
Ward
Hotwells & Harbourside
Parish
Central, Clifton And Harbourside
Target decision
10 Jun 2026
Decision
GRANTED subject to condition(s)
Decision date
4 Jun 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Nicholas Morley Architects

How this decision compares

Decided in 50 days from validation, about the council's usual 49 days. Approved, as 86% of extensions here are.

78%decided within 8 weeks
86%approved
1,379decided in the last year

Plota live figures for extensions decided by Bristol in the last twelve months, from validation. Bristol decision record →

Public comments

No public comments yet.

14 neighbours consulted · Last counted 11 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14815575
Planning Portal ref
PP-14815575
Comments by
27 May 2026
Statutory expiry
10 Jun 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2025
Pooles Wharf Centre Hotwell Road Bristol BS8 4RU
Construction of new floating boathouse and refurbishment of existing outdoor activity cen…
25/15373/F
2025
Dockside 120 Hotwell Road Bristol BS8 4DF
Replacement of existing natural timber cladding and decking.
25/14245/F
2024 Refused
133 Hotwell Road Bristol BS8 4RU
Change of use from Use Class E(b) (restaurant) to Use Class C3 (residential: 1no. self-co…
24/00245/F
2024 Approved
Pooles Wharf Hotwell Road Bristol BS8 4RU
Window replacement.
24/03011/F
2024 Approved
Adj To Garages 69 Pooles Wharf Court Bristol BS8 4PD
T1 - Himalayan Birch - Crown reduce by 3m in height and 1.5m laterally to clear streetlig…
24/02082/VP
2024 Approved
Land Adjacent To Clifton Wood Terrace Bristol BS8 4TZ
A1 & A2 - Leylandii x 9 & Spruce x 2 - Reduce by approx 3m. B1,B2,B3 - Lime x 3 - Pollard…
24/00793/VC
2022 Refused
133 Hotwell Road Bristol BS8 4RU
Change of use from Use Class E(b) (Restaurant) to Use Class C3 (Residential : 1 No self-c…
22/02667/F
2022 Approved
Land At Clifton Wood Terrace Clifton Wood Terrace Bristol
3x Ash Trees. Fell.
22/05696/VC
2021 Refused
133 Hotwell Road Bristol BS8 4RU
Change of use from Use Class E (Restaurant) to Use Class C3 (Residential): - 1 no. self-c…
21/04246/F
2021 Withdrawn
Land At Pooles Wharf Court Bristol
Himalayan Birch (T1) Fell.
21/03836/VC
2021 Withdrawn
133 Hotwell Road Bristol BS8 4RU
Change of use from Use Class A3 (Restaurant) to Use Class C3 (Residential : 2 No self-con…
21/00187/F
2020 Approved
Land At CliftonWood Terrace Clifton Wood Terrace Bristol
4 x Ash - Remove dead trees. 5 Day notice
20/05779/VD
2020 Refused
173 - 175 Hotwell Road Bristol BS8 4RY
Demolition of existing lock-up garage and construction of residential apartment building…
20/01613/F
2019 Approved
173 - 175 Hotwell Road Bristol BS8 4RY
Demolition of existing lock-up garage and construction of residential apartment building…
19/05327/F
2018 Approved
159A Hotwell Road Bristol BS8 4RY
Fenestration changes to replace window with new doors, and infill existing door.
18/05414/F
2018 Approved
Land At CliftonWood Terrace Clifton Wood Terrace Bristol BS8 4TZ
Changes to previous granted scheme, to include, New kerb rooflight on green roof located…
18/05580/F
2018 Approved
Land Adj To Mardyke Landing Hotwell Road Bristol BS8 4UR
Installation of a telecommunications fibre broadband cabinet.
18/05968/F
2017 Withdrawn
167 - 171 Hotwell Road Bristol BS8 4RY
Change of use of basement and ground floor from Use Class falling within Use Class B8 to…
17/04583/F
2017 Refused
173 - 175 Hotwell Road Bristol BS8 4RY
Demolition of existing lock-up garage, construction of partially covered car park for sol…
17/04250/F
2018 Approved
Basement And Ground Floor Maisonette 161 Hotwell Road Bristol BS8 4RY
Single storey side extension to rear annex.
18/00983/F
2017 Approved
Pooles Wharf Hotwell Road Bristol BS8 4RU
Ash (T1) Fell. Rowan (T2) Pollard 50% to previous points. Rowan (T3) Pollard 50% to previ…
17/00846/VC
2016 Approved
Land Adjacent To Clifton Wood Terrace Bristol
T1 & T2 - Limes on road x2 - pollard. T3 self seeded Sycamore - fell. T4- self seeded Syc…
16/06170/VC
2016 Approved
Land Adjacent To Clifton Wood Terrace Bristol
Install new door in existing opening, strengthen existing walls form new green roof with…
16/04145/F
2016 Approved
159 - 161 Hotwell Road Bristol BS8 4RY
Change of use of the currently vacant premises from retail (Use Class A1) to a doctors su…
16/01751/F
2016 Approved
159 - 161 Hotwell Road Bristol BS8 4RY
Installation of 1.no fascia sign, 1.no projecting sign and new translucent film on window…
16/01753/A
Bristol
Planning Authority Score
5.8/10
Average
#109 of 296 councils
Relevant to this application:
Householder decisions

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
Source: MHCLG planning statistics · See full council rankings