25 Trenchard Street Bristol BS1 5AN Data via plota.co.uk
26/12267/F - Full Planning
Refused
Proposal
Roof extension to form additional floor containing student accommodation, consisting of 14no. studio bedrooms. Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
19 Jun 2026
✗
Refused
28 Aug 2026
Appeal
Not lodged
Refused on 28 Aug 2026 · Delegated Decision · Last checked 29 Aug 2026
Documents 39
Decision & officer reports 2
Statements & assessments 10
PDF
APPLICANT STATEMENT IN RESPONSE TO HERITAGE CONCERNS
Comment Received · 27 Aug 2026
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APPLICANT STATEMENT IN RESPONSE TO LIVEABILITY CONCERNS
Comment Received · 27 Aug 2026
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TRANSPORT DM
Consultee Comment · 30 Jul 2026
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BNG EXEMPTION STATEMENT
Supporting document · 28 May 2026
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PDF
DESIGN ACCESS AND HERITAGE STATEMENT REV 2
Design & Access Statement · 28 May 2026
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ENERGY SUSTAINABILITY STATEMENT
Supporting document · 28 May 2026
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NOISE ASSESSMENT
Supporting document · 28 May 2026
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PLANNING STATEMENT
Supporting document · 28 May 2026
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PRELIMINARY ROOST ASSESSMENT
Supporting document · 28 May 2026
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TRANSPORT NOTE
Supporting document · 28 May 2026
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Plans & drawings 21
PDF
THE CITY DESIGN GROUP - CONSERVATION SECTION
Consultee Comment · 21 Aug 2026
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THE CITY DESIGN GROUP - CONSERVATION SECTION
Consultee Comment · 21 Aug 2026
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2609-3154-02 PROPOSED THIRD FLOOR
Revised plan · 27 Jul 2026
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2609-3251-07 PROPOSED ELEVATIONS
Revised plan · 27 Jul 2026
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2609-3351-05 PROPOSED SECTIONS AND EAST ELEVATION
Revised plan · 27 Jul 2026
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2609-1151-01 PREVIOUSLY CONSENTED GROUND FLOOR PLAN
Plan · 20 Jul 2026
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2609-3252 REV 04 PROPOSED WEST ELEVATION
Plan · 19 Jun 2026
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2609-3351 REV 05 PROPSOED SECTIONS AND EAST ELEVATION
Superseded Plan · 19 Jun 2026
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2609-3151 REV 04 PROPOSED GROUND FLOOR PLAN
Plan · 19 Jun 2026
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2609-3251 REV 06 PROPOSED ELEVATIONS
Superseded Plan · 19 Jun 2026
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LOCATION PLAN
Plan · 28 May 2026
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2609-0001-02 EXISTING BLOCK PLAN
Plan · 28 May 2026
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2609-0101-02 EXISTING GROUND FLOOR
Plan · 28 May 2026
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2609-0102-02 EXISTING MEZZANINE FLOOR
Plan · 28 May 2026
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2609-0103-02 EXISTING FIRST FLOOR
Plan · 28 May 2026
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2609-0104-01 EXISTING ROOF FLOOR
Plan · 28 May 2026
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PDF
2609-0201-02 EXISTING ELEVATION
Plan · 28 May 2026
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2609-0301-02 EXISTING SECTIONS AND EAST ELEVATION
Plan · 28 May 2026
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PDF
2609-3052-01 PROPOSED BLOCK PLAN
Plan · 28 May 2026
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PDF
2609-3154-01 PROPOSED THIRD FLOOR
Superseded Plan · 28 May 2026
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PDF
2609-3155-02 PROPOSED ROOF PLAN
Plan · 28 May 2026
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Application forms 2
Consultation & comments 3
Other documents 1
Site constraints 4
St. Michael's Hill and Christmas Steps 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
Ashley Ward, Cabot Ward, Clifton East Ward, Cotham Ward and Lawrence Hill 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.
Also on the record
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 11 September 2026. Historic England, the Environment Agency, Natural England 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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Important details
How this decision compares
Decided in 70 days from validation, 21 days slower than Bristol's median of 49 for extensions. Refused, as 11% of extensions here are.
This one70d
Council49d
UK54d
78%decided within 8 weeks
89%approved
895decided in the last year
Plota live figures for extensions decided by Bristol in the last twelve months, from validation. Bristol decision record →
Public comments
1comment received
1 neutral
155 neighbours consulted · Last counted 29 Aug 2026
Consultation & key dates
- Alt. reference
- PP-14968793
- Comments by
- 18 Aug 2026
Historical activity at this location
26 previous applications on record - archival context, not part of the live application.
This property
Previous applications at this address
Within ~100m
Nearby activity
2025
Approved
The Ship Inn 7 - 9 Lower Park Row Bristol BS1 5BJ
Erection of illuminated and non-illuminated signs to the exterior of the building.
2024
Approved
27 Trenchard Street Bristol BS1 5AN
Garrya - Fell.
2024
Approved
6 Lower Park Row Bristol BS1 5BJ
Conversion of former offices (Use Class E c) (iii) into a large house in multiple occupat…
2024
Approved
6 Lower Park Row Bristol BS1 5BJ
Conversion of former offices (Use Class E c) (iii) into a large house in multiple occupat…
2024
Basement And Ground Floor Maisonette 5 Lower Park Row Bristol BS1 5BJ
Repair and reinstatement work to existing lower basement in relation to foul drain.
2024
Approved
Electricity Substation Colston Street Bristol
T1 - Lime - Re-pollard.
2024
Approved
10 Lower Park Row, 1 - 7 Lodge Street, Chapel House, 18 & 21 Trenchard Street Bristol BS1 5BJ
Proposed repair and overhaul of existing windows and external doors, roofline/rainwater g…
2024
Approved
1 Host Street City Centre Bristol BS1 5BU
The proposals are to repair this building and to make internal alterations to convert it…
2024
Approved
1 Host Street Bristol BS1 5BU
A hanging sign at the front of the building with a logo and the name 'Zed Alley Clayhouse…
2023
Approved
Top Floor Flat 5 Lodge Street Bristol BS1 5LR
Replacement of damaged dormer window to the front elevation.
2023
Approved
Bristol Beacon Colston Street Bristol BS1 5AR
Proposed installation of 10no. external fascia signs (6 illuminated & 4 Non-illuminated).
2023
Approved
Bristol Beacon Colston Street Bristol BS1 5AR
Proposed installation of 10no. external fascia signs (6 illuminated & 4 Non-illuminated).
2022
Approved
William And Matthew House 32 Colston Street Bristol BS1 5AE
Fixing of replacement advertisement signage (fascia lettering) onto external building fro…
2022
Approved
William And Matthew House 32 Colston Street Bristol BS1 5AE
Fixing of replacement advertisement signage (fascia lettering) onto external building fro…
2023
Approved
1-9 Old Park Hill City Centre Bristol BS2 8BB
T1 - Lime - Remove mass of epicormic growth from base and lower stem, up to approx 3m hei…
2023
Approved
Lodge Place Bristol BS1 5LR
Lime - Remove epicormic growth to first major union, reduce back from building by 2m. Wal…
2023
Withdrawn
Bristol Beacon Colston Street Bristol BS1 5AR
Proposed installation of 10no. external fascia signs (6no internally illuminated and 4 no…
2023
Land To Rear Of Electricity Substation Colston Street Bristol BS1 5AY
Alterations, repair and stabilisation works to boundary walls, new access, development of…
2023
Land To The East Of Colston Street Colston Street Bristol BS1 5AY
Alterations, repair and stabilisation works to boundary walls, new access, development of…
2022
Approved
Units 5 To 8 Beacon Tower Colston Avenue Bristol BS1 4UB
Application to remove and replace existing aluminium shopfront glazing with new aluminium…
2016
Approved
Prince William House 32 - 34 Colston Street Bristol BS1 5AE
Proposed illuminated fascia sign.
2016
Approved
Prince William House 32 - 34 Colston Street Bristol BS1 5AE
Proposed illuminated fascia sign.
2016
Approved
1 Lodge Place Bristol BS1 5LG
Walnut - reduce back from the building by 2-3m and remove deadwood and thin by 15%. Cherr…
2016
Approved
Colston Tower Colston Street Bristol BS1 4UX
Proposed change of use and conversion of existing store into coffee kiosk.
2016
Approved
Lodge Place Bristol
Cherry - Fell and Remove. Walnut - Fell and Remove. Lime - Reduce crown by 2m back to old…
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
Track this application
25 Trenchard Street Bristol BS1 5AN
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