25 Main Road Mangotsfield South Gloucestershire BS16 9NH Data via plota.co.uk

P26/01401/HH - Householder Awaiting decision

Proposal

Erection of 1no. detached annexe ancillary to the main dwelling. Data via plota.co.uk

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View original council record ↗Last checked 7 Oct 2026, 08:06

Application progress

✓

Received

18 Jun 2026

✓

Validated

11 Aug 2026

Decision

Expected by 6 Oct 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 8 Oct 2026; it is now day 59.

Comments are open until 8 Oct 2026

Comment on this application ↗

Documents 12

Site constraints 4

Green belt: Bath and Bristol

Inappropriate development needs very special circumstances.

Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.

Read the government guidance ↗

Agricultural land, grade 2

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Also on the record

Radon affected area, class 2; Coalfield, development low risk area.

Not affected

Outside flood zones 2 and 3 · 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 Mining Remediation Authority, 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.

Sales history 3

Last sold for £275,000 in August 2016. Terraced house, freehold.

18 August 2016£275,000

3 November 2006£200,000

10 August 2001£79,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area88 m² (947 sq ft)

Energy ratingD (61 out of 100), could reach A

PropertyMid-terrace house, 5 habitable rooms

Built1900 to 1929

HeatingBoiler and radiators, oil

WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in May 2016, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Important details

Council: South Gloucestershire
Application type: Householder
Postcode: BS16 9NH
Received: 18 Jun 2026
Validated: 11 Aug 2026
Ward: Boyd Valley
Parish: Pucklechurch Parish Council
Target decision: 6 Oct 2026
Decision level: Fully Delegated
Applicant: Show

Decision outlook

Day 59, past the statutory target. 90% of extensions in South Gloucestershire are decided within thirteen weeks, which runs to 10 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 7 Oct 2026.

predicted

Day 593 days past the 56-day target

71%decided within 8 weeks

87%approved

684decided in the last year

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

Public comments

No public comments yet.

5 neighbours consulted · Last counted 7 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: 26-00130-HAPP
Comments by: 8 Oct 2026
Statutory expiry: 6 Oct 2026
Env. assessment: No

Historical activity at this location

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

Within ~100m

Nearby activity

2025 Approved

Blackberry Cottage 21 Main Road Mangotsfield South Gloucestershire BS16 9NH

Demolition of the existing boiler room and kitchen. Erection of single storey rear and si…

P25/00732/HH 29 Apr 2025

2024 Approved

7 Main Road Mangotsfield South Gloucestershire BS16 9NH

Erection of single storey front/side extension to provide additional living accommodation.

P24/00088/HH 14 Feb 2024

2020 Approved

Ferndale 37 Main Road Mangotsfield South Gloucestershire BS16 9NH

Creation of vehicular access onto classified road (B4465 - Main Road). Removal of existin…

P20/02177/F 27 May 2020

2017 Approved

Ferndale 37 Main Road Mangotsfield Bristol South Gloucestershire BS16 9NH

Demolition of existing rear extensions. Erection of rear extension, which would extend be…

PK17/2697/PNH 7 Jul 2017

2016 Approved

Rock Villa 47 Main Road Mangotsfield Bristol South Gloucestershire BS16 9NQ

Application for a Certificate of Lawfulness for the proposed erection of outbuilding to i…

PK16/4624/CLP 7 Oct 2016

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

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.