100 Princess Victoria Street Bristol BS8 4DB Data via plota.co.uk

26/13574/H - Full Planning (Householders) Refused
Extensions & alterations

Proposal

Replacement of failed, deteriorating external timber windows to front with high-quality, heritage compliant Evolution "Timber-Look" authentic alternative casement windows and replacement of rear window with 1.8m Icon Oak Bifold Doors. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
24 Aug 2026
✓
Validated
3 Sept 2026
✗
Refused
10 Nov 2026
Appeal
Not lodged

Refused on 10 Nov 2026 · Schedule 1: Delegated · Last checked 11 Nov 2026

Documents 9

Decision & officer reports 1

PDF DECISION REFUSED Decision · 10 Nov 2026 View ↗

Statements & assessments 1

PDF HERITAGE STATEMENT WITH APPENDICIES Supporting document · 24 Aug 2026 View ↗

Plans & drawings 6

PDF EXISTING FLOOR PLANS Plan · 3 Sept 2026 View ↗ PDF LOCATION PLAN Plan · 3 Sept 2026 View ↗ PDF REAR ELEVATIONS EXISTING Plan · 3 Sept 2026 View ↗ PDF REAR ELEVATIONS PROPOSED Plan · 3 Sept 2026 View ↗ PDF FRONT ELEVATIONS PROPOSED Plan · 3 Sept 2026 View ↗ PDF FRONT ELEVATIONS EXISTING Plan · 3 Sept 2026 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LIST Neighbour Notification List · 9 Sept 2026 View ↗

All documents on the council site ↗

Site constraints 10

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.
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 Named permitted development rights are withdrawn here.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.
Special area of conservation 112 m away: Avon Gorge Woodlands
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
National infrastructure project 272 m away: Portishead Branch Line - MetroWest Phase 1
The site is 272 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 ↗
54 listed buildings within 150 m
Nearest: 104, Princess Victoria Street, Grade II, 11 m away · 2 Grade II*, 37 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 54 with distances
Historic England ↗
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
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 ↗
SSSI 112 m away: Avon Gorge SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Also on the record
Coalfield, development low risk area; 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 2 November 2026. 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.

Sales history 3

Last sold for £790,000 in July 2026. Terraced house, freehold.

20 July 2026£790,000
8 July 2004£498,500
13 March 2003£395,000

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

Building

Floor area151 m² (1,625 sq ft)
Energy ratingD (66 out of 100), could reach C
PropertyMid-terrace house, 6 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, mains gas
WallsSandstone, as built, no insulation (assumed)

From the energy performance certificate lodged in March 2026, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

8 Oct 2026Pending

110 Princess Victoria Street Bristol BS8 4DB

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27 Jul 2026Approved

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T1 - Lime - Re-pollard by up 3m back to previous pruning points, remove 3 lowest...

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4 Nov 2026Pending

Holy Trinity Church Hotwell Road Bristol BS8 4ST

G2 - Holm Oak & Hornbeam x 2 - Fell.

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2 Nov 2026Pending

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Important details

Council
Bristol
Application type
Full Planning (Householders)
Postcode
BS8 4DB
Received
24 Aug 2026
Validated
3 Sept 2026
Ward
Clifton
Parish
Central, Clifton And Harbourside
Target decision
10 Nov 2026
Decision
REFUSED
Decision date
10 Nov 2026
Decision level
Schedule 1: Delegated
Applicant
Show
Agent
Graeme Patrick

How this decision compares

Decided in 68 days from validation, 19 days slower than Bristol's median of 49 for extensions. Refused, as 14% 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.

26 neighbours consulted · Last counted 11 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15179134
Planning Portal ref
PP-15179134
Comments by
7 Oct 2026
Statutory expiry
29 Oct 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2025 Approved
Basement And Ground Floor Maisonette 17 Caledonia Place Bristol BS8 4DJ
Single storey extension to rear of property, alterations to windows to the front elevatio…
25/15613/LA
2025 Approved
Basement And Ground Floor Maisonette 17 Caledonia Place Bristol BS8 4DJ
Single storey extension to rear of property, alterations to windows to the front elevatio…
25/15612/F
2025 Approved
Third Floor Flat 7 Princes Buildings Bristol BS8 4LB
Internal reconfiguration, thermal upgrades, works to rooflights and the reconfiguration o…
25/13633/F
2025 Approved
Third Floor Flat 7 Princes Buildings Bristol BS8 4LB
Internal reconfiguration, thermal upgrades, works to rooflights and the reconfiguration o…
25/13634/LA
2025 Approved
St Vincents Rocks West Mall Bristol BS8 4BJ
T15 - Lucombe Oak - End weight reduction on main scaffold limbs on south and southeast si…
25/14772/VP
2025
34 West Mall Bristol BS8 4BG
The proposed replacement of the existing roofing felt and leadwork detailing (retaining e…
25/15059/LB
2025 Approved
Basement Flat 18 Caledonia Place Bristol BS8 4DJ
T1 - Pear - Reduce crown by approx 2m and thin crown by approx 20%.
25/13871/VC
2025 Approved
14 St Vincents Rocks West Mall Bristol BS8 4BJ
Holly - Fell. Hawthorn - Fell.
25/13369/VC
2025 Approved
St Vincents Rocks West Mall Bristol BS8 4BJ
Oak - Cut back from building by 2.5m and remove dead-wood. Sycamore x 2 - Cut back from b…
25/12500/VP
2025 Approved
19 Caledonia Place Bristol BS8 4DJ
Installation of PV panels, new windows, and other external and internal amendments.
25/10757/LA
2025 Approved
19 Caledonia Place Bristol BS8 4DJ
Installation of PV panels, new windows, and other external and internal amendments.
25/10756/H
2025 Decided
Eugenie House 1-3 Royal York Crescent Bristol BS8 4JW
Sycamore - Reduce height and spread by 3-3.5m (to maintain size), and remove 3 low limbs…
25/12225/VP
2025 Withdrawn
Ground Floor Flat 4 Royal York Crescent Bristol BS8 4JZ
Additions to application 22/05439/LA, granted in April 2024, to create space for a shower…
25/12253/LB
2025 Approved
The Courtyard 5 Royal York Crescent Bristol BS8 4JZ
Conversion of the existing garage into a home office. Conversion of the sub basement into…
25/11524/LA
2025 Approved
The Courtyard 5 Royal York Crescent Bristol BS8 4JZ
Conversion of the existing garage into a home office. Conversion of the sub basement into…
25/11523/F
2025
First Floor Flat 4 Royal York Crescent Bristol BS8 4JZ
Internal reconfiguration and bathroom extension.
25/11993/LA
2025
First Floor Flat 4 Royal York Crescent Bristol BS8 4JZ
Internal reconfiguration and bathroom extension.
25/11992/F
2025 Refused
Ground Floor Flat 4 Royal York Crescent Bristol BS8 4JZ
Interior renovation including the removal of a wall and the adding of an en-suite.
25/10909/LB
2025 Approved
Flat 1 5 - 6 Royal York Crescent Bristol BS8 4JZ
T1 - Leyland Cypress - Crown reduction by 2m.
25/10913/VC
2025 Approved
103 Princess Victoria Street Bristol BS8 4DD
Silver Birch - Reduce height by 4m and width by 1.5m.
25/10914/VC
2016 Approved
Ground Floor Flat 8 Royal York Crescent Bristol BS8 4JZ
The replacement and extension of the existing rear conservatory with new extension. Garde…
16/02905/F
2016 Approved
Top Floor Flat 34 West Mall Bristol BS8 4BG
Replacement of the uPVC windows with equivalent wooden windows.
16/02208/LA
2016 Approved
Avon Gorge Hotel Princes Buildings Sion Hill Bristol BS8 4LD
Provision of a new accessible entrance to the public house. Relocation of litter bin. Air…
16/04789/LA
2016 Approved
Avon Gorge Hotel Princes Buildings Sion Hill Bristol BS8 4LD
Provision of a new accessible entrance to the public house, including air conditioning an…
16/04788/F
2016 Withdrawn
Brunel House Sion Hill Bristol BS8 4BL
Proposed raised walkway for rear access to the property.
16/04700/H
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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

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.