First Floor Flat 285 Hotwell Road Bristol BS8 4NQ Data via plota.co.uk

26/13392/LB - Listed Building Application Approved
Extensions & alterationsUtility infrastructure

Proposal

Fit a buddy 5 wide smokeless wood and coal burning heater stove to the existing fireplace. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
12 Aug 2026
✓
Validated
19 Aug 2026
✓
Approved
30 Sept 2026

Approved on 30 Sept 2026 · Delegated Decision · Last checked 1 Oct 2026

Documents 11

Decision & officer reports 2

PDF OFFICER REPORT Delegated Report · 30 Sept 2026 View ↗ PDF DECISION Decision · 30 Sept 2026 View ↗

Statements & assessments 2

PDF HERITAGE STATEMENT Supporting document · 19 Aug 2026 View ↗ PDF DESIGN AND ACCESS STATEMENT Supporting document · 12 Aug 2026 View ↗

Plans & drawings 2

PDF FIRST FLOOR LAYOUT PLAN Supporting document · 19 Aug 2026 View ↗ PDF LOCATION PLAN Plan · 12 Aug 2026 View ↗

Application forms 1

PDF APPLICATION FORM Application Form · 12 Aug 2026 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LIST Neighbour Notification List · 26 Aug 2026 View ↗

Other documents 3

PDF STOVE BUDDY BROCHURE Supporting document · 19 Aug 2026 View ↗ PDF EXISTING PHOTO Supporting document · 12 Aug 2026 View ↗ PDF PHOTO OF PROPOSED WOOD BURNER - AI CREATED IMAGE Supporting document · 12 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 11

Listed building: 287 Hotwell Road Bristol BS8 4NQ
The pin is inside its outline · 55 more listed buildings within 150 m (9 Grade II*, 35 Grade II)
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 the other 55 with distances
Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 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 ↗
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.
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 ↗
National infrastructure project 421 m away: Portishead Branch Line - MetroWest Phase 1
The site is 421 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 ↗
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 ↗
Special area of conservation 288 m away: Avon New Cut
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.
Also on the record
Coalfield, development low risk area; SSSI 469 m away: Avon Gorge SSSI; Inside the Bristol built-up area.
Not affected
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 £226,000 in February 2026. Flat or maisonette, leasehold.

20 February 2026£226,000
2 October 2013£140,000
8 June 2007£156,000

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

Building

Floor area50 m² (538 sq ft)
Energy ratingE (41 out of 100), could reach C
PropertyEnd-terrace flat, 2 habitable rooms
BuiltBefore 1900
HeatingElectric storage heaters
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in January 2019, 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
Bristol
Application type
Listed Building Application
Postcode
BS8 4NQ
Received
12 Aug 2026
Validated
19 Aug 2026
Ward
Hotwells & Harbourside
Parish
Central, Clifton And Harbourside
Target decision
14 Oct 2026
Decision
GRANTED subject to condition(s)
Decision date
30 Sept 2026
Decision level
Delegated Decision
Applicant
Show
Freehold owner
Show

How this decision compares

Decided in 42 days from validation, 7 days faster than Bristol's median of 49 for extensions. 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.

4 neighbours consulted · Last counted 1 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15148654
Planning Portal ref
PP-15148654
Comments by
23 Sept 2026
Statutory expiry
14 Oct 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2024 Approved
Land Adjacent To 2 Little Caroline Place Bristol BS8 4QR
Construction of 3 No. new 2 storey dwelling houses.
24/03346/F
2025 Approved
12 Oldfield Road Bristol BS8 4QQ
Replacement rooflight and new conservation rooflights and cabrio velux to existing loft c…
25/13954/H
2025 Approved
18 Oldfield Road Bristol BS8 4QQ
T1 - Ash - Repollard to established pollard heads. T2 - Rowan - Fell.
25/14479/VC
2025 Approved
315 Hotwell Road Bristol BS8 4NQ
Internal and external redecorations, internal layout changes to improve sanitary and kitc…
25/11335/LA
2025 Approved
315 Hotwell Road Bristol BS8 4NQ
Internal and external redecoration's, internal layout changes to HMO improve sanitary and…
25/11334/F
2025 Approved
Grenville Chapel Little Caroline Place Bristol BS8 4QR
T1 - Maple - Reduce back from properties/road to 2m clearance. T2 - Lilac - Fell. T3 - Bi…
25/11364/VC
2024 Approved
Land At Corner Of Hope Chapel Hill/ South Green Street Bristol
Erection of a Dwelling.
24/03467/F
2024 Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use to residential accommodation in the form of an eig…
24/04659/F
2024 Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use to residential accommodation in the form of an eig…
24/04660/LA
2024 Refused
Land Adjacent To 275 Hotwell Road Bristol BS8 4ZZ
Erection of 8 no. dwellings (1 & 2 bed flats) with associated refuse and secure bicycle s…
24/01273/F
2023 Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use (Architects office) to residential accommodation…
23/01842/LA
2023 Refused
267 Hotwell Road Bristol BS8 4SF
Change of use from existing office use (Architects office) to residential accommodation…
23/01841/F
2024 Withdrawn
Site Adjacent To 2 Little Caroline Place Hotwells Bristol BS8 4QR
Erection of 3no. new houses of 3 beds and 2 storeys with integral garages.
24/00541/F
2023 Refused
Land At Corner Of Hope Chapel Hill & South Green Street Bristol BS8 4NG
Erection of a dwelling.
23/01194/F
2023 Refused
Rose Of Denmark Dowry Place Bristol BS8 4QL
Removal of 14 existing sash windows due to dilapidation and provision of new to match, wi…
23/04441/F
2023 Refused
Rose Of Denmark Dowry Place Bristol BS8 4QL
Removal of 14no. existing sash windows due to dilapidation and provision of new to match…
23/04157/LA
2023 Approved
Haberfield House Hotwell Road Hotwells Bristol BS8 4NH
G1 - London plane x 3 - Fell.
23/01685/VC
2023 Approved
Rose Of Denmark Dowry Place Bristol BS8 4QL
Erection of illuminated and non-illuminated signs to the exterior of the building.
23/04143/LA
2023 Approved
Rose Of Denmark Dowry Place Bristol BS8 4QL
Erection of illuminated and non illuminated signs to the exterior.
23/04142/A
2023 Approved
18 Oldfield Road Hotwells Bristol BS8 4QQ
T1 - Rowan - reduce crown by 20%. T2 - Ash - reduce crown 30%.
23/04411/VC
2016 Withdrawn
Grenville Chapel Little Caroline Place Bristol
Window replacement with aluminium double glazed unitsTo replace steel single glazed units…
16/03133/F
2016 Approved
267 Hotwell Road Bristol BS8 4SF
Change of use of the existing residential flat to business use (Architect's office).
16/02538/F
2016 Approved
267 Hotwell Road Bristol BS8 4SF
Change of use of the existing residential flat to business use (Architect's office), with…
16/02539/LA
2016 Approved
295 Hotwell Road Bristol BS8 4NQ
Ash Tree - Fell
16/00561/VC
2016 Approved
295 Hotwell Road Bristol BS8 4NQ
Installation of 8 replacement sliding sash windows and boxes.
16/02128/LA
Bristol
Planning Authority Score
5.8/10
Average
#109 of 296 councils
Relevant to this application:
Other 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.

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.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.