Gatcombe Court Gatcombe Lane Flax Bourton BS48 3QT Data via plota.co.uk

26/P/1300/LBC - Listed Building Consent Registered

Proposal

Listed Building Consent for the phased restoration and long-term conservation of existing dwelling. Works to include; alteration of internal layout including the removal of internal walls and creation of new, expansion of existing rear boot-room and creation of a services area within rear courtyard. Creation of plant-rooms within existing basement and addition of insulation throughout alongside updated facilities. Alteration of glazing to existing porch and replacement of first floor windows with new. Retention of exterior porch door, chimneybreast and fire surround at second floor. Reinstatement of historic character and features through including the editing and removal of later interventions where detracting from the significance or architectural character of the building, and the reinstatement of original features where lost. Data via plota.co.uk

View original council record ↗Last checked

Application progress

Received
19 Jun 2026
Validated
30 Jun 2026
Decision
Expected by 25 Aug 2026

This application is under consideration - no decision has been issued yet. Plota predicted a decision around 14 Sept 2026; it is now day 76. The consultation period closed on 30 Jul 2026.

Site constraints 3

Scheduled monument: Roman settlement, part of an associated field system and earlier Iron Age settlement remains at Gatcombe Farm
Scheduled monument consent is needed for any work to it, separate from planning permission.
Nationally important archaeology protected by the Secretary of State. Work that affects the monument or its setting is rarely permitted.
Historic England ↗
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.
Agricultural land, grade 3b
Not best and most versatile land (grades 1, 2 and 3a). Predicted from the national soil map. The older provisional map agrees.
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.
Not affected
Outside flood zones 2 and 3

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

Application type
Listed Building Consent
Postcode
BS48 3QT
Received
19 Jun 2026
Validated
30 Jun 2026
Ward
Long Ashton
Parish
Long Ashton
Case officer
Show
Target decision
25 Aug 2026
Applicant
Show
Agent
Llewellyn Harker Architects

Decision outlook

Day 76, past the statutory target. 89% of listed building works in North Somerset are decided within thirteen weeks, which runs to 29 Sept 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 12 Sept 2026.

Day 7620 days past the 56-day target
64%decided within 8 weeks
92%approved
39decided in the last year

Plota live figures for listed building works decided by North Somerset in the last twelve months, from validation. North Somerset decision record →

Public comments

No public comments yet.

Last counted 12 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
30 Jul 2026
Statutory expiry
25 Aug 2026
Env. assessment
No
North Somerset
Planning Authority Score
6.4/10
Average
#83 of 296 councils
Relevant to this application:
Other decisions

North Somerset is faster than most councils at deciding householder applications, ranking #96 out of 296. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
North Somerset decision statistics
Based on MHCLG data, the year to March 2026
89%
Overall approval rate
Above avg (87%) #137 of 296
93%
Householder approved
Above avg (90%) #134 of 296
73%
Decided in 8 weeks
Above avg (63%) #96 of 296
34%
Extended time limit
Below avg (41%) #88 of 296
74%
Minor dwellings approved
135 decided (1-9 homes)
95%
Major dwellings approved
19 decided (10+ homes)
85%
Change of use approved
52 decided
1,139
Total decisions
128 refused in the year to March 2026