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

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

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

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View original council record ↗Last checked

Application progress

✓
Received
19 Jun 2026
✓
Validated
30 Jun 2026
Decision
Target date was 25 Aug 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 29 Oct 2026; it is now day 121.

The consultation period closed on 30 Jul 2026.

Documents 3

Statements & assessments 1

PDF DESIGN ACCESS AND HERITAGE STATEMENT Design and access statement · 19 Jun 2026 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 30 Jun 2026 View ↗ PDF CIL FORM 1 CIL Notices · 19 Jun 2026 View ↗

All documents on the council site ↗

Site constraints 5

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 ↗
3 listed buildings within 150 m of the postcode pin
Nearest: Gatcombe Farmhouse, Grade II, the postcode pin is inside its outline · 1 Grade II*, 2 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 3 with distances
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. 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 3b
Not 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) 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.
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 ↗
Not affected
Outside flood zones 2 and 3

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 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.

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20 Aug 2026Pending

Bow Cottage Gatcombe Lane Flax Bourton BS48 3QT

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Important details

Council
North Somerset
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 121, past the statutory target. 83% of listed building works in North Somerset are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Oct 2026.

Day 12165 days past the 56-day target
56%decided within 8 weeks
90%approved
56decided 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 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
30 Jul 2026
Statutory expiry
25 Aug 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2024 Approved
Bow Cottage Gatcombe Lane Flax Bourton BS48 3QT
Erection of a single storey oak framed rear extension
24/P/1143/FUH
2022 Approved
Building 10, Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion of agricultural building 10 to create 1no. three bedroom residential dwelling
22/P/0437/LBC
2022 Approved
Building 10, Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion of agricultural building 10 to create 1no. three bedroom residential dwelling
22/P/0436/FUL
2021 Approved
Unit 1 Turkey Barn, Gatcombe Farm Gatcombe Lane Flax Bourton Somerset BS48 3QT
Demolition of 1no. outbuilding and conversion of an existing barn structure within the cu…
21/P/3101/LBC
2021 Approved
Unit 1 Turkey Barn, Gatcombe Farm Gatcombe Lane Flax Bourton Somerset BS48 3QT
Demolition of 1no. outbuilding and conversion of an existing barn structure within the cu…
21/P/1843/FUL
2021 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton Somerset BS48 3QT
Conversion and part demolition of agricultural building (Unit 7) to create 1no. three bed…
21/P/3037/FUL
2021 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton North Somerset BS48 3QT
Listed Building Consent for the conversion and part demolition of agricultural building (…
21/P/2789/LBC
2021 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton Bristol BS48 3QT
Listed building consent for the conversion of agricultural building (Unit 9) to create 1n…
21/P/0073/LBC
2021 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton Bristol BS48 3QT
Conversion of agricultural building (Unit 9) to create 1no. four bedroom dwelling
21/P/0072/FUL
2020 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Listed building consent for the conversion and partial demolition of agricultural buildin…
20/P/2590/LBC
2020 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion and partial demolition of agricultural buildings (Units 4 & 5) to create a new…
20/P/2589/FUL
2020 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Listed Building Consent for the conversion and part demolition of agricultural building (…
20/P/2557/LBC
2020 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion and part demolition of agricultural building (Unit 7) to create 1no. three bed…
20/P/2556/FUL
2020 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton Bristol BS48 3QT
Conversion of agricultural building (Unit 6), including associated demolition, to create…
20/P/0719/LBC
2020 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton Bristol BS48 3QT
Conversion of agricultural building (Unit 6), including associated demolition, to create…
20/P/0718/FUL
2019 Approved
Bow Cottage Gatcombe Lane Flax Bourton Bristol BS48 3QT
Lawful development certificate for he proposed siting of a mobile home for use ancillary…
19/P/2180/LDP
2019 Withdrawn
Bow Cottage Gatcombe Lane Flax Bourton Bristol BS48 3QT
Erection of a single storey timber granny annexe for ancillary use to the main dwelling.
19/P/1898/FUH
2018 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion and part demolition of agricultural buildings (Units 1, 6, 7, 9 and 10) to cre…
18/P/4061/FUL
2018 Approved
Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Application for Listed Building Consent for conversion and part demolition of agricultura…
18/P/4153/LBC
2018 Withdrawn
Gatcombe Farm Gatcombe Lane Flax Bourton Bristol North Somerset BS48 3QT
Erection of agricultural building for livestock, fodder and machinery storage. Creation o…
18/P/2076/FUL
2016 Approved
Agricultural Units 1, 6, 7, 9 And 10 At Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion and part demolition of agricultural buildings (Units 1, 6, 7, 9 and 10) to cre…
16/P/1208/LB
2016 Approved
Agricultural Units 1, 6, 7, 9 And 10 At Gatcombe Farm Gatcombe Lane Flax Bourton BS48 3QT
Conversion and part demolition of agricultural buildings (Units 1, 6, 7, 9 and 10) to cre…
16/P/1204/F
2016 Approved
Land At Gatcombe Farm Gatcombe Lane Long Ashton BS48 3QT
Change of use of agricultural land to the siting of 3no storage containers (part retrospe…
16/P/1515/F
2016 Approved
Bow Cottage Gatcombe Lane Flax Bourton BS48 3QT
Erection of a stable block with tack room and kennels and the extension of the domestic c…
16/P/0673/F
2016 Refused
Hengaston Barn Gatcombe Lane Long Ashton BS48 3QT
Retrospective application to make 12 x 15 m area of field (already used for horse turnout…
16/P/0579/F
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
Source: MHCLG planning statistics · See full council rankings