33-47 (odds) The Horsefair, 6-10 (consec) The Haymarket, St James Barton & 29 - 31 (odds) The Horsefair Bristol BS1 3JE Data via plota.co.uk

26/12703/X - Variation/Deletion of a Condition Approved

Proposal

Application for variation or removal of Condition Nos. 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 15, 16, 17, 18, 19, 23, 24, 25, 26, 27, 28, 29, 30, 31, 33, 34, 37, 38 following grant of planning permission (Demolition of existing buildings and erection of a mixed use development comprising residential (Class C3) and commercial (Class E) floorspace, together with amenity space, landscaping and public realm works, vehicular access, and servicing arrangements.) Data via plota.co.uk

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View original council record ↗Last checked 31 Oct 2026, 13:05

Application progress

✓

Received

29 Jun 2026

✓

Approved

30 Oct 2026

Approved on 30 Oct 2026 · Delegated Decision · Last checked 31 Oct 2026

Documents 76

Decision & officer reports 1

PDF GRANTED Decision · 30 Oct 2026 View ↗

Statements & assessments 8

PDF TRANSPORTDM . Consultee Comment · 22 Jul 2026 View ↗ PDF THE PUBLIC PROTECTION TEAM (LAND CONTAMINATION) Consultee Comment · 20 Jul 2026 View ↗ PDF NOISE IMPACT ASSESSMENT Supporting document · 30 Jun 2026 View ↗ PDF URBAN LIVING ASSESSMENT Supporting document · 30 Jun 2026 View ↗ PDF ENERGY AND SUSTAINABILITY STRATEGY Supporting document · 30 Jun 2026 View ↗ PDF HERITAGE TECHNICAL NOTE Supporting document · 30 Jun 2026 View ↗ PDF AFFORDABLE HOUSING STATEMENT Supporting document · 30 Jun 2026 View ↗ PDF PLANNING STATEMENT Supporting document · 30 Jun 2026 View ↗

Plans & drawings 45

Application forms 2

PDF APPLICATION FORM Application Form · 30 Jun 2026 View ↗ PDF CIL FORM 1 CIL Documents · 30 Jun 2026 View ↗

Consultation & comments 6

PDF HOUSING RESPONSE Consultee Comment · 26 Aug 2026 View ↗ PDF RESPONSE TO URBAN DESIGN COMMENTS Supporting document · 21 Aug 2026 View ↗ PDF HISTORIC ENGLAND Comment Received · 23 Jul 2026 View ↗ PDF THE BRISTOL WASTE COMPANY Consultee Comment · 21 Jul 2026 View ↗ PDF BUILDING SAFETY REGULATOR Comment Received · 21 Jul 2026 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 15 Jul 2026 View ↗

Associated applications 2

Part of

Full20 Nov 2023council archive

Conditions 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 15, 16, 17, 18, 19, 23, 24, 25, 26, 27, 28, 29, 30, 31, 33, 34, 37, 38 varied
- VariationApplication for variation or removal of Condition Nos. 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 15…This application29 Jun 202626/12703/X

Site constraints 7

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 ↗

Coal mining development high risk area

Recorded coal mining features at or near the surface. Most planning applications here need a coal mining risk assessment.

From the Mining Remediation Authority, formerly the Coal Authority. The development high risk area marks recorded coal mining features at or near the surface: mine shafts and adits, shallow workings, mine gas and former opencast sites. Most planning applications there need a coal mining risk assessment; householder applications, changes of use and some minor works are exempt. Mine entry positions come from old plans and can be out by several metres, and unrecorded workings can exist anywhere in the coalfield.

Coal mining risk assessments ↗

Article 4 direction

Ashley Ward, Cabot Ward, Clifton East Ward, Cotham Ward and Lawrence Hill 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 ↗

10 listed buildings within 150 m of the postcode pin

Nearest: The New Room, Grade I, about 31 m from the postcode pin · 1 Grade I, 1 Grade II*, 6 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 10 with distances

31 mThe New RoomGrade I
33 mStatue of Charles Wesley in Courtyard to Rear of the New RoomGrade II
35 mLower ArcadeGrade II*
65 mStatue of John Wesley in Courtyard in Front of the New RoomGrade II
80 mBROADMEAD, Broadmead (North side) Walled entrance screen and archway to the New Room Grade II
82 mWalled Entrance Screen and Archway to the New RoomGrade II
105 m1-2 Union Gallery Broadmead Bristol BS1 3XD
119 mThe Greyhound HotelGrade II
123 mBroadmead Baptist ChurchGrade II
134 mBoundary Walls, Railings, Piers and Gates to St James' ParkGrade II

Historic England ↗

Also on the record

Scheduled monument about 164 m away: Dominican Friars (Quaker's Friars); Inside the Bristol built-up area.

Not affected

Not green belt

Checked on 2 November 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 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

Council: Bristol
Application type: Variation/Deletion of a Condition
Postcode: BS1 3LT
Received: 29 Jun 2026
Validated: 29 Jun 2026
Ward: Central
Parish: Central, Clifton And Harbourside
Target decision: 30 Oct 2026
Decision: GRANTED subject to condition(s)
Decision date: 30 Oct 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Savills

Public comments

1comment received

1 objecting

189 neighbours consulted · Last counted 31 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14729125
Planning Portal ref: PP-14729125
Comments by: 5 Aug 2026
Statutory expiry: 28 Sept 2026

Historical activity at this location

26 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2023 Approved

Request for a Screening Opinion as to whether an Environmental Impact Assessment is requi…

23/02610/SCR 13 Jul 2023

Within ~100m

Nearby activity

2025 Approved

Pavement Outside Barclays 55 Broadmead Bristol BS1 3XB

Proposed Freestanding Advertising Council Information Panel with 2no. digital displays (H…

25/14081/A 28 Nov 2025

2025 Approved

Pavement Outside 48 - 70 Merchant Street Bristol BS1 3EE

Proposed Free-Standing Advertising Council Information Panel with two, back-to-back digit…

25/14253/A 28 Nov 2025

2025 Approved

Pavement Outside 48 The Horsefair Bristol BS1 3JE

Proposed Free-Standing Advertising Council Information Panel with two, back-to-back digit…

25/14256/A 28 Nov 2025

2025 Approved

Pavement Outside 33-47 The Horsefair Bristol BS1 3JP

Proposed Free-Standing Advertising Council Information Panel with two, back-to-back digit…

25/14257/A 28 Nov 2025

2025 Approved

Pavement Outside 59 The Horsefair Bristol BS1 3JL

Proposed Free-Standing Advertising Council Information Panel with two, back-to-back digit…

25/14254/A 28 Nov 2025

2025 Refused

Pavement Outside 28 - 30 (evens) The Horsefair Bristol BS1 3DS

Install 2no. digital 75" LCD display screens, one on each side of the Street Hub unit.

25/10669/A 2 May 2025

2025 Refused

Pavement Outside 28 - 30 (Evens) The Horsefair Bristol BS1 3DS

Install 1no. BT Street Hub, incorporating two digital 75" LCD advert screens with associa…

25/10668/F 2 May 2025

2024 Approved

34 - 36 Broadmead Bristol BS1 3HA

New fascia and projection signage scheme.

24/02088/A 9 Aug 2024

2024 Approved

34 - 36 Broadmead Bristol BS1 3HA

Replacement of existing shop front.

24/02087/F 9 Aug 2024

2024 Approved

Broadmead Pedestrian Area Broadmead Bristol BS1 3EA

Installation of a temporary Christmas Market within the Broadmead pedestrian area between…

24/01532/F 5 Jun 2024

2023 Refused

74 - 76 Broadmead Bristol BS1 3DR

New signage, shopfront, A/C condenser units, extract grilles and use of the pavement for…

23/02580/F 18 Mar 2024

2022 Refused

Outside 33 - 47 (Formerly Debenhams) The Horsefair Bristol BS1 3JE

Installation of 2no. digital LCD display screens, one on each side of the proposed Street…

22/04499/A 26 Feb 2024

2022 Refused

Pavement Opposite 51-53 Merchant Street Broadmead Shopping Centre Bristol

Installation of 2no. digital LCD display screens, one on each side of the Street Hub unit…

22/05028/A 17 Jan 2024

2022 Refused

Pavement Opposite 51-53 Merchant Street Broadmead Shopping Centre Bristol

Proposed installation of 1no. new BT Street Hub, incorporating 75" LCD advert screens plu…

22/05027/F 17 Jan 2024

2022 Refused

Outside 33 - 47 (Formerly Debenhams) The Horsefair Bristol BS1 3JE

Proposed installation of 1no. new BT Street Hub, incorporating 75" LCD advert screens plu…

22/04498/F 15 Dec 2023

2022 Refused

Outside 65 Broadmead Bristol BS1 3EA

Installation of 1no. new BT Street Hub, incorporating 75" LCD advert screens, plus the re…

22/04742/F 1 Dec 2023

2022 Refused

Outside 65 Broadmead Bristol BS1 3EA

Installation of 2no. digital LCD display screens, one on each side of a proposed Street H…

22/04743/A 1 Dec 2023

2023

(Former Debenhams & Building To West) 33-47 (odds) The Horsefair, 6-10 (consec) The Haymarket, St James Barton & 29 - 31 (odds) The Horsefair Bristol BS1 3JE

Demolition of existing buildings and erection of a mixed use development comprising resid…

23/04490/F 20 Nov 2023

2023 Approved

74 - 76 Broadmead Bristol BS1 3DR

Installation of 1no. fascia sign and 1no. projecting sign.

23/02581/A 17 Nov 2023

2023

34 - 36 The Arcade Bristol BS1 3JD

Repairs to interior following water damage, refurbishment of existing coffee shop, instal…

23/03924/F 10 Oct 2023

2016 Approved

17-18 The Arcade Bristol BS1 3JA

Change of use of ground and first floor from A1 (retail) to A3 (restaurant/cafe).

16/03852/F 19 Sep 2016

2016 Approved

The Arcade Bristol BS1 3JA

Installation of 2No new CCTV cameras and associated cabling which form part of a footfall…

16/03221/LA 12 Aug 2016

2016 Approved

38 Broadmead Bristol BS1 3HB

Application for consent to display an illuminated glass fascia and projecting sign.

16/03085/A 8 Aug 2016

2016 Approved

The Arcade Broadmead Bristol BS1 3JD

Proposed non-illuminated signage within The Arcade.

16/00256/A 15 Mar 2016

2016 Approved

The Arcade Broadmead Bristol BS1 3JD

Proposed non-illuminated signage within The Arcade & installation of 3 no. CCTV cameras &…

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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

33-47 (odds) The Horsefair, 6-10 (consec) The Haymarket, St James Barton & 29 - 31 (odds) The Horsefair Bristol BS1 3JE Data via plota.co.uk

Proposal

Application progress

Documents 76

Decision & officer reports 1

Statements & assessments 8

Plans & drawings 45

Application forms 2

Consultation & comments 6

Other documents 14

Associated applications 2

Site constraints 7

Nearby new applications

Important details

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity