Four self-contained flats at 109 - 113 Fishponds Road, Eastville, Bristol

What was proposed

The application sought approval of landscaping reserved from permission for a second storey creating four self-contained flats.

“Application for approval of a reserved matter (landscaping) following outline approval 21/03763/P (Construction of a second storey to create 4no. self-contained flats).”

Officer report

The site

The site is in a two-storey terrace with ground-floor retail units, first-floor storage, and access from Fishponds Road and Heath Street.

“SITE DESCRIPTION The site is located on the northern side of Fishponds Road, within the Eastville ward. The site sits within a two storey terrace with retail units at ground floor level and associated storage / ancillary space at first floor level. The site fronts Fishponds Road but can be accessed from the side access via Heath Street. The site is not located within a Conservation Area or within any designated area within the Bristol Local Plan.”

Officer report

Earlier planning permissions

Earlier permissions included conversion proposals for flats, with outline permission granted in 2021 for the second storey and four residential flats.

“RELEVANT PLANNING HISTORY 81/04299/P_N - Extension at first floor to provide new stock room. (GRANTED, subject to conditions) 82/02325/P_N - Re-building of existing wholesale warehouse with stockroom over. (Granted) 05/03851/F - Conversion of first floor from storage to 4 no. one-bed and 1 no. two-bed apartments. (GRANTED, subject to conditions) 19/03478/P - Application for Outline Planning Permission with some matters reserved. Conversion of first floor to 4 flats.”

Officer report

Officers’ assessment

The landscaping scheme proposed concrete paving through the covered side access lane and was considered acceptable despite limited opportunities for landscaping.

“KEY ISSUES A) WOULD THE PROPOSED LANDSCAPING BE ACCEPTABLE? Policy BCS21 of the Bristol Core Strategy (2011) aims to ensure that all new development in Bristol achieve high standards of urban design. The policy states that design can contribute positively to local character by responding to the underlying landscape structure, distinctive patterns and forms of development local culture.”

“The proposed landscaping consists of a series of concrete paving slabs to run all the way through this access lane, from where the lane meets the footway along Heath Street to where the refuse and cycle stores are located. Details of these paving slabs have been submitted as part of the application. This landscaping would not be wholly visible from the public realm, however, creates a suitable entrance lane for future residents.”

Officer report

Waste and public safety

Waste storage and crime prevention had been assessed under the outline permission, while the reserved matters application could assess landscaping only.

“A number of objections have been received for this application which relate to matters outside the remit of the reserved matter. Therefore, although Officers note the concerns, the application can only be assessed on the acceptability of the proposed landscaping scheme. Particular concerns raised within the Councillor referral form relate to refuse storage management and crime prevention design.”

“The proposed access into the site also does not differ from what has been granted at outline stage. The proposed plans indicate an access gate from Heath Street to control the access into the site and Officers subsequently determined acceptability in this regard within that outline application. Therefore, the matters raised are outside the remit of the reserved matter of landscaping and what can be assessed under this application.”

Officer report

At the meeting

The Representative of the Chief Planner and Head of Planning introduced the report and gave a presentation.

The committee vote

Councillor Bryher moved approval, Councillor Eddy seconded it, and members voted eight for and none against.

“Councillor Bryher moved that the Reserved Matters details be approved.”

“Resolved (Voting 8 for, 0 against) – that the Reserved Matters details be approved.”

Minutes

The decision

The reserved matters details were approved for the landscaping application following the 2021 outline permission.

“The application is for approval of a reserved matter (landscaping) following outline approval 21/03763/P (Construction of a second storey to create 4no. self-contained flats).”

“It was confirmed that this application is for reserved matters only (landscaping) and that the application was received within the time limit following the approval of the outline permission in 2021. All appropriate consultations have been carried out.”

Minutes