Pub and hostel at Talbot Inn, 304 Wells Road, Knowle, Bristol

“Partial change of use from Public House (sui generis) to mixed-use comprising Public House (sui generis) and hostel accommodation (sui generis). Conversion of rear ground floor and upper floors to hostel use (sui generis), with associated external alterations.”

“Partial change of use from Public House (sui generis) to mixed-use comprising Public House and hostel accommodation. Conversion of rear ground floor and upper floors to hostel use (sui generis), with associated external alterations. Key planning questions to be decided: 1. Does the retained pub remain genuinely capable of operating? 2. Is the mixed-use (pub + hostel) appropriate form of land use)? 3. Would amenity, design, and transport effects be acceptable?”

“The property is currently classed as a Public House (sui generis), with the upper floors historically used as staff accommodation linked to the pub. The building is arranged over two storeys with a converted roof space, creating three levels in total. The main frontage faces Wells Road and has a traditional pub appearance, including two bay windows at ground floor level.”

“To the rear, there is a large single-storey flat-roofed extension, which appears to have been used as additional space for the pub. The site sits within the Wells Road/Broadwalk (Knowle) Designated Centre and is part of a Secondary Shopping Frontage, as defined in the Local Plan. This area supports a mix of shops, services, and community uses. The property is not in a Conservation Area and there are no listed buildings or Tree Preservation Orders affecting the site.”

“The site has been subject to planning enforcement investigation under reference 24/30198/MINOR, relating to extension works and a change of use carried out without planning permission. This current application has been submitted as a direct result of that enforcement case to regularise the unauthorised works. There are no records of previous planning approvals for the change of use or for the extensions now in place.”

“Given the retention of the public house and the limited, managed nature of the hostel use, the proposal would not harm the vitality, viability or diversity of the centre, nor would it result in harmful fragmentation of the shopping frontage. The development is therefore considered acceptable in principle in land use terms, subject to detailed assessment of amenity, design and transport considerations.”

“Item no. 2 Planning Committee A – 28 January 2026 Application No. 25/10483/F : Talbot Inn 304 Wells Road Knowle Bristol BS4 2QG OFFICIAL E. Sustainability and Climate Change Policies BCS13, BCS14, and BCS15 require development to mitigate and adapt to climate change, minimise energy demand, and incorporate renewable or low-carbon energy sources.”

“Pollution control officer: I have looked at the further information submitted and have no objection to the application.”

“Transport Consultee Summary o Access: Pedestrian access remains from Wells Road; no changes proposed. o Car Parking: The scheme is car-free. TDM has no objection, considering the likely minimal increase in occupancy compared to the previous use. o Cycle Parking: Insufficient details provided. Applicant must submit a revised ground floor plan showing an accessible cycle storage location with at least 3 spaces, and confirm compliance with Local Plan and TDM design standards.”

“Members discussed the merits of the application with many of the points of concern raised being outside of the control of the LPA or related to building control regulation and enforcement issues.”

“Councillor Rob Bryhers (Chair) moved that the application be granted.”

“Councillor Andrew Varney seconded the motion.”