Appeal 6001485

The appeal is allowed and planning permission is granted for the partial demolition of existing building, raising of roofline and erection of two storey rear extension to facilitate the formation of 1 no. dwelling (class C3), at [site address] , Thornbury, Bristol [postcode] in accordance with the terms of the application, Ref P25/02148/F, subject to the conditions in the attached schedule.

[site address] is a mid-terrace property that adjoins the [name] listed building known as 69 High Street1 (the listed building). There are also several other nearby [name] listed buildings - at numbers 582, 603, and 62&644 [site address] (the other listed buildings). The site is also within the Thornbury Conservation Area (the CA).

A single combined application was made for planning permission and listed building consent. However, this appeal was made following the Council’s failure to determine planning application ref: P25/02148/F only. That being the case, this decision only relates to the development for which planning permission is sought.

If the implementation of the appeal scheme requires any works for the demolition of the listed building or for its alteration or extension in any manner which would affect its character as a building of special architectural or historic interest, then these works would need to be authorised separately, under the listed building consent regime.

Having regard to advice in the Planning Practice Guidance (PPG) on Non-designated heritage assets5 (NDHA’s), there is no information before me which shows that [site address] is ‘clearly identified’ as such. Additionally, and 1 [name]: 1128798 2 [name]: 1136831 3 [name]: 1321103 4 [name]: 1128811 5 Planning Practice Guidance: Paragraph: 040 [name]: 18a-040-20190723. whilst I note the building’s age and that it is purported to be the birthplace of [name] in 1824 - who later became a major benefactor of the town, most of the interior of the property has been stripped out, and there is no ‘sound evidence’ before me from which to conclude that [site address] is a NDHA. That being the case, I have not treated it as such in my determination of the appeal.

The Council has indicated that, subject to the imposition of several conditions, the proposed development would be acceptable. Nevertheless, in making this decision, I must exercise my statutory duties under sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act, 1990 – as amended (the Act). That being the case, the main issue stems from these statutory duties.

The main issue is whether the development would i) preserve the listed building at 69 [site address] , or its setting or any features of special architectural or historic interest which it possesses, ii) preserve the settings of the listed buildings at 58, 60, and 62&64 [site address] , and iii) preserve or enhance the character or appearance of the Thornbury Conservation Area.

The evidence indicates that the listed building comprises an early-mid 19th Century 2 storey dwelling. Ground-floor level bay windows and first-floor 4-pane sliding sash windows to the sides of the hooded front door afford this rendered property a pleasing sense of balance when viewed from the adjacent street. Together with the pantile roof, these features also mean that the property retains a degree of its early-architectural authenticity. For these reasons, the significance of the listed building principally stems from the historic and architectural interest of its remaining historic fabric. However, it also gains some significance from the wider built-up backdrop of its historic market town setting, and from the collective group value of the nearby listed buildings it forms one of.

While fairly close to the appeal site, the other listed buildings form part of a terrace on the opposite side of [site address] . They are also rendered and appear to be in residential use. The evidence indicates that they were originally constructed at different times between the mid-17th to the late-18th Century. Externally, they retain a range of interesting historic architectural features. That being the case, these buildings have both architectural and historic interest, which largely underpins their significance as designated heritage assets. In addition, these buildings also have a group value, and the parts of their settings that comprise their historic townscape backdrop contribute further to their significance.

Although no longer in residential use, [site address] - which is a historic rendered building with a pantile roof, forms part of a wider terrace of historic buildings in the town. Consequently, and despite it’s poor state of repair, it makes a small contribution to the special interest of both the adjoining listed building and the other listed buildings nearby, as part of their wider historic townscape settings.

The CA encompasses much of the historic core of Thornbury. According to the Thornbury Conservation Area Advice Note6, Thornbury was a medieval market 6 South Gloucestershire Council – Thornbury Conservation Area Advice Note 12 – approved 29th March 2004 town that continued to grow in the centuries afterwards. The resultant range in ages, scales and designs of the buildings within the CA, reflect this historic growth. The frequent use of pantiles as a roofing material, and rendered walls, are locally distinctive within the CA. However, despite many buildings within the CA forming parts of wider terraces, there is considerable variation in the form and heights of roofs of buildings within them. Moreover, and albeit many of the doors and windows are of a high-quality and historically authentic design and appearance, there is little consistency in the arrangement, size and appearance of these features between different houses in some of the terraces – including that which the appeal site forms part of. The resultant mix of ages, scales and appearances of the buildings within the CA, together with the often-high quality finishes of individual buildings within it, contribute positively to the special interest and distinctiveness of the CA as a whole.

The building on the appeal site is lower in height than many of the nearby buildings. Nevertheless, like many of these nearby properties, it has rendered walls and a pantiled roof. As such, and despite its poor condition, it makes a modest contribution to the special interest of the CA as a whole.

The development would include the demolition of much of the remaining structure at [site address] , including sections of wall and parts of the roof that abut or adjoin the listed building. The subsequent construction works would also abut parts of this building. I have no doubt that such development could be sensitively undertaken without causing harm to the special architectural or historic interest of the listed building. However, to ensure this, and notwithstanding the abutment details already provided, an appropriately worded condition is needed requiring the scheme to be implemented in accordance with a demolition and construction method statement that has first been agreed by the local planning authority.

The development would preserve the settings of the listed building and the other listed buildings, and the contribution that these make to their significance. This is partly because the residential use of the building would be reinstated. It is also because the front of the building would blend harmoniously with the other buildings within the historic terrace it forms part of. Moreover, and despite the extent of the building’s proposed enlargement and the metal standing seam finish to the rear roof-planes, the resultant building would continue to be subservient in both scale and appearance to these listed buildings.

The exterior walls would be rendered. Moreover, the pitched front roof plane would be covered in pantiles, and sections of roof to the rear of the building would be of varied but lower heights and pitches. The irregularity in the heights and forms of roofs and the use of render that are distinctive characteristics of the CA would therefore be preserved by the development. Furthermore, and despite the introduction of a metal standing seam roof covering to the rear of the building, this high-quality material would have a passive appearance in relation to the nearby pantiled roofs. Consequently, the character and appearance of the conservation area as a whole would be preserved by the development.

For the reasons given, the development would i) preserve the listed building at 69 [site address] , or its setting or any features of special architectural or historic interest which it possesses, ii) preserve the settings of the listed buildings at 58, 60, and 62&64 [site address] , and iii) preserve or enhance the character or appearance of the Thornbury Conservation Area. The significance of these designated heritage assets would not therefore be harmed. Consequently, the development would comply with policies CS1 and CS9 of the Core Strategy7, and policies PSP1 and PSP17 of the Policies, Sites and Places Plan8. Collectively and amongst other things, these require developments to protect and preserve heritage assets in a manner appropriate to their significance, and to be of a high-quality of design.

Through rooflights in the rear extension, glimpsed views of a little of the interior of the kitchen/dining room would be possible from upper-floor windows to the rear of number 67 [site address] . Nevertheless, much of the activity that would ordinarily occur within this room would not be visible from these neighbouring windows. Future occupiers of the development would therefore be able to secure reasonable levels of privacy within the house.

The extension would abut the [name]. However, any implications the scheme would have on the future maintenance of this neighbouring property are private matters to be resolved between the relevant parties. Furthermore, there is no compelling evidence from which to conclude that the development would harm the stability of this neighbouring building.

I accept that [site address] provides suitable habitats for roosting bats - under roof tiles and within wall crevices, as well as potential bird nesting sites. However, despite bats being observed foraging and commuting close to the building, no bats or their roosts were observed within the building by the surveyor who undertook the preliminary bat roost assessment & nesting bird report. Moreover, no bats were observed emerging from the property during the 2 dusk surveys undertaken in the summer of 2025. That being the case, and subject to the implementation of suitable measures being identified and implemented as part of a biodiversity mitigation strategy and method statement, any adverse impacts on bats and nesting birds would be minimised, adequately mitigated, and/or compensated. This could be secured via a condition.

The statutory condition which specifies the period for the implementation of the permission is imposed. For certainty, a condition is also added specifying the plans to which the permission relates.

The bat and nesting bird mitigation and enhancement measures contained within the bat roost assessment & nesting bird report and the bat survey report are not sufficiently precise to understand the full extent of the mitigation and enhancement measures that would be undertaken. This is especially the case in respect of exterior lighting. Therefore, to protect biodiversity, a condition is applied requiring the provision of a biodiversity mitigation strategy and method statement. This is required to be a pre-commencement condition to prevent/minimise harm to biodiversity during site clearance and demolition works. Separate conditions requiring details of external lighting and bird/bat box locations are not therefore necessary, as these matters can be addressed within a consolidated condition. 7 South Gloucestershire Council – South Gloucestershire Local Plan – [name] 2006-2027 8 South Gloucestershire Council – South Gloucestershire Local Plan – Policies, Sites and Places Plan – adopted November 2017

A demolition and construction method statement condition is also imposed. This must be a pre-commencement condition to ensure that the implementation of the development would not cause harm to the significance of the listed building.

It is highly unlikely that the door to the bin store would be left open at times other than when refuse is being deposited, or when refuse containers are manoeuvred in or out of it. Moreover, even at times when it would be open, there would be sufficient space within the pavement to enable users to pass safely and conveniently. Consequently, there is no need for an associated condition in respect of this matter.

To protect the character and appearance of the area and the significance of the previously identified designated heritage assets, conditions are imposed regarding exterior materials and the refuse store, and which require the detailed design of rooflights, windows, exterior doors, flues, vents, and eaves, to be approved by the local planning authority.

For the reasons given above, the appeal should be allowed, and planning permission granted.

The development hereby permitted shall begin not later than three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with drawing nos. 1937-VAL-XX-XX-M2-A-1901 Rev: P01, 1937-VAL-XX-XX-M2- A1902 Rev: P02, 1937-VAL-XX-XX-M2-A-1904 Rev: P03 and 1937-[name]-7000 Rev: P02.

No development shall take place, and no site clearance shall occur in preparation for the development hereby permitted, prior to a biodiversity mitigation strategy and method statement being submitted to and approved in writing by the local planning authority. The contents of which shall be based upon the recommendations identified within sections 5 of the preliminary bat roost assessment & nesting bird survey report and the bat survey report, both of which were produced by [name] and dated 3 September 2025. The development shall subsequently be undertaken in accordance with the approved scheme.

Notwithstanding the abutment details provided on approved drawing no. 1937-VAL-XX-XX-DR-A-7000 Rev P02, the development hereby permitted shall not take place until a demolition and construction method statement has been submitted to and approved in writing by the local planning authority. This shall include details of: • The full extent of the demolition works • A demolition methodology • Details of how other parts of the new building works that would abut or adjoin the listed building at 69 [site address] would be undertaken. The development shall subsequently be undertaken in accordance with the approved details.

Prior to rendering the exterior of the property as part of the development hereby permitted, a representative sample panel of roughcast render of at least 1 metre x 1 metre showing the render colours and texture, shall be erected on site and approved in writing by the local planning authority. Subsequently, and before the first use of the dwelling hereby permitted, the remainder of the exterior walls of the building shall be rendered in accordance with the agreed sample panel.

Prior to their installation, the detailed design of the following items shall be submitted to and approved in writing by the local planning authority: • All new and replacement windows and fixed glazing (including cills, heads, reveals and glazing details) • All new and replacement doors • Rooflights • All new vents and flues • Eaves (including rainwater goods), verges and ridges The details shall include elevation and section drawings at a scale of 1:10. The development shall subsequently be carried out in accordance with the agreed details.

The external materials used in the street-facing roof plane of the development hereby permitted shall match those used in the existing building. Moreover, following the removal of the existing roof tiles, a representative sample of these tiles shall be kept and made available for inspection by the local planning authority upon request.

Prior to the first use of the dwelling hereby permitted, the refuse store within the front of the building shall be completed, and thereafter it shall be kept available at all times for the storage of refuse and for no other purpose. End of conditions