This case involved a property located near the top of a steep hill within a stepped terrace of homes. The client, applied to Bristol City Council for permission to construct an external raised terrace to the rear of the property, along with the formation of a first-floor balcony.
On the 5th of December, the Council refused the application. The refusal was based on a number of concerns, including overlooking and loss of privacy for neighbours, potential noise and disturbance, and claims that the proposed terrace boundary wall would have an overbearing visual impact.
These concerns led the Council to conclude that the proposal would fail to safeguard the living conditions of adjacent residents. They cited national and local planning policies.
After receiving this decision, the client contacted HEAL Planning for a free, no-obligation consultation. One of our specialist appeal assessment officers carefully reviewed the refusal and advised that the case had grounds for appeal.
We then prepared a full, written proposal explaining exactly how we would approach the appeal, which would involve addressing the Council’s concerns and aligning our arguments with relevant planning policy and local precedent.
The appeal was submitted to the Planning Inspectorate, and a site visit took place on the 24th of April. The Inspector issued a decision on the 9th of May—and we’re pleased to report that the appeal was partially allowed. The Inspector granted planning permission for the raised terrace, while dismissing the part of the proposal related to the first-floor rear balcony.
In the decision, the Inspector made it clear that the raised terrace, which was already partially built at the time of the visit, would not be out of character for the area. Similar raised terraces already existed on nearby properties, and the Inspector noted that the proposed use of privacy screening, up to 2.5 metres high, would adequately protect the privacy of neighbours on both sides.
Concerns about noise and disturbance were also dismissed, with the Inspector noting that sitting outside on terraces is a common activity in residential areas and not something that, in this context, would cause undue disruption.
In terms of visual impact, the Inspector carefully considered how the terrace structure and walls would affect the neighbouring properties. He concluded that the structure would not be overbearing, particularly as the property at number 19 is set at a higher level, and number 15 already experiences limited outlook due to existing structures.
The part of the appeal relating to the balcony, however, was dismissed.
The Inspector felt that the proposed balcony, located at first floor level and served by a glazed bedroom door, would result in intrusive overlooking into neighbouring gardens, which could not be mitigated under the submitted plans. This is usually the case for balcony’s that overlook and why we had argued that the decision could be split if needed.
Crucially, the Inspector agreed that the two parts of the application were clearly separable, allowing him to issue a split decision—approving the terrace while refusing the balcony.
Thanks to HEAL Planning’s expert case handling, our client can now proceed with the development of the raised terrace, which will add usable outdoor space and improve the functionality of the property—all while remaining in line with planning policy.
If you’ve recently had a planning application refused—whether in Bristol or anywhere else in the UK—contact us today. At HEAL Planning, we provide tailored planning appeal strategies that respond directly to your local authority’s concerns. Every case starts with a free, no-obligation assessment, so you can make a fully informed decision before moving forward.
Split Decision Appeal Secures Approval for Raised Terrace in Bristol
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