A DEVELOPER has won permission to convert a former Fishponds pub into student flats from a planning inspector.

The decision follows a two-year battle over the future of the Old Tavern, which dates back to the 18th century but has been shut since 2018.

Bristol City Council turned down a bid by Christian Grant UK to convert the pub, on the corner of Blackberry Hill and Small Lane, into flats for 33 students last year.

There were 47 objections to the plans, including from residents, campaign groups and Eastville ward city councillor Lorraine Francis, on grounds ranging from road safety to the numbers of student HMOs in the area.

The council made the decision on the grounds that developer had not shown there was a “diverse range” of alternative pubs locally to meets the needs of the community, as there are no others within 800 metres or a ten-minute walk.

The developer appealed to the Planning Inspectorate, arguing that two pubs – the Fishponds Tap and the Golden Lion on Fishponds Road – were within approximately ten minutes of the Old Tavern, and council policy did not insist the 800m figure should be “slavishly adhered to”.

Agents LPC said it was “abundantly clear”, from a council report on the application, that officers accepted the two pubs were within a reasonable walking distance and provided equivalent facilities to those at the Old Tavern before it shut.

They argued that another six pubs – the Masons Arms, Snuffy Jack’s Ale House, the Old Post Office, the Van Dyke Forum, the Railway Tavern and the Star – were all within a 12-minute walk.

The agents said the Old Tavern was “a highly sustainable location for student accommodation given the proximity to the UWE Glenside campus”.

Christian Grant was granted a separate consent in December under listed building rules to carry out work on the Grade-II listed building.

Turning down plans caused ‘unnecessary and wasted expense’

Planning inspector Andrew Tucker said there was “detailed and robust” evidence that the Fishponds Tap and Golden Lion were within a ten-minute walk and were on Fishponds Road, “a vibrant local centre”.

He said it was “unreasonable to ignore” the further six pubs within a 12-minute walk, particularly as most of them “are near to the two already identified, and front the same busy road; indeed some are within sight of each other”.

He also ordered that the council pay the developer’s legal costs in bringing the appeal, saying: “The applicant has incurred unnecessary and wasted expense by lodging an appeal against a refusal that should have reasonably been permitted.”

Taxpayer faces bill for developer’s £20,000 costs

Image of the converted pub produced by Angus Meek Architects for the developer

Afterwards Christian Grant UK business manager Chris Burnett said: “We have eventually received consent, roughly two years on from having made our initial application to the council – no wonder the current government are looking to reform the planning system!

“In terms of costs, we have submitted an application with invoices from our professional team for just over £20,000, which regrettably is ultimately paid by the taxpayer.” 

Mr Burnett said Cllr Francis “ignored” offers of a meeting to discuss residents’ concerns and the planning inspector’s comments “clearly state this application should have been allowed”.

He added: “As local Bristol developers, using local Bristol workforce, our intention is to deliver a well-considered scheme which will provide high quality student accommodation and will be managed professionally. And in the process, we will return an eyesore to its former glory.”

The company aims to finish the project within a year, so the new flats are ready in time for the 2026/27 student intake.

Ruling ‘undermines local decision-making’ – councillor

Cllr Francis said: “I have stood side by side with residents objecting to these plans. But I have felt totally powerless in trying to make the planning inspector align with the council’s decision to refuse this application, a decision that was made in line with planning rules and significant public objection.  

“By allowing this appeal, this Government continues to undermine local decision making and demonstrates that they value developer’s income over the needs of communities. 

“The issue here is with the development itself. Some local people were against losing their pub but I could have supported family homes with off-street parking over further student accommodation.”

A council spokesperson said the authority was “in the process of paying the agreed amount” to the developer, and its costs were in officer time only.