Notes of Community Meeting on 10 January 2018

The meeting with CAG and local residents was attended by representatives of PG Group, Bray and Slaughter and Wring Group.

Timetable

There has been a 4-6 week delay from the previously anticipated January start. Exact timetable is dependent upon many ongoing investigations. Current timetable is roughly:

  • February: Erect site scaffolding to make it secure, protect adjoining properties and prepare for the next steps.  3 – 4 weeks total.
  • March: Demolition of Westmoreland House begins. Demolition is likely to take 16 – 20 weeks. Timescale hard to predict but will be informed by ongoing surveys and investigations.

Surveys

  • During demolition of Westmorland House there will be ongoing investigations into the condition  of the Carriageworks building.
  • Cellars and curtilage extent is being investigated for both buildings
  • Party wall matters are being discussed and drawn up with neighbours
  • Asbestos and other surveys such as contaminated soils will be completed prior to demolition and mitigated.

Site Security, Fencing and Pedestrians

  • Both frontages of the site will be fenced off to 2.5m from the building line but still within the curtilage
  • Pavements will be closed while the scaffolding is being erected
  • When the Carriageworks and Westmorland House façades are stabilised a pedestrian ‘protected tunnel’ will be installed on Stokes Croft under the support system
  • The Ashley Road pavement outside the site will be closed. Pedestrians will use a temporary crossing to the Picton St side of the road then back across at the Cheltenham Road junction
  • Site hoardings are expected to be managed and decorated by local artist community.

Demolition

Contractor: Wring Group Ltd

  • Working Hours are expected to 8am – 5pm winter and 8am – 6pm summer (this applies to both the demolition and construction phases)
  • Plan for services disconnections and reconnections are being drawn up
  • Demolition process will include a ‘Man in the Cage’ approach where Westmorland House is semi-tented and a water shrouded ‘nibbler & cutting’ process used for dismantling the structure
  • The water shroud will minimise the dust and noise footprint to ‘about’ ambient for the area
  • There will be ‘debris shelters’ to protect ‘Tuckets Building’ and other adjacent properties
  • With the exception of any steelwork the majority of demolition spoil will be retained on site for reuse as processed hard core and other uses
  • Due to the recycling of materials only one large truck load a day is expected to leave the site
  • Site clearance of earth to dig down to building levels is subject to separate removal.

Archaeology and Recording

  • If cellars are found they will be left exposed for Party Wall discussion and redesign of the Carriageworks lower floors
  • Archaelogy Surveys will run in parallel with the demolition process. Work will stop when necessary for identification, recording and possible removal
  • Grade 2* listing also applies to other Carriageworks features such as steel columns and cellars.
  • The demolition and building process will be recorded:
    • Salvation Army have granted provision to have a fixed camera mounted on their retaining wall to record progress
    • A Dove Street flats resident is to be asked to have a fixed camera on their balcony rail to record progress.

Traffic Management

  • The greatest period of disruption will be while the scaffolding is going up. During this time, the pavements outside both buildings on Stokes Croft will be closed, and traffic might be controlled by temporary traffic lights
  • Traffic Management during demolition phase is not likely to be a major issue
  • The published Draft Traffic Scheme for Stoke Croft will be subject to revision once  cellar and curtilage investigations are complete
  • Once the scaffolding is erected two-way traffic will be maintained on Stokes Croft during construction and demolition
  • There is an expected loss of two parking bays on the Ashley Road frontage
  • We will aim to keep you updated about all this, as it’s a changing picture.

Architecture

  • Finishes and brickworks selection subject to approval by BCC
  • Peter Westbury (for BCC) will sign off finishes following public consultation
  • A photographic record is complete and on show in The Elemental Café (bakery on corner of Nine Tree Hill and Cheltenham Rd)

Construction

Contractor: Bray and Slaughter

  • Considering a separate specialist historic building sub-contractor for the Carriageworks
  • One large 45m reach Luffing Crane will be located near the centre of the Market Square. It will not over-swing adjacent properties or weathercock with the wind when not in use. Consequently no wayleave to overfly adjoining properites will be required
  • Other Cranes will be a mix of mobile units for the houses and lower elements
  • No information is yet available on concrete mixing and whether this will be on- or off-site
  • Local job creation including new apprenticeships will be managed by Bray & Slaughter and Wrings

Affordable Housing

  • As yet there is no change to the number of units marked as ‘Affordable’ although PG Group have now arranged to meet Council officers to discuss opportunities to use available funds to create additional affordable units
  • It is expected that the ‘Affordable Units’ will be for shared ownership and will be located in a single block
  • Generally all sales will be on an ‘open market’ basis

Cultural Plan

  • By the end of January a Public Art and Cultural Plan must be lodged with Bristol City Council to comply with planning conditions
  • Willis Newsom has been appointed to manage the Cultural Plan
  • When completed (Apr-May 2018) the Community Framework will be presented to the public for consultation
  • The Cultural Plan may inform the Public Art issues
  • The wider area and not just current use of the street of Stokes Croft will inform the Cultural Plan and will be made available for the site sales material
  • A degree of control over the use and business types for the ground floor commercial units and market area will be exercised to reflect the wider cultural influences not just the current use of Stokes Croft

Next Meeting

To be confirmed but expected to be quarterly.

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