Changes to PG application to alter the planning permission

We understand that PG have submitted new proposals to the planners, thereby amending their May 2019 S.73 application.  PG tell us that these are the same as the proposals shown at the July community meeting, but we haven’t yet seen them.  As soon as they are available we’ll let you know.

In the meantime PG have published a table analysing and responding to the public objections made to their May proposals.

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CAG Liaison Group statement re proposed changes

On 16 May 2019 the PG Group submitted to Bristol City Council a Section 73 application to make material changes to the Carriageworks planning permission. These changes have attracted significant opposition.

At the CAG Community Meeting on 10 July PG introduced revisions to their proposed changes.  These revisions have not yet been submitted to or registered by the planners. Comments made at the meeting included:

  • Ongoing concern about the height of the Ashley Road frontage, increaesd shadowing from the increased height
  • Lack of syntax to the retail frontage
  • The replacement of triangular windows with bolt-on window louvres facing Hepburn Road (which, since the meeting, we now understand is being addressed). The St Pauls frontage is as important as any other and should not be subjected to cost-cutting of this nature. The Carriageworks must not turn its back on St Pauls.
  • Whether a Section 73 application is appropriate given the scale of changes proposed
  • The need to increase the amount of affordable housing
  • Use of local labour and suppliers
  • What are the archaeological findings?

As and when PG do revise their application any comments already submitted will potentially have reduced relevance.  Equally the planners will need to be clear if comments submitted after the submission of any revisions by PG refer to the orginal or revised proposals. CAG would like to see any confusion avoided so that quick and effective decisions can be made by the planning authority.

The S.73 application, any revisions and all comments can be found at https://planningonline.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=PRLISBDNHHU00

As and when the revisions are submitted by PG we will post an update on this website.

Notes of 10 July 2019 Community Meeting

Nearly 30 people attended the Carriageworks Community Meeting at St Pauls Learning Centre on 10 July.  PG Group, the developer, was there to explain their latest proposed changes to the existing planning permission.

At the beginning Lori Streich, the Chair of the Carriageworks Liaison Group, outline the objections to the proposed cahnges as concerns about:

  • the Ashley Road frontage
  • the height of the Ashley Road part of Block A
  • the treatment of the gateway from Ashley Road into the site

PG said that they understood these concerns and had made further changes in response.  They noted that the scheme designed by Fifth Capital / Assael and granted planning permission was never intended for build – it was just to get planning permission. PG now have to deal with practicalities, contractors, building regs etc. The proposed changes are grounded in the reality that this difficult and tight site needs to be made viable. The changes are:

  • Introduction of horizontality using Bathstone across the whole frontage
  • Accenting of the windows
  • Introduced railed Juliet balconies to break up the frontage
  • Restored commercial units as in the Assael drawings
  • Taken the fifth floor and recessed it 4-5m so not visible from top of Picton St.
  • The building footprint remains the same
  • Clarification that corner commercial unit is recessed so not visible from the viewpoint in the cgi drawing. Entrance is wider and then narrows to width of existing scheme. Commercial unit is still glassy, but have removed the curved glass frontage. Recess was necessary for fire access turning circle.

IMG_0276.JPGDrawings of these proposed changes were on display and can be seen on our website. At the time of writing they have not been submitted to the planners.

Subsequent discussion focused on:

  • Use of local labour (including young people) and suppliers. PG confirmed that this will happen but that they have not yet reached the stage of dealing with the details of this issue.
  • Archaeology. PG confirmed that a report has been prepared, that nothing unexpected has been found and that the report will be shared in due course.
  • The Council’s previous rejection of six stories fronting Ashley Road. PG commented that the Council’s agendas have changed since 2015 and that there is now greater focus on the overall scheme and the place that will be created. Rather than looking at the precise number of stories they will be looking at the overall benefits of the development.  Density of the scheme is at the lower end of the scale compared to other developments coming forward in Bristol.
  • Lighting and shadowing from the scheme.
  • Whether a Section 73 application (amendment to an existing permission) is appropriate given the scale of changes proposed.
  • Affordable housing.  PG said that they are discussing with the City Council the potential to increased the number of affordable units, but they need to have a viable scheme before they agree anything. Affordable housing, in itself, does not improve the viability.
  • Viability.  PG said that the existing planning permission does not provide a viable scheme. If these changes are not approved they do not have a viable development.
  • Hepburn Road frontage and concerns about the bolt-on window screens (as opposed to triangular windows in the planning permission that prevent overlooking into neighbours’ gardens)

Currently the material changes application will have to go to Committee due to the number of objections (20 is the threshold but over 100 have been received).

There was further group discussion about the proposed changes and also about the Cultural Plan.

Cultural Plan comments

  • Question 1: What % mixture of uses would you like to see between: retail, bars / cafes, day /night time uses, other commercial, voluntary / community, other – in which case, which ones?
    • Answer: A bit of everything. Nothing late night as it’s a residential area. 70% commercial, 30% community / voluntary. But mixed up together.
    • Answer: No night time uses. Some twilight uses. Lots of daytime uses.
  • Question 2: What % mix of tenants would you like to see between: local sole traders, sole traders from elsewhere, local chains, national multiples 

    • Answer: Local sole traders – yes. Sole traders from elsewhere – possibly. Local chains: yes. National multiples – definitely not.
  • Question 3: What do you think the greatest challenges are going to be for whoever manages the space?
    • Answer: Get it on people’s route, to walk through and into the space and the market, the entrance ways, activities, marketing are all going to be really important to get it moving and active
  • Question 4: Should PG be immediately working with CAG on the details of how the ground floor is used and managed?
    • Answer: Yes, of course
  • Question 5: Other issues to consider?
    • Answer: Element of public art that does need to be in it all and the way in which management and culture work together and share the same vision. No good to have management that don’t see what we’re trying to do. And no point in having flaky people doing lovely things that are not viable. Must be viable and enough businesses to make it constantly lively.
    • Whichever estate / management agent is in there must buy into the cultural plan. Problematic if the agent deviates from the plan.
    • CAG’s responsibility is to make sure we are realistic enough around viability but not to lose heart altogether.

Additional design comments:

  • Current gateway does not lend itself to a friendly advert for what’s going inside. Access for traders is poor. Proposal has lost the loading layby in front of Block A.
  • Don’t like the façade too much and height is too much
  • Female safety in stair wells
  • Critical of the elevations
  • Doesn’t have the syntax of a row of shops

Amendments to design of Block A – July 2019

We have just this evening received from PG these proposed changes to the designs of Block A.  We have the community meeting tomorrow (Wed 10th July 6:30pm at St Pauls Learning Centre) so wanted to get these drawings to you as soon as possible.  We haven’t yet had a chance to look at them.

Click the images below to open a PDF in a new tab.

Community Meeting – 10 July

There will be a Carriageworks Community Meeting on Wednesday 10 July, 6:30 to 8:30pm at St Pauls Learning Centre.

PG Group will be there to introduce and answer questions about their application to amend parts of the current planning permission on the site. More details of this at https://carriageworks.org.uk/2019/06/14/consultation-on-new-pg-planning-application-submit-your-comments/

Consultation on new PG planning application – submit your comments

PG have submitted a planning application to change Block A, the building that fronts Ashley Road. 

The application is a Section 73 application to make material amendments to the existing permission. So it is not a brand new application, but it is much more significant that the non-material applications that PG were submitting earlier this year.

You can see all the online files on the City Council’s website where you can also formally submit your comments. The application number is 19/02364/X.

At our community meeting on 16 May there were great concerns about the emerging proposals. Specifically: the height and mass in proportion to nearby buildings, the design of the shop fronts, the facade design and the materials.

Material amendments to a planning pemission are sometimes referred to the Planning Committee if requested by the committee members or if the planning officers consider it is justified e.g. if there are significant objections and or changes to the design of the building. Submitting your views to the proposals is therefore important.

The public consultation formally ends on 19th June (although this may be extended in practice) so please send your comments to the Council today and also copy them to us so that we can represent your views effectively and so that others can see what you’ve said.

Given the importance of the proposed changes and also the concerns about the Cultural Plan we are having another Community Meeting on Wed 10 July, 6:30pm at a venue to be decided. Put it in your diary and we’ll let you know the venue closer to the time. At the meeting we will have copies of the proposed changes.

CAG has always been committed to working with any developer who will help deliver the community vision and end the very long dereliction of this site. But we will not support a developer who does not deliver the vision.

The revised plan can be seen below along with the plan for which permission was granted. You can see the difference in scale on Ashley Road, and a different design for the entrance into the commercial and market space. (Note that the architects for the permissioned scheme deliberately left the more distant Block A2 uncoloured in order to reduce its visual impact).

May 2019 planning application

2019 Proposed Design

2015 Scheme with Planning Permission

2019 Proposed Design

Diag 4: Site cross section showing east elevation of Blocks A1 and A2 (from 2015 planning permission)

2019 Proposed ground floor plan

2015 Ground floor plan with permission

The Carriageworks is not an easy site to develop. The PG Group has been very open in saying that the cost of clearing it was higher than anticipated and that the build cost is also likely to be higher than expected. Given the current political climate it is also very difficult for them to be clear on potential selling prices for the flats.

But we also need to be aware of the architectural context and the fit of these designs. Above all it is a very important gateway site, with the Carriageworks, one of Bristol’s most architecturally important and impressive historic buildings, at its heart. So these designs must be given careful thought and a considered response. We urgently need your responses if we are to represent your views effectively. Every view received by the council will help and every one is important.

PG submit planning application for Ashley Road Block A

PG have submitted a new planning application to Bristol City Council this time for changes to Block A, the building fronting Ashley Road.

You can see all the details at https://planningonline.bristol.gov.uk/online-applications/centralDistribution.do?caseType=Application&keyVal=PRLISBDNHHU00

We’ll be reviewing the proposals and writing more about them in the coming days.

May 2019 planning application