The meeting with CAG and local residents was attended by representatives of PG Group, Bray and Slaughter and Wring Group.
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.
- 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.
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.
- 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.
- 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)
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
- 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
- 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
To be confirmed but expected to be quarterly.
34 people inc Bristol Post and c.12 UWE architecture students
Introduction by Lori
Today is a celebration of Comer no longer owning the Carriageworks. To reach this point has taken a collective effort. Over the last 20 years redevelopment schemes have come and gone but the dereliction has continued. CAG was formed in 2011 and since then we have been pushing and pushing. We haven’t stopped and we haven’t let the Council or even Comer stop. We kept going, kept having community meetings, kept up the pressure. Without us it is very likely that proposals would have been dropped maybe when Knightstone withdrew, maybe when compulsory purchase looked harder, maybe when Fifth Capital emerged, or at many other times. Success has come from a combination of many people working together and being stubborn along the way. Together, we did it.
PG Group were invited to this meeting but for many reasons why they couldn’t come. They will definitely be developing the site. This is an opportunity to remind us what they will be building. We will pass on any questions.
Copy of PG Group’s letter to residents available. Sent to households in the streets adjoining the site. A second batch will go to a wider area and to businesses on Stokes Croft. Comments: Kino and Post Office have not had a copy. People took more to distribute themselves.
Site plans were on display. PG will develop as approved so that they don’t have to seek a new permission.
They will start demolishing Westmorland House in January, but we don’t know when (PG may not have a date yet from demolition contractor). They will start building in March / April.
(CAG will seek answers to all the questions raised and post them on our website)
Q: Will we (Cafe Kino) be able to operate our business while they are demolishing? And when will they tackle the site behind us? Kino have had no feedback from discussions between PG and the landlord. A: This sort of question should be answered on PG’s own website although at the moment there’s very little information.
Things have really started happening at the Carriageworks. And there’s a community meeting on 27 November to find out more (details at the bottom of this page).
On 8th October the site residents packed up and ended their long guardianship of the site. Thank you from CAG to everyone who lived on the site over the years, thank you for being part of the community and thank you for keeping it safe. And good luck with wherever life takes you. You can read more about the last night and the handover on our website.
On 9th October Comer’s security company arrived to take possession of the site. This cleared the way for PG Group to set a date to complete their purchase (they had exchanged contracts earlier in the year with completion being conditional upon vacant possession).
In late September the PG Group’s planning consultants applied to discharge various planning conditions. They are also in the process of appointing consultants to prepare the cultural plan for the development (as discussed at last meeting).
Change of Ownership
On 6th November we heard from Marc Pennick that PG Group had completed their purchase and became the legal owners of the Carriageworks. After 30 years of ownership Comer is gone. This in itself is a major step forward and makes redevelopment of the site infinitely more likely to proceed. Read more on our website.
From 6 November PG Group started distributing a letter to all local residents telling them what will be happening on the site. Read a summary and download the letter from our website.
Activities on Site
Since the site residents left PG Group have had surveyors and engineers on the site working out the details of the next steps. They now plan to start demolition of Westmorland House (not the old Carriageworks building) in January and start redevelopment in March / April.
CAG are maintaining close contact with PG Group.
We’ll be holding our next Community Meeting on Monday 27 November at Kings Centre, King Square from 6-8pm. This will be a chance not only to celebrate the change of ownership but also to understand what will be happening in the coming months and discuss CAG’s input. PG Group won’t be at this meeting but will be coming to the following meeting in the new year.
We look forward to seeing you next Monday.
32 people attended including reps of PG Group and their consultants, CAG Liaison Group and residents, businesses and other interested parties. Thangam Debbonaire MP called in briefly before the start.
Order of summary below is rearranged for logic and convenience so may not reflect actual order of the discussions.
Changes to Planning Conditions
A summary of the proposed changes was circulated (click to download pdf). Main focus to date of discussions between CAG Liaison Group and PG Group has been variations to the pre-commencement conditions to the planning permission. Focus is on phasing a complicated set of conditions to allow things to happen in more rational and workable order e.g. allow for demolition of building before carrying out historical investigation below.
When Fifth Capital were granted planning permission back in October 2015 one of the conditions stated:
“Prior to the commencement of any construction works for the development a Cultural Programme Delivery Plan shall be submitted to and approved in writing by the Local Planning Authority. This shall set out the details of the Cultural Programme Steering Group, co-ordinated by an appointed programme manager. This Delivery Plan shall set out clear principles for the delivery of cultural projects to be delivered within the site. Reason: In the interests of the proper management of the site.”
It was also a requirement of the permission that the developers consult and work with local stakeholders, including the Carriageworks Action Group (CAG), on certain planning conditions including the cultural plan, public art, local employment, long term management and external finishes.
From the outset, when we submitted a Cultural Strategy Position Paper (pdf) to PG, CAG has believed that the Cultural Plan should encompass all the cultural aspects of the scheme i.e. economic, environmental and social. As such it can address local employment, long term managment, public art etc. We fully accept that it cannot redefine or change the development, but there are still opportunities to consider and influence how the scheme will be impacted by and impact upon the local area and its culture in the short and long term.
When the Liaison Group met with PG on 12 July it was agreed that we should draft a specification for the Cultural Plan and suggest organisations that might be able to prepare it. Click to read our draft specification (pdf). When we met again on 30 August there was a lively debate about the Plan, its purpose and who should write it with PG’s consultants taking a different view of its function and its commissioning. There will likely be further discussion at the Community Meeting on 4 September.
There will be a Community Meeting on Monday 4 September, 6pm at the Kings Centre, King Sq.
PG Group will be attending the meeting.
We will be discussing their proposed changes to the pre-commencement conditions, their programme of work and the commissioning of the Cultural Plan for the site.
On 8 August PG Group submitted an application to vary the conditions attached to the planning permission gained by Fifth Capital in October 2015. The application has to be determined by Tuesday 07 Nov 2017.
The application and supporting documents can be found on the Council’s planning portal. Public comments can be submitted via the portal.
Bristol based planning consultants CSJ provide the supporting planning statement. To summarise:
- There are many pre-commencement conditions that have to be dealt with prior to demolition. This impacts on feasibility and deliverarbility of the project.
- Planning permission expires in July 2018 so there is limited time.
- Delaying some of the conditions until after demolition will allow for site constraints to be properly assessed, investigative works and preparation of a suitable construction contract.
- The Carriageworks is unsafe and therefore needs demolition of the rear wall and internal structure (see justification below).