Some photos from February 2021
As anyone regularly passing or living close to Carriageworks will be aware, work above ground began late November and the steel work is quickly taking shape. PG Group, the developer, found some of the worst ground conditions they’ve ever encountered with large amounts of buried concrete, steel girders etc pointing to the site’s long industrial past.
COVID and Brexit have both been challenges for the development so far with impact on the supply of both labour and materials.
Block A (the largest of all the blocks but without a direct frontage to Stokes Croft) has now reached its finished height of six storeys, although roof finishes will add a bit to the final height.
The steelwork for Block D. behind Croft Dale, is also progressing.
Block C, the Carriageworks building itself, will be the last to be completed, probably by late 2022.
Pictures from mid December 2020
When planning permission was granted in 2016 for the Carriageworks development it was agreed that approval of materials and finishes would have to be given by the Council before development began. PG have now submitted their application for approval of materials to be used at the Carriageworks. The application can be found on the Council’s website at this link.
The proposed materials are shown below. We have asked PG precisely where the materials will be used – the information provided refers to which block but not whereabouts on each block.
It is a condition of the 2016 planning permission that the developers “consult and work with local stakeholders, including Carriageworks Action Group” in discharging the condition relating to materials and finishes.
We have received the following update from Jenny Gee, the PR person for PG Group, about works on the Carriageworks site.
As you are aware, welfare units are all set up on site and as now the site is being run by PG Construction Management (Carriageworks) Ltd. This is now the main contractor for the development, rather using external contractors. I am confident that it will mean information will be more forthcoming. The current situation with COVID19 and bringing people back after furlough has added significantly to the already complex requirements of reports, legal and administrative paperwork required to finalise the funding.
We are now able to share a headline Programme of Works which I have attached. I should clarify that this is a draft programme and liable to change due to several factors, the main ones at the moment being Covid and Brexit which are having large knock-on effects on materials and suppliers. Supply issues are affecting elements of the programme as diverse as finalising fixed dates for steel and also straightforward supplies such as brick stocks – just as an example. We ask that you understand these dates are flexible, but PG will try to adhere to them as much as possible.
As you know only too well, it is the groundworks investigations on site that are causing the resulting noise and vibration. Whilst the contractor did measure this aspect of the work, PG is today installing their own measurement equipment which will be closely monitored. The trial pit work has moved across to the old Croftdale side of the site, where levels of concrete are being trialled.
Site working hours start at 8.00am and ending at 5.30pm Mon-Friday.
This was always going to be a difficult site to develop, and PG is doing what they can to keep disruption to a minimum. Going forward, we plan to share activity on site in the following ways:
- Monthly progress reports as well as regular updates whenever work on site might prove more intrusive.
- Site noticeboard at the entrance to be updated weekly
- Site viewing windows punched into the perimeter hoardings
- Security/Time lapse cameras which are now installed
Note that while contractors are not to start work before 8am they can arrive on site earlier than 8am.
PG have started their preliminary works on the Carriageworks site with a view to the main construction starting in the near future.
PG tell us that contractors can arrive on site after 7am and start work from 8am.
Meeting on 28 November 2018 attended by c.35 people including 7 from PG Group.
Note: We will publish copies of the floorplans, elevations and CGIs as soon as they are received – hopefully by 3rd or 4th December.
- Asbestos has all been cleared and Wrings now have heavy equipment on site to demolish Westmorland House. This will be the most visible part of site preparation. Anticipate completion by Christmas.
- Trenches will be dug for the archaeological investigation after Christmas.
- Target is to start building in the Spring 2019. It will be a two year build programme.
PG have been working on the designs since the site was purchased. Clear that the scheme that was given planning permission was not worked up with construction in mind; more an exercise in securing planning permission. So changes are needed. There are three broad categories of changes:
1. Changes made arising from feedback received over the last year
- Changes to make more efficient and better use of the space
- Changes which push the envelope in order to get more floor space and help the scheme’s viability.
Sequence of Changes to Planning Permission
PG want to avoid submitting a new planning application in which everything would have to be reconsidered. Instead they want to seek permission for smaller changes, one at a time. They will tackle the smallest changes first and then those that will require a new planning permission.
1. Westmorland House
Changes to window details and to bring forward recessed balconies on the left hand (north) side.
Changes to the roof to allow stair and lift core to reach the top floor. Previously the top floor comprised duplex units with internal stairs. These have now been replaced with regular flats. This will need new listed building consent (s19 Notice) which will be dealt with at officer level so a shorter process than applying for listed building consent from scratch.
3. Block D
This is the affordable housing block. All the affordable units have to be under one roof; RPs (aka Housing Associations) will not accept otherwise.
- The two ground floor residential units will be changed to commercial use.
- There will be an additional storey with four residential units, so a net gain of two units (i.e. a total of 12 affordable units).
- A lift will be added so that all flats are accessible.
- Overall height of the building will be no different to the height of the stair housing previously leading to the roof garden. Shadowing of neighbouring properties will need to be carefully examined via a BRE209 report. (The Council’s new Urban Living planning policy seeks to protect the daylighting and sunlighting of existing buildings). It was pointed out that existing shadow diagrams do not show garden walls on Hepburn Road which gives the impression that there is more existing direct sunlight than there actually is.
These changes will need a full planning application. Don’t yet know if this will be dealt with at officer level or if will have to go to committee (a committee decision will usually be required if: councillors so require, or officers think the matter is significant, or there are more than 20 public objections). A committee decision will add about one month to the decision process. Adding the additional storey is essential for overall viability of the development.
4. Block A
- The building will have one stair and lift core instead of the previous two. Previous design anticipated a taller building so two cores were required. This is not necessary for a six storey building. A sprinkler system and mechanical ventilation will ensure fire safety.
- Rationalisation of service rooms including bin and bike stores to improve layout and make better use of space, but with no overall loss of facilities.
- Plans show two empty residential units coloured blue – should be shown as yellow (commercial).
- The Ashley Road frontage will be increased by a single storey and a fifth floor will be setback. From eye level it will look like a taller building. CGI (which will be prepared) will help show the change. Comments were made that this will introduce much more commercial type building to Ashley Road which has previously been residential in scale. Previous scheme had Block A stepping down from Tuckets building but elevations now show it stepping up.
- Windows facing south towards Hepburn Road previously protected privacy of neighbours by their triangular form. This has now been replaced by bolt-on louvre screens. There was concern that this is an inferior solution and it was suggested that there should be a specific meeting with Hepburn Road residents to address this issue in more detail. PG agreed to the meeting.
Block A will need a full planning permission for a) change of use of all of ground floor b) additional storey.
PG hope to have planning issues for Westmorland House (Block B) and Carriageworks (Block C) sorted out by mid February 2019.
Block D will be dealt with after mid February. Will need 13 weeks minimum but with S.106 could need 4 months to complete.
Overall process could be concertinaed by submitting all at the same time, but that potentially creates problems with overlapping applications.
Other Changes and Issues
Whole of ground floor surrounding the square will be made commercial. Small planted area and wall in southern corner also removed. Helps give the square a better feel and will allow for more market stalls. Converting four residential units to commercial has no overall impact on viability.
Rooftop Gardens / Amenity Spaces
Feedback from Registered Providers (aka Housing Associations) is that roof gardens and amenity spaces are too expensive to maintain. They are therefore being taken out.
Commercial / Retail Units
Q re frontage of the commercial units in Block A which do not have large retail type windows. PG said their intention is to keep unit design as flexible as possible. They can then be adapted to occupiers / purchasers needs so if different frontages are required PG can do that. At this stage however PG do not intend to change the proposals any more than is absolutely necessary (to avoid having to make a new full planning application).
Total Number of Residential Units
2 additional affordable units. 12 additional private sale.
Some of three bed flats are being changed into one bed flats as no market for the larger ones. There is more market for one bed flats.
Four bed houses are unchanged.
PG have been in touch with Registered Providers (Housing Associations) who are interested in buying units. Also held discussions with Bristol City Council. However, PG have to make sure that the scheme is viable before they can discuss terms for residential units.
Block D will be affordable housing. Ten will be on shared ownership basis, the additional two may also be shared ownership. RPs might buy additional units but they will want complete flexibility on how they use those i.e. private rented, affordable or social.
Continuing in the background.
Timescale for Feedback
Comments from CAG to PG by Christmas. PG will then make applications after Christmas. If you have any comments please send them to firstname.lastname@example.org and we will forward them to PG.
Notes from the 18thJune Community Meeting
Attended by members of CAG Liaison group, local residents and local business people.
Lori (Chair) gave an update on things as they stand:
- Site is being cleared (as seen on site visit earlier in June). Wrings, the demo contractor, have done a lot of work but it’s been harder and slower they anticipated (they had expected to demolish in March). Asbestos and other contaminants have been found and must be properly dealt with.
- Problems with ecology licences especially bats – licence granted did not allow sufficient time to carry out works required.
- 4 Ashley Road has gone. Materials have not been repurposed. Some discussion about how bad the condition of the building was and what could have been saved.
- New target is to complete demolition by September.
- PG still holding to target completion date (to the original planning permission) of summer 2020.
- Quite a lot of difficulty in communications with PG – not responsive or actively engaging in discussions.
Willis Newson have been appointed by PG Group to progress this work. Challenge is that there are no, or few, precedents from elsewhere as to what a Cultural Plan for a development like this should be. The planning permission requires that CAG and the community be involved.
Planning Condition 15 (7 July 2016). 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.
Willis Newson are holding 1:1 meetings and focus groups over the summer. These will inform the contents of a widely distributed questionnaire in September. Comment that they seem to be harvesting information but not presenting any of their own thoughts or processing / sharing the information received.
Concern that Willis Newson’s approach has adopted an emphasis on public art and that they’re talking mostly to arts organisations and not to a broad cross-section of organisations that inform the social, economic and environmental culture of the area around the site. Residents also seem to have been left out of the consultation.
Message to WN is that the local community want a meeting with them. Need date asap so that it can be publicised.
Question of who defines the area? Recently there has been gentrification by people who have moved in and have different perceptions of the area. We’re trying to define our heritage – that’s why No.4 was important but now it’s gone.
The development needs to be a place where everyone feels as comfortable as possible – somewhere that is welcoming.
CAG’s view of the Cultural Plan is that it should include and set out uses of the ground floor and how they will complement the area.
Ownership of the ground floor of the finished development is more important than sculpture, in part because who owns will define what happens in the space.
PRSC asking why there’s nothing coming back to the community? Conversation moved towards whether there should be an element of community ownership. There should be a partnership element to get the cultural plan going.
Graffiti is a red herring. There needs to be an element of community ownership under a land trust. Response from WN is that they are open to this. PG have been a brick wall. This should be a business pitch to PG.
The space needs to be controlled by local groups forever so that it can be something different in years to come if needed.
2 or 3 units need to be connected to the functions in the market space.
You want to control who the units are rented to – it shouldn’t be random. The level of control and who’s involved (should include residents and unit occupiers) needs to be carefully worked out. Keeping rents low is also key. The Cultural plan and management plan overlap. If we can’t stop WN going down the community arts route with the cultural plan then the management structure will finish up outside of our remit and beyond our influence.
Planning Condition 29 (7 July 2016): Prior to the occupation of each of the commercial unit(s) facing Stokes Croft and Ashley Road by any A1, A3, A4, A5, D1 and D2 use (or combination thereof) hereby permitted a management strategy should be submitted to and approved in writing by the Local Planning Authority. The scheme should to include the following unless otherwise agreed in writing by the Local Planning Authority:
(a) Confirmation of the tenant mix
(b) The way in which the floorspace (layout) will be used
(c) How the tenants will manage their servicing requirements (including confirmation of refuse and recycling storage within the units and how this will be accessed, the number and type of vehicles arriving at the site each day to deliver and collect goods and what refuse and recycling items are to be collected from where and when
(d) Location and operation of staff cycle storage
The floorspace shall be occupied in accordance with the approved details and strategies in perpetuity. Any subsequent occupiers of the commercial unit(s) (in perpetuity) shall submit a new management strategy to the Local Planning Authority for approval prior to occupation
Reason: To ensure responsibility for the management of these facilities and to safeguard the appearance of the development, highway safety and the amenities of future and existing residents and businesses.
Recognition by everyone present that you can’t separate management plan and culture plan – they are integrated. Each is the other. Unanimous agreement on this statement.
Comment that PG are taking an old-fashioned approach. The community’s approach should be we want the whole of the ground floor. It’s in PG’s best interests. If it worked well it would really uplift the whole development. Selling them a business case is the way to go about it. Showing them how to deliver a different business model. We can hand something to PG to do something different.
The Identity of the Development
Montpelier Con Group wrote to WN and said they wanted to see the work of Godwin celebrated. This raises an issue of what the development should be called. Discussion about the name and identity of the scheme and the area.
Not Godwin Yard as shown in the planning application although the term ‘yard’ is Jamaican for garden so has local resonance.
Comment that it’s not Godwin in the way that Montpelier CG think of him, it’s the idea of Godwin – a free thinker and polymath who opposed mean spiritedness of developers and businesses.
Are we agreed that Godwin is important? Answer: yes
A lot happening in the background, although not as far forward as wanted. Scheme with planning permission has 10 affordable units.
HCA gave BCC funding of just under £1m with assumption it would be used for CPO. When PG group came along and took ownership the Council decided some of it could be offered to PG to up the number of affordable units. Has taken a long time to get that discussion underway.
There are people locally who want to downsize. Carriageworks could offer them great options and ensure that local residents move in. Need somewhere for local people to put their name down as interested purchasers.
Planning Condition13. Notwithstanding any materials noted on any approved plans, sample panels of all the external materials and finishes to all buildings, associated plant areas, walls, hard landscape features including paved surfaces, demonstrating coursing, jointing and pointing to the masonry, are to be erected on site and approved in writing by the Local Planning Authority before the relevant parts of the work are commenced, unless otherwise agreed in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the external appearance of the building is satisfactory and that the character, appearance and setting of surrounding Conservation Areas and Listed Buildings would not be harmed.
Don’t know what the timescale on this will be (but has to before development starts).
They should be thinking about using local suppliers, crafts etc.
Materials could be included in WN consultation in Sept.
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 Westmorland 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.
On 1 December the City Council approved PG’s proposals for road and pavement closures around the site during demolition and construction.
The Plan addresses the following:
PG’s communications consultant, Jenny Gee, will be “working closely…to establish a working relationship that builds trust” with CAG, neighbours and businesses. Communications will include “sharing both the overall build plan and daily on-site activity” with a commitment to responding to questions by the end of the next working day. Local residents will receive quarterly update letters. Daily updates will be available from the site communications website – https://consultingyou.co.uk/carriageworks.
Any complaints should be submitted via PG’s communications website or in writing to Jenny Gee Communications, 2 Fernbank Road, Redland, Bristol, BS6 6PZ. Responses will be provided by the end of the next working day.
Hours of Operation
Works will take place Monday to Friday 8am to 6pm and Saturday 8am to 1pm.
If any work is required on Sundays or Bank Holidays advance consent will be sought from Bristol Planners.
There will be no major vehicle movements into or out of the site during the school run. Actual times still to be agreed with the City Council.
There will be a full-time ‘gateman’ at the Ashley Road entrance. Vehicles will normally turn around on the site but, if the need arises, the gateman will control traffic on Ashley Road to enable vehicles to reverse in.
Control of Dust
(The dirty sort not Rusakov Particles, which are altogether harder to contain).
Dust will be created during demolition. Dust suppression will include damping down with sprayed water during demolition, crushing and storage; sheeting and screening; enclosure of skips; watering of haul routes; sheeting of vehicles removing demolition materials and siting of the crusher as far as possible from neighbouring properties. Burning of materials on site will be strictly prohibited.
To avoid light spillage onto residential properties, temporary lighting will only be used when absolutely necessary; directional lighting will be used instead of floor lighting; low level and sensor controlled lighting will be used only during hours of operation; physical screening will be provided.
Site workers will not be able to park on site and will therefore park in the surrounding areas. (No mention is made that these areas are RPZs)
Temporary Traffic Measures
The following drawings set out the proposed measures. The dates are CAG estimates. PG will confirm final arranagements once they are approved by Bristol City Council Highways.
Phase 1 (¿January 2018?)
Erecting (and later dismantling) the temporary façade support system to the frontage of the Carriageworks.
Phase 2 (¿January – March 2018?)
Demolition of Westmorland House
Phase 3 (¿April 2018 – sometime in 2019?)
Construction works until the new internal structure of the Carriageworks has been completed. The façade support system is then removed.
Phase 4 (¿2019-2020?)
Construction works following removal of the temporary façade support structure to the Carriageworks.
Phase 5 (¿2019?)
Construction of a new manhole over the existing Wessex Water combined sewer in Ashley Road, very close to the traffic light controlled junction with Stokes Croft. This will, in all likelihood, be a deep excavation which will necessitate a temporary road closure (see SK5). This has been discussed in principle with BCHDH and would be timed to take place during a school holiday period.
Other Road Closures (¿2018-2019?)
It may also be necessary to close Ashley Road for 1 day for the erection (and 1 day later for dismantling) of a tower crane.