PG seeks approval of materials

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.

Works on Carriageworks site – update from PG Group

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.

Draft programme of worksAs 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.

Two planning permissions granted at Carriageworks

Bristol City Council has granted planning permission to PG Group for two applications:

This should clear the way for PG to sign funding and construction contracts for the scheme as a whole (COVID19 permitting).

New planning application for Block A

As part of PG Group’s efforts to get the Carriageworks development started they have submitted a new planning application.

Last year PG were focused on a S.73 minor alterations application to add seven additional units to the fourth and fifth floors of Block A and make other changes to the facade, stair wells etc.  However, a recent case in the Court of Appeal (Finney v. Welsh Ministers, 2019) effectively closed the S.73 route for the additional units.  Consequently PG will remove the extra flats from the S.73 application so that the rest of it can go through.  And they have now put in a full planning application for the flats.

The application can be seen on the Council’s planning website.  Neighbours will have received written notification and the public consultation period officially ends on 6 April.

The application seeks permission for 3 x 1 bed flats and 4 x 2 bed flats for market sale or rent.  The design, footprint and floor area are the same as previously proposed in the S.73 application except that one two bed unit has been split into two one bed units. The fourth floor is set back 2.2m from the Ashley Rd frontage and the fifth floor is set back by 7.75m and clad in grey metal in order, say PG, to reduce their visibility and prominence from street level when compared to the lower floors which will be clad in brick.

proposed plans and elevations of additional flats

Floors plans and elevations of the additional seven flats proposed for the fourth and fifth floors of Block A.

existing and proposed elevations

Top drawings show the elevations as proposed by S.73 application excluding additional flats (not yet granted planning permission). The lower drawings show the proposed additions to the fourth and fifth floors.

Update: Planning permission was granted on 20 April 2020

Latest changes to S.73 planning application

Last year PG submitted a Section 73 amendment application to the planning authority to make changes to the planning permission namely internal changes, facade changes and extra floorspace for more residential units. (These were discussed at length at January’s community meeting).

However, because of a recent change in case-law, S.73 cannot now be used to change the description of a development (e.g. a change to the number of units).

As a result PG are proceeding with an amended S.73 application which doesn’t involve any change to the number of units and instead focuses on the internal and facade changes. Later on they will submit a full planning application for the two extended floors/extensions to create the extra floorspace and flats.

We understand that the planners will try to process the revised S.73 so that deadlines set by funders can be met and the site development can progress.

Update: Planning permission was granted on 17 April 2020

PG submit amendments to Block A proposals

PG have submitted amendments to their proposals for Block A (fronting Ashley Road). The full details can be found on the planning website.

Note that these only affect Block A and not any of the other buildings on the site. The listed Carriageworks building is not part of the proposed changes.

Summary

The proposals vary the 2015 planning permission.  They affect only Block A (referred to as A1 and A2 in the planning permission).  A Section 73 (minor material amendment) application to change the permission was submitted in May 2019.  These latest proposals vary that S.73 application.

CAG has created the images below, showing on the lefthand side of the image the original (May 2019) application to amend  with the latest proposals on the right.  (Note that the lefthand side image says October 2018 – this is the month that they were first released).

The key difference to the original amendment is the greater setback of the fourth and fifth floors.

Ground Floor

Changes to the entrance area and the configuration of ground floor servicing and retail units.

- ground floor.png

First Floor

Small change to roof over entrance.

1 first floor.png

Windows facing Hepburn Road revert to original planning application.  See drawing below for details.

first-floor-window-close-up-oct-2019.png

Closeup of windows facing Hepburn Road. Glazing will point south west.  Solid infill pointing south east towards Hepburn Road back gardens.

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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

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/