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.
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.
Planning Condition #15 attached to the Carriageworks development states: “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.”
In January 2018 local consultants Willis Newson were appointed to prepare both the cultural plan and a public art plan. They ran various events through the year to find out what local organisations thought and in September presented their ideas at a public meeting. Since then progress has slowed as the developer, PG Group, has focused on other not insignificant matters e.g. demolition.
The CAG Liaison Group has kept asking about progress and recently had a meeting with PG and Willis Newson but there’s still nothing to share that gives a sense of direction or costs.
CAG believes that the Cultural Plan should address the long term use of the site as a whole. To this end we have produced a discussion document which you can download (pdf) which will be discussed at the community meeting on 16 May.
PG have submitted a non material amendment application for Block D (the social housing block).
This is the summary they provide in the covering letter:
• Reducing the number of stair cores in the block from 2 to 1. This allows for a slight increase in the size of certain units and an improved layout;
• Reduction in the number of doors to the non-residential units at GF level;
• Introduction of new WC and storage room at the end of the bike store to serve market traders. This will result in a reduction in the number of cycle spaces in the store from 114 to 100, though this will be compensated for by a matching increase in cycle spaces in Block A (to come forward under a separate application);
• Some of the drawings approved under NMA ref 19/00408/NMA included a set of external steps adjacent to the cycle store. These were included in error and have now been removed;
• Removal of most doors to the south elevation. The small rear ‘yard’ area, which was previously subdivided and allocated to the commercial units and one of the apartments, will now only be accessible via the communal entrance lobby for maintenance purposes. This will reduce the potential for noise and disturbance to the apartments above and the adjacent buildings;
• Change to fenestration at ground, first and second floor level on the front and rear elevations;
• Termination of the stair core at 2nd floor level to remove roof access. It is anticipated that any Registered Provider would identify the roof terrace as difficult to maintain and manage. Removing the stair access to the roof also presents a more uniform roof profile and reduced the overall height of the building.
All documentation is at https://planningonline.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=PPBUAIDN06900
The PG Group have submitted two planning applications to the City Council.
The first application 19/00408/NMA refers to Block B (the site of the building formerly known as Westmorland House). The application form says it is for a non-material “variation of condition numbers 2 (demolition),3 (material samples) ,4 (contamination remediation strategy), 11 (details of bird nesting), 18 (recording of the historic fabric of the buildings to be disturbed or concealed,) 19 (contamination site characterisation),22 (sustainable drainage strategy), 23 (code for sustainable homes), 24 (Breeam) & 43 (list of approved plans)”. The application refers to a covering letter for explanation of the changes requested but this letter has not yet been made available. The drawings provided show changes to the recessed balconies on the Stokes Croft frontage and facing onto the market square. You can find the documents on the Council’s website.
Update: This application was confirmed as non-material (in effect given permission) on 5 March.
Extracts from architect’s drawings showing existing scheme and proposed change to windows of Block B (formerly Westmorland House)
The second application 19/00409/NMA refers to Block C (Carriageworks building). The application form says it is for a non-material “variation of condition numbers 2 (demolition),3 (material samples) ,4 (contamination remediation strategy), 11 (details of bird nesting), 18 (recording of the historic fabric of the buildings to be disturbed or concealed,) 19 (contamination site characterisation),22 (sustainable drainage strategy), 23 (code for sustainable homes), 24 (Breeam) & 43 (list of approved plans)”. The application also refers to a covering letter for explanation of the changes requested but this letter has not yet been made available. The drawings provided show changes to the roof layout. We understand that this is to allow the stair and lift core to reach the top floor. You can find the documents on the Council’s website.
Update: This application was confirmed as non-material (in effect, given permission) on 15 Feb 2019.
Extracts from architect’s drawings showing existing scheme and proposed change to roof of Block C
As soon as we get further details of these applications we will put them on this page.