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.
The following has been sent out by Willis Newson who are preparing the Cultural Plan on behalf of PG Group:
PG Group and Willis Newson are inviting people living in St Pauls, Stokes Croft, Montpellier, Redland, Kingsdown, Broadmead and Cotham to find out about possible arts, heritage, cultural activities and enterprise opportunities there are for the ground floor of the redeveloped Carriageworks and Westmoreland House and to share your thoughts and ideas.
The buildings have been derelict since the 1980s and have been purchased for development by Bristol based developers PG Group. Work has started on the demolition already and will complete in Summer/Autumn 2020. Central to the exciting new development is the creation and implementation of a Cultural Plan and Public Art Strategy for the site that will support the new building to thrive and support the local social, cultural and economic ecologies of the area.
For the last 9 months, Willis Newson have been having discussions with Carriageworks Action Group and PG Group and running consultation sessions, community meetings and focus groups to develop a Cultural Plan and Public Arts Strategy for The Carriageworks and Westmoreland House on Bristol’s Stokes Croft. They are keen to share the findings to date with the community in advance of the plan being finalised.
Ideas to date include a community-led process of co-commissioning and leading on a programme of activity, a market area for local artists and traders, heritage projects and a community hub space for cooking and events.
There will be a drop in at The Citadel (Salvation Arrmy), 6 Ashley Road from 2-6pm on Wednesday September 12th as well as a more facilitated presentation and discussion in the space from 6:30pm-8pm. Everyone is welcome and hot drinks will be served.
Click here for notes of the meeting produced by Willis Newson (pdf) and for click here for the presentation boards (pdf).
Bristol Post carries a story today that the discovery of asbestos in Westmorland House has delayed demolition by a further four weeks.
CAG’s understanding is that asbestos in the building was removed years ago but rather than safely remove it from the site the workers tipped some of it in the lift shaft. While this was known locally there was no hard evidence. Consequently it would only have been confirmed by the contractors once it was safe to start excavating the lift shaft i.e. quite recently.
Just another twist for the complicated develoment!
Bristol 247 are also covering the issue of the asbestos and write “The developer has said the removal of asbestos could take a few weeks and has tentatively suggested demolition will proceed early September.”