Recent coverage of proposals by PG Group:
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The Carriageworks has a new developer! Following much recent speculation the Carriageworks Action Group can now confirm that the new developer is the Bristol based PG Group. They have exchanged contracts with Opecprime (aka Comer Homes) to purchase the freehold of the Carriageworks and Westmoreland House site and aim to start building in January.
The PG Group have given us this statement to publish:
“The PG Group has acquired the site from Opecprime Properties Ltd with the benefit of the planning consent granted in July last year, and will now start work on a wide range of preliminary assessments,” said Stuart Gaiger, PG Group Development Director.
Mr Gaiger said purchase of Westmoreland House would allow the creation of a development that could contribute positively to an already vibrant community and that the company had already made contact with the Carriageworks Action Group with a view to keeping the community involved in the development of the projected scheme.
“We want to deliver an enterprising development that respects and reflects the community ethos and, given the independent spirit that flourishes around the area, we look forward to some lively and interesting discussions.”
Lori Streich, Chair of Carriageworks Action Group, said: “We welcome this news that PG Group are buying the Carriageworks and Westmoreland House site. For over 25 years the communities adjoining Stokes Croft have lived with the neglect and dereliction. As a local developer we hope that PG Group will have the skill and commitment to deliver a development of which the community can be proud”.
Stuart Gaiger and his colleagues from the PG Group will be attending the Community Meeting on Wednesday 14 June, 6pm at the Kings Centre, King Square where they will say more about their plans and proposals to get the development going. Please come along to find out more and to pose any questions you may have.
You might recall that at the last community meeting in April we heard that there is a Bristol based developer who is likely to take over development of the Carriageworks site from Fifth Capital. We are not yet able to confirm the identity of that developer. However, we can with an optimistic tap on the keyboard invite you to a Community Meeting on Wednesday 14th June, 6pm at the Kings Centre, King Square. Further details about the meeting will be published earlier that week but you might want to put the date in your diary – it should be worth coming along!
Lori and the Liaison Group
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Attended by: Lori, Prue, Pete, Jeff, Chris, Julian, Sarah, Kimberley, Rich, Mel, Clayton, Dominic, Danuta, Heather, John, Pauline, Inge, Joel, Harvey, Rachel, Janine, Lawrence, Rob, Mike, Simon, one other.
Update re Developer
Lori spoke to Marc Pennick of Fifth Capital in the morning. There is a Bristol based developer who is taking over the development of the site. This information has been confirmed by a number of separate sources.
The details of the take-over are not yet known but we think they are well advanced in buying the site from Comer / Opec Prime. We don’t know what the future involvement of Fifth Capital will be.
We will let the group know who the developer is as soon as we can. The Liaison Group is pushing for an early meeting with the new developer and will ask them to come to a community meeting as soon as possible.
We do not yet know if the new developer will build the scheme with planning permission but we anticipate that some amendments are likely. Dominic pointed out that any alterations will require a new consent. We must ensure that it is the Community Vision that guides decisions regarding any changes and that CAG is involved in the dialogue. Reminder of the number of comments we received when writing the Vision (1,600) and the number of objections to the first Fifth Capital planning application (1,400).
There was concern that a new developer will argue that some elements of the scheme are not viable and therefore need to be amended. We need to resist this. We can point to the amount of interest in the scheme (two RSLs, various users of the commercial space) plus rising values as evidence of viability.
Noted that the new developers need to realise that it is not just about them and that there are other stakeholders. They have to take us seriously. We have achieved a great deal so far and we will seek a positive relationship with the new developer, but we need to get around the table and talk so that we work with and not against eachother. We can help make the development exciting for the developer as well as us.
Discussion about the potential for the community to have a real stake in the finished development and ensure it doesn’t become an exclusive development with little relevance to the surrounding area.
Previous meeting had discussed a direct approach to Comer (Lori reported that a letter had been sent and while we know it was received we have had no reply) with a view to buying an interest. Cost would be probably be £2-5m and then £20m to develop. Potential to place a Community Right to Bid order on the site – gives 6 months to submit an offer.
Alternative approach would be take on the market / commercial areas. Would need a cohesive legal entity / structure to do this. Possible interest from Stokes Croft Land Trust, Bristol Pound, Bristol Community Housing Trust and Hamilton House.
Agreed that CAG should take the lead on any discussions with the developer and with planners.
The site occupiers (travellers) were served a Notice of Trespass in March. Hearing was adjourned until 8 May at 3pm at County Court.
A representative of the occupants stated that they had anticipated 6 months notice to leave the site. Trespass papers were put on the gate in March. The occupiers have their homes there and for a generation have been keeping people out of the dangerous site. The Council were apparently involved in early discussions about them being on the site as well as someone from Comer. Having the site occupied would help keep the Council off Comer’s back, following a number of deaths on the site.
Lori explained that CAG had pressed really hard for dialogue between travellers and Marc Pennick (although it was Comer who issued the Notice of Trespass). Marc eventually agreed but Comer instructed him not to take part. We now need a dialogue with the new owners of the site.
We need to take into account the needs of residents as does the local authority. Discussion about how to support the travellers e.g. through donations. Agreed that this should be as individuals, not as CAG.
Keeping the site occupied until the day the builders take possession will be much cheaper than getting early vacant possession and then paying for 24 hr security.
Noted that there is a pre-commencement condition requiring a “Procedure for the sensitive relocation of the existing occupants of the site” (page 53 of Committee Report). However, planners have now told other officers that the notice to seek possession was nothing to do with planning.
Agreed by all that if we can have amicable conversation then it will go the right way.
Other sites in the area:
Discussion about other empty buildings and development sites.
- Putterills building – empty and unused
- Magpie building. John Dalton paid £300k for the site. Planning application for Change of Use A3 café restaurant. Already started major refurb of existing building – spending £400k. Building is in two parts: two storey fronting Picton St and single storery fronting Ashley Road. Current use is retail.
Inter-relationship of sites and transport policy. Metro mayor will be responsible for major routes inc. A38. Need to keep an eye on wider policies, agendas and proposals.
Is there a possibility of losing the money for CPO? Julian stated that funds were granted to BCC by HCA specifically for compulsory purchase of Westmorland House so cannot be put to other uses. Lori stated that if the development does not go ahead as anticipated we need to keep CPO as an option.
Proposal that until there is signficiant progress with the development the CPO process must continue. As this was felt to be a crtically important issue there was a vote on whether to agree the statement. Unanimously agreed.
Discussion about whether BCC could pursue CPO without a preferred developer. Thought that they could not but it may be possible for HCA. [Subsequent research found that “It may sometimes be appropriate for the Homes and Communities Agency to compulsorily acquire land which is in need of development or regeneration even though there are no specific detailed development proposals in place” Source: Guidance on Compulsory Purchase Process (pdf) page 47, para 93]
Could one of the PRS RSLs that were interested still be involved? CBRE have been working for Fifth Capital to find development partners. Presumably they will have been linking developers together as this would share the risk – it’s why people like joint venture.
- Seek a meeting with the developer
- Work hard to get info from them into public domain
- Work with site residents to find ways to support them and for a dialogue for a planned way of moving
- See if HAs that have expressed an interest are still interested
- Seek expressions of interest in commercial space
- Investigate potential for communal ownership of parts
- Enter into constructive dialogue with planners to ensure that they and the developer work with CAG and hold to the conditions in the planning permission to work with the community
- Investigate HCA CPO rules re schemes and preferred developer
- Court case on 8th May at 3pm
Update: Venue confirmed as the King’s Centre, 16-18 King Square
We’ll be holding a Carriageworks Action Group Community Meeting on Monday 24 April from 6pm. The venue has still to be confirmed but will be posted as soon as we know.
By the time we meet we may have more news from Fifth Capital on the actual development proposals for the site. We may also know more about the timescales that everyone is working to and how this will affect the travellers. But if there’s no progress on anything we may have to turn our minds to what else we can do. Either way, we will hopefully be able to confirm the agenda closer to the 24th.
Click to read notes of the last meeting.
The “Great Lives” series on Radio 4 this week will be about EW Godwin, the designer of the Carriageworks.
The format of the programme is that a “famous person” selects their hero and the presenter (Mathew Parris) gets an “expert” to fill in the details of their story.
So for Godwin it’s Gary Kemp, songwriter and guitarist with Spandau Ballet. Kemp began collecting pieces of Godwin’s work from the 1980s. He’s remained fascinated by the life and work of the man who formed part of the Aesthetic Movement in the 19th century, designed houses for Oscar Wilde and James Whistler, and influenced Charles Rennie Mackintosh.
Great Lives is on Radio 4 on Tuesday 4 April at 4.30pm. 93fm in Bristol, 92-95fm elsewhere in UK or online http://www.bbc.co.uk/radio/player/bbc_radio_fourfm
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On Wednesday 22nd March a Notice of Trespass was posted on the Ashley Road gates to the backland at Westmoreland House / Carriageworks. The Notice has been served by the site owners, OpecPrime Properties Ltd (sometimes referred to as Comer Homes). It is dated 17 March.
There will be a hearing to consider the trespass at the County Court, 2 Redcliff St, on Monday 27 March at 2pm.
For many (possibly 10) years the site has been occupied by a group of travellers. Our understanding has always been that they were on the site with the consent of OpecPrime in order to maintain site security. This followed a number of deaths on the site when people gained unauthorised access to the buildings.
In October 2015 Fifth Capital, which has an option to buy the site from OpecPrime, gained planning permission for the redevelopment of the site. For this to proceed vacant possession will obviously be required. In all of CAG’s contact with the travellers since 2011 they have always accepted that they would eventually need to move, although they were naturally concerned about having sufficient notice to allow them to find move-on sites. Similarly CAG have been anxious to ensure, for reasons of community safety, that there is no break in site security.
On a number of occassions Marc Pennick, the Director of Fifth Capital, has made statements to the effect that he would give the travellers 6 months notice to move (see notes of community meeting, 10 September 2015).
CAG’s formal response to the 2015 planning application (page 6) stated “The travellers living on the site have been involved in CAG since 2011. We understand that Fifth Capital have guaranteed them 6 months notice to find an alternative site. We also understand that it is the Council’s responsibility to help find sites for travellers. We ask the planners to ensure that their colleagues fulfil their commitments to the travellers and find move-on sites within 6 months. The travellers have provided site security for many years. Given the safety issues on the site consideration will have to be given to ensuring ongoing security after the travellers vacate the site.”
The planning permission granted to Fifth Capital states “No development shall take place including any works of demolition until a construction a (sic) method statement in respect of construction environment management plan has been submitted to, and approved in writing by the Local Planning Authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for…..Procedure for the sensitive relocation of the existing occupants of the site” (page 15).
CAG hopes that at Monday’s Court hearing Fifth Capital’s past commitments to give the travellers 6 months notice to vacate the site will be honoured and that thereafter full site security will be maintained without any break in service.