Day by day it’s been getting smaller.
Day by day it’s been getting smaller.
There is none.
Set out below are the changes that PG Group, the developer, propose to make to the redevelopment of the Carriageworks and Westmorland House site.
We have endeavoured to make these as accessible as possible by showing both the existing permission along with the proposed change. Click the images to open a larger version in a new window. Click this link for a plan showing the block names / numbers.
At the bottom of the page are links to PDFs of the proposed changes only.
Note that the proposed changes shown in the graphics below are dated from late November and that proposals may change in the coming weeks and months.
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.
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
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.
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.
This is the affordable housing block. All the affordable units have to be under one roof; RPs (aka Housing Associations) will not accept otherwise.
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.
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.
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.
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.
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).
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.
Comments from CAG to PG by Christmas. PG will then make applications after Christmas. If you have any comments please send them to email@example.com and we will forward them to PG.
These are the changes that PG are proposing to the redevelopment of the Carriageworks.The changes will be discussed at the community meeting on Wed 28 November from 6pm to 8pm at the Salvation Army, Ashley Road.
The textual descriptions below are PG’s, not CAG’s. We haven’t as yet seen any drawings of the proposed changes but for reference we have included extracts from the most recent drawings, submitted for planning permission in 2015, below.
Yesterday morning the demolition of Westmorland House finally began.
Built in 1966 but abandoned in 1984, Westmorland House has been a blot on the landscape of St Pauls and Stokes Croft for too long. Its derelict hulk has loomed large over this part of the city, contributing to an air of abandonment and ‘anything goes’. Over the years it has attracted urban artists, fly-posters, graffiti, drug users, explorers, the homeless and tragically six people who lost their lives falling from the building’s unprotected heights. Local residents have been trying to get the site redeveloped since the 1990s and now that day has finally come.
PG Group bought the site in 2017 and yesterday their demolition contractors, Wring, sent in their biggest toys to start eating away at the concrete, steel and brick. Demolition is expected to take two months. It is anticipated that there may be pauses during the work to examine the structure and safety as the building is dismantled. Demolition works at the neighbouring Carriageworks (the frontage of which will be preserved) will also take place during the two month period.
More media coverage at:
There will be a Carriageworks community meeting with PG Group on Wednesday 28 November from 6pm to 8pm at the Salvation Army on Ashley Road.
PG Group bought the Carriageworks site in 2017 with planning permission in place. It was inevitable that as they got to understand the site better and worked up the detailed plans that they would want to adjust the scheme. The meeting will hear what changes are being proposed and will be your chance to give your initial response.
When we get the details we’ll also put them on this website.
At this point in time we understand that the changes will be not be so significant that they will require a new planning permission; PG will hopefully clarify the situation at the meeting.