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.
- Reconfiguration of service areas in Block A
- Ground floor residential units changed to commercial use
- Market square enlarged by removing small green space in south east corner
- One stair and lift core in Blocks A and D (previously there were two)
- Lift added to Block D
- Reconfigured residential space in Carriageworks (Block C)
- Additional storey on Block A1 facing Ashley Road
- Changes to roofs of houses (Blocks E and F)
- Changes to windows facing South East on Blocks A and E
- Additional storey, set back from frontage, on Block A1 facing Ashley Road
- Carriageworks (Block C) roof reconfigured to accommodate stairs and lift
- Loss of roof gardens
Stokes Croft Elevation
- Changes to inset balconies on left hand side of Block B (Westmorland House)
Ashley Road Elevation
- Additional fourth storey on Ashley Road frontage
- Additional fifth storey set back from Ashley Road frontage
- Changes to design of frontage to remove balconies
Hepburn Road Elevations
- New fourth storey to Block D
- Triangular windows replaced with louvre screens
- Flat garden roofs on Block E replaced with pitched roofs
Brigstock Road Elevation
- Roofs of houses in Block F reorientated
Market Square – Rear of Carriageworks
- Additional storey in Block D on left
Market Square – Looking East
Block D – East Elevation
- Additional storey in Block D
PDFs of Proposed Changes
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.
- Asbestos has all been cleared and Wrings now have heavy equipment on site to demolish Westmorland House. This will be the most visible part of site preparation. Anticipate completion by Christmas.
- Trenches will be dug for the archaeological investigation after Christmas.
- Target is to start building in the Spring 2019. It will be a two year build programme.
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
- Changes to make more efficient and better use of the space
- Changes which push the envelope in order to get more floor space and help the scheme’s viability.
Sequence of Changes to Planning Permission
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.
1. Westmorland House
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.
3. Block D
This is the affordable housing block. All the affordable units have to be under one roof; RPs (aka Housing Associations) will not accept otherwise.
- The two ground floor residential units will be changed to commercial use.
- There will be an additional storey with four residential units, so a net gain of two units (i.e. a total of 12 affordable units).
- A lift will be added so that all flats are accessible.
- Overall height of the building will be no different to the height of the stair housing previously leading to the roof garden. Shadowing of neighbouring properties will need to be carefully examined via a BRE209 report. (The Council’s new Urban Living planning policy seeks to protect the daylighting and sunlighting of existing buildings). It was pointed out that existing shadow diagrams do not show garden walls on Hepburn Road which gives the impression that there is more existing direct sunlight than there actually is.
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.
4. Block A
- The building will have one stair and lift core instead of the previous two. Previous design anticipated a taller building so two cores were required. This is not necessary for a six storey building. A sprinkler system and mechanical ventilation will ensure fire safety.
- Rationalisation of service rooms including bin and bike stores to improve layout and make better use of space, but with no overall loss of facilities.
- Plans show two empty residential units coloured blue – should be shown as yellow (commercial).
- The Ashley Road frontage will be increased by a single storey and a fifth floor will be setback. From eye level it will look like a taller building. CGI (which will be prepared) will help show the change. Comments were made that this will introduce much more commercial type building to Ashley Road which has previously been residential in scale. Previous scheme had Block A stepping down from Tuckets building but elevations now show it stepping up.
- Windows facing south towards Hepburn Road previously protected privacy of neighbours by their triangular form. This has now been replaced by bolt-on louvre screens. There was concern that this is an inferior solution and it was suggested that there should be a specific meeting with Hepburn Road residents to address this issue in more detail. PG agreed to the meeting.
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.
Other Changes and Issues
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.
Rooftop Gardens / Amenity Spaces
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.
Commercial / Retail Units
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).
Total Number of Residential Units
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.
Timescale for Feedback
Comments from CAG to PG by Christmas. PG will then make applications after Christmas. If you have any comments please send them to firstname.lastname@example.org 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.
- Small non material changes to the front of Westmoreland House including infilling recessed balconies and amending windows (see diag 1 below for current design)
- Some small alterations to the Carriageworks roof scape (Block C) to allow the core to extend to the top storey (see diag 2 below for current design)
- Reconfiguration of internal accommodation for Block A, the new build residential block to improve efficiency, allowing an increase in the number of units in the building without changing the footprint of the block. This will include an increase in the height of the step back facing Ashley Road on floors 4&5 (see diags 3 & 4 below for current design)
- Reconfiguration to increase the number of commercial units on the ground floor of Block A following removal of ground floor residential onto the main courtyard (see Plan 1 below for current design)
- In early 2019, PG Group will look a new application for Block D to increase the affordable housing content with a single additional storey of four residential units for affordable housing. The two ground floor apartments will change to 2 additional commercial units. (see plan 1 below for location and ground floor units and diag 5 below for current design)
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.
The demolition of Westmorland House will start tomorrow, Wednesday 20 November.
The six storey concrete monolith of Westmorland House was built in 1966 as headquarters for Regional Pools Promotions. But its heyday was short-lived and by 1982 Regional Pools had moved away leaving the building empty.
Later in the 1980s the site was bought by Opec Prime, a property development company owned by the London based Comer brothers. Various planning applications were submitted over the years but these were either rejected as over-intensive or the schemes never came to fruition. In the meantime the site became a canvas for street artists, home to a group of travellers and, more tragically, the site of a number of fatalities.
The City Council recognised the blighting effect the building was having on St Pauls and Stokes Croft and undertook to use compulsory purchase powers to buy the site but attempts in the mid 2000s were sabotaged by the financial crisis. Efforts restarted in 2011 when CAG was formed and a community vision agreed. Opec Prime then brought in Fifth Capital to secure a new planning permission and in 2017 the site was sold to the Bristol based PG Group.
The redevelopment of the site will see the conservation and reuse of the neighbouring listed Carriageworks building and the demolition of Westmorland House ready for replacement by new flats with commercial space on the ground floor and a public square.
Stuart Gaiger, Development Director at the PG Group, said “There has been a considerable amount of preliminary ground work to be done since we acquired this site in November to provide 112 homes and twelve business units but now our contractors are poised to begin the actual demolition. We want to deliver an enterprising development that respects and reflects the community ethos and the independent spirit that flourishes around the area”.
The Chair of CAG, Lori Streich, said the group had been working since 2011 to ensure the inspirational regeneration of the site in line with the community vision. “We are delighted that PG are now starting the demolition of Westmorland House which is a huge step in the history of the site,” she said.
The redevelopment is due to be completed by the autumn of 2021.