An independent force for a better Bristol
http://www.bristolcivicsociety.org.uk
eBulletin
Issue 72
Autumn 2012
WAPPING – THE WHARF THAT JUST GETS BIGGER AND BIGGER
IN THIS ISSUE
The Developer - Umberslade- received approval to planning application 04/04126 in June 2006. Approval was granted subject to a number of conditions, including the constraint that height would be limited to 25.2m AOD at the roof perimeter, as set out in Masterplan 2. In the intervening 6 years all went quiet. In April 2012 the developer returned with revised plans. An imminent start on blocks A & C was indicated. The new plans had sprouted pitched roofs, rising to 31.5 m AOD. These were said to be ‘purely ornamental’ to improve them with “a wharf-like, gritty industrial appearance”. Some of us were almost moved to seek beatification from Rome for the developer for this saintly action, even a BCS blue plaque... (hang on, it wasn’t that saintly, Ed). Others were highly critical, on the grounds that an already dense site would be even more massive and overpowering. But the committee approved, it seems, on the promise of 20% affordable housing, HCA grants and a prompt start. The pitched roofs were only confirmed for blocks A & C In October a new application, 12/04517 was made. Guess what? The application was for an addition of 14 more little attic residential units and an increase in residential space from 14,869 sq m to 16,105 sq m.
C
A
N Masterplan 2 application 04/04126. Flat roofs
A
Wa ppi ng Wha rf .......................1 Local Demo racy & elections....2 Studentville, Bristol central ...3 Brid ewell polic e sta ti ons.........4 Major Si tes..............................5 Transport ma tters ....................5 Civic Society working groups. 5 This eBulletin is published by Bris tol Ci vi c Society. It is intended to be a topical review of the issues that affect the ci ty’s built envi ronment and the quali ty of life in the ci ty. The opi nions expressed a re not necessaril y those of Bris tol Ci vi c Society
See the Society’s Website for further information on many issues http://www.bris tol ci vi csociety.org.uk
Application 12/01612.(April) Note pitched roofs Contact the editor, Dave Cave, at ebulletin@bristolcivicsociety.org.uk
The society has objected to the revised planning application to create a further 14 units between the pitches of the roofs of the permitted development. Application 12/04517 (October). No te little a ttic windo ws
See the BCC planning portal http://planningonline.bristol.gov.uk/online-applications/search.do?action=simple and insert planning reference number.
http://www.bristolcivicsociety.org. uk
eBulletin
Issue 72
LOCAL DEMOCRACY – THE CHANGING NATURE OF LOCAL GOVERNMENT Will things ever be the same after the elections of 15th November? Will party politics frustrate the actions of an independent Mayor in the same way as they have led to paralysis in the old system? In the last eBulletin we looked forward to these elections, and at the petty rules that eliminated some candidates at the start of the race. The voters’ scores are now in. Mayor of Bristol
Commissioner- Avon & Somerset Constabulary
Despite a low turn out, the voters have given a clear verdict in favour of an independent candidate. The strap-line for this society is also “independent”, therefor e we cannot align ourselves with any one political party. But Mr Ferguson’s track record as an enlightened and sensitive architect, and as a businessman who has already rejuvenated parts of the city, is encouraging
Despite a predicted low turn-out, the voters of Bristol and of Somerset and Avon have spoken quite clearly. At 27% it is a lot higher than average. Again, in the choice of the Police Commissioner, the voters have made it quite clear that the post should not be a party-political one, by giving a very clear mandate to an Independent candidate. Mrs Mountstevens’ experience on the old police authority, and as a magistrate, is a good preparation for the job.
1 st 2 nd FINAL choice choice George Fe rguson Bristol 1st 31,321 35.13 6,032 37,353 Marvin Rees Labour 25,896 29.05 5,363 31,259 Geoff Gollop Conse rvative 8,136 9.13 Jon Roge rs Libe ral Democrat 6,202 6.96 Daniella Radice Green 5,248 5.89 O wain George Independe nt 2,404 2.70 9 more candidates won less than 2000 votes each
Sue Mountste vens Ken Maddock John Savage Pe te Le vy
Independe nt Conse rvative Labour Libe ral Democrat
1 st choice 83,985 57,094 49,989 43,446
2 nd FINAL choice 35.8 41,719 125,704 24.4 10,748 67,842 21.3 18.5
Advertorial
PEDESTRIAN ENVIRONMENT RESEARCH We’ve had a request for members who might be interested in taking part in some research. There is a generous offer included, though we would expect BCS members to be motivated in a purely altruistic way! “Hello , Would you be interested in taking part in some PhD research? Th e resea rch is about you r experience of your pedestria n environmen t and the way this may be affected by what you value in life. The research would take the fo rm of a one to one interview that would take between one hour and one and a quarter hours. W e would do the in terview at your resid ence o r at UWE Fren chay campus or another loca tion of your choice. As a thank-you for participating you would receive a £10 high-street vouch er, which you can spend at many shops. In addition you would be contributing to academic knowledge of the ped estrian mode of transport (and also helping this PhD student get his th esis!) If you are interested in participating in this research please call me (Tom) on 07837 130423 or email thomas2.calvert@u we.a c.uk
I look forward to hearing from you! “
Autumn 2012
page 2
NEXT CIVIC SOCIETY MEETINGS New members evening Old and new members very welcome to have a chat, put names to faces, have a drink (soft or hard) th Monday 26 November Llandoger Trow, King St From 7.30
Kings Weston House and Estate In this illustrated talk, architect David Martyn and founder of the Kings Weston Action group will highlight the historic importance of this neglected estate. Wednesday 12 th December 7.30 pm Upper meeting room Friends Meeting house, 126 Hampton Road Members voluntary £2 (non-members £5) Exhibi tions
THE CHANGING FACE OF BRITISH ARCHITECTURE The Architecture Centre pr esents “ The Changing Face of British Architecture” , an exhibition that challenges perceptions of how architecture is practised and what it means to different people. Featuring two photographic portrait commissions, The Changing Face of British Architecture presents two distinct groups of architectural pioneers in one space: those who represent the profession and those who represent communities. Venue: The Architecture Centr e, Narrow Quay, Bristol, BS1 4QA Dates: Wednesday 3rd October 2012 - Sunday 16th December 2012 Times: Wed to Fri 11am - 5pm; Sat and Sun 12 noon 5pm http://tinyurl.com/d49cwk3
http://www.bristolcivicsociety.org. uk
eBulletin
Issue 72
Autumn 2012
WELCOME TO STUDENTVILLE, THE CHANGING NATURE OF CENTRAL BRISTOL
WHITEFRIARS HOUSE
Who remembers the Goldrush days of the 1960s & 1970s when insurance and ‘clever money’ business was flooding into Bristol, and the race to meet demand for office space was on with speculative tower blocks rising from the war-damaged old city streets around Lewins Mead ? Bristol was the place to be. Sadly that boom has long gone bust, the business has moved to Internet, out-of town call-centres or “gone offshore”, and those tower blocks are, it seems, distinctly out of fashion.
Although removal of the unpopular and under-used elevated walkways has been welcomed, the arrival of a lively student population could bring them back to life, as a safer escape from Froomsgate island. Are inebriated students and the ‘Inner Circuit’ race-track a good combination ?. Currently unappetising , especially on a dark wet and windswept night : but with some investment in lighting and perhaps canopies, they could provide safer links to uphill University quarter one way, and to the old city entertainment quarter in the other direction. ?
ONE BRIDEWELL
LEWINS PLACE
OLD FIRE STA TION “THE STA TION”
In many cases, owners are struggling to find tenants. In the current economic conditions, about the only market that seems to be buoyant is the one for providing student accommodation. In the last year the Major Sites group has reviewed a number of applications for converting office blocks in the centre of Bristol into student lodgings. In general the response has been favourable: the arrival of a new residential group may rejuvenate areas that are dead outside business hours, and student housing in the city may release more family housing in the suburbs. With increasing pressures to accommodate a rising population within city boundaries and on brownfield sites, we have urged that any conversions are flexible in order to meet greater demand for family units in the futur e. Most notable are: Froomsgate House This is an important scheme to convert an office block to residential use- accommodation for 438 students with mixed commercial development. The shape of things to come? External alterations include a rooftop extension to improve the appearance of the ungainly plant room. The existing car-park in the lower floors will be removed, and replaced with active frontages at street level. Application awaited.
page 3
FROOMSGA TE HOUSE
NEW BRIDEWELL OLD BRIDEWELL
DRAKE & NELSON HOUSES MAGIS TRATES COURT NATWES T COURT
WESTGA TE HOUSE STONEBRIDGE HOUSE ST LAWRENCE HOUSE
ICE RINK SITE TRENCHARD STREET
GAUMONT CINEMA BALDWIN ST
The changing nature of the Lewins Mead area
http://www.bristolcivicsociety.org. uk
eBulletin
Drake and Nelson Houses Already converted to student digs. Stonebridge House Another student conversion, approved. The Society objected to the over-assertive external decoration. Trenchard Street – Ice-Rink site The society deplores the loss of the major regional sport and leisure facility. In our view this is a conversion that should not have been allowed. The ice-rink fraternity may have been appeased by the possibility of a new rink at Hengrove, but we r emain to be convinced. The society considers that maximum S106 returns should be demanded from the developer at this site. https://www.tr enchardstreet.co.uk/ Former Gaumont Cinema/Sports Bar Baldw in St An application for conversion to 121 student beds has been made. The society criticised the layout and poor natural lighting. Planning consent was refused. Currently pending re-design. Magistrates Court, Nelson St The society has supported a previous application for demolition and rebuild as a new mixed hotel and student accommodation development. The developer (Deeley Fr eed) appears to have now decided against this and sold its interest in the land. So we’re ‘back to square 1 ‘ as this abandoned hulk looms over Nelson St ? Westgate House, Colston Avenue The building (formerly Electricity House) has historically been used as offices but has been empty for two years. There is interest in refurbishing the Grade II listed building to provide a new hotel with potential for retail, restaurant, bar and leisure use. The society has no problem with that. But NO T for students, unless very wealthy! Lewins Place (formerly Greyfriars) This has had a major make-over and refurbishment, and is seeking new business tenants Whitefriars One of the largest, and some say, the most ghastly of the 1970s speculative developments, currently seeking new business tenants
COMMUNITY INFRASTRUCTURE LEVY The Community Infrastructure Levy (CIL) is a new levy that local authorities can choose to charge on new developments in their area. It will replace the ‘planning obligations’ or Section 106 charges , and will be levied in Bristol next year. The money is used to support development by funding necessary infrastructure. http://www.pas.gov.uk/pas/core/page.do?pageId=122677
Issue 72
Autumn 2012
page 4
EVENIN’ ALL! CHANGES DOWN AT THE BRIDEWELL Management changes at the very top level of the Avon & Somerset Constabulary with the demise of the police authority and the election of a Police Commissioner on 15th November. At street level, too, there have been big changes. We would like to take up this opportunity of clearing up any confusion concerning the whereabouts of the city-centre police station. THE BRIDEWELL, located in the gloomy, grimy fortress building is no more, as it has been sold to the Urban Splash people. What used to be the front desk in The Nick is now an art gallery. NEW BRIDEWELL.Not to be confused with The Bridewell or One Bridewell. This used to be the city headquarters of the Avon and Somerset Constabulary. But is now up for sale as they have moved across the road. So if you would like to own a second-hand cop-shop please apply to Hartnell, Taylor or Cook.
ONE BRIDEWELL. Not to be confused with New Bridewell or The Bridewell. This is the new, 21st century, super-duper central police station, formerly an office building, with a jolly big atrium. You have to have an atrium these days or you’re just not cool. Next door on the right appears to be the entrance for direct delivery to the cells. Will they be needed for the new student neighbours who are moving into the area down the road? PS: THE FIRE STATION . It is of course many years since firemen slid down the greasy pole at the old fire station on the Bridewell island. The big red doors still reveal its past, but it now has a new life as “The Station”, a youth arts and culture centre. http://www.thestationbristol.org.uk/
http://www.bristolcivicsociety.org. uk
eBulletin
Issue 72
Autumn 2012
page 5
MAJOR SITES
TRANSPORT MATTERS
Bristol General Hospital After an initial hiccup and spat between the developer and BCC, peace has broken out. The council demanded greater contributions to S106 and affordable housing, but a further independent report on viability indicated that this was not possible. The project is expected to get underway soon. 12/01056/F (core) 12/01086/F (supplementary) http://www.cityandcountry.co.uk/community_inter est_sites/bristol_general_hospital
Citywide 20 mph limit The society has had some difficulty in agreeing on this. 20mph is too slow for main traffic through routes. But differentiating between main and residential routes may increase expense and clutter of signage. A progr essive scheme would provoke less opposition and could respond to the operational problems as they arises. The scheme should promote not just safety but the self-interest of drivers
BRT2 The former Guildhall, Broad Street Former Law Cour ts in need of lawyers. But they have all gone elsewhere. Redcliffe St ? So the building has been unused for several years. The imposing Grade II listed building is mainly 1860s Victorian Gothic, partially destroyed in 1940s and rebuilt internally in 1961. Owned by BCC, is being marketed for a change of use and possible conversion to a hotel . http://tinyurl.com/b8kzsrt (In some cities a Guildhall is often a public meeting room or hall. Bristol does no t have a Town Hall, only the council offices on College Green. Couldn’t this p rovide one ?Ed.) NOTE: One of George ’s first moves is to rename the Counts Louse as “City Hall” Harris’s warehouse , Narrow Quay Application for conversion to residential use refused, partly because of details but mainly because of Flood Risk. This has serious implications. Much of central Bristol is in flood zone 1 and therefore at risk, meaning that in future many long-standing city centre properties can no longer be converted for residential use. McArthur’s Warehouse It appears that Linden Homes are not to develop the scheme shown to the Society in July. The property is apparently for sale again. Back to square 1. Will it fall down, burn down or blow down befor e being redeveloped? 104-107 Redcliffe St. Application 12/03904/F- demolition of gas showroom and rebuild Huller House & Cheese Warehouse , Redcliffe Backs Application refs 12/04860/F & 12/04861/LA Conversion to residential These are adjacent sites. Ideally they should be developed as a comprehensive plan, but there is little interest by the developers. The society is considering its position, but is likely to take the view that it is better to rescue the Grade 2 listed Huller House and unlisted but of merit Cheeese Warehouse now rather than face further dereliction and decay. The latest plans include continuation of the public harbour walkway.. http://planningonline.bristol.gov.uk/online-applications/search.do?action=simple
The inspector's report goes to the DoT in November and no-one else sees it at the time. We have to wait for the SoS to publish it in early 2013 alongside its own recommendation. In the meantime BCC are forging ahead spending £millions on design and management of a scheme that “no-one asked for and nobody wants”.
CIVIC SOCIETY’S WORKING GROUPS
BCS MAJOR SITES GROUP (+ Planning Policy group+ Transport Group
Next meeting th 7.00 pm - Thursday 13 December Stag & Hounds Old Market,
BCS PLANNING APPLICATIONS GROUP
Nex t meeting : TBC . New members of the group are welcome.
Contact John Payne
PUBLIC SPACES GROUP Contact Alan Morris, while Henry Shaftoe is away
BCS MARKETING GROUP + communications and events Contact Alan Morris
BCS HISTORICAL GROUP Mike Manson (host)
nd
We are meeting this Thursday (22 Nov) at 6pm to discuss 2 consultations previously circulated: 1 Old city public realm consultation 2 Bearpit street level walkway consultation Contact Alan Morris for more details. Next meeting th Thursday 6 December 7.00 for 7.30
The next meeting : an illustrated talk by Mike Manson on the growth of the Victorian suburbs with particular reference to St Andrews. Thursday November 29th at 7.30pm. Venue: 92 Sefton Park Road, St Andrews, BS7 9AL.