BIAS Planning developments
PLEASE NOTE THAT BY GOING TO BRISTOL ON www.ukplanning.com YOU CAN NOW FIND DETAILS OF ANY LOCAL PLANNING APPLICATIONYou can also search for planning applications, decisions, site histories and appeals via Bristol City Council public Access website
Bath and North East Somerset Council website
Conservation Planning Advice and how to comment on applications
Ring Kingsley Fulbrook (922 2966) who deals with conservation matters, if you are concerned about a development changing the appearance of the original building and it's grounds in a Conservation area.- Unauthorised works to a listed building are a criminal offence under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990.
- Removal of internal fittings as well as exterior works are contrary to the requirements of section 16(2) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and PPS 5
- Planning Policy Guidance (PPS)5: Planning and the historic environment summary.
This supercedes PPG15 and PPG16 (archaeology guidance) as from March 2010.
- HE6.3 states Local planning authorities should not validate applications where the extent of the impact of the proposal on the significance of any heritage assets affected can not adequately be understood from the application and supporting documents.
- HE9.1 There should be a presumption in favour of the conservation of designated heritage assets and the more significant the designated heritage asset, the greater the presumption in favour of its conservation should be. Once lost, heritage assets cannot be replaced and their loss has a cultural, environmental, economic and social impact. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. Loss affecting any designated heritage asset should require clear and convincing justification.
- HE9.2 criteria test if building is usable in its current state that there can be no justification for demolition.
- Planning Policy Practise Guide (PPS)5: This is the full statement of Government policies for the identification and protection of historic buildings, conservation areas, and other elements of the historic environment. It explains the role played by the planning system in their protection.
- Planning Policy Guidance (PPG)15: Planning and the historic environment summary
- Planning Policy Guidance (PPG)15: This was the full statement of Government policies for the identification and protection of historic buildings, conservation areas, and other elements of the historic environment. It explains the role played by the planning system in their protection.
- Statutory Criteria used to assess whether a building is of special interest
- How to protest against an application. Look also at the Bristol City Council links below for futher definitions of the policy statements.
- Length of time for comment on individual applications
There is 3 weeks grace from the receipt of a letter giving notice of an application and about 5 weeks from the date of registration. - You can search for planning applications, decisions, site histories and appeals via
Bristol City Council public Access website,
Bath and Noorth East Somerset Council
and on the national planning website http://www.ukplanning.com (see the useful website section for more details) - How to campaign a worthy cause
To protest you must send a letter to Planning, Transport and Sustainable Development, Brunel House, St Georges Road, Bristol BS1 5UY, Telephone: 0117 9223976 quoting the planning reference numbers and stating in what context you are writing (shopkeeper, resident, neighbour, society...)
Each time an application is put on the same property, you must write again. Previous letters are ignored since they were for a different application proposal.
Anyone who feels they might like to speak at a Development Committee Planning Meeting must book a slot early - midday on the day before the meeting. A good showing from passionate local people should play well- but do not speak for more than 3 minutes, only present the main points of your objection since it should have been read earlier by the panel, and do try to orchestrate the campaigners to make sure each puts forward different points. Councillors can be very responsive to a gathering of local objectors, which is perhaps no surprise given that they are elected officials.
Any letter written about an application will be summarised in the delegated report. The Development Committee will not see the individual letters, only the planners report, so do write again having looked at the planners report, making sure you put your main points succintly.
Belgrave Hill
Angry Clifton residents campaigning to stop houses being built next door to a disused quarry face. 11/04256/F Redevelopment of existing vacant site for 3no. two bedroom dwelling houses with associated external amenity space, refuse and cycle storage. | Land On North Side Of Belgrave Hill Bristol
Carriage Works
Residents and organisations in St Pauls, Kingsdown, Montpelier and Cotham are now working with the City Council to write a Community Vision for the future of the whole site including and the adjoining Westmoreland House on Stokes Croft. The Carriageworks is a Grade II* listed building on the buildings “at risk” register.– the big derelict buildings near the Ashley Road junction. Details of the Carriage Works Action Group can be found on http://carriageworks.org.uk/Clifton Suspension Bridge
The Trust are starting the process of applying to build a visitor centre in their works yard on the Leigh Woods side. The proposals will also be online from 17 November at www.cliftonbridge.org.uk/heritagecentre.Gas Works site, Anchor Road, Bristol
11/03266/F, 11/03267/LA| Refurbishment and conversion of West Purifier House to provide commercial floorspace (Class B1), the Engine House (Class A3); erection of four storey building to provide commercial floorspace (Class B1), associated disabled parking, cycle parking, landscaping and boundary treatment.
The Bristol-based Soil
Association has announced it is putting together a planning application which will eventually see it
moving into the historic gasworks on the northern side of the harbour.
The multi-million plans will see the conversion of the derelict site into a modern office along with a new café,
flats and art gallery.
The charity, which champions organic food, has been hoping to move into a new headquarters for more than three years
and already owns the site.
10 March 08: we won. English Heritage has now granted the building listed status, which means it can not be knoocked down
Michael Woodman-Smith will be meeting with Civic Soc again in next few days re MacArthur's.
They are lobbying to get the application reconsidered by the Planning
Committee so that new information and objections can be heard.
This is a historic building directly behind the Great Britain,
is one of few original warehouse buildings left in the docks
and has associations with Brunel and should not be demolished.
Pictures of warehouse and from across the river.
Demolition of all existing properties with the exception of a portion of historic stone wall to Rock Hall Lane.
Part of Ralph Allen Stone Quarry and Stone Yard holding
The Combe Down Brewery from the mid 19th century to 1923 and more recently
Corporation Depot, Garage & Builder’s Yard
McArthurs Warehouse
March: redevelopment proposals for McArthurs Warehouse site on Gas Ferry Road being proposed yet again.
09/01015/F Red Cow, 113 West Street Bedminster Bristol BS3 3PD
DEMOLITION OF EXISTING, PUBLIC HOUSE (USE CLASS A4) AND REDEVELOPMENT COMPRISING A THREE STOREY BUILDING FOR USE AS A
GUEST HOUSE (USE CLASS C1) WITH ASSOCIATED PARKING AND SERVICE ARRANGEMENTS
Please object to the application to demolish this important site.
Red Cow about 1914
Red Cow in February 2009(very little changed from 100 years ago
besides signage
Red Cow in May, note the stripping of
georgian podiment and bay window done before English Heritage came along to consider listing it
Demolition granted at the development committee meeting on 3rd June. 3 votes for, 3 votes against. Sean Benyon (Labour
chairman) had the casting vote so he voted for demolition.
English Heritage declined to list it because it was not of national importance- even though of local importance!
Submissions must be sent to democratic.services@bristol.gov.uk or to the Democratic services team (room 220),
Bristol City Council, Council House, College Green BS1 5TR by 12 noon on 4th June
Just because you may have written to the planners already does not mean that the Committee will have seen your letter
so please write in again having looked at the planners report which is now on line.
The planners are recomending consent.
An effort should be made to preserve the history of this area since very little evidence of the mining history remains. A book is currently being written on the Bedminster coal industry. I am very disappointed that the history of this building and this area is dismissed.
The Red Cow is a central part of the 1841 Malago colliery. The Red Cow appears to have been constructed in 1792 so is a very early building in this area.
It is not an unattractive looking building.
Survival of buildings from this period is a vital element
in the local history, and could be used to promote tourism to this area. Far better than just another bland new building.
Westmoreland House, 104-106 Stokes Croft and
4 Ashley Road, Bristol, BS6 5NP
Application Nos 07/05763/F and 07/05764/LA
April 09: refused due to lack of quality, design of new roof and buildings, height increase to Westmorland House
Feb 09: The Panel considered the reduction in the total number of flats from 186 to 152 did
not affect the previous comments as follows:-
This was considered to be an important site on a main route into Bristol within a
Conservation Area, containing two listed buildings, one Grade II* and overlooked by
three other Conservation Areas. It presented an opportunity for a high quality,
sustainable development to act as a stimulus to the long-awaited regeneration of
Stokes Croft. What was proposed was an over-intensive use of the site. : four and five
storey blocks containing 186 housing units of, mainly 1 and 2 bedroom flats with
inadequate amenity space, running counter to the City Council's adopted and
emerging policies. Cramped units, would be detrimental to the listed buildings and to
the regeneration of the Stokes Croft.
Godwin’s Carriageworks, required sensitive restoration and appropriate use within its internal space.
There was no argument to reinstate the height and bulk of the existing tower. A tower
conflicted with the general scale of the area and dominated this important site, which
was overlooked by 3 Conservation Areas, and on an important route into Bristol.
The proposed 3-storey car park would be excavated 2 storeys into the ground and
would disturb the Civil War works.
No ‘as existing’ drawings of the Carriageworks were provided. Details of the
existing external walls and the rear wall were not given. The front of Westmoreland
House must not compete with Tucketts Buildings or the Carriageworks and must be a
background building. The proposed building contained too many floors.
No. 4 Ashley Road had been deliberately neglected. The Panel would regret its loss,
which must be fully justified. The Ashley Road frontage was the wrong scale, too high
and also took the large scale of building from the principal road into the secondary
road.
The Panel strongly objected.
07/05728/LA & 05730/F – Clifton Observatory, Clifton Down
Oct 08: Granted
21 dec 07: Construction/reinstatement of the first floor observatory
to form viewing terrace and external works.
CAP considered its previous minute to apply as none of the issues raised had been answered. In addition the details submitted were completely inappropriate,
such as sand/cement rendering and the building of an external bin store. The Panel was not able to make a decision on the principle of making a new dome owing
to lack of information and satisfactory details. These proposals were completely inappropriate for a Grade II* listed building.
An appropriately qualified professional should be employed. The Panel strongly objected.
1-3 Alma Vale Road Bristol BS8 2HL (Edwards Garage)
Proposal: Refurbishment of existing villa to create 4no additional flats (total 11 flats).
Refurbishment of existing listed garage to create commercial space. Reconstruction of existing workshop to create 3no new courtyard houses.
This was granted! Definitely a success- no demolishing villa or garage.
1 Nov 07: 07/04439/F Part demolition of existing buildings and erection of a single building providing 64 no. student studios and 3no.
student cluster flats with retention of listed facade.
Please object against this application by 21 November. Comments you may wish to consider
Comments about planning applications to: Planning, Transport and Sustainable Development,
Brunel House, St Georges Road, Bristol BS1 5UY.
Telephone: 0117 9223976. E-mail Comments to north.planning@bristol.gov.uk
Junction Lock Cumberland Basin Merchants Road Hotwells Bristol
Application No. 08/03741/LA
Date Registered 11 September 2008
Type of Application Listed Building Consent (Alter/Extend)
Proposal Replacement of junction lock, upper gates, supports and opening mechanisms with new steel mitre gates,
formation of ground ducts with exposed covers for hydraulic pipework and cables, removal of existing bollards and adaption of existing hardpaving and
quoin edging stones to lock-side wall and curtilage.
E-mail Comments to north.planning@bristol.gov.uk
Pithead baths, Forest of Dean
Anyone who wants to help should write to the Head of Planning Services, Forest of Dean District Council Council Offices, Coleford, GL16 8HG by 25th July 2008.
The planning aplication number is P0718/08/FUL
PLEASE WOULD YOU HELP THE FOREST OF DEAN LOCAL HISTORY SOCIETY AND MR RUSSELL BAKER IN OUR PLEA FOR A BRIEF STAY OF EXECUTION
FOR THE PRINCESS ROYAL PITHEAD BATHS BUILDING WHILST THIS LATEST PROPOSAL IS AT LEAST CONSIDERED.
The Forest of Dean Local History Society has campaigned since 2002 to retain the iconic Baths building at Princess Royal,
which is a lasting tribute to Forest of Dean Miners.
We have supported various proposals for the re-use of the building and have met with representatives of SWRDA, English Partnerships and FODDC to further these ideas.
SWRDA have tried unsuccessfully to sell the building over the last few years and Averil
recently received a letter from them informing me of the impending demolition of the building. FODLHS were sadly resigned to the fact that this would happen and were ready to
work with SWRDA on the preparation of an interpretation board.
Averil then spoke to Russell Baker of Universal Railway Equipment Ltd; who works in conjunction with Network Rail and BT and occupies the site of the Princess Royal offices
across the road from the baths building. He informs her that he has approached SWRDA on numerous occasions with a view to purchasing the baths building to use as a training
centre for the many railway workers requiring instruction on how to use the equipment used for track laying and maintenance. He would also look to expand into training for BT
engineers with regard to working with scaffolding and working at height. He feels that the baths building would make an ideal all weather training centre for training in these areas
and much more.
Mr Baker has all the heavy equipment required to restore the building and has knowledge of concrete cancer, which he has encountered, on the railways. He is currently three quarters of the way to restoring the Princess Royal Office block making that building into useful office space whilst retaining many of the original features such as tiling, roof structures and windows. He certainly has the expertise and knowledge to restore the baths building and as he would only use the upper floor, he intends to keep the lower levels for the bat population and with assistance from local bat authorities turn this lower level into a viewing centre for the public to view the bats via one way glass using live feed cameras. He would also like to create a small centre detailing the history of Princess Royal itself as he has many artefacts collected from the baths site, the office building and the mine itself that would make a wonderful display and a lasting tribute to the people that worked at Princess Royal. All of which would help preserve the memory of Princess Royal for future generations.
FODLHS are, therefore, requesting that Mr. Foley, Head of Regeneration at SWRDA, together with the head of Planning Services at FODDC, Bill Cronin, Conservation Officer of the
FODDC, the Forestry Commission, Nick Downs, Senior Ecologist of Creswell Associates (Expert on bats), Dawn Walker of SWRDA and Ms S. Osborne the agent meet with myself
and Mr Russell Baker at a time suitable to everyone to discuss the possibility of Mr. Baker purchasing the site.
Averil feels that this option would not only save would not only save SWRDA the cost of demolition but would provide a useful community and National centre for training
Railway employees.
She should like to ask for a brief stay of execution for the building whilst this latest proposal is at least considered.
She should like to ask for your help please
Averil Kear,
Conservation Officer, Forest of Dean Local History Society
Application No. 08/00656/LA Suspension Bridge Suspension Bridge Road Bristol
13 February 2008:
Type of Application: Listed Building Consent (Alter/Extend)
Proposal: Installation of a new drainage system along both edges of the roadway of the bridge.
The existing timber kerbs and their mastic asphalt covering will be removed, along with the cast iron drainage gullies and the timber splashboards.
A new drainage channel will be installed, with narrow glass-fibre reinforced polymer (GRP) splashboards and extruded asphalt kerbs.
Applicant Clifton Suspension Bridge Trust
Case Officer Kate Cottrell,
Tel No. 0117 922 3021.
E-mail Comments to north.planning@bristol.gov.uk
Brunel's Atmospheric Pumping House Totnes
16 Feb
25 Feb
Details of the story from 16 Feb 08
07/03750/F PURIFIER HOUSE GASFERRY ROAD BRISTOL
Jan 08: Plans to develop the last remaining corner of the city's Harbourside area have been given the go-ahead by councillors.
At a planning meeting on Wednesday, developer Deeley Freed was given permission to convert the old Purifier House in Gasferry Road into shops,
offices and flats. Erection of three/four storey building to provide ten residential apartments, retail use and restaurant.
The building is the site of a former gasworks which dates back to the 1820s.
07/02886/LA & 07/04372/LA- Palace Hotel, 1-2 West Street, St Phillips
Dec 07: Grade II listed and in part 2 of CAMRA'S National Inventory of Pub Interiors.
More details about change of use to an Estate agents office and six flats
upstairs.
You can search for full details of planning applications, decisions, site histories and appeals via
Bristol City Council public Access website,
and on the national planning website.
Stothert and Pitt site, Bath
2 Feb 2007 : magnificent news that the Newark Works on Lower Bristol Road, Bath has just been awarded Grade II listing by English Heritage (The Bath Chronicle, January 25).
Details
January 2007: James Dyson seems to have had a change of heart about demolishing the Stothert and Pitt site on the Bath Road.
McArthurs Warehouse, Gas Ferry Road 8211
Planning Application 03/01463/X/C and 03/01464/F/C
Planning Application 03/01463/X/C and 03/01464/F/C
At the meeting on 16 March, the councillors voted to uphold their original approval, and thus demolish the warehouse.
The demolition was agreed by the casting vote of the Chairman, Richard Eddy - the committee were equally divided.
Predictable, but very sad.
After a very great deal of lobbying by the Civic Society, the chair Richard
Eddy agreed to reconsider the application at the committee meeting
held on Wednesday 16 March. The 10 page report is now on the
web and recommends demolition despite the Secretary of State, the Government of the South West, English Heritage,
Civic Trust, and the original recommendation
of the Central Development Committee report in February 2004.
14 March Read my letter that I have submitted, demonstrating the weak, contradictory arguments for
demolition
Evening Post 14 March
Bristol Civic Society is furious over the latest move in a planning wrangle over a redbrick derelict Victorian warehouse near the ss Great Britain.
Councillors are being advised to confirm a controversial scheme to tear down McArthur's Warehouse in Gas Ferry Road and replace it with a complex
of three buildings up to five storeys high around a courtyard to provide offices, homes, upmarket bars or restaurants and service shops.
The civic society has come up with its own plan to retain the warehouse, which it believes sets the scene for Brunel's masterpiece nearby.
An original scheme by Quada developers was given approval by the council's planning committee in September 2000.
But before the official approval notices were sent out, the scheme was "called in" by the Secretary of State and a public inquiry was held.
The four-day hearing was unusual because the council's planners, who backed the scheme, found themselves cross-examined by the main objectors
- the civic society.
The outcome was in favour of the Civic Society and therefore planning permission was refused.
Quada drew up a revised scheme with some modifications, including reducing the maximum height of buildings from seven to five storeys,
which was submitted to the city council in May 2003 and not discussed by councillors until eight months later. English Heritage revealed that it was
drawing up a report which was assessing the possibility of saving the warehouse and converting it.
The council's planning officers suggested deferral so demolition could be further examined.
But councillors gave approval, subject to conditions.
This prompted the Government Office for the South West to put planning approval on hold and it was later called in for a second time.
A second public inquiry was expected to be held in February 2005, but English Heritage withdrew its objection on Christmas Eve, which led to the call-in
being scrapped.
The power to give planning permission has now been returned to the council's planning committee, which discussed the issue on Wednesday.
Planning officer Ian White says in a report there are no new matters which warrant the councillors changing their minds from previous decisions.
But Stephen Macfarlane, of the Civic Society, is furious that a second public inquiry is not going ahead.
He said: "If we had been told earlier, then we could have mounted our own case against the scheme.
"It's not a bad building which is being proposed - it's just in the wrong place. This site is so important because it provides the backdrop to the ss
Great Britain.
If the buildings are too high, then the ship is lost.
McArthur's Warehouse is so important because it is end-on to the ship, whereas the developer's scheme is to utilise all the dockland behind the ship.
We fought this case at the first public inquiry and won. But now we've had the rug pulled from underneath our feet. What's happened is absolutely
disgraceful."
Mr White says in his report that the background work which was done in preparation for the second public inquiry included the viability of saving the
old warehouse.
This led to a consultant's report which said the warehouse detracted from the character of the area.
He said English Heritage withdrew its objection after a partial collapse inside the warehouse which led irs officials to believe that its retention and
conversion was only "marginal at best" and therefore not worth fighting at a public inquiry.
We would urge all BIAS members who object to the demolition of the former
Bristol United Breweries maltings, more recently MacArthur's Warehouse, and
redevelopment with 6 storey offices and residential flats in the manner of the Point, to
attend and voice their objections. This is a historic industrial area
and should not be ruined. It should also stay as an industrial area.
At the very least, write to Steve Gregory,
Bristol City Council, quoting the above reference numbers
making sure your letter arrives before 12 noon Tuesday.
Michael Woodman-Smith of CHIS
would be pleased to provide members with further information, and details
of the new material which we have obtained since the committee decided to
allow the redevelopment last year. This includes the report commissioned by
English Heritage which establishes the viability of the retention and
restoration of the warehouse which we believe would create the best setting
for the SS Great Britain. We have produced extensive 3D imagery of the
proposed redevelopment (both before and after), together with in addition
the proposals by SS Great Britain Trust to redevelop their own site with
further 6 storey housing.
McArthurs Warehouse Application
The enquiry about MacArthur's Warehouse will not now take place in February 2005. The Secretary of State has handed it back to Bristol City Council. CHIS (Clifton and Hotwells Improvement Society) are
trying to get it reconsidered by the Planning Committee.
De Montalt Mill
Owen Ward
This former paper mill site, listed Grade II (see Bulletin 110)
has been put on the market at an asking price of £1.5M, with full planning
consent for conversion into six residential units. Any sale was jeopardised,
however, by the fact that planning consent was due to expire on February 26th.
An application to extend consent was subject to an objection by Bath
Preservation Trust on the grounds that no attempt had been made to
weatherproof the buildings over the last two years. It has been reported
that an 18 month extension has now been granted. Agents for the sale are
Knight Frank of Broad Quay, Bristol, to whom all offers should be submitted.
