Application Details

Reference 17/03949/F
Address 147-149 Gloucester Road Bishopston Bristol BS7 8BA  
Street View
Gloucester Road Story
Proposal Demolition and conversion of existing buildings and construction of mixed Use Class A1 retail use and sui generis residential units for students, with associated refuse and cycle storage.
Validated 17-07-17
Type Full Planning
Status Decided
Neighbour Consultation Expiry 21-08-17
Standard Consultation Expiry 24-08-17
Determination Deadline 16-10-17
Decision GRANTED subject to condition(s)
Decision Issued 05-02-18
BCC Planning Portal Application
Public Comments Supporters: 0 Objectors: 5  Unstated: 3  Total: 8
No. of Page Views 92

TBS response: SUPPORT

The proposals for 147-149 Gloucester Road are well considered and represent a significant vote of confidence in the Gloucester Road.

PeacocksFront

It has to be said that this injection of confidence would bring more benefit to the Gloucester Road community as a whole if it were located more towards the top end, which is and always has been less viable.

We welcome the upgrading of what has for years been a chaotic, untidy and more importantly uncontrolled backland area, which includes a proposal for a communal refuse collection arrangement shared by the local traders.

Looking at each element of the scheme :

1. PEACOCKS

We welcome the upgrading of the front elevation and would not be unduly concerned if this involved totally rebuilding it, due to its poor condition and the obvious benefit of slightly adjusting the window positions to suit the position of internal partitions between student rooms. This rebuilding should be strictly on condition that the original stone elements are re-used and that the detailing of the upper levels and the shopfront/s are an honest reflection of the original design. This is a wonderful opportunity to upgrade a significant building within the street frontage of The Gloucester Road Conservation Area which should not be lost.

We accept the proposal to add one existing floor within the roofspace in principle. However, we would ask that design of the dormer windows are appropriate to the style of the building and that the shape of the side flank wall at roof level retains its double-gabled form and chimneys. It is important that the Peacocks Building reads as an authentic period restoration which will enhance the local area.

2. BRICK WAREHOUSE

PeacocksBackWe are very pleased that the old brick warehouse is being restored and brought back into use as the focal point of the rear courtyard. One small point on the internal arrangement of the Ground Floor....we understand the desire to take advantage of the high ceiling by the introduction of sleeping mezzanines, but we are not convinced that this leaves sufficient space within the lower level of most of the studio flats to have a usable living area. As an alternative, it would be possible to repeat the upper floor plan arrangement on the ground floor, with an independent access from the courtyard and the bathroom repositioned where the access from the staircase is currently shown. The bedrooms could still have a mezzanine level.

3. NEW CENTRAL BLOCK

We like the creative way that the bulk of the existing building has been eroded away in order to reduce the height/impact on the boundaries and the risk of overlooking adjacent properties. The new block has exactly the right character ... robust and contemporary ... to mediate between the Peacock's Building and the old warehouse. There are two windows on upper levels overlooking neighbours'gardens. These could be dealt with by means of angled bays and/or a 'green metal trellis' on the line of the boundary.

Overall, we consider that this is an excellent scheme which will enhance the Bishopston area. We look forward to seeing it move forward in detail.

Public Comments

Mr richard howell 2 LEOPOLD ROAD ST ANDREWS BRISTOL   OBJECT

I object to this development.Although i do not live adjacent to the site and will not be directly affected by it's arrival. I do livearound St Andrews Park. The park is already under significant pressure due of a high level of useand prone to ASB that disrupts the neighbourhood particularly during term time and adding adevelopment of this type without any green space around it will simply make matters worse.Others have already written about the litter issue but there is the noise and loss of amenity toproperties near and around the park that has increased due to this very type of development inthis area; one which provides no space local to the development for outdoor activities.In addition i feel that the committee considering this needs to look very carefully at the accesspoints that others have made. It is already very dangerous for pedestrians going about theirbusiness on the GR passing across that entrance if vehicles are coming in and out.The transport plan suggests that no cars will be allowed on site. Given that most students seem tohave at least one car in the flats and houses locally i suspect all that means is that their cars willbe parked in the surrounding roads which are already under severe pressure due to the absenceof the RPZ. Perhaps if an RPZ were in place then this problem could perhaps beavoided/ameliorated.Finally the GR is already being severely affected by the gradual change of use of premises alongthe lower part of the road from retail to cafes bars and restaurants. The retailers are being forcedout and the road is in danger of becoming like the strip on Whiteladies Road was in the 90's. Thateffectively killed that road for some time in terms of community retail. We are in danger of killingthe very thing that makes the GR so attractive. It is clear form the application that the proximity ofsuch amenities is seen as an important part of the attraction of the application.A development of this scale for students can only add to and accelerate that process.

Unknown   OBJECT

Unknown   OBJECT

Ms Jessa Fairbrother 3 BOLTON ROAD BROOK COTTAGE BRISTOL  

In the transport statement, amenities listed includes nearby St. Andrew's Park. In recentyears this has become much more heavily used by students, especially during Spring and earlySummer.The increasing rubbish created from greater use is an issue which is amplified in the park duringthis time.As the park is specifically identified as an amenity to the development, I would like to suggest thesite applicant makes a good-will contribution to support St Andrew's park, to assist in reducing theimpact from a further 58 student residents on this resource. This would be particularly welcome,given that Bristol City Council is proposing to remove all funding for parks by 2019.

Mr Lawrence Fellows 135 NORTH ROAD ST ANDREWS BRISTOL   OBJECT

In theory, we have no issue with the development of the site and would like to see aderelict building brought into use. However, we do feel the proposed scale of the development ispotentially invasive to us and would welcome clarification on the below points:

In point 3.3 of the supporting statement, it appears to suggest that the rear boundary wall willremain intact and not be demolished. However, the elevations clearly show that the wall is goneand replaced with a much lower boundary wall. We would like clarification on this as we have beengiven different information already during the 'consultation' process on this issue. At first we wereassured by the developer that the wall was to remain and then in a follow up email we were told itwould be demolished as it was structurally unsound. The scenario we would welcome is that thecurrent rear boundary wall remains as it would be far less disruptive in terms of the constructionprocess and presumed access required which would impact so heavily on the appearance anduse of our garden.

With so many units, we do feel noise could be an issue as this is directly behind our home. Thisseems an overly populated development for a site of this size and position. What would be done tocontrol noise levels in terms of not only design of building but ongoing housing management?

Should the development go ahead, can it be guaranteed that the trees/shrubs/living wall that areshown on the architects plan will be a definite part of the final development?

Is the top high level fixed window shown in attachment of the proposed East elevation going to beobscured? This appears to overlook our garden and therefore could represent a loss of privacy.

Mr John Payne 53 ZETLAND ROAD, BRISTOL BS6 7AJ  

Bristol Civic Society is not opposed in principle to a predominantly residential proposalfor this site. The Society considers, however, that a scheme providing 58 bedrooms is over-intensive for the site. Any additional traffic movements across the pavement at this point wouldincrease the conflict with pedestrians. A more modest proposal could be acceptable.

Miss lucianne lassalle 161A GLOUCESTER ROAD BRISTOL   OBJECT

I have concerns about excess noise and litter from 50+ students who will be living herecoming home late at night to their accommodation. I am concerned about the student bins beingmanaged, will it be the responsibility of the "students to take the bins out onto the street foremptying or will the waste management company do that or will there be a student buildingcaretaker who will do this?If there is locked gating, the I and the other tenants at the back of the shops backing on to the sitewill need somewhere to put their post boxes for their post as well as storage for their bins.I live at 161a and my only access to and from my flat is down the alleyway and through the currentparking area to near the back fence, this needs to be accessible at all times during demolition andbuilding. During demolition and building I am concerned about being able to access my flat with achilds buggy without going through dangerous machinery, building materials and deep mud. Thereis a spring or water way under the current parking area which needs to be noted as there are oftendeep puddles these could be exacerbated by heavy machinery.

I would like to to support the previous comment made in reference to this application in regards tothe blind access from site across Gloucester Road pavement for vehicles and cycles. Specialhazzard for pedestrians with pushchairs, the blind, the deaf.Inevitable additional vehicular traffic using the dangerous access during development andafterwards for maintenance even if residents of development do not have cars.Proposal involves locked gating of this access but locking will be impractical for the many proposdtenants of the new building as well as for shop owners and flats needing continued rear access forwaste and fire safety.If unlocked and busier than now during daylight it will be a more obvious opportunity for burglars,fly-tippers and taggers to attack at night the rear of premises on Gloucester Road and North Road.

The current derelict nature of the site and the wooded area to the North of it has for years been ahaven and corridor for wildlife between Gloucester Road and North Road. This has recently beenunder attack from illegal extensions to Gloucester Road shops and regrettable tree felling of a verylarge sycamore in the in the parking area of the proposed site.

Mr Peter Browne 151 NORTH ROAD ST ANDREWS BRISTOL  

Concerns:Blind access from site across Gloucester Road pavement for vehicles and cycles. Special hazzardfor pedestrians with pushchairs, the blind, the deaf.Inevitable additional vehicular traffic using the dangerous access during development andafterwards for maintenance even if residents of development do not have cars.Proposal involves locked gating of this access but locking will be impractical for the many proposdtenants of the new building as well as for shop owners and flats needing continued rear access forwaste and fire safety.If unlocked and busier than now during daylight it will be a more obvious opportunity for burglars,fly-tippers and taggers to attack at night the rear of premises on Gloucester Road and North Road.The current derelict nature of the site and the wooded area to the North of it has for years been ahaven and corridor for wildlife between Gloucester Road and North Road. This has recently beenunder ttack from illegal extensions to Gloucester Road shops and regrettable tree felling.