PLANNING BRIEF SITE ND7, TEMPLE QUAY, BRISTOL

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1 PLANNING BRIEF SITE ND7, TEMPLE QUAY, BRISTOL Site Description Plot ND7 is located within the area known as Temple Quay North in central Bristol, north of the Floating Harbour, and is incorporated within the Temple Quarter Enterprise Zone. The site is bounded by Anvil Street to the north, Avon Street to the south and New Kingsley Road to the west. A new area of public open space is situated to the east. Temple Meads Railway Station is located to the south west, on the opposite side of the Floating Harbour. The site currently comprises an undeveloped plot of land surrounded by hoardings. Recent development within the surrounding area has comprised modern mixed use developments, including offices and retail as part of the regeneration of this part of Bristol. Site History The key outline planning permission relating to Temple Quay North, including site ND7, is 01/01606/P Redevelopment to provide a mixed use scheme comprising business (including offices), residential, leisure, retail, financial and professional services, food and drink, and community facilities (Use Classes B1, C3, D2, A1, A2, A3 and D1), public and private open space, a pedestrian/cyclists bridge over the floating harbour, car parking, roads and footpaths and other associated infrastructure and landscaping. A resolution to grant outline planning permission for this development was made on 5 June 2002 and planning permission was subsequently issued on 6 May 2003 following the signing of a Section 106 agreement. This was an overarching Section 106 agreement with many contributions assigned to the developers of individual sites. Since this date a number of subsequent Section 106 agreements have been signed, however, given that the time period for submitting reserved matters under the outline consent has now lapsed, a number of the clauses within the original agreement will have no further effect. As part of the outline permission, the Council approved a Regulatory Plan and Urban Design Framework (UDF) which sets parameters that any subsequent reserved matters application would have to comply with. Condition 9 of the outline permission requires the distribution of uses, the footprint of buildings and height and massing to accord with the principles in the Regulatory Plan and UDF unless otherwise agreed in writing with the Local Planning Authority (LPA). 1

2 Condition 12 of this permission permits office (B1), residential (C3), Food and Drink/Leisure (A3/A4/D2) and Retail/Community uses (A1/A2/D1) within plots ND6-9, unless otherwise agreed in writing with the LPA. Condition 11 places restrictions on the total amount of floorspace permitted for each use over the whole site, unless otherwise agreed in writing by the LPA. More recently a Section 73 application was submitted in order to amend the approved Regulatory Plan and UDF to remove the requirement for New Kingsley Road to be realigned. A resolution to approve this application, subject to the signing of an amended Section 106 agreement was made on 15 October The Supplemental Agreement has been signed and ratified by the Council. Planning Policy Any applications submitted to develop the site will be judged against the saved policies within the Bristol Local Plan (December 1997) and the adopted Bristol Core Strategy (June 2011). Other relevant material considerations will also apply, including the National Planning Policy Framework and the existing outline consent. The site is located within an allocated Primarily Industrial and Warehousing Area on the adopted Local Plan proposals map where Policy EC5 applies. This policy seeks to protect against the loss of industrial and/or warehouse floor space. This allocation is clearly outdated and carries little or no weight. Proposed revisions to the adopted Local Plan, which were abandoned in favour of progressing a new Local Development Framework, intended to incorporate the site within the Temple Meads Major Development Area which would have allocated the site for development for business, leisure and residential uses with ancillary shopping provision. Within the Bristol Core Strategy the Temple Quay North area is within the designated City Centre area of Bristol where Policy BCS2 applies. This policy states that in the City Centre development will include mixed uses for offices, residential, retail, leisure, tourism, entertainment and arts and cultural facilities. Applications for development will be required to have regard to the relevant design related policies, as well as those related to transport, access, infrastructure and sustainability. The site is also located within the recently designated Enterprise Zone which is likely to act as a focal point for office and other business development. The site currently benefits from outline consent for a variety of uses, as previously described and detailed below. The extant outline permission on the site is a material consideration. 2

3 General Site Development Criteria (acceptable uses, height and massing, likely maximum floorspace etc). The key principles of the original masterplan are illustrated on the approved Regulatory Plan and set out within the UDF. The original masterplan granted consent for a mixture of uses on the site, specifically offices, residential and retail use as shown on the Regulatory Plan. An area of public open space (marked as NP3 on the plan) is located to the east of the site, and has already been developed. The Regulatory Plan and UDF also set out maximum parameters and quantum for development of each plot and in relation to plot ND7 these are as follows:- Massing Commercial storeys = 5 to 6 Residential storeys = 7 Predominant height = 21.8 metres (at least half the block should not exceed this height). Maximum height = 26 metres (including plant) Floorspace (m 2 ) Residential = 3,699 / 45 units (upper floors) Office = 1,593 (ground floor) 6,090 (upper floors) = 7,683 Leisure = 0 Retail = 786 Total = 12,167 Parking would be in an underground car park accessed from Anvil Street in line with the Council s adopted parking standards. These would allow:- Officers - 1 space per 200m 2 gross floor area Residential o 1 space per dwelling for 1 bedroom units o 1 space per dwelling and 1 communal space between 2-4 dwellings for 2 bedroom units o 2 spaces per dwelling for 3 plus bedroom units Hotel 1 space per 1.5 bedrooms Retail 1 space per 100m 2 3

4 Land Use As a previously developed site within the centre of Bristol a number of uses are likely to be acceptable in principle, subject to the satisfaction of site specific policies and other general development control considerations. The UDF advises that the development could include a mix of residential, commercial and retail development. The regulatory plan shows 7,683sqm of offices, 3,699sqm of residential units (or 45 units) and 786sqm of retail. Discussions with the City Council suggest that there is scope for flexibility between the uses, and that in principle either a predominantly office or residential scheme would be considered acceptable. Although no floorspace provision is specifically made for leisure use it is considered that this would also be acceptable on the site. It is also considered that hotel use would be permitted. Given that these uses are not specifically listed within the outline consent it is likely that proposals for hotel or leisure use would trigger the need for a new full or outline application. Layout Considerations Following an agreement with the owners of ND6 a Section 73 application was submitted seeking permission to retain New Kingsley Road along its existing alignment. A resolution to approve this application was granted by Bristol City Council in October Specifically in relation to ND7, the UDF states that this block occupies an important central section of the site and one of the most dominant parts of Avon Street. It also creates a frontage on to Anvil Street, New Kingsley Road and public open space (NP3). The approved Regulatory Plan places a requirement to retain a visual corridor (marked NS2 on the plan) through the masterplan area. This does not affect ND7 to a great degree but does require the visual link to be retained through ground and first floor level. As such it is advised that the western end of the block should have a more transparent treatment to allow visual links from New Kingsley Road towards the Floating Harbour. Guidance on type of application appropriate As the time period for submitted reserved matters applications under the Outline consent has now lapsed a new full or outline planning application will need to be submitted to develop the site. This would be judged on its own merits, although the parameters set by the outline permission would still continue to be a material consideration. Development would not therefore have to follow the above parameters specifically, however the Council are likely to require that any development remains within the guidelines for storey heights and overall floorspace. 4

5 Guidance on requirement for CIL contributions The CIL Charging Schedule was formally approved by Full Council on 18 September It will apply to all development permitted after January The CIL rates charged by Bristol City Council are as follows:- Development Type Residential (C3) Inner Zone 70 Commercial (B1, B2 and B8) 0 Hotels 70 Retail 120 Student Accommodation 100 Residential and Non-residential Institutions (C2, 0 C2A, D1) and development by the emergency services for operational purposes Other chargeable development 50 CIL Rate/m2 Planning obligations (Section 106 agreements) will continue to be used for site specific requirements and will be calculated using the Council s Planning Obligations Supplementary Planning Document. In terms of Section 106 contributions that may be required, this will obviously depend on the type of development proposed on the site. As a guide, however it is anticipated that the following contributions are likely to be required in association with various types of development. Affordable Housing (on developments of 15 or more dwellings) = 40% Highway Infrastructure Works Traffic Regulation Orders Trees Fire Hydrants Landscaping Schemes Areas of Public Realm Removing Barriers to Employment Supporting Retail Centres Other Site Specific Measures (e.g. funding walking, cycling and localised public transport improvements, signage). Travel Plans A new planning application will be subject to CIL. 5