TRESA is pleased to see that the Bristol City Council planning officer agrees with us, and others, that proposed changes to the approved scheme on the former Bart Spices site are not a ‘non-material amendment’. The officer concluded: “Overall the changes are considered to result in material differences to the approved scheme and would need to be formally assessed within a planning application should the applicant wish to pursue them. It is advised however, that further reducing the quality of accommodation or overall appearance of the scheme is unlikely to be supported.”
The officer’s report is reproduced below.
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Notice of Decision
Application for a non-material amendment following a grant of planning permission
Town and Country Planning Act 1990
Application No. 23/03279/NMA
Proposal: Application for a non-material amendment to vary condition 50 (list of approved plans and drawings) of permission 21/06878/F – Mixed-use redevelopment including 221 residential (C3) units and 651 sq.m. of commercial floorspace (Class E) on ground floor, together with a new vehicular access off Mead Street, cycle and car parking provision, private amenity space, servicing arrangements, landscaping, public realm, and associated
works.
Site Address: Land At Corner Of York Road And St Lukes Road Bedminster Bristol BS3 4AD
I refer to the above application and can confirm that the alterations as set out in your application, do amount to material changes to the approved plans. The proposed changes cannot therefore be treated as a non-material amendment to the approved scheme and the submission of a formal planning application is required.
Advice is offered against each of the proposed amendments:
Reduction of Basement Car Parking from 43 to 14 Spaces
This is a material change that would need a formal assessment to be made on the reduction in car parking spaces in view of the resulting lower number. The impact on parking on local streets would need to be assessed.
Removal of Balconies and Replacement with Juliette railings
This is a material change that would need a formal assessment to be made on the overall quality of accommodation that would result from the removal of private external amenity space.
Revised Materials
Metal standing seam to replace roof tiles: This is a material change that would need a formal assessment, taking into account the setting of the adjacent Bedminster Conservation Area.
Stone effect render: This is a material change that would need a formal assessment. The material requires formal approval via condition 15, which references stone. A formal assessment would need to be made taking into account the setting of the adjacent Bedminster Conservation Area.
Revised Window Configuration
The addition of a solid or louvered panel above the windows would reduce the area of light received by the respective rooms. This change would be material and would require formal assessment in a planning application to assess the resulting standard of accommodation arising from the change.
Introduction of Gantry Walkways
This is a material change that would need a formal assessment and review of the relevant fire legislation. Accessibility and relationship with neighbouring site would need to be assessed.
Amended Layout of Lift And Stair Cores
It is likely that this could be agreed as a non-material change.
Overall the changes are considered to result in material differences to the approved scheme and would need to be formally assessed within a planning application should the applicant wish to pursue them. It is advised however, that further reducing the quality of accommodation or overall appearance of the scheme is unlikely to be supported.