The developer of the former Bart Spices site at Mead Street has submitted an application for amendments to the scheme: 23/03279/NMA | 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. | Land At Corner Of York Road And St Lukes Road Bedminster Bristol BS3 4AD
TRESA strongly objected to the original development which undermines the Mead Street development brief, was potentially unsafe, offers poor quality accommodation for some residents, and will obstruct iconic views of Totterdown’s coloured houses on the hill. We will be taking a detailed look at the amendments before submitting any comments to this current application. In the meantime, a summary of the amendments as presented by the developer is set out below.
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Summary of Key Amendments
1.2.1 Reduced Basement In comparison to the consented scheme, the basement area has been substantially reduced in response to an aspiration to reduce on-site parking numbers. This has been coordinated to allow for the required 14 accessible parking spaces as set out in the consented scheme, and to provide suitable space for the large sprinkler tanks required to service the scheme. Above ground, there is no visual impact following the reduction of the basement, and we believe this change is favourable against traffic generation and reducing the impact of traffic in and around the site.
1.2.2 Balcony Rationalisation To mitigate overshadowing and reduced daylighting to some of the one-bedroom apartments, we have proposed to replace several bolt-on balconies with a Juliette railing. We have targeted the underperforming units which are north or inward facing to increase daylight penetration and benefit occupant comfort. This reduction has been done thoughtfully to retain the consented intent as far as possible. As a result, a proportion of bolt on balconies are retained to outward public facing elevations to provide the visual interest, as previously achieved. This has also been considered in accordance with Bristol City Councils SPD on High Density Developments to maintain the required provision of private outdoor space per resident, across private roof terraces, private courtyards, and private balconies (inset and bolt-on). Using section Q2.3 within the SPD, 1250sqm of private outdoor space is recommended for the scheme. The consented scheme achieved just under 2000sqm, with the proposed scheme providing a slightly reduced 1650sqm (approx) of private outdoor space. Still an over-provision of approximately 30% Marked up elevations showing the extent of balcony rationalisation can be reviewed in Section 2 of this document.
1.2.3 Materials
Pitched Roof Finish The previously consented scheme noted a ‘slate tile’ to pitched roofs. Through interrogation of available products on the market, it has become clear a health, safety and maintenance issue is associated with using such tiled products at height. Falling slates during installation, maintenance and adverse weather conditions presents a high risk of injury to passers-by at ground level. This is a design risk that we have the opportunity to address now and have proposed metal standing seam is used to the pitched roofs rather than a ‘slate tile’. As well as matching a similar tone, this would match with the already consented standing seam material proposed at roof level and provide a clean, contemporary look which has been achieved effectively elsewhere in the city. Whilst providing the required health and safety improvements to the scheme, we feel this change of material improves the design and there is precedent in the city for a similar palette of materials. Wapping Wharf, Bristol Wapping Wharf, Bristol Squires Court, Bristol Squires Court, Bristol 3D Visual of roof material for illustrative purposes.
Stone Effect Render As noted in the consented DAS (pg. 48), it is proposed that an off-white render finish with demarcated lines is used to recreate the natural stone bonding at ground and first floor. No changes are proposed with this solution however the drawings are updated to be consistent with this. Furthermore, it is proposed this render system will be used at high level between windows and to form banding around the building. This will help to reduce the risk of visual differences occurring between two differing materials and will provide a coherent approach to the whole elevation, which is important for such a prominent scheme. A stone effect render has been used effectively at Squires Court, also on York Road as below. The York Gate scheme has a smaller percentage of stone effect render which will enhance its effectiveness.
1.2.4 Window Coordination To coordinate with various superstructure constraints, the position of several windows have been adjusted or handed to prevent clashes. The proposed elevations have been updated to reflect this amendment, which we consider is a minor change, with the overall intent for the elevational treatment remaining unchanged. Also, to enable suitable coordination of ventilation grilles within the façade, it is proposed that a spandrel panel/ active louvre panel is installed above all window heads. These will be colour matched to the window frames to provide a discrete solution for such grilles. We consider this to be a minor change, affecting the proportion of the windows, however, the overall intention is in accordance with the original consented scheme, which can be viewed in the drawing comparisons in Section 2. This is a common solution which can be seen on a prominent scheme around the city. Alternative options were considered, such as localised plastic grilles within brickwork, however, the quantity and size of grilles would have negatively impacted the elevations and would have not been a robust enough solution for such a scheme.
1.2.5 Block C Gantry Recent and upcoming changes to fire legislation and building regulations have made it clear that all residential buildings over 18m will require a minimum of 2 staircases for the safe access for the Fire Service and safe escape of residents. The consented Block C design does not comply with this and does not allow residents access to 2 escape stairs. We have proposed to link the 2 stair cores in Block C with an external gantry / walkway to be used only in the event of an emergency. This can be viewed in the proposed elevations in Section 2 of this document. The design of this gantry has been considered to match the intent of the consented elevations as well as maintain the internal comfort for residents, maintaining dual aspect apartments on this area of the site. A metal balustrade is proposed to be installed along this gantry to match the consented balcony design. This will maintain natural light levels entering adjacent apartments and equally, will not obscure views out of these apartments. The elevational intent remains unchanged with the necessary gantry providing an additional visual interest.
1.2.6 Internal Layout Changes Changing fire legislation requirements have impacted the internal layouts. The proposed lift cores are now separated to associate one lift with each escape stair and incorporate protected lobbies, as required. Whilst a necessary change – it is confirmed that the unit mix, flat areas and Class E areas remain as consented.