An application for change of use of a vacant warehouse (Class B8) and associated area of hard standing in St Philips to a mixed-use indoor entertainment/event venue and associated outdoor event space has been refused by Bristol City Council.
TRESA was invited to comment on the application and made a strong objection, primarily because of the potential for noise nuisance from the outdoor event space for people living in the Totterdown escarpment overlooking St Philips.
The officer’s reasons for refusing the application are:
1. The change of use of the site from a policy compliant employment use to a mixed-use venue (sui generis) comprising offices, indoor and outdoor entertainment/event space would result in the unjustified loss of employment land within a principal and industrial warehousing area.
2. The application fails to demonstrate that there are no alternative sites in sequentially preferable locations which are suitable and available to accommodate the proposed development. In addition, the application fails to demonstrate that the impact of the development on the vitality, viability and diversity of existing centres and impact on existing commited and planned investment in existing centres is acceptable.
3. Insufficient information has been provided to demonstrate that the development would not adversely impact upon the amenity of the surrounding area by reason of noise and light pollution.
4. The application fails to demonstrate that it would not give rise to unacceptable and unsafe traffic conditions associated with the new use.
5. The application fails to demonstrate that the proposal would provide an appropriate design response by creating or contributing to a safe, accessible and inclusive public realm where crime and fear of crime are reduced and public safety promoted.
6. The proposed use as a mixed use office/event venue is considered more vulnerable than the existing flood vulnerability of the site.
The full report explaining the officer’s decision is at the end of this article.
The officer’s references to the ‘sequential test’ (from page 9) are informative for those who are interested in Mayor Marvin Rees’ support for YTL’s Filton arena, on a site that is only just inside the Bristol boundary, rather than the arena at Temple Meads. The report explains:
Impact Assessment Policy DM7 confirms that retail, leisure or office development outside of centres will not be permitted if;
- It would be likely to have a significant adverse impact on the vitality, viability and diversity of existing centres; or
- It would impact on existing, committed and planned investment.
The arena on Arena Island at Temple Meads met the sequential test, but YTL’s Filton arena may struggle to do so. This may explain the Mayor’s support for Legal and General to develop a conference centre, hotel and residential tower blocks on Arena Island. This may enable the Mayor and YTL to argue there is no longer a suitable site for a city-centre arena.