TRESA has received further information in relation to our concerns about the L&G development on Temple Island. Objections can be submitted here:
The concerns and responses are reproduced in full below.
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1] The adverse impact of the tall buildings on views to and from Totterdown
Concern: There is no mitigation proposed ‘because other tall buildings are being built in the area’.
Response: When judging the views, it is important to consider that we are seeking outline planning permission for the majority of the masterplan and full planning permission for only one of the buildings (Office 01). For that reason, the blocks are represented as pure solid volumes (without windows) which makes them appear taller and more massive than they really are. There are, however, some measures already embedded into their design to mitigate the impact of their height: the terracing strategy and the proposed colour palette for the buildings.
Terracing strategy. As the diagram below shows, the introduction of mid-level terraces successfully brings down the scale of the blocks making them appear slenderer. This diagram is included in page 80 of the Design and Access Statement.
The introduction of windows and balconies will have a similar effect breaking the solidity of volumes and making the human scale more legible into what is now an abstract representation of the bounding boxes of the blocks which is what is required for outline planning.
Colour palette. Although outline planning does not require materiality and façade articulation, the proposed colour palette featuring a gradient of grey tones for the buildings contributes to add variation and depth from the distant views (page 203 of the Design and Access Statement). It has been specifically chosen to make sure that the proposal blends with the built environment mitigating its impact from distant views. The image below taken from Cabot Tower shows how bright colours are more noticeable from the distance while taller buildings like St Mary Redcliffe successfully blend with the environment (image featured in page 205 of the Design and Access Statement).
2] Access to Temple Island from Totterdown
Concern: The lift/staircase is the main access from Bath Road provided by the L&G development. Please can you provide details of the capacity of the lift? Also, has there been any modelling of the number of pedestrians and cyclists likely to use this entrance? if so, please could you provide the figures.
Response: The drawings submitted in the planning application show an indicative cabin size of 1.5 x 2.8 m which is compliant with Bristol Transport Development Management Guide (which states a minimum of 1.2mx1.8m).
Modelling has been undertaken which looks at pedestrian/cycle trip generation and distribution using the main access (Brocks Bridge) and then assignment of trips to different routes. The work in relation to this is set out in the Transport Assessment (TA), Section 7.5.
The Assessment does determine that the development does not require the Bath Road connection to make it acceptable purely in transport/impact terms – it can wash its face only with the connection with Brocks Bridge. However the lift/corkscrew do make a significant contribution in placemaking/connectivity and permeability terms for the wider community, therefore we are progressing with this approach and have included in the planning application.
Concern: The slip road entrance may be another entrance, but this depends on Bristol City Council. Please can you indicate whether L&G will contribute funds towards improving this access if the Council agree to this proposal? Are there any current plans to progress this proposal?
Response: In terms of the planning application, indicative proposals for improvements to the corkscrew access are included at Appendix M of the Transport Assessment. These are indicative as this area is associated with the part of the site proposed in outline. As part of the application, we’ve only referenced these are possible, subject to BCC agreement. No funds towards undertaking the work have been committed by L&G as part of the planning application. However, we continue to have discussions with BCC which are positive and should the slip road entrance come forward we would ensure that requisite funds are secured to allow any improvements necessary.
For information, the Transport Assessment for the application states the following in relation to the corkscrew access:
(para 3.3.9): There is also potential for pedestrian/cyclist access from the south-west of the Site from Bath Road via the ‘Corkscrew’ access, currently restricted due to national rail operations.
(para 3.5.7): There is an additional point of (gated) access to the Site from Bath Road, via the ‘Corkscrew’ – a BCC privately owned access track that is used for railway maintenance by Network Rail and as an emergency vehicle access for the Site. This loops from the western side of the Bath Road to turn southwards and then eastwards beneath the road, alongside the east-west tracks that border the southern edge of the Site.
(paras 6.3.5 and 6.3.6): in order to create an even more successful development and support BCC’s policy aspirations with improved linkages that will benefit all users of the Site and particularly the wider local community, options have been identified within the proposals to link the Site to the A4 Bath Road via a new vertical connection to the Bath Road (stepped and lift access). The potential for cycle/pedestrian access via the existing emergency ‘Corkscrew’ access has also been identified, subject to further discussion with BCC as landowner. It is recognised that both of these options are not without issues in terms of design for all user-types and inclusivity, deliverability and also having regard to the existing conditions on the Bath Road. However, should these connections be progressed, then it is considered that they would unlock substantial mobility benefits and be an important public benefit to existing residents in the vicinity of the Site and future residents of Temple Island and the wider Temple Quarter and St Philip’s Marsh Regeneration Areas.
The masterplan and public realm design has therefore been developed to incorporate a proposed vertical connection (stepped and lift access) onto the Bath Road and also factors in potential pedestrian/cycle access via the ‘Corkscrew’ access. The public realm within the indicative masterplan incorporates a contraflow cycle lane to give a direct route between the Bath Road and Brocks Bridge linking to these potential connections to the Bath Road. Furthermore, recognising the wider BCC and WECA wider aspirations to deliver cycle and pedestrian improvements to the Bath Road, incorporating a cantilevered widened route on the eastern side of Bath Road, the proposed massing of the Hotel building has been set back into the Site to safeguard space for the delivery of such infrastructure.
(para 6.5.8): the existing ‘Corkscrew’ emergency access could also be improved to provide an additional means of pedestrian and cycle access between Bath Road and the Site, subject to agreement with BCC as landowner.
3] The sub standard walking and cycling route from Three Lamps junction towards Temple Meads.
Concern: There are no plans to improve this as part of the L&G development, although the position of the hotel has been adjusted to allow space if others are willing to provide and pay for future improvements.
Response: These improvements are outside our control although we are supporting the Council in the feasibility work that is being undertaken and we have adjusted the scheme to allow room for road improvements. The scale of the changes likely to be necessary is such that the Temple Island would be unable to bear them separately although the scheme will make substantial Community Infrastructure Levy contributions which the Council may choose to use to assist in bringing these improvements forward.
4] Facilities for the wider community.
Concern: There are no plans to provide social/community facilities e.g. theatre, music/arts venue, community centre.
Response: There are no plans for a 100% designated space at this stage but we have kept the use classes of the flexible building very wide to allow a wide range of potential uses as the scheme progresses and will reflect the needs of the new and existing communities.