TRESA has submitted the following objection to the development of the land south of Princess Street Bedminster Bristol BS3 4AG
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TRESA strongly objects to this application for the following reasons.
HEIGHT: The proposed ground+18-storey (i.e. 19-storey) tower is entirely out of proportion to
other buildings in the area. It will harm the townscape and existing views, dominate the
surroundings and undermine the Whitehouse Street Regeneration Framework. This is one of our
biggest concerns and we note that it is a common concern of others. It needs to be addressed.
The Whitehouse Street Regeneration Framework and the Urban Living supplementary planning
document (SPD) mention the prevailing height of this area as 3-4 storeys. Amplified height of 1.5x
is 4-6 storeys. The framework mentions the possibility (not eventuality) of a contextual taller
building at a particular site and suggests 10 storeys. Nowhere does the framework document
mention a 19-storey tower.
VIEWS: The proposed tower blocks will loom over the area and adversely impact the skyline.
Although much was made in the ‘consultation’ about key views across the city from the viewing
point in Victoria Park, there are numerous views that would be adversely punctuated by the
proposed ‘anywhere architecture’ oblong towers.
DENSITY: The Urban Living SPD and the Whitehouse Regeneration Framework present optimum
densities. This part of the city is clearly defined as an optimum density of 120 dwellings per
hectare. This development appears to be about 850 dwellings (450+400 student units) across 1.6
ha. This is about 530 dph which is over 450% of the optimum density suggested. The SPD
helpfully points out: “Recent research (Superdensity- HTA et al 2015) has shown that very high
density can challenge positive response to context, successful place-making and liveability
aspirations, sometimes resulting in poor quality development.”
CONTEXT: The excessive height would create an overbearing presence that is completely out of
character with the surrounding neighbourhood. The framework notes that buildings higher than 8
storeys should have to be ‘contextual and demonstrate high quality design’. The current proposal
is clearly not high quality design. This is especially concerning given the proximity to the
Bedminster conservation area. The stated aim of Bristol City Council is to preserve and enhance
its special character and appearance. The part-listed terrace at York Road will also be impacted.
We also support the following points raised by other objectors.
TRANSPORT AND PARKING STRATEGY: A “car-free” development of this scale requires
comprehensive supporting infrastructure including: dedicated, accessible spaces for car clubs;
clear arrangements for deliveries; cycle storage facilities beyond minimum standards; designated
zones for e-scooters and parcel services, and; financial support for a residents’ parking scheme in
surrounding areas.
STUDENT ACCOMMODATION CONCENTRATION: The inclusion of Purpose-Built Student
Accommodation (PBSA) has raised significant community concerns about the concentration of
transient populations and their impact on establishing cohesive communities. Local residents have
expressed preference for a mix of market and affordable homes which will help to address Bristol’s
housing shortage.
AFFORDABLE HOUSING PLACEMENT: Placing all affordable units in a separate block (Block A)
risks creating unnecessary segregation rather than a “heterogeneous community”.
COMMUNITY CONSULTATION: It is clear that the developer has ignored community voices and
has failed to respect extensive consultation feedback