TRESA has submitted a formal objection to the Heritage, Townscape and Visual Assessment statement recently submitted for the revised towerblock development on the former Bart Spices factory site at Mead Street. The statement is set out in full below.
The application is here (comments can be submitted by clicking on ‘Make a comment’): 23/04650/X | Application for variation of Condition Nos. 39 (Landscaping (Tree Planting) works), 45 (Use Class Restriction) and 50 (List of approved plans) following grant of planning 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
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HERITAGE, TOWNSCAPE AND VISUAL ASSESSMENT STATEMENT OF CONFORMITY
The developer does not make any effort to address issues of concern relating to heritage, townscape and visual assessment arising as a result of the proposed changes to the approved scheme.
While admitting that the proposed changes will have heritage impacts, the footprints of the blocks have increased, the blocks are wider, and the elevational treatment is revised, these are all dismissed as minor. No visualisations are provided to justify such assertions.
The developer also asserts that the amended proposed development ‘continues to adhere with national and local planning policy with regard to heritage and townscape’. This statement misrepresents issues raised in the Officer’s Report objecting to the approved proposal, which indicated that it did not adhere to national and local planning policy with regard to heritage and landscape.
BEDMINSTER CONSERVATION AREA
Verified views are not provided with the current application but the increased mass of the buildings will exacerbate breaches to national and local planning policy.
Grade II listed buildings 138-142 (even) York Road are statutorily protected for their architectural and historic character. They contribute to a long and consistent curving terrace of regular scale, character, and profile stretching along most of the length of the left bank of the New Cut. Viewpoints ‘Clarence Road looking east’ and ‘York Road looking north-east’ for the previous scheme identified a degree of visual impact due to the height and scale of the proposed development. The increased scale and massing would appear behind the listed buildings resulting in harm to their setting.
The proposed development would result in a loss of consistency of scale and character of the broad sweep of frontages along York Road, the strength of character of York Road would be undermined by development which does not sustain the proportions and traditional grain within its setting, and the development would be a jarring transition
The current proposed change to a modern method of construction, using a SIBS modular system, has resulted in a significant change to the elevations of the blocks which will exacerbate these problems. The reduced size of the windows, the poor proportion of solid to void, and the horizontal jointing at each floor level are in sharp contrast to the character of the existing York Road terrace.
TOTTERDOWN ESCARPMENT AND VIEWS
The Totterdown escarpment is identified as a key view and landmark in this character area and is a skyline feature in views east along York Road specifically. What makes this feature special is the combination of raised topography with a line of highly characteristic terraces above and the band of green vegetation below. Its linear quality and visibility as one moves through the city between Temple Meads and the Floating Harbour is a key part of its interest.
The proposed development adopts a scale and building form that will block the continuity of this view. Previous Views Analysis demonstrate it would significantly interrupt key views, in particular, the Totterdown escarpment.
The Mead Street Development Brief notes the local landmark of Pylle Hill/Totterdown escarpment, with the coloured terrace of houses running along it, as a feature which adds to the local character of the area and contributes to wayfinding and legibility in the city.
The Urban Living SPD advises that a tall building should not be located where it hides or masks the topography of the city. It is also noted that the flats score poorly against Urban living SPD, which would undermine any public benefit arising from the provision of housing, and the current application significantly reduces the amount of affordable housing provided.