TRESA has submitted their objection to the current planning application at Mead Street, on the old Bart Spices site. Details of the planning application, for towers up to 11-storeys (ground+10) are here:
The text of our objection is below. We strongly encourage others to object to the proposal.
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TRESA strongly objects to this application on the following grounds:
Consultation and notification
The reference to public engagement, which includes discussion with TRESAcic, only lists positive comments about redevelopment of the area and fails to acknowledge concerns, repeatedly raised, about the height of buildings.
Neighbours in Richmond Road and Bellevue Terrace were not on the list of neighbour notifications despite the potential for the development to have a detrimental impact on their homes.
Scale and massing
Of major concern is the impact of the height and form of development on views of the Totterdown escarpment. This is an iconic cityscape feature, and the applicant underplays the detrimental impact of their proposal.
In response to the acknowledged need to protect views of the escarpment, the applicant states: “the development has a limited impact on views of the escarpment… given the fact that the escarpment is never viewed in its entirety but captured in glimpses from certain key points in the city.” This is simply untrue. The full panorama is visible from several points and this proposed development will be detrimental to one of South Bristol’s most iconic views.
The applicant’s own illustrations show clearly that 6-storeys, with interest at roof level, would have the potential to complement current views. TRESA strongly objects to anything higher than 6-storeys in this location.
The applicant suggests: “When combined with the change in heights of the various blocks this will create an interesting silhouette set against the backdrop of the equally interesting Totterdown Escarpment. As this will be the principal elevation to York Road and St Lukes Road it is possible that the scheme will act as a memorable waymarker in the streetscape.” We would remind the applicant that the ‘memorable waymarker’ in the streetscape is the Totterdown escarpment.
The development is overbearing and the height is at odds with buildings on the other side of the junction with St Lukes Road. Concerns raised by the City Design team that “the current development envelope would have an overbearing effect upon existing 3-storey buildings across St Luke’s Road” have not been adequately addressed. The length of York Road, from St Lukes Road to Bedminster roundabout, comprises a terrace of 3-storey buildings, and there is now an opportunity to continue this to Bath Road. To suggest, as the applicant does, that there is ‘variation in heights and massing’ is disingenuous. To justify their inappropriate proposal, the applicant resorts to referring to Yoeman’s House tower block, some distance away on the other side of the Avon new cut.
Single aspect homes
We share the concerns of the City Design team about the excessive proportion of single aspect homes (56%). We believe this to be evidence that the developer is prioritising profit over the well-being of those living in the proposed development.
Child yield
The child yield calculator suggests 98 children aged 0-15 will live in the proposed development. Although Victoria Park is in close proximity, this does involve a potentially dangerous walk along a road that is either congested during ‘rush hour’ or plagued by excessive speeds (repeatedly acknowledged in police speed checks). Given the proposed apartments are designed to meet only minimal space requirements, we question whether the proposed development will provide good quality homes for families, whether there is sufficient safe outdoor and public space, and whether there is adequate storage space for toys and equipment required by families with children.
We are unclear if the applicant has made a mistake in the Design and Access statement which states: “We have used the Child Yield calculator provided in Bristol City Council’s Urban Living SPD…The tables show that 19 children under the age of 4 are expected to live in the new development.” However, the Child Yield calculator actually estimates 50 children under the age of 4 will live in the development. This needs to be checked.