Section through the building showing main uses proposed

(Click the image for a larger version)

See April 04 report

Planning Group Report April 2004

 Satellite TV dishes | Family Houses vs. Flats

Some long running planning applications have been decided. The student housing in Woodland Road has been approved, the planners having decided that another 200 students in this area would not materially alter the balance of residential accommodation in the area - presumably because it is already unbalanced! The alterations to the former Homoeopathic Hospital have also been approved; these include re-roofing with artificial Cotswold 'stone' slates. As the building is not Listed (still no news on our request for spot Listing -apparently awaiting the Minister's decision) - it is difficult for planners to insist on matching replacement materials.

Planning approval was granted on 21st January for the conversion of the ABC Cinema, Whiteladies Road to health/leisure club. This followed a lively Planning Committee meeting, with many including ourselves objecting to the end. The Council regretted the loss of the cinema but they could not find grounds for refusal of the revised scheme without the 'wet' facilities and at least the building would be saved from further deterioration. So, after a welter of plans, protests and threatened appeals this saga has come to an end - at least until it is found that a health club is not the most profitable use! See February 04 report

No decision yet on the 4 planning applications for Queen Victoria House, Redland Hill. We do not object to the change of use of the main house from offices to 24 flats. We continue to object to a new entrance through the stonewall to Grove Road, to some tree felling in the existing garden, and to the lack of any assurance that the converted QV House will own the gardens, thus preventing further development. We and the Conservation Advisory Panel objected to the first two designs for the office building. We are pleased that a much-improved third design has now been submitted.

The 3 storey flats at 1 Cotham Side, a bad example over over-development of a 'back-land' site have been refused. Other schemes for such sites are appearing all the time, as landowners seek to capitalise on the demand for new housing within the city. Current examples include another house in Gibson Road, flats at 47 Springfield Road and at Kensington Road to replace some of the lock-up garages - the latter another over-development and poor design. The original application for a 2 storey house on the lock up garage site in Fernbank Road was duly refused, but we have not objected to a new design - mainly because it would be largely invisible, being single storey behind a stone boundary wall, with a lower floor below ground level.

New applications include a Sports Hall and changing facilities at Cotham School. This is a new and large building requirement, not included in the Development Strategy approved in 2000. The new requirement arises because the school was unable to secure use of the University Sports facilities in Woodland Road. We accept that the School will now have to meet this need on site, but have objected to some aspects of the present plans. The siting proposed for these major new buildings is so close to the mature trees adjacent to Cotham Road that this important landscape feature would be threatened. Some re-siting seems feasible. A proper and full scheme for landscaping was required by the Planners two years ago - there is at present no evidence that this requirement is being taken seriously.

We have objected to the proposed Orange phone mast in Redland Road - as have some 250 local residents! In our view this site would be as visually damaging as the one that we opposed, and was refused, in Grove Road. This application has now (April 04) also been refused.

We are happy to see the proposal for residential development on the Arley Hill garage land but have objected to the type of accommodation - yet more small flats - and the siting and design of this large block in the Conservation Area. Similar design objections have been made by the Conservation Advisory Panel, and we hear that revised drawings are being prepared.

Roof alterations

A number of recent applications have been to add rooms within roof spaces to increase floor space. These rooms usually require proper windows rather than just roof lights. However, very often the attic windows or roof extensions proposed are very large in relation to the existing roof profile. We object to those applications we consider to be oversized, of unsympathetic design or unduly prominent where the property is located within the Conservation Area.

Government and local planning policies for residential development aim to encourage ’mixed and balanced’ communities. This means that the provision of homes should not encourage ‘dominance by any particular type of resident’ thereby ‘adversely affecting the amenity of the area’.

The proportion of family homes in our area has diminished over the past 10 years or so, and this trend continues apace. More small flats, for one or two people, have been created, often from family houses. There has also been a change in pattern of tenure, from owner occupation to tenancy. This is significant, as owner occupiers almost always take more care of their property, are more interested in the amenity of the area than landlords. Tenants of such property tend to be transient, with little interest in or feeling for their environment, and in the case of students are often completely unconcerned about the impact of their life-style on residents. It is clear that residents of some streets feel that these are now seriously ‘unbalanced’.

What can the planning system, residents and RCAS do to at least prevent these situations getting worse and spreading? Planning has no influence on who may live where except where it is able to control the type of housing created - for example the student housing scheme in Woodland Road (though here the planners decided that another 200 students would not damage the ‘mix and balance’ ! )

Planning can moderate the growth of small units aimed at the ‘transient’ market, and encourage units suitable for families, slowly improving mix and balance. This is the approach RCAS presses on planners where we understand that a street or area is unbalanced.

We suggest that hard evidence that a street or area is dominated by one type of residential use would help to resist further damage. If you feel strongly that your street is dominated by a particular type of resident and are prepared to do some homework to demonstrate this, we would like to hear from you.

On 21st January 2004 the Development Control (Central) Committee of Bristol City Council determined that if an Appeal for non-determination had not been lodged, Listed Building consent would have been granted for application no. 03/01386/LA/C. In addition, they determined that delegated authority be given to officers to grant Listed Building Consent for the application no. 03/04631/LA/C (4th and repeat application).

Voting was 6 to 4 in favour of granting consents. About 100 people attended the meeting - all objectors. The applicant stated that if consent was granted they would withdraw from the appeal. The general feeling of the Planning Committee members seemed to be that although the loss of the cinema was regretted, they could not find grounds for refusal of the revised scheme now that the pool, sauna and steam room had been omitted (as the Council had requested). At least this would prevent further deterioration of the building. (See January 04 report)

We also objected to the computer gaming arena and café that has been operating without planning consent at 6 Cotham Hill. Despite planning policy intended to prevent further loss of proper shops the application was approved, though they will now have to close at 10pm.

We are opposing a scheme to build a 3-storey block of one-bed flats in the back garden of 1 Cotham Side. A poorly designed building in a very prominent location on Cotham Road, this is also a gross example of the growing number of attempts to get consent for absurdly large buildings on very small sites. These are almost always justified by 'government policy to encourage provision of small units of accommodation'. These often propose 100% site coverage, poky rooms and no external space. They often almost obliterate the garden of the property concerned, damage the amenity of other nearby houses and that of the Conservation Area. We will continue to resist these.

In contrast, appropriately scaled and well designed new buildings on small infill or back garden sites can make a positive visual contribution to our area. Such sites often face onto side roads or lanes that suffer vandalism and vehicle crime. New dwellings overlooking such roads can be a useful deterrent.

We previously reported that a number of properties in Zetland Road are or have been the subject of planning applications for conversion from (usually) family houses into many small units of accommodation. We have objected to several of these commenting that this would result in over - intensive developments leading to increased demand for kerbside parking spaces, loss of front gardens and prominent changes to the appearance of the properties to the detriment of this Conservation Area. We are concerned that if these types of developments are repeated in the surrounding streets there will be a serious loss of family houses in this central city area. The City planners are aware of our concerns, our comments are being heeded and some applications are now being refused.

ABC Cinema, Whiteladies Road

No decision yet on latest application for listed building alterations to convert the cinema to a health 1 leisure club but without the swimming pool etc. It looks as though we shall have to accept this less damaging proposal in order to preserve the building. This, the third application may go before a special Planning Committee in the New Year.

TV Satellite Dishes

Where these are sited prominently on buildings in the Conservation Area we ask the City's Enforcement Team to take action. There are also strict regulations about the number of dishes which can be erected on blocks of flats. The City has free copies of these regulations for the asking (from the Planning Dept. tel. 922 3097). There is an official Government guide, A Householder's Planning Guide to the Installation of Satellite Television Dishes, which you can download here

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Queen Victoria House, Redland Hill

There are four new applications : a) change of use of main house from office to 24 s/c flats; b) Construction of 4 storey office block in grounds on site of existing single storey office; c) Conservation area application to demolish single storey office; d) Proposed breach of high stone boundary wall along Grove Road to provide gateway into grounds. These applications appear to be the same as before and similar objections have been lodged. We have requested that the gardens should be considered as part of the residential development if given consent. We particularly object ( as does the Council) to the scale and design of the new offices.

Licensing Roger Mortimer

There has been no visible movement on the new licensing act since our September report, with local councils awaiting further orders from Government, in particular the fees that they will have to charge for administering the entire Licensing system. The figures proposed so far will not remotely cover Local Authority costs, and are substantially below the level of fees at present paid by the licensed trade. As there is no increase in central Government funding for this role the shortfall will have to be funded by we Council Tax payers - effectively subsidising the licensed trade!

We have maintained contacts with Bristol's licensing team including Ron Stone, Chairman of the Licensing Committee. It is clear that they are well-informed - and concerned at many aspects of this new task.

Other local residents' groups have joined RCAS in preparing as far as possible to play an active in the formation of the very important Bristol Licensing Strategy consultation. Following our September report we have had zero feedback from RCAS members. We reiterate that the Committee will need the active involvement of residents if we are to help properly when the bars down the road or the pub next door seek a licence to stay open until the small hours.

In the meantime, we had to withdraw our objection to the new licence for Zee Bar in Whiteladies Road as the Police withdrew theirs and we did not feel able to proceed on our own. They are now legally allowed to sell alcohol without a meal in all parts of the premises.

Planning Group Report November 2003
Roger Mortimer and Gillian Penrose

Updates : | Licensing | Cotham Gardens |

The year has seen the usual mixture of large and small applications, with the usual mix of desirability, and we have commented on some 40 out of a total of about 200. Some of the more important issues have been reported in the year’s Newsletters, where timing has made this possible. More detailed information on on-going planning matters is always available by contacting the Planning Group. We have recently been getting a more enquiries from non-members affected by new developments – a tribute to RCAS reputation for effective comment? Some even seem reluctant to support us with a £5 subscription when we have shared with them our advice to members, but most then join.

The long shadow, at present not yet generally physically evident, of the three large redevelopments of the UWE sites continues to affect us. The full size of the St J Reade flats block is becoming apparent, and members have asked "Was it really approved that close to the road and existing trees?" Yes, it is as approved and shows how right we were to resist this overbearing proposal. This development, and even more so the proposed school, will make Redland Green a very different and much more urban place – so much for the character of Conservation Areas!

Demolition has been completed at the Malvern House site but there is little sign of activity until very recently. Last years Wooden Spoon winner, the wrecked empty buildings on the Redland Hill campus site, were finally demolished following the sale of the land by Edward Ware Homes to Crosbie Homes. The new owner, who appears to be rebuilding the centre of Bristol, applied to make substantial changes to the approved scheme, building 112 dwelling rather than the 79 previously approved. This was achieved within the same total building area – by substituting much smaller 1 and 2 bedroom flats for the large apartments and penthouses previously proposed. It would seem that the market for top people’s apartments is not now seen to be quite so large!

The new plans also removed the 9-storey ‘landmark’ tower block. We expressed concern, as did the Council’s Conservation Advisory Panel, at the apparent downgrading of the architectural and landscape detail by the new developer’s team, and the extra traffic generation by more dwellings. However the changed plans have been approved, though we are pleased to note that the developer has been required to increase the financial contribution to the additional wear and tear their scheme will generate on their nearest public park, Redland Green. This is only proper when the change to small flats has enabled the total number of ‘habitable rooms’ and thus likely population on the site to be increased by some 30%

Nearby in Grove Road we objected to a phone mast disguised as a lamppost, and this was refused. Other refusals in the year have included the conversion of the offices the old chapel in Fairview Drive to flats, to which we made detailed comments, and a new house on the site of four lock-up garages in Fernbank Rd that we regarded as oversized. A number of other minor proposals were withdrawn after widespread objection. And we are objecting strongly to a 3-storey block of flats in a tiny back garden at 1 Cotham Side, right on Cotham Road. Nothing is to small to build on, it seems!

We objected to the conversion and extension of 38 Hampton Park as it would create even more one bedroom units in an area saturated with accommodation for short term residents. Despite accepting that the road was unbalanced in this way – and thus apparently contrary to Local Plan policy – the Planning Officer granted approval, having decided that the houses in the road were not suitable as family homes! This suggests no understanding of how flexible our Victorian houses are in accommodating the changing needs of various family owners, sometimes with simple sub-division.

We have become very concerned at the damage to quality of life and visual amenity in areas that become dominated by small flats and houses with multiple occupants. These are mainly let to short term residents, including students, with no stake in their environment. In this context we have objected to the proposed building of rooms for 250 students on the site of the former University sports centre in Woodland Rd, and await the decision.

Last year we expressed the hope that a new school for North Bristol would at least relieve the pressure on Cotham School and avoid the need for more buildings on this over-developed site. This does not seem to be the case and more building plans are being considered.

Several properties in Zetland Road are or have been the subject of planning applications to convert them to one and two bed flats. This in itself is not necessarily a problem in principle but the numbers of units proposed for each property is. We have objected that this would result in over - intensive developments. A concentration of small units in this location will lead to an increased demand for parking spaces, and in most cases unacceptable changes to the character of the properties in a Conservation Area. There is already heavy parking in the surrounding streets, and where off - street parking is proposed the majority of the front gardens will have to disappear creating a bland and windswept landscape facing the street to the visual detriment of local amenity. We are not against conversions in principle but feel that fewer units would result in more sympathetic solutions.

At Queen Victoria House, Redland Hill seven applications were submitted originally for this site including the conversion of the main house to residential use and the construction of replacement offices. We and the Council objected to all of them. In the end 3 appeals were made to which we again objected regarding the sheltered housing, the relocation of the listed obelisk and the breach of the boundary wall. All 3 appeals have been dismissed. A significant success for Planners, ourselves and other objectors. However, recently another two application concerning part only of the original scheme have been submitted. These cover the conversion to flats of the existing house and a new office block. Again we are objecting to over development, poor design and what seems to be an attempt to pick off parts of the site at a time.

An application submitted in 2000 for 33 Zetland Road proposed the redevelopment of the hire shop and offices with 15 flats. This was finally withdrawn in April. The Council has all along preferred this central site to be used for employment uses.

In Whiteladies Road, retail seems to be looking up, with Tesco planning one of their small stores on the corner of Lower Redland Rd, and M and S reported to be opening a Food unit elsewhere!

Finally, we have submitted a request to the Department of Culture, Media and Sport, for the Homoeopathic Hospital to be listed. We tried 6 years ago, but were turned down by English Heritage. We were inspired this time by planning applications that involve alterations to this building. While we welcome the proposed change of use from Student rooms to health care we feel it is important that this fine building has the extra protection of being Listed. Click here to read the text of the letter.

Back to start of June 2002 report | Planning Group Reports index

Major local planning issues have pushed this matter off the Newsletter pages over recent months. However no news is not good news in this case, so here is an update.

To remind members, we were very alarmed at a Home Office White Paper published in 2000 proposing reform of liquor and public entertainment licensing. For city dwellers like ourselves the important result would be to make it easier to get licenses, and end the ‘standard’ pub closing hours that mean areas such as Whiteladies Road are reasonably quiet again by midnight. The White Paper positively encourages late opening of licensed premises that are the main part of what is now euphemistically known as the ‘night time economy’.

Bristol Council also regards this as desirable economically and as a major element of the city’s culture. In fairness however at present they broadly recognise the need to differentiate between local centres such as Whiteladies Road, embedded in residential areas, and the city centre proper. This policy is under constant attack, the latest being an attempt by Henry J Bean to extend its opening hours to 2am, the same as most night clubs. We hope the police will resist this — the last thing they need is another part of the city demanding their services in the small hours.

The Government believes that staggered closing times and longer drinking hours will reduce drink inspired disorder and crime on the street. Also that ‘the public wants to be able to drink when they like’. The White Paper proposals have been welcomed by the ‘leisure’ (drinks!) industry. (Could this be something to do with selling more drink?) However the research on which the proposals are based has been unpicked by independent experts and many groups representing urban dwellers have formally objected to the White Paper.

Our view about the impact of the proposals on the RCAS area was explained in last June’s Newsletter. We remain involved in the Open All Hours? Town and City Community Communities Matter coalition, a national effort to get the proposals modified. This is being led by the Civic Trust and the Institute of Alcohol Studies, and now involves some 15 organisations from all over the country. A Bill to implement the White Paper reforms is expected in November so there are only a few months to get improvements.

Critics of licensing reform are routinely accused of being killjoys. But RCAS is not a society of teetotallers: if members abstain from going out it is often due to the situation we observe on the street. As residents we respect the right of everyone to enjoy a good ‘night out’ but submit that this should be balanced by our right to a reasonable ‘night in’.

We continue to make these points to our local MP and invite members to add their personal support.

More reform proposals! The planning system is regarded as slow, inefficient, confusing and inhibiting development. This Green Paper suggests major changes to all aspects.

Again it has been heavily criticised. We felt that the response of the Civic Trust and the very similar one of Bristol Civic Society were excellent. These formed the basis of our formal response to Government.

Yet more reform! Use Class Orders define what premises can be used for under planning legislation. For example, shops are Al, food and drink A3, nightclubs D2.

This consultation paper is part of a ‘better regulation’ initiative, intended to simplify and speed up change. We have examined it in detail and our comments have informed the response made by the Civic Trust. The reforms suggested would amongst other things make it very easy for any shop to change its use to food and drink, or office. They would also enable any pub to operate as a nightclub. The impact of such a free-for-all could be very serious for our area as it overrides local planning policy designed to maintain some balance in our shopping areas.

More information on these issues from Roger Mortimer. The Civic Trust papers can be seen on their web site www.civictrust.org.uk   RCAS is affiliated to the Civic Trust, which you can also join as an individual member.

The removal of ‘temporary’ buildings from any school site is rare news! We welcome the Council’s assurance that Cotham’s yellow temporary buildings will go this summer. The new Phase 1 buildings are in use, although the site works and highway safety measures on Cotham Road remain to be done. There is no news of Phase 2, and we remain concerned about the impact of this on existing trees and on the landscape situation generally.

The LEA apparently intend to cram up to 1480 students into the School, against the wishes of School and Governors. We remain convinced that a near 20% increase on present numbers is bound to cause unacceptable damage to the amenities of this part of Cotham.

The 1999 Master Plan, which residents were consulted on and was agreed by the Planning Committee, established the extent of new buildings that would be acceptable. It also firmly stated that all PE and sports would use off-site facilities.

It now appears that this may not be the case. At a meeting on March 7th, James Wetz, Head Teacher, explained that because they may not be able to acquire the University sports hall in Woodland Road, soon to be redundant, the construction of sports halls on the school site was being considered. We have written to the Acting Director of Education urging the re-use of the existing University facility, clearly the most sustainable solution and avoiding the inevitable damage to amenity of a large sports building, however designed. In reply the LEA have made it clear that funding for sports provision at Cotham is of low priority within Bristol and that they regard the situation as being of the school’s own making — discounting the increased pupil numbers the school has been made to accept.

We sympathise with the School’s problems. It is obviously unsatisfactory to be bussing students all over the place as at present. But this is one result of what appears to some of us to be due to the overall provision planning - not a matter in which the Society has been involved.

Click here to read the RCAS Planning Group’s letter in response to the current Planning Application to redevelop the ABC Cinema.

Those members who carefully read the reports by the Planning Group will no doubt share their concern at the change of use proposals for Woolston’s Butcher Shop at 3 Lower Redland Road. Well, there is good news - the shop will continue as a butcher shop after Peter Woolston’s retirement. It has been bought by Sheepdrove Organic Farm and will sell a full range of organic meat - chicken, beef, lamb, mutton and pork.

Sheepdrove Farm is situated in Lambourn, Berkshire, but the Farm Manager is Redland resident and RCAS member Peter Molesworth. He is obviously delighted not only that the organic produce from the farm will now have a local outlet, but also that this popular and long-established shop has earned a reprieve. Whilst it is probable that the upstairs flats in this listed building will eventually undergo modernisation and conversion, the character of the shop and the ground floor will be retained.

Back to start of May 2002 report | Planning Group Reports index

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