Agenda and minutes

Development Control A Committee
Wednesday, 19th October, 2016 6.00 pm

Venue: The Council Chamber - City Hall, College Green, Bristol, BS1 5TR. View directions

Contact: Jeremy Livitt 

No. Item


Apologies for Absence and Substitutions pdf icon PDF 91 KB

Councillor Olly Mead is substituting for Councillor Kye Dudd.


Apologies for Absence were received from Councillor Kye Dudd (Councillor Olly Mead substituting) and Councillor Steve Pearce (Councillor Donald Alexander substituting).


Declarations of Interest

To note any interests relevant to the consideration of items on the agenda.


Please note that any declaration of interest made at the meeting which is not on the register of interests should be notified to the Monitoring Officer for inclusion.




Councillor Breckels declared an interest in Planning Application Number 16/02271/F relating to Lyppiatt Road and stated that he would withdraw from the meeting for the duration of this item. He indicated that he had submitted a Public Forum Statement on this application.


Councillor Stevens referred to the O + M Sheds Planning Application Number 16/00828/F and stated that he had objected to previous schemes at Welsh Back. However, he pointed out that he retained an open mind in respect of this application and would be participating and voting on this item.


Councillor Davies stated that, whilst he had been a candidate for his constituency, he had attended two meetings of the Brooks Planning Group, which is a local community group, to find out more about Planning Application Number 15/06475/P relating to Land and Buildings at Ashley Grove Road. He had also discussed the application with the Highways Officer and the Planning Officer to pass on some of the concerns from the local community. However, he retained an open mind about this application and would be participating and voting on it.


The following Councillors pointed out that, since they had not attended the Site Visit for the application for Bristol Zoo (Planning Application Number 16/02986/F), they would not be participating or voting in the debate for this application:

Councillor Clive Stevens

Councillor Mark Wright

Councillor Ollie Mead

Councillor Chris Windows


Minutes of the previous meeting pdf icon PDF 238 KB

To agree the minutes of the last meeting on Wednesday 7th September 2016 as a correct record.


Resolved – that the Minutes of the above meeting be approved as a correct record and signed by the Chair subject to the inclusion of Councillor Stephen Clarke as having given his apologies for the meeting.


Appeals pdf icon PDF 72 KB


The Committee noted the Appeals in the report


Enforcement pdf icon PDF 132 KB


Officers advised the Committee that there had been no enforcement notices since the last meeting.


Public Forum

Any member of the public or Councillor may participate in Public Forum. The detailed arrangements for so doing are set out in the Public Information Sheet at the back of this agenda. Public Forum items should be emailed to and please note that the following deadlines will apply in relation to this meeting:-


Questions - Written questions must be received 3 clear working days prior to the meeting. For this meeting, this means that your question(s) must be received in this office at the latest by 5 pm on Thursday 13th October 2016.


Petitions and Statements - Petitions and statements must be received on the working day prior to the meeting. For this meeting this means that your submission must be received in this office at the latest by 12.00 noon on Tuesday 18th October 2016.


Please note, your time allocated to speak may have to be strictly limited if there are a lot of submissions. This may be as short as one minute.



Members of the Committee received 38 Public Forum Statements in advance of the meeting. The Chair allowed an additional verbal Public Forum Statement in respect of Planning Application Number 16/02271/F Lyppiatt Road (set out below).


The Statements were heard before the application they related to and were taken fully into consideration by the Committee prior to reaching a decision. (A copy of the Public Forum statements is held on public record in the Minute Book).


Planning and Development pdf icon PDF 2 MB

To consider the following applications:


1                    16/02986/F Bristol Zoo Gardens Demolition of existing canopy and creation of single-storey restaurant extension.  Alterations to existing pedestrian entrance from Northcote Road and creation of pedestrian crossing.


2                    16/00828/F O+M Sheds, Welsh Back Proposed retention and repair of the two historic buildings O & M sheds, including reconstruction of the northern gable wall of O Shed, provision of new roofs, and associated surrounding landscaping for the purpose of providing three restaurants (within A3 use class) and outdoor seating area to Welsh Back.


3                    16/03029/F Somerset House 18 Canynge Road Demolition of a three storey office block and erection of 8 no. residential dwellings in two separate blocks with access and egress to Canynge Road. Block one to comprise 1 no. 3-bedroom and 2 no. 4-bedroom townhouses with two dedicated, garage parking spaces per dwelling; Block two to comprise 5 no. 2-bed flats with 8 no. parking spaces (including 1 no. disabled). Provision of secure refuse and bicycle spaces and associated hard and soft landscaping.


4                    15/06475/P Land and Buildings at Ashley Grove Road Application for Outline Planning Permission - Redevelopment of former commercial laundry site to provide 102 residential units, commercial/community space (B1/D1), enlargement of Mina Road Park and associate infrastructure improvements. (Major Application).       


5                    16/02271/F 20-34 Lyppiatt Road Part demolition, part conversion and part extension of existing factory buildings to create 8 apartments, 4 townhouses and 2 commercial units with associated car parking at 20-34 Lyppiatt Road











Item 1 - Planning Application Number 16/02986/F – Bristol Zoo Gardens Demolition of Existing Canopy and Creation of Single-Storey Restaurant Extension. Alterations to Existing Pedestrian Entrance from Northcote Road and Creation of Pedestrian Crossing


Officers introduced this report and explained that the floor plans for this application remained the same since the last meeting. They stated that they believed that the issues raised in the original reasons for deferral of the scheme had now been addressed and that the scheme should now be approved. Members’ attention was also drawn to the issues raised in the Amendment Sheet.


Councillors made the following comments:


(1)        The scheme should now be supported. The two additional conditions proposed by one of the speakers under the Public Forum facility relating to pedestrian access and that the windows remain fixed during the evening should be included within the decision;

(2)        The scheme was strongly supported. The Site Visit showed that the zoo could now be kept viable;

(3)        It was encouraging that it would now be possible to view the clock on the site. Whilst there were some concerns about the welfare of the animals on the site, the experts’ view that these needs could be met was acknowledged.


Officers indicated that the issues relating to pedestrian access were addressed under existing conditions but agreed that an additional condition could be added indicating that the windows should remain fixed shut after 6pm for any evening event.


Councillor Breckels moved, seconded by Councillor Sergeant and it was


Resolved (7 for, 0 against, 0 abstentions) – that the Planning Application be approved including an additional condition indicating that the windows remain fixed shut after 6pm for any evening event.


Item 2 - Planning Application Number 16/00828/F O+M Sheds, Welsh Back Proposed Retention and Repair of the Two historic buildings O & M sheds, including reconstruction of the northern gable wall of O Shed, provision of new roofs, and associated surrounding landscaping for the purpose of providing three restaurants (within A3 use class) and outdoor seating area to Welsh Back.


Officers gave a presentation on the application and made the following points:


(1)        Planning Permission had been given in 2009 to a similar proposal

(2)        The door seating area would not be used after 9pm

(3)        Additional Conditions set out on the amendment sheet were proposed;

(4)        It was proposed to re-lay the area outside the site with cobblestones and repair the area outside the restaurants. There would remain a minimum 5.5 highway width, with proposed iron kerb wedges;

(5)        Storage for refuse would be provided through Eurobins and storage space being provided within the sheds;

(6)        7 official parking spaces would be removed from the site;

(7)        The Plane Tree would be retained with conditions for Tree Protection conditions;

(8)        Delegated Authority would be sought to amend Condition 21 to require a technical highway drawing and required installation of metal windows;

(9)        Conditions were proposed to control when the units were serviced;

(10)      Using the cantilevered decking system, this  ...  view the full minutes text for item 7.


Date Of Next Meeting


It was noted that the next meeting would take place at 2pm on Wednesday 30th November 2016 in the Council Chamber, City Hall, College Green, Bristol.