Agenda and minutes

The Chair welcomed all parties to the Meeting.

Apologies for absence was received from:

·       Councillor Fabian Breckels substitute Barry Clark

·       Councillor Clive Stevens substitute Fi Hance

·       Councillor Paul Goggins substitute Hibaq Jama

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

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

The following Declarations of Interest were received and noted:

·       Councillor Wright lives locally to both applications but confirmed he was not predetermined

·       Councillor Steve Smith declared contact from the developers but was not predetermined 

·       Councillor Stephen Clarke as ward member attended a number of consultations on the developments for Bedminster Green area and was not predetermined

To agree the minutes of the last meeting as a correct record.

Resolved: that the Minutes of the meeting held on the 2^nd September 2020 be confirmed as a correct record and signed by the Chair.

To note appeals lodged, imminent public inquiries and appeals awaiting decision.

The Head of Development Management introduced the report and summarised if for everyone.

To note recent enforcement notices.

The Head of Development Management introduced the report and summarised if for everyone.

Up to 30 minutes is allowed for this item.

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 democratic.services@bristol.gov.uk and please note that the following deadlines will apply in relation to this meeting:-

Register to Speak by Noon Monday 28^th September: The meeting will be held via Zoom meeting app FOR THIS MEETING  we ask that you let us know by Monday whether you intend to speak to your statement or question, which you must submit as outlined below.  This will greatly assist us manage the flow of the 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 24^th September.

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 29^th September.

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 Public Forum Statements in advance of the meeting.

The Statements were heard before the application they related to and were taken fully into consideration by the Committee prior to reaching a decision.

The Committee considered the following Planning Applications:

The Head of Development Management and his representative gave a presentation and summarised the report for this item.  This application relates to the land to the east of Little Paradise and the west of Stafford Street Bedminster, South Bristol.  The demolition and redevelopment to provide 2 new buildings (3-16 storeys) comprising 295 no. build-to-rent residential apartments including flexible gym, flexible activity space, concierge and residents lounge.  21 residential apartments for affordable housing with related landscaping, public realm, bin storage, plant areas and cycle parking.

The Planning Officer referred Members to the updates in the Amendment Sheet, relating to updates in relation to: comments on the application; City Design Group – position remains as per the report in objection; the Planning Agreement has had a further obligation added regarding the scheme remaining a private rental scheme for at least 15 years; conditions: added, amended and the addition of list of approved details; advice added regarding future occupiers would be ineligible for future resident parking permits.

a)      The application is a part of the Bedminster Green Framework that was endorsed by the Cabinet; that 2 applications, to date, had come before Committee and both found to be unacceptable;  Officers had worked with the developers to mitigate concerns and are happy that the scheme delivers in a way that would benefit the wider Bedminster Green development.

b)      The Transport Development Manager shared with the Committee the Transport & Highways aspiration for the access and movement of people around the Bedminster Green framework together with the Transport objectives for the A38 & Bus priority that future development would enable.

c)      The Planning Obligations Manager addressed Committee on the matter of the precedent set with regards to the matter of stamp duty land tax following a decision of the Planning inspector in respect of the ND6 appeal.  The viability should be conducted in accordance with the RICS guidance, which states that SDLT should be included.

d)      The matter of the viability report was addressed:  Members were reminded that the concept of built-to-rent was new to Bristol.  The percentage range given for the Operating Expenditure OPEX for the development of 26.5% to enable the affordable housing calculation is said to be reasonable.

e)      The key issues: the development location in relation to St Catherine’s Court,  there is 11.5metres between the two properties; and 12 metres in relation to Stafford Street; that 194 dwellings (62%) meet the space standard; 240 apartments would have a balcony area by way of private amenity; clarified that the studio units would be open plan with a divider rather than a formal wall; the development has communal amenity space; 112 apartments would be dual aspect, with additional 76 apartments benefiting from a second aspect via a ‘slot’ window; future proofed to connect to the District Heat Network; and acceptable in regard to contamination, flood risk and air quality.

Questions for Clarification:

f)       The Bedminster Green Framework is not a development plan document or a formally adopted SPD; the framework was drafted in consultation with  ...  view the full minutes text for item 42.

The Head of Development Management and his representative gave a presentation and summarised the report for this item, for the construction of a new public car park on the existing Little Paradise car park site.

The Planning Officer referred Members to the updates in the Amendment Sheet, relating to updates in relation to: comments on the application; updates on matters relating to design and landscape have been provided – relevant comments regarding issues as being resolved; update to conditions; and conditions added: relating to phasing; trees; archaeology- as well as amends and deletion of some conditions not considered necessary/applicable.

Since the Amendment Sheet was issued, the Tree Officer has reviewed the updated Arboricultural Assessment and has requested three further conditions to those listed in the Amendment Sheet for: Arboricultural Supervision; Tree Planting Pit Details; and Tree Planting Plan.

a)      There are 110 public car parking spaces and 18 blue badges car parking spaces that will be consolidated into 90 public parking spaces as the Bedminster Green plots are developed and this application will consolidate lost parking into this site.  It will include 18 blue badge spaces, 6 electric vehicle car club, 66 public parking spaces and electrical vehicle charging points, CCTV and lighting.  As a council asset it will be maintained and managed by Bristol City Council Parking Services included in the development electronic real time notice board advising on available spaces in the area.

b)      Officers looked to committee to grant the application.

Questions for Clarification

c)      The NCP car park located at Dalby road would be removed and is subject to an pre-application enquiry; that the Dean Road carpark that has fallen into disrepair does not form park of the framework and is in private ownership.

d)      The air quality impacts from this development would be negligible.

Discussion

e)      Cllr Mike Davies noted that overall there was a reduction of parking spaces across the scheme and this application consolidates the car park to one area.

f)       Cllr Steve Smith noted and sympathised with the objectors; noted the relationship between the apartment block development and the need for the car park as one of the many benefits that the development would bring to the area.

g)      Cllr Olly Mead commented that it was well designed for a car park, both functional and brought improvement for users with disabilities; concern about encouraging people to drive to the area.

h)      Chair noted the benefit to the overall reduction in car parking sites; the addition of electrical car charging points and the blue badge parking.

i)       Cllr Stephen Clarke was unable to vote for  this as there was a need to provide an alternative to car parks.

j)       Cllr Fi Hance looked favourable on the development that allows for fewer cars by delivering fewer car parking spaces.

k)      Cllr Smith proposed, seconded by Cllr Hickman to support the Officer recommendation to grant the application.

l)       When put to the vote:

m)    Resolved (8 For; 2 Against; 1 Abstention) that the application be  ...  view the full minutes text for item 43.

28^th October 2020