Agenda item

Variation of Condition 1 and Condition 6 attached to planning permission 13/01140/X : to allow use of land for controlled overflow car parking by Bristol

Zoo Gardens for a period of 3 years.

Agenda Item 7 (a) – Planning Application Number 16/06311/X – Land Off Ladies Mile

Councillor Mike Davies arrived after the Public Forum session for Ladies Mile had started and so took no part in this item.

Officers made the following points as part of their presentation:

(1)        Details of the layout of the site and the application history were provided;

(2)        The number of days for which permission had been granted was gradually decreasing: 55 days in 2014 and 45 days in 2016, with the current application seeking 40 days in 2017, 35 days i9n 2018 and 30 days in 2019;

(3)        There had been a very large public response to the proposals (approximately 915) with 456 written comments against. Late representations had been received from Business West, Avon Wildlife Trust and a joint submission from five organisations: Downs for People; Bristol civic Society; Open Spaces Society; the Ramblers’ and the Redland and Cotham Amenities Society;

(4)        A revised Travel Plan had been prepared in April 2017;

(5)        Issues that needed to be considered included the principle of allowing car parking on the Downs, access and movement and the impact of tourism on Bristol;

(6)        It was acknowledged that permanent use would be unacceptable;

(7)        Since 2009, the hoped for modal shift had not been achieved. The main zoo clientele were young families who needed to park close to the zoo;

(8)        The number of visitors by bus was disappointing, although the zoo was now offering a new concession of a 33% discount if travelling by bus;

(9)        The zoo estimated that the loss of overspill could cause a downturn on current revenue and was an important visitor attraction for the city;

(10)      The zoo had indicated that this will be the last time they apply for temporary car parking. This, together with the gradual reduction in the number of days requested and a commitment to review travel plans annually, showed good will on their part;

(11)      A bespoke Park and Ride scheme had been introduced in Summer 2014 but had very low usage – less than 25% (about 4 people). In 2015/16, route 901 had been funded to travel from the Portway to the Zoo (including subsidy on Sundays and Bank Holidays);

(12)      Other incentives were being considered and analysis of traffic measures also had taken place – however, the turnover of buses to get people to the zoo was not viable. There was not sufficient turnover of people using buses to make current use viable;

In response to Councillors’ questions, officers made the following points:

(13)      It was noted that Bristol Zoo paid £7,500 per annum to the Downs Committee for the temporary use. Officers stated that the amount of rent paid by the zoo was not a material planning consideration and that the Committee must not blur its responsibilities with those of the Downs Committee. The zoo estimate that they would lose £500,000 in income from visitors who use the temporary car parking;

(14)      A day bus ticket for 5 people travelling together in the Inner Zone was £8 with children under 5 being free;

(15)      Bristol Zoo was likely to rely on permitted development rights beyond the end of the temporary permission period. Whilst this was a complex area which required legal advice, officers believed that the zoo would potentially benefit from a 28 day allowance but further legal advice was needed to confirm this. This specific matter was not critical for making a decision on the current proposals at this point in time;

(16)      Councillors could consider agreeing a resolution which stressed the importance of a decision on any potential renewal of the application before the May 2020 local elections. So that a future decision could be made by the same Committee in the interest of consistency;

(17)      Any future decision could be made contingent on public transport but rent could not be conditioned;

(18)      Discussions were ongoing between the zoo and various parties concerning transport solutions;

(19)      It was not possible to condition any approval of the application with a requirement that this is the last time that an application would be permitted since anyone had the legal right to submit an application at any point in time.

Councillors made the following points:

(20)      Parking should not be taking place on the Downs. It was not acceptable that the Downs Committee was earning money by breaking planning law. It was disappointing that it was not possible to require any permission to be granted rent-free with Section 106 funding to be given instead. The Zoo needed to explain why, if they would not put forward another application in 2019, they needed to have an application now;

(21)      Whilst the current situation was not ideal, it was important to maintain a sense of proportion. Whilst the price of tickets was encouragingly reasonable, it still remained difficult to easily get to the zoo by bus for many people. The zoo’s decision not to request a future extension was significant;

(22)      The zoo seemed to be getting a very good deal from the current arrangement;

(23)      Whilst parking on the Downs was not appropriate in principle, this was a difficult issue. The application would take up less than 1% of the area of the Downs for a month. Many people still needed to get to the zoo by car;

(24)      Parking needed to come to an end. This needed to be the final time that this application came forward. Groups such as Destination Bristol should be encouraged to examine the possibility of a tourist Park and Ride Site that served other key attractions such as SS Great Britain;

(25)      Whilst there was great love for these two institutions (the Zoo and the Downs), it was difficult to see how things could improve in 3 years’ time;

(26)      There needed to be a condition requesting a viable plan for alternative transport provision for 2019.

Councillor Jo Sergeant left the meeting at 3.10pm, as previously advised, to go to a prior appointment.

Councillor Harriet Bradley moved, seconded by Councillor Chris Windows and upon being put to the vote it was

Resolved (6 for, 1 against, 0 abstentions)) that the application, together with alterations on the amendment sheet, be approved.

It was further moved by Councillor Chris Windows, seconded by Councillor Kye Dudd and upon being put to the vote, it was

Resolved (unanimously) that the Committee has the following expectations:

(a)        regular stakeholder meetings to take place;

(b)       transport plan to be in place as soon as possible;

(c)        any further application to come to Committee before end March 2020

(d)       exploration of a Park and Ride service for various Bristol attractions (with Destination Bristol).