£40m Greenbank development in doubt
A £40 million plan to redevelop the former Elizabeth Shaw chocolate factory in Bristol has been thrown into doubt.
Developer Squarepeg wants to build 252 flats and houses, offices, a youth hostel and cafe on the site in Greenbank.
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An artist's impression of the scheme
But councillors at a planning committee yesterday decided to put the scheme on hold because it did not include enough affordable housing – homes which people and families on low incomes can afford.
Squarepeg originally planned to make 30 per cent of the housing – around 76 homes – affordable but because of the downturn in the property market this has been dropped to just six per cent, or 15 homes.
Councillors decided this wasn’t good enough and said although they were minded to approve, the developer had to look at the numbers again and come back with a fresh proposal on April 1.
Squarepeg was also asked to iron out the details of its section 106, a planning agreement required as a part of all major developments that sees companies spend an agreed sum of money on improving schools, highways, parks or providing public art.
The company had requested a reduced section 106 contribution in light of the current economic climate, but negotiations had not been completed before the meeting.
Squarepeg says its private funding for the scheme may not still be there in two months time, which puts the whole scheme at risk, and the 600 jobs it estimated that would be created.
The scheme had been recommended for approval by officers, despite objections from local residents and a 781-signature petition.
Many are concerned about the potential loss of a section of the Bristol-to-Bath cycle path that is included in the proposals, and the possibility of traffic calming measures that could be installed on the popular route as a result.
Greenbank residents Amanda Lane, 53, and her 13-year-old son Patrick McInally both read out statements to the committee.
Patrick said: “There are many things that infuriate me about the planned development.
“One being the way Squarepeg intend to build over the greenery on the cycle path and replace it with concrete and a small amount of modern day trendy planting, completely out of keeping with the rest of the track.
“Currently foxes, birds and butterflies use this part of the cycle track and the new development will completely ruin this.
“Another big concern to me is the way Squarepeg intend to keep a big part of the current dirty old factory building and insert piles of one bedroom flats into it.
“This in my opinion will not create ‘sustainable’ housing but overcrowded, inappropriate tenement blocks, which put me in mind of prisons and will ruin the neighbourhood.”
His mother said: “I have a whole number of specific objections relating to the increase in traffic, the loss of privacy in Carlyle Road and the increased pressure on our limited local amenities, but the point I really want to pick up on is Squarepeg’s attempt to annexe some of our precious cycle track.
“I deeply resent the fact Squarepeg want to privatise this public green space in order to enhance the green image and therefore the saleability of their overcrowded development.”
Some councillors said they shared concerns about the cycle path use but the main point of debate was the lack of affordable housing. Chairman Sean Beynon (Lab, Southville) said: “The level of affordable housing doesn’t even come close, even in these conditions. I don’t think it’s acceptable.”
After the meeting Squarepeg director Steve Storey said: “The members certainly acknowledged the merits of the scheme, but further delay in the decision-making process seriously endangers the funding and we are now waiting to hear if the bank is prepared to extend the funding arrangements for a further six weeks.”
3 Comments
by mark, bristol
Thursday, February 26 2009, 12:21PM
“I'm glad that a 13 year old boy can be so articulate in this matter and managed to get his point across to the planners. Nice one Patrick!!.
Personally, I welcome the redevelopment of this area but it has to be done in a sustainable way. Firstly, the design is hardly inspirational and is just plain boring. In my job, I see designs for these little box - like town houses all the time and it's a bit disheartening to see that architects don't seem to have any imagination. I call these town houses as opposed to George Ferguson and his 'cycle houses'. According to him, a cycle house has dedicated bicycle storage. So what?. I've seen dozens of designs for flats etc around the region which have bike storage - are they 'cycle' houses?.
Design issues aside, my main objection is the assimilation by proxy of the cycle path which would eventually become the residents 'back garden', which it isn't. It's a highly successful cycle route for commuters, so any housing should back onto it, like in Clay Bottom, with communal access points.
However, Squarepeg wanted to have the houses fronting directly onto the path which would require some form of traffic calming to avoid accidents. Could you imagine stepping out of your front door and directly into the path of hundreds of cyclists??. Wouldn't work, really, would it?.
Squarepeg need to completely redesign the whole thing. Put the houses back off the path, give them a little garden and have communal ingress/egress points at either end so that you can go in and out like a motorway service area. This will preserve the path (and hedge). And drop the factory buildings - who wants to be reminded of a factory?. Use your imagination to create something really green and sustainable. For example, in continental europe, car-free communities are being designed and some have even been built. This area could be really good, but the current proposals should be scrapped. The developers are cramming too much in, like in the 80's.
Oh, and by the way, Nickelodian is a childrens TV channel.”
by Patrick McInally, Greenbank
Saturday, February 21 2009, 7:50PM
“In reply to ¿J.J.¿
I am Patrick McInally and I am very surprised that ¿J.J.¿ objects to me exercising my democratic right to speak at council committee meetings. I am not actually opposed to the site being developed; I just think that cramming 111 one-bedroom flats and 64 two-bedroom flats into an old factory is completely inappropriate and unsustainable. I am also 100% against Square Peg¿s plans to hack away the greenery that runs along the side of the cycle track; a view I share with the other 780 people that signed a petition against building houses on the railway path.
I would like to finish by saying I might only be 13 but at least I have the confidence to give my full name.
Patrick McInally
PS. What is Nickelodian?”
by JJ, Greenbank
Thursday, February 19 2009, 9:16PM
“Perhaps 13 year old Patrick could present us with his solution for the factory site? A playground? a lego village? the world largest ice cream shop?? or big bouncy castle perhaps??? For goodness sake don't let this quality development slip through our fingers... Most cities/people around the world would be biting the developers hands off for this type of thing... what do we do, consult our 13 year old expert fresh from 12 hours of research on Nickelodian!!!!”