Civic Society Comments

Bristol Civic Society response to the St Mary le Port Brief

Mr JS Reichel
Principal Projects Officer Special projects
Central Support Services
B Bond Smeaton Rd
Bristol BS1 6EE

21 Feb 06


Dear Mr Reichel

St Mary le Port

Thank you for your letter of 6 February and the consultation report.
At the consultation workshop you indicated that you would welcome further comments that summed up our views in a way that was not possible at the workshop itself.
As regards the choice between the three short-listed developers . we have considered the material presented. the Developers brief and the requirements of the site and our conclusion is in favour of Amec ; you are welcome to report this to members.
The Society's Committee has asked me to give a little more detail on the following points

--Financial return and delivery-

1 The financial soundness and track record in delivery of Amec is to our knowledge at least as strong as the other developers . In principle the financial return to the Council should be as high with Amec as with the others.

--Planning requirements -

2 The Amec proposal best responds to the requirement for a truly mixed use, pedestrian friendly, and sustainable land use scheme. Business and residential uses are mixed both horizontally and vertically and retail uses are used to encourage footfall through the site from St Nicholas Market through St Mary le Port square to Broadmead. A series of street level uses ensure natural surveillance . The scheme concept rightly began with the design of public space and built around that ; rather than public space being merely "what's left".

3 The development concept best responds to the requirement to respect the surrounding context. The fine grain vertical interval and height to the buildings reflects the character of Wine Street and High Street , and allows the landmark churches to remain landmarks.

4 There is no attempt to reflect the higher existing building in the Brewery area and the gateway area North of Bristol Bridge seems less heavily committed to the possible requirements of Burges Salmon (the consultation response seemed very concerned about that area and there should be no pre-commitment to that firm without a less bulky and monolithic scheme being negotiated.

5 The Amec concept best responds to the requirement to maximise the function and visual excitement of the waterfront , with the building line well set back from the quayside . The restaurant descending to the lower level provides an exciting "honey pot" for pedestrians.

--Sustainability-

6 This scheme responds to the need to reduce car dependency in new residential development in the city centre , in line with Council policy.

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On a different subject, it was startling to hear that apparently a significant part of the site might not be developed for a considerable period . There is a key requirement for comprehensive development. Surely the documentation could stipulate a period for commencement of development, in default of which the Council could resort to compulsory purchase?

Our Committee is concerned that the developer selection should not be based solely on economic criteria . As well as the foregoing points , I was asked to send you copies of the following as a reminder of our views on some of the key factors for the site
- Society's letter dated June 15 2004. To read, click Here.
- Notes "Redeeming the City's Lost Historic Core", prepared for a Consultation exercise about the site in March last. To read, click Here.

Yours sincerely

GJ Tucker, Hon Secretary

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Letter from the Chairman 18/07/06

High Street/Wine Street/Castle Park

Post war reconstruction east of High Street and south of Wine Street sadly missed the opportunity to restore Bristol's historic heart. Insensitive, large scale office development sterilised the area. The intimate street pattern was lost and the church of St. Mary le Port was left and virtually inaccessible.

Bristol Civic Society actively campaigned, with the support of thousands of people, against the disastrous Norwich Union and Bank of England buildings. However, we feel it is too early to condemn new proposals for this area before they are off the drawing board. It is part of the Council's policy framework for this part of Bristol that there should be development on the High StreetlWine Street site and over the last few years, the Civic Society with other interested parties has been urging the Council and prospective developers to seize the opportunity to restore Bristol's centre piece. We want to see an imaginative, mixed use development which:

. Restores a high cross
. Has an inspiring building on the site of the Dutch House
. Reduces the width of High Street and Wine Street
. Has a rich variety of building styles
. Provides high quality intimate pedestrian routes through the site
. Allows St. Mary le Port to become a feature on the pedestrian routes
. Allows the historic spires and towers of the City's churches to be seen as landmarks on
  the City's skyline.
. Makes a positive contribution to the townscape at this important gateway from Bristol
  Bridge.

Castle Park is indeed an invaluable resource and the Civic Society has pressed for a strong and permanent eastern edge to any development which we would expect to be drawn to the west of St Peter's. Development must also contribute to the enhancement and maintenance of Castle Park within a framework for comprehensively managing the Park.

Many questions will need to be raised when development proposals come forward but we must also ask ourselves if we want this area to continue to be blighted by the Bank of England and Norwich Union buildings and if we want to take an opportunity to restore and revive this lost quarter of Bristol's historic heart.

John Payne