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From the Newsletter- October 2004 |
TOWN CENTRE CRAMMING
The Council Responds
Recently there has been individual criticism of the Council on inner city cramming. In a letter to the Editor, Steve Perry, Head of Planning Services, defends the Council's record.
Dear Editor,
I was disappointed to see David Sutton's article, "Are there any limits to town centre cramming?" given front page cover in the July 2004 issue. In giving a narrow and at times ill-informed perspective on the complex issue of urban regeneration, it will have misled Civic Society members as to the reality of the situation. There are three main points I would like to make:
1) Tall Buildings A draft policy was published for consultation in April 2004. There has been considerable response and informed debate, as well as an interactive website (www.bristol-city.gov.uk). A revised draft is now on the website, with the intention of finalising the policy by the end of ecember. Mr Sutton's insights have contributed to this debate, but it is unfortunate that he felt it necessary to create a "head-to-head" with the city council over this matter. The workshops and vast majority of comments received, have been positive and thoughtful, and bode well for achieving a broad consensus of agreement.
Mr Sutton says that developers are "becoming smarter at town cramming" - we are certainly receiving an increasing number of "over-intensive" applications. These are duly refused, resulting in an increasing proportion of planning applications refused in the last year. The examples Mr Sutton cites all went to the DC (South) Committee and were decisions which were finely balanced. They were ultimately approved, as the bulk and massing were considered acceptable, and there is a need for single-bedroom accommodation in the area concerned.
2) Urban design strategy The Bristol Local Plan policies, and supporting documents (eg: conservation statements, the design guide for domestic house extensions), provide a clear framework for guiding and promoting good design. In the city centre, this is further developed through the City Centre Strategy. These documents are currently being updated, although the basis of what now exists is sound, as has been demonstrated by the overall quality of development, regeneration and restoration achieved across the city in recent years. Bristol is a complex city of diverse character, and context is everything. Providing the framework for interpreting this locally, rather than through over-prescriptive policies, is the approach which the planning authority has generally taken. Mr Sutton may challenge judgements on specific applications, but, in my view, the framework in place for making them is sound.
3) The process of regeneration Mr Sutton calls for me to be replaced by someone who "doesn't always roll over for developers"! It may surprise him, but I am also criticised by other interests for being too demanding in respect of the quality of design we require in Bristol! Look around your city, and I am confident that you will see a place whose built environment is generally in better health now than it was 5-10 years ago.
Mr Sutton criticises the scheme emerging at Bedminster roundabout for its "scale and banality". This site had been derelict for over twenty years. Officers worked hard with the developer to create a scheme which will not only relate to the existing adjacent buildings, and give appropriate scale to this "gateway" to Bedminster, but, crucially, is also financially viable. I would suggest that Civic Society members view the site and make up their own minds. This scheme, along with the nearby mixed-use development on Bedminster Parade, which includes a new library and restoration of the derelict old Police Station, will contribute enormously to the regeneration of this part of Bedminster.
Mr Sutton also criticises the city council for not getting sufficient affordable housing. He ignores the fact that we are not dealing with open, greenfield sites in Bristol, but often complex regeneration packages which require major infrastructure investment and other substantial development costs. Mr Sutton's simplistic approach would result, in my view, in less affordable housing being delivered, as there would be a significant reduction in much-needed regeneration investment actually taking place.
This letter can only scratch the surface of the issues which Mr Sutton raised. It may surprise him that he is not the only one who cares! Officers and members who are directly involved in often complex and difficult decisions, do actually care a great deal about securing benefit for our wonderful city, and work very hard to try and achieve this. Contrary to what he thinks, the city council has demonstrably achieved a lot in recent years, often in partnership with public, private and community sectors.
Yours sincerely
Steve Perry
Head of Planning Services
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