Plans for 221 homes approved despite fire safety concerns

Plans have been approved for hundreds of flats blocking the famous view of Totterdown despite serious fire safety concerns.

Donard developers now have permission to build 221 apartments between York Street and Mead Street, on the former site of Bart Spices warehouses, spread over three blocks.

But one block only has a single escape route, leading to official calls for major design changes.

The other two blocks would reach 11 storeys in height, with objectors arguing they will obstruct the view of the colourful houses on top of the Totterdown escarpment, taking away the “soul and charm” of the area.

Another issue is many flats would only have windows on one side, with limited natural light.

Local residents and council planning officers urged Bristol City Council’s development control to refuse permission, at a meeting of the development control committee, on Wednesday.

But councillors said the need for housing outweighed the issues with the designs.

The Mead Street development on the corner of York Road and St Luke’s Road has been given the green light – image: POD Architects

Gael Alen, a local resident, said: “The view of the Totterdown escarpment is an important part of the topography of Bristol. The coloured houses of Totterdown are often used to promote Bristol.

“If you build high-rise buildings in front of this view, it would take away the charm and soul of the area. Please help save the view and refuse this planning application.”

The health and safety executive said changes were needed to the designs of the building due to fire safety concerns and a lack of safe emergency escape routes. Block C would only have one escape staircase, which goes against fire safety standards.

But the new apartments could have their designs changed without a new planning application being made, according to council planning officers, to address these fire safety issues. The apartments would also need signing off by building control, to check their safety, before any future residents were allowed to move in.

Just under half of the flats would have windows on only one side, known as “single aspect flats”.

Planning officers warned councillors this would create several problems, including the need to use electric lighting even in the middle of the day, and overheating during the summer due to a lack of ventilation.

Defending the buildings’ design, Jonathan Bethel, from POD Architects, said: “We have designed the scheme from the outset to ensure there are still views to the escarpment. However the simple fact is you can’t build much in this particular location without impacting on those views.”

Councillors admitted that the scheme had many benefits, including building new housing on a derelict industrial site, with good walking, cycling and public transport links.

30 per cent of the flats would also be classed as affordable housing, with the rest priced as “discount to market rent”. The need for affordable housing appeared to trump the problems with fire safety and lighting.

John Geater, a councillor for Avonmouth & Lawrence Weston, said: “My concern is if we refuse this, what will happen is we’ll get a reduced height in a planning application that comes back, so that it gets around all the design rules and the places will be bigger.

“But there’ll be 10 per cent affordable housing because they’ll knock off all the affordable housing in order to make it compliant and a lovely design.”

Residents raised concerns the new buildings will obstruct the view of the colourful houses on top of the Totterdown escarpment – photo: Miranda Walker

Not all councillors were in favour of granting planning permission.

Ed Plowden, a Green councillor for Windmill Hill, said: “When you’re reliant on things like shiny paint to get your light levels up, I don’t think that’s great. I really worry about the quality of accommodation for people who will be living here. This has been rushed through and there are loose ends about whether it’s safe to live in.”

The York Street apartments form one part of the wider Mead Street redevelopment, which will eventually see about 1,500 new houses built in the area stretching along York Road from Bath Road to St Luke’s Road.

A long delayed development brief was signed off by the council’s cabinet earlier this month, which should influence future planning applications in the area.

The development control committee voted six to three to approve the plans.

Councillors voting to grant permission were: Richard Eddy, Tom Hathway, John Geater, Philippa Hulme, Farah Hussain and Chris Jackson. Voting against were: Andrew Varney, Fi Hance and Ed Plowden.

Main image: POD Architects/ Bristol City Council papers

Alex Seabrook is a local democracy reporter for Bristol

Read more: Plans for 221 homes on former Bart spices site recommended for refusal 

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