Plans for 221 homes on former Bart spices site recommended for refusal

The first of the Mead Street development schemes to be brought forward has been branded an “eyesore” that is too high by objectors.

Bristol City Council planning officers have recommended the latest plans to build 221 on the former Bart spices site be refused on the basis that they are not of good enough quality to justify the density and that the “level of harm” fails to outweigh the benefits.

But developer Donard Homes bosses have hit back at the assessment, arguing that “if Bristol is serious about addressing the housing crisis it needs to be saying yes to all applications that deliver much-needed affordable homes”.

The revised scheme on the corner of York Road and St Luke’s Road in Bedminster would include flats to rent in blocks of up to 11 storeys high – 30 per cent of which would be affordable – and commercial units on the ground floor.

It has met with vocal opposition, with more than 300 people submitting objections to the council and more than 4,000 signing a petition objecting to the height proposed as part of the overall Mead Street regeneration area.

Developers Donard Homes have changed the number of new homes from 244 to 221 and slightly lowered the height in response to feedback – image: POD Architects/ Bristol City Council papers

The brownfield site lies within the Temple Quarter Enterprise Zone, as well as the area covered by the Mead Street Development Brief, which was recently approved by cabinet and sets out a vision for the regeneration of the street to “deliver a new neighbourhood with a mix of new homes and workspaces, green space and sustainable travel options”.

In a report on the first scheme to go up for a decision, planning officers state: “It is recognised that the application would make a significant contribution towards the city’s housing delivery targets and includes affordable housing.

“However, this harm that would arise from granting planning permission is considered to significantly and demonstrably outweigh this benefit.”

Concerns were raised about the density and height of the buildings, lack of aspect and limited light, among other things.

The report concludes: “Overall, it is considered that the quality of the living accommodation on this site would be compromised.”

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Read more: ‘Details needed on height of 1,500 new homes in front of famous view of Totterdown

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Much of the development would be set out in an ‘E shape’, with the three highest blocks standing at 11, 11 and seven-storeys respectively. There would be a landscaped public realm between the buildings, new vehicle access off Mead Street, parking for 344 bikes and limited car parking provision in a basement level.

The final decision on whether or not to grant permission for the scheme rests with the council’s development control committee, which meets on August 24.

Donard Homes bosses say the amount of green space within the scheme is the equivalent to five-and-a-half tennis courts and that they are proposing to plant 44 new trees, with a “biodiversity net gain of 96.4 per cent”.

They have also pointed out their scheme is the same height as the approved Silverthorne Lane development, which sits within a conservation area.

The company claims that while 30 per cent of the homes will be “policy-compliant affordable”, an additional 36 per cent will be available to rent a “affordable discounted rates”.

The former Bart spices HQ on York Road has already been demolished ready for new homes to be built – the company has consolidated all of its operations in Avonmouth – photo: Ellie Pipe

A spokesperson for Donard said: “We profoundly disagree with officers. We’re a private developer, but we’re proposing to deliver two-thirds affordable homes on this brownfield site.

“All the homes would meet national space standards, all would have their own private balconies, all would be really lovely and energy-efficient homes, with 23 three-bedroom family homes included.

“We’re investing heavily in sustainable transport too, with very low parking levels and 344 secure bike storage spaces. And we’re plugging into the Bristol Heat Network.”

Donard bosses say that while many of the objections relate to the impact on the views, they have been careful to design so “there are views through and over some of the buildings”, arguing that even a development of a few storeys would still change those views.

Main image: POD Architects

Read more: Major plans revealed for Bart Spices site

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