Plans refused for ‘luxury’ retirement village at former school

Plans to convert a former special educational needs school in Bristol into ‘luxury’ retirement flats have been refused.

Developers had applied for permission to convert St Christopher’s School in Westbury Park, which opened seven decades ago, into 116 apartments.

The plans would have seen the historic school buildings converted into ‘extra care’ apartments, and several new buildings constructed too.

Twenty-five apartments would be built inside converted Victorian villas along Westbury Park, and 91 apartments would be in new buildings, the tallest of which would reach five storeys.

Councillors on the development control A committee voted to refuse planning permission on Wednesday, due to too many buildings squeezed into the site, causing issues with a lack of daylight; and the damage to trees and local wildlife.

Concerns from locals also included a complete lack of affordable housing, the loss of much-needed education provision for pupils with special educational needs and disabilities (SEND), and the increase in parking pressures on nearby residential streets.

But developers told the committee that their plans would benefit the local community.

Plans have been refused to turn the former St Christopher’s School into a ‘luxury’ retirement village – photo: FORE/ Amicala/ Socius 

Sarah Trahair-Williams, associate director at the FORE Partnership, said: “We are proud to be delivering much needed, personally designed homes for our ageing population to live independently for longer.

“The project will be net zero in operation; respectively restore a listed building, Grace House; and provide a biodiversity net gain including 109 new trees.”

“We’ll continue to create a positive social impact, including housing 90 young adults and 12 refugees, providing a vaccination centre in partnership with Whiteladies Medical Centre, and running programmes with local groups.

“This large brownfield site in a sustainable urban location is a critical opportunity to provide desperately needed solutions.”

The plans included chopping down about 40 trees on the site, although the developers promised to plant more than 100 new trees in replacement.

Developers had hope to turn the former special educational needs school into 119 apartments – photo: FORE/ Amicala/ Socius

Campaigners and council officers were also concerned that some of the new buildings would damage the roots of a large veteran tree, but the developers disputed this.

Mark Ashford, from St Christopher’s Action Network (SCAN), said: “How can a developer boast of having green credentials, but be hellbent on chopping down so many trees in a conservation area in a climate crisis?

“How can a developer boast about restoring Grace House, but concrete the hell out of its surroundings?

“How can anyone boast about tackling Bristol’s housing crisis, but argue so vehemently against affordable housing and price all flats out of reach of most Bristolians?

“The developers have failed to listen to what the community has been saying for the last two years. These plans are a complete mess and our community and city deserve much better.”

SCAN commissioned local architects to develop an alternative scheme, with two and three-storey buildings, 75 new homes including 40 per cent affordable, SEND provision in Grace House, and a community garden for the local primary school.

Campaigners from St Christopher’s Action Network called the plans “a complete mess” – photo: SCAN

St Christopher’s School was a residential Steiner school which opened in 1945 and closed in March 2020, providing almost 50 places for pupils with complex educational needs and disabilities.

Bristol is currently facing a shortage of places for pupils with SEND, while demand is rapidly rising.

The developers said they would pay £550,000 to the council to make up for the loss of SEND provision. This would go towards seven new places at the nearby Claremont School.

Although council staff agreed this complied with policy, some critics asked if the relatively small sum was enough.

Other concerns included parking pressures and the concentration of elderly accommodation already in the area.

Of the 69 parking spaces in total, campaigners said only 24 spaces would be provided for about 200 residents, with the rest of the spaces for staff and visitors.

Alex Seabrook is a local democracy reporter for Bristol 

Main photo: SCAN 

Read next:

• Plans for ‘luxury’ retirement scheme recommended for refusal
• ‘Disappointing’ revised plans for north Bristol retirement village
• Protesters gather to advocate for special educational needs reform

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