Please Note This Document Replaces the Previous Outline Business Case Template and Should Be Used for All Non-Transport Outline and Full Business Cases

Please note this document replaces the previous Outline Business Case template and should be used for all non-transport Outline and Full Business Cases. Please also consider the accompanying Business Case Guidance

Expectations at Outline and Full Business Case

Outline Business Case – this will confirm the strategic context, make a robust case for change and identify the preferred option for delivery from a shortlist of options considered based upon how well it meets scheme objectives.

Full Business Case – the project should be developed to a level where it is capable of being given final approval, including detailed design and having secured all necessary powers, consents and land to enable the delivery of the scheme.

Transport Schemes

Please note that submissions for transport schemes at Outline and Full Business Case should use the template and approach provided in DfT guidance.

A local guidance note has been produced to help promoters which sets out WECA expectations. This is available here and a summary is provided here

For these purposes a transport scheme is one that significantly changes the transport network infrastructure, whatever its objectives.

A letter from the Chief Finance Officer/Council S151 Officer in the form of that provided in WECA’s guidance should be provided.

Land Acquisition Fund Please have particular regard to the specific requirements in sections 2.1 & 4.2

1 West of England

Full Business Case Scheme: South Bristol Light Industrial Workspace

Originated Reviewed Authorised Date

1 Version 1.0 TT - - 10/07/20

2 Version 1.1 TT - - 13/07/20

3 Version 1.2 TT - - 16/07/20

4 Version 1.3 RM - - 17/07/20

5 Version 1.4 RM - - 22/07/20

6 Version 1.4 TT - - 24/07/20

7 Version 1.5 OR - - 30/07/20

8 Version 1.5 TT /RM/OR - - 31/07/20

9 Version 1.6 RM Kayode Olagundoye 17/08/20

2 Executive Summary

The project comprises the demolition of existing buildings on an industrial site owned by Bristol City Council and located adjacent to Hengrove Park and The Bottle Yard Film Studios, in South Bristol, and the development of up to 2610 m2 of light industrial workspace, comprising a 1740m2 ground floor area, with potential for an additional 870m2 of mezzanine floor space, and external areas for multi- modal, business-related access. It is proposed that 14 light industrial business units will be developed on the site with the potential for tenants to combine multiple units and/or add mezzanine floors where they require more space. It is proposed that the business units will be developed to a shell-and- core specification with the tenant undertaking the fit-out, to provide maximum flexibility for different uses.

The design of the units has included the options to remove internal walls in a proportion of units to combine them into larger units, and also for tenants to add mezzanine floors where not included in the base build. Features such as incorporation of spare rear louvers will allow for air extraction from units, if required for operational reasons. All units will benefit from full height roller shutter access to the front suitable for vehicular access, and two parking spaces. A mix of unit sizes will be provided from 79m2 to 167m2 to accommodate different requirements according to the sector and size of the business operation.

The site has existing access from both Whitchurch Lane and Bamfield will incorporate an internal private road between these. The project will aim to encourage travel using cycling; walking and public transport and discourage car use, which will be reflected in the number of parking spaces and the facilities provided / available for the tenant to incorporate. Electric vehicle charging points will be accessible to each of the units.

The development will take account of the need to be resilient to climate change and the Council’s citywide carbon neutrality target, which requires reducing carbon emissions as far as possible. The design is incorporating carbon neutral materials in construction and low energy / natural ventilation and where appropriate good natural light. It will aim to achieve a minimum BREEAM rating of ‘Very Good’.

A design report by AHR Architects, including all buildings and externals specifications and a developed cost plan are provided as supporting documents in Appendix 1.

In terms of the business operating model, the workspace is aimed primarily at the needs of start-up, early stage and growing micro and small businesses, where the entrepreneurs and businesses are already based in South Bristol and ready to ‘grow on’ from smaller or home-based premises, and so expand their output and employ new staff and/or apprentices etc. mainly drawn from local communities. Occupiers are anticipated from a mix of industrial sectors which are either emergent or longer established in the South Bristol economy, principally creative and media (including film/tv production), construction, engineering and light manufacturing. It is anticipated there will be demand for units from suppliers linked to the Bottle Yard Film Studios, which has plans to open new studios and expand production during the same timescale. Tenants will enter the workspace on a minimum

3 lease term of 5 years, and may be offered rent free periods of up to 6 months, subject to the time required to install plant and equipment, and/or a mezzanine floor, where that option is taken up. Additionally, local start up and early stage businesses will be signposted to investigate take up of the workspace by the South Bristol Enterprise Support project, which is co-funded by SUD ERDF and WECA, during the period April 2022 to March 2023. Businesses in these categories, as well as more established SME tenants, will also be encouraged to explore the wider portfolio of business growth and resilience support services available from the West of England Growth Hub. This support will be facilitated by Bristol City Council, mainly through the SBES project, but is not directly funded by this project.

The development will be located at 601 Whitchurch Lane, Hartcliffe, Bristol, BS14 OBH, on a circa 0.45 hectares site previously in industrial and warehousing (B2/B8) use, which lies immediately adjacent to The Bottle Yard Film Studios (to the west), and Hengrove Park (to the north). The adjacent Bottle Yard Film Studios are on a 7.9 hectares industrial site also owned and operated by Bristol City Council, and co-located with the Matthew Clark (drinks wholesaler) call centre. Also, to the east of 601 Whitchurch Lane, is the depot / warehouse of Hinton Rescue (breakdown and recovery services). Thus the development is located within an established cluster of employment sites, which benefit from good public transport links to Bristol city centre.

A planning application will be submitted in August 2020, with RIBA Stage 4 design work and the pre- tender cost estimate being completed by November 2020.

The programme for demolition and construction works will be informed by constraints:

Existing tenancy of 601 Whitchurch Lane – will expire, to provide vacant possession of the site in June 2021.

Filming of a new American drama series in adjacent Bottle Yard Studios, up to end of June 2021, with expectation of a second season running from late 2021 to June 2022.

The latest date for first tenants to fit out and take up occupation of units would be early 2023. The first year of operational trading will be 2023 with near full occupancy and the main outputs of the project achieved by December of that year. The detailed project programme can be viewed as a supporting document in Appendix 1.

The developer and operator of the workspace will be Bristol City Council Property Services, in conjunction with Economic Regeneration. Project Management will be provided by the Council’s Major Projects Service. External contractors will be procured for all capital works and for the initial

4 marketing and letting of units. The Council has an extensive commercial property portfolio, including industrial estates, and many years’ experience of managing similar multi-let properties, including the Avon Valley Business Park and Filwood Green Business Park, which are both in South Bristol.

There will be two main categories of beneficiary targeted: i) ‘start up’ and ‘grow on’ micro and small enterprises in a variety of industrial sectors based in South Bristol or, possibly, relocating from an outside area.

ii) local residents taking up employment or training, e.g. apprenticeships, created in the growing businesses operating from the units, especially residents from the communities of high socio-economic disadvantage around the site in the South Bristol Regeneration Area (see the map of this designation within the wider South area, provided as a supporting document in Appendix 1.

As stated above, the business beneficiaries are expected to be from a mix of newly emerging and longer established sectors in South Bristol including the specialist creative and media supply chain related to the expanding tv and film production activities at The Bottle Yard Studios, as well as the construction, engineering and manufacturing sectors which have a stronger presence in the South Bristol economy than the city or regional average. The quantifiable benefits of the project corresponding to the outputs set for delivery within the remaining ESIF / ERDF implementation period to 31st December 2023 are: - 2,175 m2 of new commercial floor space (use class B1C) built to BREEAM Very Good and climate resilient standards. - 13 SMEs (start up, early stage or more established) occupying the workspace - 28 additional full-time equivalent jobs created in growing SME occupiers - at least 14 new jobs or apprenticeships taken up by residents of local communities.

The quantifiable benefits increase over the medium to longer term up to December 2033 as follows: - up to 2,610 m2 of new commercial floor space (use class B1C) built to BREEAM Very Good and climate resilient standards. - at least 14 SMEs (start up, early stage or more established) occupying the workspace for lease terms of 5 years or more. - 100 additional full-time equivalent jobs created in growing SME occupiers and supply chain - at least 70 new jobs or apprenticeships taken up by residents of local communities.

5 1 Strategic Case

1.1 Project Description

The project comprises the demolition of existing buildings on an industrial site at 601 Whitchurch Lane, Hartcliffe, South Bristol owned by Bristol City Council and the development of up to 2610m2 of light industrial workspace (B1c use class), comprising a 1740m2 ground floor area, with potential for an additional 870m2 of mezzanine floor space, and external areas for multi-modal, business-related access. It is proposed that 14 light industrial business units will be developed on the site with the potential for tenants to combine multiple units and/or add mezzanine floors where they require more space. It is proposed that the business units will be developed to a shell-and-core specification with the tenant undertaking the fit-out, to provide maximum flexibility for different uses.

The project aligns to the EU’s Urban Agenda and Sustainable Urban Development (SUD) strategies prepared by English core cities, including Bristol, and co-funded by the West of England ERDF Programme 2014-20. As such, it links directly to the South Bristol SUD Strategy Priority Axis 3 (SME Competitiveness) which aims to provide new enterprise infrastructure and facilities to meet the needs of start-up and growing SMEs across a mix of industrial sectors in the South Bristol area, and to deliver economic and social benefits to the residents and businesses in the highly disadvantaged regeneration target area on its outer periphery centred on the wards of Filwood, Hengrove and Whitchurch Park, and Hartcliffe & Withywood. It is designed to complement the South Bristol Enterprise Support project (currently underway as a separate ERDF/WECA co-funded project until April 2023) which provide advice and support tailored to SMEs in both ‘traditional’ and emerging new sectors of the South Bristol economy.

Strategic objectives thus focus on needs and opportunities identified in the SUD strategy to: • build new workspace to address a shortage of incubation and expansion space due to high occupancy levels of local industrial estates and limited new supply of start-up and ‘grow on’ space in the South Bristol area, particularly the outer periphery. • support start-ups and local supply chain creation around planned investments by BCC and WECA in the nationally significant creative / media production and digital technology and facilities at The Bottle Yard Studios and Knowle West Media Centre.

6 • also potentially support the local construction and engineering supply chain, including off site modular manufacturing or assembly, and sustainable energy systems linked to on-going new house building in South Bristol, e.g. at Hengrove Park and Hartcliffe Campus, and to the Bristol Climate Strategy which aim to deliver net zero carbon targets by 2030. • create new and sustainable employment and apprenticeship opportunities in the SMEs assisted to grow in the new workspace.

SMART objectives of the project have been set to: • build up to 2,610 m2 of new commercial floor space (use class B1C) to BREEAM Very Good and climate resilient standards (with 2,175 m2 completed including mezzanine floors by Dec 2023, and 2,350m2 including mezzanine floors by Dec 2024). • provide workspace for 14 SMEs (start up, early stage or more established) • support creation of 28 additional full-time equivalent jobs in SME occupiers by Dec 2023 of which at least 14 new jobs or apprenticeships will be taken up by residents of South Bristol regeneration area communities. • support creation of a further 72 full-time equivalent jobs in SME occupiers and local supply chains, as they grow, by Dec 2033 (100 jobs with 70 local residents recruited cumulative total). 1.3 Rationale for Public Intervention

It has been concluded from market appraisals that there is little or no likelihood of smaller-scale workspace for the targeted early-stage SME market segments and in this disadvantaged area of South Bristol being delivered in the medium term by local or regional commercial property developers, and therefore public intervention is required.

There are two main sources of evidence underpinning the need to provide new build light industrial units in South Bristol based on relative market failure: i) business enquiries from SMEs or pre start-ups received by BCC and partner agencies;

Such enquiries (around 20-30 per year) are for premises of various use classes, and typically for small starter or ‘grow on’ units in the 800 – 2,000 sq. ft. size band. As these enquiries are generally from pre start or early stage micro-businesses, they are usually not routed via the main commercial property agents unless they are seeking locations in or close to the city centre, or medium to larger industrial premises in established industrial estates. Thus these smaller-scale premises enquiries are often relatively ‘invisible’ to the mainstream commercial property market, and, are, in any case, viewed as higher risk and less profitable for developers and agents to engage with, resulting in market failure or hesitation to provide for this segment. Where workspace has been developed by the private sector for business incubation, it tends to focus on one or more high tech, high-growth tech sectors, and located either in the city centre or a University campus / Science Park setting. And yet, when the public sector has intervened in previous years in South Bristol, such as the re-development of the Matthew Clark production facility to create The Bottle Yard Studios in 2010 and the new build Filwood Green Business Park in 2015 (both promoted by BCC), the light industrial units associated with these projects have been quickly taken up, and waiting lists have existed over 3 years+, pointing to the under-supply of such small-sized units in the area which is remote from Bristol’s main business districts, and the reluctance of the private sector to provide adequately for this vital, but riskier segment of the market.

7 ii) the Bristol Employment Land Study (BELS) commissioned by BCC during 2018-19, which has assessed the current supply and demand and trends for all types of office and industrial premises city-wide and for the South Bristol area.

According to the draft BELS, South Bristol is an active industrial market (B2 / B8, B1C uses) with relatively good take-up in recent years, including the estates around Hengrove, Hartcliffe and Ashton Vale, leading to high occupancy levels of ageing stock, and, in a number of cases reviewed by BCC, difficulties for expanding companies to find suitably-sized and higher quality ‘grow on’ space. However, there has been very limited new build stock – whether for smaller or larger units - delivered to the market to replace losses of industrial floor space, despite the expected boost to demand from completion of the South Bristol Link Road improving access to the south west of the area. This is evidenced by the annual Business Development Surveys published by Bristol City Council Planning Services showing the very limited net gain or overall net loss of floor space in the B1c and B2 industrial use classes from the completed developments over the last 3 years, as in the table below:

Year of survey B1C – sq. m B2 – sq. m net B8 – sq. m net All industrial uses net change change change sq. m - net change 2016-17 -832 +2042 -2576 -1366 2017-18 +101 +263 -4591 -4227 2018-19 +999* -2625 9029 7403 *note: change of use from B8 to B1c on a long established site operated by a large company, and not related to creation of small workspace units in the target area.

In the wider city context, the BDS 2018 highlights the longer term trend of industrial floor space supply with all property market areas, except Avonmouth, seeing net losses in floor space.

Although the BELS has concluded that there is active demand for both industrial land and buildings which should continue into the future, and potential for segments to grow, including small to medium light industrial and ‘last mile’ logistics centres, there has been little sign of developer appetite speculatively to build new modern industrial workspace, and to a high environmental standard, in South Bristol. The main areas of interest to industrial developers have been Avonmouth and the Bristol North Fringe. In this context, the opening of the Filwood Green Business Park in May 2015, with its 73 mixed small industrial and office units was a notable exception, as it was entirely financed by the public sector. Equally, the development of film /tv studios in re-purposed industrial space at The Bottle Yard, and their steady expansion since 2010, including accommodation for 22 creative media sector tenants, has been led by public sector interventions and against the general market trend. However, the pre Covid full occupancy and waiting list of entrepreneurs seeking units at both centres has proved there is a latent demand from micro-businesses and growing SMEs that is still not being met by the market. 1.4 State Aid Considerations

BCC Legal Services has applied the 4 tests for State Aid to the 3 types of project beneficiary, with conclusions as set out below:

Bristol City Council - Asset Developer and Owner i) Transfer of State Resources – Grants received from ERDF and match funding from WECA will be funding from State resources - This criterion is met.

ii) Favours an Undertaking - To be an “undertaking” the body benefitting from the aid must be engaged in an economic activity, regardless of their legal status and the way in which they are financed. An entity that carries out both economic and non-economic activities is to be regarded as an undertaking only with regard to the former. Any activity consisting in offering goods and services on a market is an economic activity.

BCC would not be regarded as an undertaking when exercising public powers such as providing infrastructure for general use. However it would be engaging in economic activity by investing in infrastructure and thereafter using that infrastructure to provide services (i.e. rental of units/space) on the open market - This criterion is met. iii) Distorts competition or threatens to do so. The development will be a publicly financed infrastructure. An independent development appraisal report has been carried out to determine the profitability and economic advantages of this transaction. The economic evaluation has been conducted on a comparable basis to a rational market economy operator (those in similar circumstances with similar characteristics). It is submitted on the basis of the report that the capital funding will not confer a selective advantage to BCC over its competitors in the market place. This criterion is not met. iv) Affects trade between Member States? The nature of the project and its intention is to target and benefit the economy of the West of England sub region and that the organisations intended to benefit (i.e. the eventual occupiers) are anticipated to come from SME and start- up businesses operating in the area of South Bristol within the West of England. The project (i.e. 14 industrial units) will be built at a micro to small-scale and oriented to the needs of start-up and growing local businesses and will not attract SME and start-up businesses occupiers from other Member States. There will be no effect on intra-EU trade and therefore no state aid within the meaning of the EU rules. Furthermore, the measure will have no foreseeable effects on cross-border investment in the sector or on the establishment of companies within the EU's Single Market. It is therefore submitted that the effect of the public investment is local in nature, and accordingly does not amount to state aid. This criterion is not met.

Conclusion The public investment of the grant funding received from both WECA and ERDF will have a local impact only, and it will not distort competition. Nor will it have an effect on trade between members states, and therefore does not amount to state aid.

SME Beneficiaries - Asset Users i) SME occupiers will pay market price for the rental units. The measure will not constitute State aid, as no advantage will be conferred. ii) Any concessions / rent free periods will be provided in accordance with the De Minimis exemption regulations (Euro 200k over a three year period).

Third Party – Works Service Suppliers All works and services will be delivered via an OJEU compliant competitive process. The measure will not constitute State aid because there will be no selective advantage, distortion of completion or effect on trade.

As a further assurance, should it be deemed there is State aid in relation to any of the four tests, the following exemptions would be applicable:

Bristol City Council: Article 56 Local Infrastructure (under The English Aid for Local Infrastructures Scheme)

SME beneficiaries: SME ‘de minimis’ exemption - aid to individual SMEs will not exceed 200 000 euros in total over a rolling 3 year period.

1.5 Strategic Fit The project will align to regional priorities set out in the West of England Local Industrial Strategy with a particular emphasis on Inclusive Growth, Productivity, Business Environment and Clean Growth themes and to a lesser extent on Cross-Sectoral Innovation. The table below summarises this.

Strategy Key Theme Relevant Actions Project Benefits / Fit to LIS

-support businesses - provide modern flexible Inclusive Growth to be able to locate workspace enabling local - ensuring that growth is inclusive, where they can be entrepreneurs to start up or expand with a focus on opportunities for most efficient and in South Bristol, providing new jobs employment and progression for create jobs; in a location which is adjacent to all. -enabling people to some of the most socio- live, rent and own economically disadvantaged homes in places communities in the region, as well which are accessible as to major new housing to where they work development at Hengrove Park and Hartcliffe Campus.

Productivity -create space for -provide modern flexible workspace -addressing the productivity business growth – in a strategic location (South Bristol challenge: adopting new technology specialist ‘grow-on’ Regeneration Area), enabling and management practices and space and facilities businesses to grow, and targeted on supporting businesses to trade focussed on at least one sector (creative media) Enterprise Areas and where the region has competitive Business Environment Zones and other advantage and others where -ensuring a thriving business strategic locations, support is needed to raise environment that encourages and in sectors where productivity, e.g. construction companies to grow. the region has trades, and small manufacturing. competitive - SME beneficiaries are linked to the advantage wider regional business support eco-system through the South Bristol Enterprise Support project and WECA Growth Hub

Clean Growth -investment in the -workspace and on site facilities are -tackling climate change and right infrastructure, designed to a high energy and

ensuring quality of life for current that reduces energy environmental efficiency standard, and future generations, and demand and i.e. BREEAM Very Good, which will recognising the opportunities from carbon emissions set a benchmark for future the global shift to clean growth whilst being resilient development of industrial to the impacts of workspace climate change

Cross-sectoral Innovation -establish a West of -project has potential to provide -fostering cross-sectoral England Network start up or grow on space for new innovation from research of Living Labs, a businesses emerging from Knowle through to commercialisation programme to test, West Media Centre, which is locally develop and prepare based in South Bristol and part of new products and both the Network of Living Labs and services for market. South Bristol Enterprise Support With focus on the project, as well as currently setting four Grand up a £2m Sensor Lab R&D facility at Challenges: AI and Filwood Green Business Park. Data, Clean Growth, Ageing Society and Future of Mobility and beyond

Furthermore, as stated in the Executive Summary of the LIS: The West of England has a strong tradition of innovation. It is a place where ideas flourish and businesses grow, where creative, digital and technology meet traditional industry. It is at this interface where the solutions to the challenges of the future lie. The South Bristol light industrial workspace is very much positioned at this interface, in so far as it is seeking to provide flexible space for growth of new businesses in both the emerging ‘creative tech’ oriented and the more ‘traditional’ but modernising industry sectors of South Bristol (e.g. construction, engineering, manufacturing) .

The strategic fit with West of England ESIF / ERDF Programme and the South Bristol SUD Strategy priorities have been explained at 1.2 above. The objectives of the project to enable job creation and output / GVA increases in the SME tenants of the workspace, and deliver inclusive economic and social benefits for local communities fit with the criteria of the WECA Investment Fund.

In relation to BCC Strategies, the project supports the formation and growth of enterprises in a highly disadvantaged and weaker economic area of the city contributing to improved economic and social well-being, which underpins many of the themes of the Corporate Strategy, particularly ‘Fair and Inclusive’ and ‘Well Connected’. The scheme also demonstrates how BCC is delivering some of the core principles, e.g. inclusive growth and improved city resilience, as well as our Values and Behaviours e.g. collaborative working with other locally targeted projects and business and community-based stakeholders, and taking ownership.

Finally, the design and construction of the workspace will be to very high environmental and energy efficiency standards and thus be fully aligned with the Bristol One City Climate Strategy to 2030 and objectives for industrial and commercial sectors. Further details on how this project meets our Climate objectives are detailed in Section 1.7.

1.6 Options Appraisal Type / Use Class of Workspace At the inception of the project development, when consultation of stakeholders was underway for the South Bristol Enterprise Support project, the options of providing workspace with i) B1A small office units only or ii) a mix of office and light industrial units following the model of the Filwood Green Business Park were considered by BCC. However, these were rejected for the following reasons:

• there was insufficient pressure of demand for more small starter or grow on office units, in contrast to B1 c light or B2/B8 general industrial units, as evidenced by the local business enquiries handled by the Council, and the Bristol Employment Land Study (above mentioned at 1.3); • the Hengrove Park master plan, which was subject to a planning application at the time and approved in Feb 2020, includes a plot of 4,515 sq. m for B1a offices development, which could potentially accommodate smaller office units and/or co-working space. • there was no plots of an adequate size either adjacent to Filwood Green Business Park or on other sites in the target South Bristol Regeneration Area for a hybrid/mixed development of office and industrial units.

Project Site Selection The opportunity for co-locating the industrial workspace units with the proposed expansion site for the Bottle Yard Studios nearby at the former Kelston Gears site (purchased by BCC in December 2018) at the Hawkfield Business Park was explored in 2019 but discounted following extensive discussion with the wider project team (including the Architects). It was concluded that there were too many aspects of the build and day to day operation either reliant on the delivery of The Bottle Yard Studios expansion project or on extensive and therefore costly external works required. These issues included:

• site topography (the high cost of disposal of earth bunds, treatment of culverted stream); • loss of ecology and natural sound barrier; • the requirement for a shared secure boundary and resulting operational crossover including • restrictions on HGV turning circles; • reduced or limited access to the site by pedestrians or those using public transport; • achieving the minimum floor space would mean a requirement for lifts in any two-storey units.

During the project development phase, no other industrial sites of a suitable size were identified to be coming available that were also within the ownership of BCC and located within the target area.

By locating these units on the site at 601 Whitchurch Lane, it means that the project can be delivered as a completely standalone project whilst retaining important links and adjacencies to the Bottle Yard Studios existing site, where this is considered advantageous to both. The footprint of the site at 601 Whitchurch Lane is wholly on BCC owned land.

1.7 Environmental Sustainability and Climate Action Considerations Bristol City Council has undertaken an Eco Impact Assessment for the project design, construction and operation, which is provided in Appendix 2. Key actions have been identified as follows: • a Construction Management Plan (CMP) will be developed by the Contractor for the project, which will identify appropriate environmental management measures to minimise waste and the impacts of construction traffic. • project development has considered opportunities to reduce embodied carbon in the materials

used for construction, including a study to consider engineered timber framing in place of the steel framing presently proposed. • a Travel Plan will be produced by the Council to encourage and maximise use of public transport and active travel for occupiers and visitors to the business units. The development will provide secure cycle parking. The site is well connected to the existing public transport network located at Hengrove Park, including the Metro Bus route. • the new buildings will have greater levels of insulation and energy efficiency than the existing building. The development has explored opportunities to reduce carbon emissions in accordance with the citywide carbon neutrality target by 2030 and will achieve a minimum of BREEAM ‘Very Good’. • Reduction in consumption of non-renewable resources will be secured via on-site renewable energy generation through a photovoltaic array. The project will meet all building regulation and planning requirements, such as 20% reduction in carbon emissions through on-site renewables. • Due to the varied nature and requirements of the future occupants the fit out of mechanical ventilation, cooling and heating systems will be left to the future occupants. It is proposed not to connect gas to the development, to avoid tenants installing gas boilers, as a preferred option. • Tenants will be encouraged to use water and energy efficient technology, including low carbon options for any heating and cooling requirements. • Landscaping across the site will increase levels of planting, in particular tree cover, which will also provide shading. • Waste Management Plans will be created for the Construction and Operational Phases of each development to minimise the level of waste produced and maximise the amount of waste that is reused, recycled and diverted from landfill.

The BREEAM Pre Assessment has identified a target of BREEAM Very Good. Commentary provided by the project BREEAM Assessor is provided below:

The credits that are targeted (with a Very Good rating shown) will provide a good level of sustainability benefit in terms of either the environment, social, or costs. However, in order to get a rating of Excellent (a score of over 70% with a safety margin of 3% to 5%) the credits that would have to be targeted did not provide sufficient benefit, and added a very significant cost.

Examples of these credits: • SABRE certification (Secured by Design advice will be followed, so SABRE was regarded to be over-specification and comes at an additional premium cost) ; • Negotiating with local bus companies to provide a significant increase in bus services for the site – this is considered unrealistic due to scale of development and the Hengrove bus hub being just outside of the 500m assessment zone; • Providing a leisure facility for sports / fitness – Again Hengrove Leisure Centre is just outside the 500m assessment zone.

In addition, the size / location of the site prevented a number of credits from being achieved such as: • Separating cars and larger vehicles, so they have different access points and separated routes on site; • Provide a new ecologically valuable habitat off-site (but within the zone of influence of the site). Please note an ecologist will be appointed to provide advice for improving the ecological value of the site itself.

Overall the Very Good rating targeted shows a significant improvement over standard new buildings, and the commitment to provide best environmental practice is demonstrated with this score. Our BREEAM Pre-Assessment / Tracker is attached in Appendix 2. 1.8 Equality and Diversity Impact Assessment Bristol City Council has undertaken an Equalities Impact Assessment for the project design, construction and operation, which is provided in Appendix 2. Key issues were identified as follows: • the project has been designed with those facing significant additional barriers to enterprise in mind and as such the project team have sought to embed equalities best practice into proposals. Although some barriers remain to providing maximum accessibility for physically disabled people, e.g. additional lifts, toilets and reception facilities beyond the statutory requirement due to financial constraints related to reliance on external funding sources. • operational challenges and longer term changes arising from the current Covid 19 crisis will be considered in detail during project implementation, especially impacts and adjustments required for key protected and vulnerable groups, including disabled entrepreneurs and employees. • to mitigate possible negative impacts, e.g. deterring entrepreneurs from protected groups from taking up workspace in the project, close linkages will be created and maintained between this project, The Bottle Yard Studios, and the 1to1 support available from the South Bristol Enterprise Support project.

Key actions for the project have been set as follows: • to ensure, prior to finalising the detailed design of the workspace and procurement documents, that provision of good quality access and facilities for disabled business owners and employees have been maximised, consistent with the budgetary constraints and other objectives for the project. • to hold further discussions with the Bottle Yard Studios team about the proposed access to meeting and training rooms and other facilities for the workspace occupiers at 601 Whitchurch Lane, and any required improvements to facilities for disabled people. • to continue liaison with the South Bristol Enterprise Support Project consortium steering group to ensure future co-ordination between the two projects. • to consider and keep under review both the health and safety and economic implications of post Covid 19 on the operational environment and demand for workspace in South Bristol when it opens in Oct 2022.

In addition, the following actions to be implemented by the South Bristol Enterprise Support project are also relevant and applicable to this Project:

• a commitment from delivery partners to update their organisations equality and diversity policy to bring them in line with emerging council policy regarding Trans and gender non-binary people. • commitment to cross and intra refer participants within and outside of the delivery consortium to ensure maximum benefit to the end user.

2 Economic Case

2.1 Economic Appraisal The direct outputs for the project have been calculated over a total 11 year period from the start of the workspace construction works in July 2022 until the end of the first 10 years of operation of the workspace in December 2033.

Construction phases: Floor area (sq. m) Date i) Workspace ‘shell’ completion by BCC 1,740 March 2023 ii) Mezzanine floors completion by tenants (1) 435 Dec 2023 iii) Mezzanine floors completion by tenants (2) 175 Dec 2024 Total 2,350 A total of 2,350 sq. m of net lettable industrial floor space will be created within the 14 units of the workspace, on the basis of a total build out of 70% of the available mezzanine floor space being undertaken by tenants by Dec 2024 (assuming that some tenants will not take up this option). The output to Dec 2023 (total of 2,175 sq. m) is for attribution to the ERDF project due to the closure of the ERDF programme at that point.

Operational phase: FTE Direct Jobs Indirect Jobs Total Jobs Locally Recruited Achieved by (cumulative) (cumulative) iv) Job creation (1) 26 15 41 20 Dec 2023 Job creation (2) 65 37 102 71 Dec 2028 Job creation (3) 72 41 113 79 Dec 2033 Cumulative Total 72 41 113 79

Gross Jobs Net Jobs Net GVA (from iv) (less deadweight) (cumulative per annum) v) Output growth (1) 41 37 £ 1.865 million Dec 2023 Output growth (2) 102 92 £16.329 million Dec 2028

Total 113 102 £5.141 million

Methodology:

Output iv) is the full-time equivalent jobs creation which can be attributed to enterprises occupying the workspace and growing over a 9 months period, between April - Dec 2023, and assumes that businesses may be able to occupy the workspace from Jan 2023 onwards, and that each will create on average 2 fte jobs. This forecast is based on the experience and monitoring of additional job creation by the Council at Filwood Green Business Park since 2015, where more than 2 jobs per business occupying light industrial units have been created on average. To align with the operational income forecasts where it is assumed that the occupancy void rate is 10%, job creation is forecast on the basis 13 out of 14 units, on average, being continuously occupied by growing businesses.

Over a further 5 years’ timescale to Dec 2028 it is forecast that on average 5 fte jobs will have been created directly in each business occupier, but after that point job creation will level off due to reaching the employment capacity limit of the workspace, estimated on basis of 2,350 sq m floorspace supporting a maximum of 72 fte direct jobs (13 units) or 78 jobs (14 units). Thus, by Dec 2033, only a further 7 direct jobs will be created, but in this timescale the contribution of indirect or induced job creation in local supply chains and service providers will be fully realised. For calculation of indirect/induced jobs, standard employment multipliers have been used and combined according to the three main industry sectors targeted (creative/media, construction and small-scale manufacturing). These have been derived from the ONS type I UK employment multipliers and effects, reference year 2015, updated March 2019, and average out across the 3 sectors at a multiplier of 1.57.

Local benefits in respect of the direct/indirect jobs or apprenticeships being recruited in South Bristol SUD target areas are projected on the basis of 50% of total jobs recruited by Dec 2023 and increasing share (70%) by 2028 onwards, as a result of complementary initiatives, e.g. the WECA Workforce for the Future programme targeted on South Bristol.

Estimates are consistent with, and do not ‘double-count’ the equivalent output cited in the South Bristol Enterprise Support project WECA full application. It shows the additional job creation to the 12 jobs associated with the support delivered by the SBES project.

Output v) is the increased economic output as measured by the Gross Value Added (£ m) net of deadweight and displacement, and based on the net job creation achieved over the 5 years (92) x average labour productivity per filled job per annum for the City of Bristol, according to the latest available ONS GVA (B) data, of £50,398.

Deadweight: it is assessed that the deadweight (from comparison with a reference case of the job creation and GVA increase that would have occurred anyway without intervention) is a negligible amount for two main reasons: i) the extent of market failure to develop new light industrial space for the market segments targeted in the South Bristol area – BCC is unaware of any current or future plans in the private, public or third sectors to build any – apart from our own plans to refurbish the ex Kelston Gears industrial building for an expansion of The Bottle Yard Film Studios; ii) the present direction of national planning policy is to remove restrictions on and incentivise developers to convert vacant premises in B1a/b/c use classes to residential and other non- employment uses. However, in the event of unforeseen small-scale projects, it is considered prudent to factor in a 10% reduction to provide a job creation estimate net of deadweight.

Displacement: in a South Bristol economic context, and in view of a focus on early stage and start up SMEs in the target sectors, the job creation is expected to be wholly additional and not displacing jobs that would otherwise be created elsewhere in the City of Bristol or West of England.

Leakage: the proportion of jobs localised to the South Bristol SUD area has already been forecast. If there is ‘leakage’ of jobs and GVA, the large majority will relate to residents of the wider City of Bristol or West of England areas, and thus securing beneficial and appropriate outcomes for WECA funding.

All forecasts for jobs and GVA are net of the current use of the site by short term tenants.

GVA calculation per year:

Yr1 Yr2 Yr3 Yr4 Yr5 Total Notes 23/24 24/25 25/26 26/27 27/28

Jobs 37 51 65 79 92 92 Cumulative total NET jobs (direct + (Net) indirect) created p.a. over 5 years

GVA £1.865 £2.570 £3.276 £3.981 £4.637 £16.329 Cumulative GVA from cumulative (Net) m m m m m m jobs created - based on average £50,398 GVA per job per annum.

Costs

£3.9m capital £81,168 net operating cost

The vfm metric is then £16.329 m /£3.981m = £4.10 GVA per £1 spend.

2.2 Value for Money Statement

Total project cost £3,981,000 Grant sought (IF) £2,700,000 Net Quantified Benefits Jobs: 92 FTE

GVA: £16.329 m VfM indicator* Cost per job: £43,271

GVA per £ spent: £4.10 * Benefit compared to total cost including match funding

3 Financial Case

3.1 Chief Financial Officer sign off

We have secured a review and sign-off of this Full Business Case from the Deputy Section 151 Officer and his letter of support is provided as Appendix 5.

3.2 Scheme Cost

Costs for Project Development (if Outline Business Case) NOT APPLICABLE

Cost Heading Total projected eligible Amount to be claimed

expenditure

Total

Costs for Project Implementation

Revenue Elements NOT APPLICABLE

Cost Heading Total projected eligible Amount to be claimed (if Full expenditure Business Case)

Total Capital Elements

Cost Heading Total projected eligible Amount to be claimed (if Full expenditure Business Case) Fees £ 361,913 £ 250,555 Works Estimate £3,099,029 £2,145,482 Works Estimate Excluded items £ 439,058 £ 303,963

Detailed Break Down

Total £3,900,000 £2,700,000 Fees

Internal staff costs Architects – AHR Structural, Civil and Transport Engineer – JUBB Building Service Engineer and BREEAM Consultant – QODA Regulatory approvals Site Surveys and Investigations Cost Consultant

Other Consultant costs, commercial, BREEAM studies, etc. Total – Fees £361,913

18 Works Estimate (see supporting cost estimate in Appendix 2) Demolitions & Alterations Substructure Frame Roof External Walls External Doors & Windows Internal Walls Wall Finishes Floor Finishes Fittings and Furnishings Mechanical & Electrical Services External Works Works Sub Total Main Contractors Preliminaries 10%

Main Contractors Overheads & Profit 5%

Contingencies: Design Development Risks 10.0% Construction Risks 2.5% Employer Change Risks 2.5% Employer Other Risks 2.5% Total - Works Estimate £3,099,029

Works Estimate Exclusions Inflation Upgrading of utilities (WPD Quote) Other fit out, PV Panels, WCs and Tea points, etc. Total - Works Estimate Exclusions £439,050 Grand Total £3,899,992

3.3 Spend Profile and Funding Sources Costs for Project Development (if Outline Business Case) NOT APPLICABLE

Spend (£000s)

Pre 19/20 19/20 20/21 Etc Total Source 1

19 Source 2 Source 3 Etc Total Costs for Project Implementation

Capital Spend (£000s)

20/21 21/22 22/23 23/24 Total ERDF £58,246 £118,154 £740,831 £282,769 £1,200,000 WECA £131,054 £265,846 £1,666,869 £636,231 £2,700,000 Total £189,300 £384,000 £2,407,700 £919,000 £3,900,000 Revenue Spend (£000s)

Pre 19/20 19/20 20/21 Etc Total Source 1 Source 2 Total

Total Spend – Capital and Revenue (£000s)

4 Commercial Case

4.1 Procurement All procurements will be undertaken in accordance with Bristol City Council’s Procurement Rules and Regulations, which are available at: https://www.bristol.gov.uk/tenders-contract/procurement-rules- regulations. In addition, reflecting ERDF funding all procurements will have due regard of the ESIF National Procurement Requirements (ESIF-GN-1-001).

The Council’s Corporate Procurement department will support the Project Manager in ensuring that all procurements are undertaken in accordance with the above rules and regulations.

The professional team has been appointed via tenders and use of available frameworks: • Structural Engineer – Three quotes via Pro-Contract Procurement Portal • Building Services Engineer and BREEAM Assessor – Three quotes via Pro-Contract Procurement Portal • Architect - South West Consultants Framework – Lot BB4, • Cost Consultant – Lot 1 of PAGABO Professional Services Framework • Property Commercial Advisor - Crown Commercial Services Framework – RM3816

Please refer to the Procurement Activity Plan provided in Appendix 2 for additional information.

Enabling Works During the planning and early design of the project it was established that a separate enabling works package is likely to be required for demolition and site clearance works due to the limited window between filming on the adjacent Bottle Yard Studios for works to be undertaken. It is proposed that these demolition and enabling works will commence in July 2021, these may include construction phase elements if this is considered beneficial to shorten the consequential construction programme. It is expected that the works will be procured through an open process, although a framework may be considered; with use of short form JCT or NEC4 contract.

Main Construction Works The date for the main construction works will be determined by whether a second series is commissioned for the drama in the adjacent film studios, with the latest date for these to commence being June 2022. Contracts for the construction works would be tendered well in advance of the works to allow for full construction planning, mobilisation, advance ordering and commencement based on the agreed start date. It is expected that the works will be procured through an open process, although a framework may be considered; with use of short form JCT or NEC4 contract. The value of the works will fall below OJEU Thresholds. 4.2 Operation and Financial Viability The strategy driving the proposed model to manage and operate the 14 small industrial units at 601 Whitchurch Lane can be summarised as the adoption of as fully commercial a model as possible consistent with also meeting the local economic and regeneration objectives for the workspace project, which are to provide suitable modern accommodation and facilities for primarily (i) established and growing micro enterprises in a variety of industrial sectors important to the current and future (post Covid) economy of South Bristol, i.e. creative and media (linked to the Bottle Yard Studios) and construction, engineering and light manufacturing, and secondarily (ii) start up enterprises in the above sectors – assessed to have potential to grow and create jobs and wider local economic benefits.

To this end, it is assumed that the pre Covid market conditions of active demand and relative under- supply in the local area for industrial units (as evidenced, for example, in the draft Bristol Employment Land Study, JLL, 2019) will be largely restored by October 2022, when the marketing of the scheme to prospective tenants is scheduled to commence, and that the 1,740 m2 ‘shell’ workspace will be fully let within 9 months of the completion of construction in April 2023, i.e. by Dec 2023, and capable of sustaining a high (90%) level of on-going occupancy comparable to the levels seen in recent years for small industrial units at the nearby Filwood Green Business Park and The Bottle Yard Studios.

The Council will commission a commercial property agency to undertake the marketing and initial letting of units for a 12 months period, and that all units, irrespective of their size, will be let at a competitive market rent currently assumed to be around £10 per sq. ft. (based on market evidence) in conjunction with tenants paying a service charge of circa £2.50 per sq. ft., and responsible for all utility costs. Lease terms are mostly expected to be on a 5 year (renewable) basis but may be flexible depending on the market or type of occupier, and a shorter term (e.g. 3 years) allowed for start-ups, as appropriate. Further work will be undertaken on a letting strategy/lease terms. Tenants wishing to extend and customise their floor space will be offered the option, prior to or during occupation, of installing a mezzanine floor on a self-financing basis, and subject to building regulations approval. A total additional floor area of 870m2 is incorporated in the building design for take-up in all 14 units.

This is in line with current trends in new build industrial schemes, and expected to be a commercially attractive option for growing businesses, seeking to maximise their operational flexibility.

Thus, overall, the model will be a more commercial one in comparison to that applicable to the first five years of FGBP’s operation and tenancies at The Bottle Yard. However, the Council will offer tenants on a case by case basis, including start-ups within the first 12 months of trading, that can demonstrate a need, limited financial assistance, in the form of initial rent free period of up to 6 months. A closer benchmark for the model is the Avon Valley Business Centre, at St Anne’s in Brislington East ward, which the Council manages as part of its commercial property portfolio and which offers similar-sized, (though, on average, slightly smaller) industrial units and overall floor space area.

For the purpose of forecasting outputs for WECA /ERDF co-funding of the project, it is assumed that all 14 ‘shell’ units and at least 50% of the additional mezzanine floor space (435 m2) will be let by December 2023, providing approximately 2,175 m2 of new floor space for growing local industrial businesses in South Bristol. A further 175 m2 of mezzanine space is forecast to be taken up by Dec 2024, but the final quantum will depend on tenants’ individual needs and preferences. Rental and service charge income has been calculated on the basis of the ground floor space of units occupied by tenants as the chargeable area will not include any mezzanine floors installed.

Cash flow forecasts have been prepared of annual income and operating expenditure over 15 years, which is the standard reference period for ERDF co-funded revenue generating industrial workspace projects, in accordance with EU Article 61 guidance issued by MHCLG, to demonstrate a near zero net revenue position over the economic lifetime of the project. The project lifetime income from rental and service charges, which are set for 5 year leasing periods and then inflation-indexed for successive 5 year terms, is estimated to be approximately £2.7 m. The operating costs are summarised below, and include the assumption that a proportion of the WECA grant funding will be repayable interest free over 14 years from 2024. Repayable grant terms and conditions are sought from WECA on the basis that BCC will use reasonable endeavours to repay as much as possible - as far as the operating model and achieved annual surplus permits. It is assumed that ERDF will be approved as a non- repayable grant.

Cost Heading Total Projected Expenditure (15 years) £ Internal staff including overheads 523,545 External consultants 0 Marketing and letting 20,000 Repairs & maintenance 130,886 Service charge liability 261,772 Contingencies 75,000 Grant repayments (WECA) 1,680,000 Total 2,691,204

22 4.3 Social Value Act BCC has adopted a range of measures in recent years and published a tool kit to ensure that its procurement policies and processes are compliant with the Social Value Act, giving due consideration in the selection of suppliers and award of contracts to the local social and economic impact of goods and services purchased. These will be followed for the procurement of services for this project by BCC. The commitment to securing local social and economic value has been reflected in the project’s Procurement Plan, according to which BCC will seek quotations from at least one locally based supplier and appraise the social value offered by bidders against the checklist provided in BCC’s Social Value Procurement Took Kit - e.g. employment and training opportunities for South Bristol residents, use of local suppliers in their supply chains, joining and making payments in The Bristol Pound, support of local community, social and environmental projects. To embed this approach, BCC will provide information, including in any induction, to its social value policy and toolkit at the start of the project for prospective bidders for the demolition, construction, marketing and letting contractors.

In addition to the job creation numbers defined at 2.1, BCC will set an objective and indicative target for all the SMEs supported by the project to take up local recruitment and training support available from BCC Employment Skills & Learning Team and the proposed Workforce for The Future Project (WECA/ESF-funded), which is set to run on a parallel timescale. This will involve using reasonable endeavours to recruit at least 50% of the jobs created in their businesses from local South Bristol residents and to adopt a pro-active approach to providing apprenticeship opportunities to local young people.

5 Management Case

5.1 Promoter and Delivery Arrangements Bristol City Council is the promoting organisation. It will also be the procuring body and will retain ownership of the site and the assets.

5.2 Project Governance and Delivery The project is being delivered by the Major Projects Team, part of the Growth and Regeneration Directorate, (Economy of Place Division) within BCC. The team has been established specifically for the purpose of managing high value capital projects. The core Project Team has a wide range of skills related to project management, and is comprised of a Senior Project Manager supported by a Project Officer both of whom have extensive experience from working on a broad range of capital infrastructure projects for the City Council. Both posts are full time, permanent and fully funded by the Council. Job descriptions for the Senior PM and Project Officer are provided in Appendix 2. The team can draw on support from other specialist colleagues in areas such as Economic Development, Legal, Finance, Procurement, and Property as well as being supported by an external professional (consultant) team:

Discipline and Value Company Contract Architects (Principal AHR Architects, Bristol NEC3 PSC contract where Z clauses will Designer), £117,000 be employed. Structural Engineers, QODA We will be using an NEC3 Professional £77,000 Services Contract – Option A (lump sum) and Z Clauses. Building Services Engineers Jubb We will be using an NEC3 Professional

(includes BREEAM Assessor), Services Contract – Option A (lump sum) £66,000 and Z Clauses. Cost Consultant c£35k Faithfull & Gould NEC4 Call off contract Property / Commercial Savills CCS Framework Call off Contract and Advice (Technical Advisor Order Form role) – c£20k

Our governance structure is provided in Appendix 2. The Project Board will meet monthly and will act as a decision gateway, flagging items which need to be taken through the Council’s Decision Pathway to secure Cabinet Approval. A draft set of the Board Terms of Reference is provided in Appendix 2. Major decisions are ratified by the Project Board, which is formed of Senior BCC Managers and Directors. When necessary, decisions are escalated to the BCC Growth and Regeneration Executive Director Meeting (EDM) and Cabinet. The draft Project Management Plan, and project organograms are provided for additional context in Appendix 2.

Project Documentation is saved in the project folder on the BCC server’s under the following addresses:

G:\South Bristol Light Workspace ERDF Bid G:\EoP Capital Projects\South Bristol Workspace

Access is restricted to the Client, Senior Project Manager and Project support. Regular project team and Design team meetings (video calls) are scheduled – currently approx. weekly – where issues are discussed e.g. funding, internal BCC governance, design specific (technical) queries, planning issues, and the like.

Currently, the Bristol City Council project management team are working remotely due to COVID – 19; however under normal circumstances they are based at: City Hall College Green Bristol BS1 5TR

5.3 Programme Plan The detailed project programme relating to the above milestones is provided in Appendix 2. A summary description of the programme is provided below.

A planning application will be submitted in August 2020, with RIBA Stage 4 design work and the pre- tender cost estimate being completed by November 2020.

The programme for demolition and construction works will be informed by constraints: - Existing tenancy of 601 Whitchurch Lane – will expire, to provide vacant possession of the site in June 2021. - Filming of a new American drama series in adjacent Bottle Yard Studios, up to end of June 2021, with potential for further season to commence in late 2021.

It is proposed that demolition and enabling works will commence in July 2021, these may include construction phase elements if this is considered beneficial to shorten the consequential construction programme. The date for the main construction works will be determined by whether a second series is commissioned for the drama in the adjacent film studios, with the latest date for these to commence being June 2022. Contracts for enabling and construction works would be tendered well in advance of the works to allow for full construction planning, mobilisation, advance ordering and commencement based on the agreed start date. The earliest date for first tenants to fit out and take up occupation of units would be April 2023. The first year of operational trading will be 2023 with near full occupancy and the main outputs of the project achieved by December of that year. Key milestones are detailed in the below table.

Milestone completion dates Baseline Planning Application August 2020

Planning Decision November 2020

Award Enabling / Demolition Works Contract April 2021

Completion of Demolition and Enabling Works October 2021

Award Construction Contract April 2022

Commence new build construction July 2022

Commence marketing of units Oct 2022

Complete new build construction March 2023

First tenants occupy workspace April 2023

Initial jobs creation & local benefits Dec 2023

Mid-term jobs creation / benefits Dec 2028

Longer term jobs creation/benefits Dec 2033

5.4 Risks, Constraints and Dependencies Primarily, the key risks to the project are around securing funding, managing cost overrun /inflation during a period of economic downturnand the impact on the neighbouring Bottle Yard Studios (Bristol City Council owned and managed). Our full Risk Register is provided in Appendix 2 (as part of the Project Management Plan). This is a live document updated monthly and the highest risks will be discussed at the Board meetings.

Where required as part of the service provision consultants will develop their own risk registers and/or method statements. This includes the Principal Designers CDM Risk Register.

5.5 Land Acquisition, Planning and Other Consents All land required for the project is already within BCC ownership. A summary list of Restrictions and Charges is provided below:

Restrictions related to 601 Whitchurch Lane – Title BL70605 (Title Plan provided in Appendix 3)

1) Mines and Minerals together with powers of working are excluded.

2) Local searches confirm that there are no adverse entries affecting this property.

3) Various restrictions relating to expired leases (below). An instruction has been given to Bristol City Council (BCC) Legal Services to remove these from the above title.

• Easements granted by a lease dated 17.01.2010 of Hengrove Park Depot for a term of 5 years. The lease expired 01/03/2015 and the demised premises are vacant.

• The three registered leasehold titles, namely BL38330, BL39917 and BL64410 were transferred to BCC on 24 July 2014 by Bradford and Sons Limited (co reg. no 00040088) but the transfer deed was not registered at the Land Registry. BCC Legal Services are applying to the Land Registry to register the transfer deed and merge the above three leasehold titles with the freehold title number BL70605.

4) The Bottle Yard Studios (TBYS), which is owned and operated by BCC, is in negotiations to grant a 12 month excluded tenancy of the existing building on 601 Whitchurch Lane comprised in title number BL70605 in favour of Location One Limited (the existing tenant) to terminate on 31.07.2021. However, BCC may determine this lease at any time after 31st December 2020 by serving at least 3 months prior written notice on the Tenant.

Restrictions related to The Bottle Yard Studios (TBYS) – Title BL99613 (Title Plan provided in Appendix 4)

5) The Council’s freehold title to that part of the Property shaded blue on the Plan (N7521a (provided in Appendix 4) is registered at the Land Registry with title absolute under title number BL99613 which comprises other land known as The Bottle Yard Studios. This pocket of land is required to provide an electricity sub-station to serve 601 Whitchurch Lane. There are various restrictions on this site which are presently being addressed as outlined below. However an additional mitigation measure for the project would be to accommodate the sub-station within the footprint of the 601 Whitchurch Lane site, freehold title number BL70605. This would result in a reduction of overall GIA, but would not impact on the viability of the project as a whole.

6) A restriction registered in the proprietorship register of the title in favour of South West of England Regional Development Agency (“SWERDA”), now Homes England (“HE”) which is the successor to SWERDA. This provides that no disposition of the registered estate can be registered without a certificate from HE that the provisions of clause 7 of the Funding Agreement of 30 March 2007 have been complied with. BCC are negotiating terms with HE for BCC to retain ownership of the freehold title in TBYS and remove the restriction on the proprietorship register.

7) If the above mentioned restriction is not removed before this funding arrangement is finalised, the consent of HE to this funding, so far as the blue shaded land is concerned, will be required, assuming the current funder will want a restriction on TBYS title as well. .

8) A lease dated 30.03.2007 made between BCC and Constellation Europe Limited. The demised premises are shown on the title plan edged blue. This lease terminated some years ago and Constellation Europe Limited is no longer in occupation or possession of the blue shaded area.

Planning

The project was submitted for Pre application review by the planning authority and a copy of the response is provided in Appendix 4. A full planning application will be submitted in August 2020, with RIBA Stage 3 design work and the pre-tender cost estimate being completed by September 2020. There will be a 13 week decision period.

Building Regulations

The project will engage Bristol City Council Building Control and submit a Building Regulations Application at the appropriate point.

5.6 Service Diversions Searches of existing utilities were undertaken in advance of design work commencing and have been taken into account as part of the design development. Existing utilities do not constrain the development proposals. It is proposed that existing utilities will be capped as part of enabling works and new connections created for the new build development. It is not proposed to provide connections to gas, so as to encourage lower carbon alternatives for any heating requirements during tenant fit out. Western Power Distribution has provided proposals and a cost estimate for a new Sub Station based on assessment of electricity demand for the units.

27 5.7 Engagement and Consultation Consultation Details: 1. At a strategic level consultations have been held since Oct 2018 with SME business, support agency and community stakeholders through the West of England Local Industrial Strategy process and its Inclusive Growth theme. In addition, discussions were held in Oct-Nov 2019 with WECA; Business West and local authorities and agency partners in the Enterprising West of England ERDF project; and the local stakeholders and delivery consortium for the South Bristol Enterprise Support ERDF project (2020-23), which this proposal was originally part of and remains closely aligned to. 2. At a project level proposals have been developed in collaboration with internal teams, including Strategic Property, Economic Regeneration, Major Projects and Culture – including the Bottle Yard Studios and Filwood Green Business Park managers. 3. Additional consultation will be conducted to inform the design proposals submitted for planning approval later in the year. 4. Consultations will be also be undertaken with the West of England Growth Hub (WECA), as well as the ongoing South Bristol Enterprise Support project, to secure operational inter-referral of workspace and additional business support enquiries to and from the project.

5.8 Project Assurance In addition to the governance arrangements described within this FBC, which brings a range of expertise from across the Council to the project the Council has a range of corporate assurance arrangements.

Decision Pathway processes, which includes different levels of reporting and decision making:

• Divisional Management Team (DMT) - The regular meeting between a director and their heads of service. Often used to discuss Key Decisions, which are being developed. • Executive Director Meeting (EDM) - The regular meeting between an executive director and the directors in one of our directorates. Often used to discuss Key Decisions which are being developed. • Cabinet Member Briefing - Meeting with the individual cabinet member who is responsible for the area a proposal affects. • Capital Investment Board – Reporting and decisions regarding the Council’s Capital Programme.

In addition to the above the Council’s internal audits and Growth and Regeneration Scrutiny Commission can choose to call in any project for review.

Independent Commercial Property Advisors

The project is appointing Savills to provide Property development as technical advisors to provide advice and guidance so as to ensure that decision making has the benefit of their expert view of commercial market trends and requirements for this type of workspace.

5.9 Monitoring and Evaluation

Scheme: South Bristol Light Industrial Workspace Project

1. Scheme background and context • Provide a short description of the scheme, including costs, the delivery timeframe and an explanation of the wider delivery context. The £3.9 m capital project comprises the demolition of existing buildings on an industrial site adjacent to The Bottle Yard Studios at 601 Whitchurch Lane, South Bristol, owned by Bristol City Council and the development of up to 2610m2 of light industrial workspace (B1c use class), comprising a 1740m2 ground floor area, with potential for an additional 870m2 of mezzanine floor space, and external areas for multi-modal, business-related access. 14 light industrial business units will be developed on the site with the potential for tenants to combine multiple units and/or add mezzanine floors where they require more space. The units will be developed to a shell-and-core specification with the tenant undertaking the fit-out, to provide maximum flexibility for different uses. The workspace will be managed by the Council and contracted agents. It is designed to meet the needs of start-up and growing SMEs in South Bristol from a mix of industrial sectors, including creative/media, construction, engineering, and light manufacturing, and to deliver economic and social benefits, including new local employment and enterprise opportunities for residents and businesses in a disadvantaged area of the city close to Hengrove Park and Hartcliffe which is targeted for regeneration. The capital project is expected to commence on the ground in July 2021 and complete by March 2023 Job creation and related economic and social impacts of the workspace will be monitored to Dec 2033.

• A summary of the key milestones should be provided with expected and actual completion dates.

Milestone completion dates Baseline month/year Actual completion mm/yyyy mm/yyyy Planning Application August 2020 Planning Decision November 2020 Award Enabling / Demolition April 2021 Works Contract Completion of Demolition and October 2021 Enabling Works Award Construction Contract April 2022 Commence new build July 2022 construction Commence marketing of units Oct 2022 Complete new build construction March 2023 First tenants occupy workspace April 2023 Initial jobs creation & local Dec 2023 benefits

2. Logic Model • Complete a logic model to reflect the project scope i.e. all the activities covered by the investment. Ensure also that there is a clear progression between the steps in your logic model. • State assumptions between the investment and the predicted outcomes and impacts. • For outcomes relating to direct jobs creation, please provide an annual profile of jobs created and clearly state the time period over which net additional jobs and GVA will be created. • Please define the impact area of the intervention i.e. West of England or other geographical scale. 30

Logic Model

Context and Rationale Provide a brief description of the strategic and policy context (link to local and national strategy policy). Briefly describe the market failure rationale for the intervention. The project aligns to the EU’s Urban Agenda and Sustainable Urban Development (SUD) strategies prepared by English core cities, including Bristol, and co-funded by the West of England ERDF Programme 2014-20. As such, it links directly to the South Bristol SUD Strategy Priority Axis 3 (SME Competitiveness) which aims to provide new enterprise infrastructure and facilities to meet the needs of start-up and growing SMEs across a mix of industrial sectors in the South Bristol area, and to deliver economic and social benefits to the residents and businesses in the highly disadvantaged regeneration target area on its outer periphery centred on the wards of Filwood, Hengrove and Whitchurch Park, and Hartcliffe & Withywood. It also has a strategic fit with the West of England Local Industrial Strategy and criteria of the WECA Investment Fund, as well as Bristol City Council’s Corporate Strategy 2017-22, and the One City Climate Strategy to 2030, as set out in section 1.5 above. The rationale for intervention is that the main commercial workspace development market is failing to provide a sufficient supply of new modern, smaller-scale workspace for the needs of start-ups and growing SME, particularly in peripheral urban locations such as this area of South Bristol. Objectives Resources/ Input Activities Outputs Direct & Indirect Outcomes Impact The aims/ objectives of the scheme are: In order to achieve the set of activities to In order to address the aims and objectives We expect that, once accomplished these We expect that if accomplished these We expect that if accomplished these (Ensure that all aims/objectives are SMART) fulfil these aims/ objectives we need the we will accomplish the following activities: activities will produce the following outputs will lead to the following change activities will lead to the following changes following: (What will the money be used for? e.g. deliverables: e.g. new products or services, skills, in service, organisation or community: (Resources should not be limited to money construction, project management, (Provide measurable outputs e.g. length of behaviour, new business/contracts, etc: (quantitative economic impacts e.g. indirect e.g. grant, match funding, in-kind, project equipment/fit out, etc): new road/cycle path, m2 of space (Ensure that all outcomes are SMART and jobs and/or GVA to be cross-referenced team, specialist support, etc. The inputs constructed/refurbished, number of relevant to the aims/objectives to allow for with FBC as appropriate) define the scope of the project being businesses supported, learners engaged, attribution; distinguish between direct and considered in the logic model ) etc) indirect outcomes) • build up to 2,610 m2 of new • £2.7 m grant - WECA Investment Fund • demolition of existing buildings on site • 1,740 sq. m of ‘shell’ B1c workspace • Climate change / CO2 reductions • commercial floor space (use class • £1.2 m grant – SUD ERDF • groundworks and installation of new / • 870 sq. m of mezzanine floor B1C) to BREEAM Very Good and • BCC Major Projects Team – upgraded utilities and services workspace installed by tenants climate resilient standards, procurement and contracts • construction of new build workspace providing workspace for 14 SMEs management and external areas (start up, early stage or more • Procured contractors /sub-contractors established). • support creation of additional jobs • BCC Property Services let £20k contract • marketing and initial letting of units • 14 SMEs occupying workspace on 5 • approx. 7 SME occupiers will be from • in SME occupiers by Dec 2023 and (funded from trading revenue – not over 15 months period (Oct 2022 – Dec year leases the creative/ media sector related to take up of jobs or apprenticeships ERDF/WECA grant) 2023) • 28 additional fte jobs created by Dec the parallel expansion of film/tv by residents of South Bristol • In kind support from South Bristol • promotion of the workspace to start 2023 productions at TBYS regeneration area communities. Enterprise Support project (SBES) and up and growing SMEs based in South • 14 local residents taking up jobs or • approx. 7 SME occupiers will be from The Bottle Yard Studios (TBYS) Bristol and/or at TBYS, apprenticeships other South Bristol growth sectors, i.e. • In kind support from BCC Employment • provision of /referral to other business Construction, engineering, light Skills & Learning / Apprenticeships growth and local recruitment manufacturing Team and WECA Workforce for the /apprenticeships support • approx. 3-4 will be start-ups and 10-11 Future delivery in South Bristol will be early stage /established SMEs • support creation of further • In kind support from South Bristol • Continuing promotion of the • 100 additional fte jobs created directly • the same profile as above is • £5.040 million net GVA in SMEs additional jobs in SME occupiers Enterprise Support project (SBES) – via workspace to start up and growing in SME occupiers or in local supply expected to be sustained –with a assisted to grow in the and their supply chains, as they anticipated phase 2 (2023-26) and The SMEs based in South Bristol and/or at chains (WoE wide) by Dec 2033 possible increase in number of workspace by Dec 2033 continue to grow, and take up of Bottle Yard Studios (TBYS) TBYS, • 70 local residents taking up jobs or creative/media occupiers • 70% local beneficiaries of job jobs or apprenticeships by local • In kind support from BCC Employment • provision of /referral to other business apprenticeships • the % of total jobs taken up by local creation residents, by Dec 2033 Skills & Learning / Apprenticeships growth and local recruitment South Bristol residents is forecast to Team and WECA Workforce for the /apprenticeships support rise from 50% to 70% as the local Future delivery in South Bristol workforce skills base improves due to parallel interventions (WECA/BCC)

3. Evaluation design and methodologies • Describe your key evaluation questions e.g. what do you want to find out? • Referring back to the outcomes and impacts stated in the logic model (section 2), describe your evaluation methodology (i.e. process, outcome or impact, or a combination). • Identify your audiences and evaluation stakeholders, and what their evaluation needs may be. • Are the scheme beneficiaries easily identifiable and accessible?

Construction phase • Has the originally intended quantum of floor space been constructed and certified – i) shell scheme and ii) mezzanine floors? • Did the project achieve BREEAM Very Good accreditation and what climate change and sustainability benefits will this deliver? Evaluation methodology, audiences and stakeholders: • Evaluation will be based on measurements of floor space from the issued as built drawings from the main construction phase. For mezzanine Floors undertaken as part of tenant fit out works the measurements will be based on the approved as-built drawings provided at completion of their works. The BREEAM Very Good target will be measured by the accreditation certification. It is intended that an in-use evaluation will take place, which will identify how successfully the constructed buildings are performing and record any lessons learnt, including sustainability benefits delivered. Operation phase • Has the workspace been fully, or near fully occupied by SME tenants from South Bristol and in a mix of industrial sectors by Dec 2023? • Have the job creation and local recruitment targets been met by i) Dec 2023 and ii) Dec 2033?

Evaluation methodology, audiences and stakeholders: Monitoring and data collection will be undertaken annually in Nov/Dec in order to inform evaluation reports related to the economic and social impacts of the project, which will be prepared in-house by BCC Property Services / Economic Development in Dec 2023, Dec 2028 and Dec 2033. The audiences will be MHCLG (for ERDF), WECA Business & Skills Directorate & Growth Hub, BCC Economy of Place Division (including Property, ED and Culture Services), Corporate Finance, Employment Skills & Learning Service Managers, BCC Cabinet and Ward Members. Other key stakeholders are the South Bristol SME beneficiaries and business networks, e.g. The Bottle Yard Studios, South Bristol Business Group, Cater Road BID, Federation of Small Businesses and Business West; Community Organisations involved in the wider South Bristol Economic Strategy and the post Covid One City and Regional Economic Recovery Strategies.

4.1 Data collection methods Provide an overview of the data collection approaches including timing and frequency of data collection. Describe links with other monitoring activities where relevant. Where appropriate, provide maps showing the spatial coverage of the data collection. Construction phases Data collection will be based on measurements of floor space from the issued as built drawings from the main construction phase. For mezzanine Floors undertaken as part of tenant fit out works the measurements will be based on the approved as-built drawings provided at completion of their works. The BREEAM Very Good target will be measured by the accreditation certification. It is intended that an in-use evaluation will take place, which will identify how successfully the constructed buildings are performing and record any lessons learnt, including sustainability benefits delivered.

Operation phase Monitoring and collection of data related to the take-up of the workspace and job creation by SME tenants, and associated local recruitment / training benefits, will be undertaken annually between Dec 2023 and Dec 2033 by BCC Property Services in conjunction with BCC Economic Development through an email/telephone survey of tenants, and including the request for supporting evidence (from payroll and other documentation) of full time equivalent job counts in the SME and local suppliers (where relevant). The monitoring exercise in Dec 2023 will also co-incide with outputs monitoring required for the final closure report for the ERDF funding of the project. Also the annual surveys will also provide follow up economic impact data which may be required by MHCLG for the ERDF funding in Dec 2028 and later years. With regard to local recruitment /apprenticeship targets, the areas of reference will be i) the South Bristol regeneration area (communities adjacent to the site) and ii) the wider South Bristol area defined as the 11 City of Bristol wards south of the Avon.

Tenants will be obliged to co-operate with annual economic and social impact monitoring surveys as part of their lease agreement with BCC upon entry to the workspace. Surveys will be issued with sets of postcodes to enable tenants to search HR / payroll records and purchase records, and, where relevant, tenants will be requested to forward these to their suppliers for similar use. For compliance with GDPR, only anonymised, non-personalised data will be requested in relation to their employees, suppliers, or their suppliers’ employees. Commercial information may also be protected by Proprietary Information Agreements between BCC and tenants.

4.2 Data collection and establishing the baseline • Refer to the scheme logic model to help structure the baseline data collection and reporting activities. Construction phases • As built GIA Floor Area – Ground Floor • As built GIA Floor Area – Mezzanine Floors • BREEAM Target Achieved • Lessons Learnt

Operation phase The following data will be captured from the SME tenants / beneficiaries to measure economic and social outputs and impacts. The same data set is also required for ERDF monitoring and evaluation. • Name of company or sole trader • Address • Email • Telephone • Unique Taxpayer Reference (UTR) • Companies House info • Standard Industrial Classification (SIC) code (2 digits) • Equality and diversity data sets • Business turnover • Business profit margin • Business employees, including apprentices, and/or on work trials or internships, and data subset with City of Bristol / South Bristol residential postcodes and diversity characteristics • New local suppliers (or customers, as appropriate), as indirect outcome of growth support, and data subset with new jobs created, and City of Bristol / South Bristol postcodes.

36 4.2 Data collection and establishing the baseline • Refer to the scheme logic model to help structure the baseline data collection and reporting activities.

Metric Unit Frequency Data source Baseline date Reporting to? (inc. Target) (& Responsibility) Inputs Expenditure £, by Quarterly Cost Plan Estimates; Nov 2020 Highlight source Supplier invoices; report; Project Quarterly grant governance; claims; ABW Finance Capital System Reports – Investment Project Manager Board Time Month Quarterly Milestone dates Nov 2020 Highlight achieved against report; Project programme governance Outputs New build workspace 2,350 Annual Detailed design plans Nov 2020 Project Board – Main building Yr 1/2 contractor, As built evaluation information, /monitoring -Tenants installing reports mezzanine floors Outcomes and impacts Jobs Created FTE Annual Direct FTE numbers Nov 2020 Highlight Source: SME tenants / report – Yrs beneficiaries via 1-9; annual monitoring, Evaluation and periodic report -Yrs 2, evaluation reports – . 5 and 10. by BCC Property /ED Services. Net Additional GVA £,000 Annual Source: SME tenants / Nov 2020 Highlight beneficiaries via report – Yrs annual monitoring, 1-9; and periodic Evaluation evaluation reports – report -Yrs 2, by BCC Property /ED 5 and 10. Services.

5. Delivery plan • Provide a project plan and timeframe for data collection and reporting of monitoring and evaluation findings (i.e. when key activities will take place, including baseline work, interim and final findings).

M&E Activity Start date Frequency Completion date Baseline data collation – by BCC for i) Construction phases Dec 2020 Monthly Dec 2024 ii) Operation phase April 2023 Annually Outputs monitoring – by BCC for i) Construction phases Dec 2020 Quarterly Dec 2024 ii) Operation phase April 2023 Annually Impacts monitoring – by BCC - Jobs/GVA Jobs - April 2023 Annually Dec 2033 - Local benefits GVA – April 2023 Annually Dec 2033 Project governance – July 2020 Quarterly Dec 2024 consortium meetings Evaluation/ Summative Oct 2023 First report – Dec 2023 Final report – Assessment Second report - Dec 2028 Dec 2033

6. Resourcing and Governance • Provide details of the monitoring and evaluation budget, including details of source and what costs/activities this will pay for. • Clarify procedures for risk management and any quality checking. • Describe opportunities for different stakeholders to input into the scheme evaluation process. • Provide a named contact responsible for delivering the plan, including name, address, telephone and email.

The monitoring and evaluation activities will be the shared responsibility of the BCC Economy of Place services involved in the project design and delivery – Major Projects, Property and Economic Development. In view of the nature and scale of the project outputs and impacts, it is appropriate to fund and resource the M&E activities required from existing budgets and staff of the three services, who have the necessary expertise. It is not considered necessary to commission an external evaluation.

At the present time, the lead contacts for M&E activities will be: Oliver Roberts, Major Projects Team, for the Construction phases, [email protected] , and Robin McDowell, Economic Development Team, [email protected]. Both are based at City Hall, Bristol, BS1 5TR.

The Project Board will monitor and manage risk continuously through the construction and early operating phases through quarterly meetings and risk register documentation. The initial risk register will be updated and reviewed at the first Board meeting after funding approvals are obtained, and risks allocated ownership to individual Board members. Additional risks may be added at each Board meeting with mitigation actions and scoring agreed by consensus. The risk register currently assesses risk against: • Impact - the disruption which would be caused to the project progress should the risk not be addressed. This is scored out of 10. • Probability - the likelihood that the risk would happen should the mitigating action not be taken. Again this is scored out of 10.

In relation to the three evaluation reports scheduled for Dec 2023, Dec 2028 and Dec 2033, the stakeholders identified at section 3 above will be notified by BCC in advance that an evaluation report is being prepared, and, where appropriate (e.g. SME tenants / business groups etc.) invited to submit comments by email on the observed impacts of the project, or do a telephone interview, in addition to any monitoring data they have already provided. They will also be given information on when the report will be finalised and made available for dissemination (see below).

39 7. Dissemination • Provide details of how the findings from the evaluation will be used. What will the evaluation inform and who will be the audience? • Please provide details of how the findings from the evaluation will be communicated to key stakeholders and lessons disseminated.

The impact evaluations will provide important strategic direction for the continuous improvement of business start-up and growth support programmes for South Bristol, the future provision of smaller to medium scale industrial workspace, and effective delivery of economic and social benefits for local residents and businesses in the Regeneration Area into the period 2023-25 and beyond. They will also be used to inform and update the longer term Economic Recovery Strategy for South Bristol and the City as a whole.

In terms of dissemination the initial (2023) and final (2033) reports will: • be made available through relevant business support agency websites, e.g., the BCC Business and Employment Skills & Learning pages, Bristol One City and WECA Growth Hub. • and to a wider audience via communications to key stakeholder groups – principally, the SME beneficiaries, local business and sector organisations, community organisations in South Bristol. • contribute to any relevant literature or policy reviews taking place over the next 3-5 years. Alongside dissemination it is important to gather endorsement for the project outcomes and evaluation findings. This will be achieved through: • an endorsement/ showcase/ promotional event organised by BCC / WECA to raise awareness of the project and promote the findings for the project. • stakeholder endorsement – the aim would be the Project Board to secure endorsement from the SMEs beneficiaries and use the findings to influence future projects or programmes.

40 Appendix 1 Contents List:

AHR Stage 2 Design Report

Latest Programme

Map of South Bristol Regeneration Area WHITCHURCH ENTERPRISE PARK, BRISTOL STAGE TWO REPORT 01/06/2020 2020.00317.000 WEP-AHR-ZZ-ZZ-RP-A-A3-001 WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Revision Date Produced by Approved by Comments

P01 12/05/2020 AS KB Client Meeting P02 21/05/2020 AS KB Submission to planning P03 22/05/2020 LS AS Updated to comments P04 01/06/2020 LS AS Issued for RIBA Stage 2

This document has been prepared by:

2 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Project Brief:

Bristol City Council is proposing to build and operate a new light expanding Bottle Yard Studios (for example, in the new local supply interventions, including the investment planned by BCC for the industrial workspace scheme (planning use class B1 C), which will be chains required by film and tv production companies using the expansion of the Bottle Yard Studios, the local economy of South Bristol co-located with the Bottle Yard Film Studios at an adjacent site – 601 facilities), it is expected that the large majority (75%) of the occupying will receive a significant stimulus as both new and existing enterprises in Whitchurch Lane. companies will be able to grow successfully and create around 30 new a range of sectors take advantage of an improved environment for jobs and increased GVA output over a 3 year timescale. growth. Without the ERDF and supporting WECA funding of the The Project is targeting delivery of 2,300m2 GIA of light industrial work project, such development would almost certainly be delayed or not space, comprising of up to 16 high quality units of an average size of 139 happen at all. sq m and aimed at small to medium-sized start up and growing Demand for Light Commercial Industrial Units in South Bristol: businesses in a range of sectors (creative, light manufacturing or engineering, construction, food and drink related) which are established There are two main streams of evidence underpinning the demand for Boundaries and Adjacent Sites: or emerging in the South Bristol economy. The project aims to help new build light industrial units address a continuing shortage of good quality smaller-sized units in the Bottle Yard Studios B1 C use class available to start up or early stage and growing •• from business enquiries from local or external SMEs or pre start up businesses in the local commercial property area of South Bristol. entrepreneurs received by BCC Economic Development or via our The site has an open boundary to the east with the Bottle Yard Studios. business centres and partner enterprise agencies; and It is expected that some (but not all) business occupying the units will provide services related to the Studios and will therefore require direct Target SME Business Growth: •• the Bristol Employment Land Study commissioned by BCC during access to provide a complimentary interface with the existing TBYS 2018-19, which has assessed the current supply and demand and site. A secure boundary line is required between the two sites, with the The new build workspace is mainly orientated towards SMEs in a range trends for all types of office and industrial premises city-wide and access to be managed by the on-site TBYS security. The design needs of sectors requiring premises at different growth stages post start up. It for the South Bristol area. to ensure the 601 development could be operated independently if is expected that up to 16 SMEs are expected to occupy the workspace TBYS site is redeveloped in the future. within 12 months of the completion of the scheme. According to the Employment Land Study, South Bristol is an active industrial (B2 / B8 . B1C use classes) market with relatively good take-up There may be potential to agree a new boundary line, if for instance use The project will focus on local needs and opportunities by: in recent years, including the estates around Hengrove, Hartcliffe and of the adjacent TBYS access road is required to satisfy site access Ashton Vale, leading to high occupancy levels of ageing stock, and, in a requirements from Transport Development Management, or if a minor •• building new serviced workspace to address shortage of incubation number of cases reviewed by BCC, difficulties for expanding companies adjustment is required to accommodate facilities such as cycle storage. and expansion space due to high occupancy of local industrial to find suitably-sized and higher quality ‘grow on’ space. However, in This would need approval from Homes England who have an interest in estates and limited supply of small offices in the local area. recent years there has been very limited new build stock – whether for TBYS site as a grant provider for the original purchase. The project smaller or larger units - delivered to the market despite the good level should work to as far as possible in the first instance seek to meet all •• signposting occupiers of the workspace and other enquiries to the of demand boosted by the completion of the South Bristol Link Road requirements within the existing site boundary. South Bristol Enterprise Support project which aims to provide improving access to the south west of the area. advice and grants tailored to SMEs in both ‘traditional’ and emerging The Bottle Yard Studios is an active film studio, which includes two new sectors of the South Bristol economy. Although it is probable that demand for both land and buildings will studios located in Tankhouse 1 and Tankhouse 2, shown on the below continue into the future, and potential for certain segments to grow, eg. plan. The project’s Construction Strategy needs to consider approaches •• supporting start ups and local supply chain creation around planned for small to medium light industrial and ‘last mile’ logistics centres, there that minimise the impact of construction on these existing Studio investments by BCC and WECA in the nationally significant creative has been little sign of developer appetite speculatively to provide new spaces, particularly as other parts of the site may be impacted by the / media production and digital technology and facilities at The modern industrial workspace to a high environmental standard. In this Hengrove Housing development at a similar time. The project will Bottle Yard Studios and Knowle West Media Centre. context the opening of the Filwood Green Business Park, with its 73 consider Modern Methods of Construction, including modular and mixed small industrial and office units was a notable exception, as it was off-site fabrication. It is proposed that demolition and clearance works •• also potentially supporting the local construction supply chain, entirely financed by the public sector. But its full occupancy and current including off site modular manufacturing or assembly, linked to new will be undertaken as a separate enabling package that can be timed waiting list of 17 entrepreneurs seeking units has proved there is a latent based on filming schedules to minimise disruption. house building in South Bristol, eg. at Hengrove Park. demand from new and growing SMEs that is still not being met by the The project will be linked to the planned expansion of the Bottle Yard market. Hinton Rescue Studios over two sites, which will go forward in parallel with this project, The Project will add value by addressing the existing limited provision in Hinton Rescue is located to the east of the site. A new secure fence line with intent that there will be direct access to the existing site for the South Bristol Regeneration Area of small to medium sized, serviced will be required to part or all of this boundary, in particular along the business providing a support function, or to access facilities such as light industrial units, which are in high demand and short supply, as line of the existing building. training / meeting space. evidenced by the waiting lists for space at the Filwood Green Business Hengrove Housing Development Land to North These businesses will also have the opportunity to take up support Park and The Bottle Yard Studios, by providing up to 16 new ‘grow on’ units of a modern eco-friendly design in a supported location as part of tailored to their sector and development stage. Existing initiatives Land to the North is due to be developed for Housing as part of the include small grant assistance during the period Aug 2021 until Dec a dynamic business cluster. At the present time, commercial workspace providers are focussed on the city centre and adjacent locations, or the Hengrove Park Housing development. It is expected that the existing 2022 which is being provided by other ERDF co-funded projects – palisade boundary will be maintained for the development, with the principally the South Bristol Enterprise Support Project, but also Scale North Fringe and there is little or no development of light industrial incubation or ‘grown on’ space in this part of the city, despite the future housing development being responsible for developing a suitable Up Coaching Grants (Business West), the Low Carbon Challenge Fund boundary treatment for the housing use. (WECA) and the Advanced Engineering and Digital Business investments in new housing and other infrastructure going on in South Acceleration Hub and CAMERA facility (University of Bath). Bristol. It is expected that this intervention, in parallel with a new area- Whitchurch Lane Boundary and Highway Access targeted enterprise support project, will, at the least, serve to reduce With the benefit of this new workspace and the positive business the market failure or hesitation to provide new and better quality Boundary Treatment to Whitchurch Lane to be considered in both environment and new economic opportunities created by the workspace of this type in the area. In this way, through complementary providing a welcoming entrance which promotes the business units and

3 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Project Brief:

the treatment to face existing residential uses. The existing highway BREEAM and Sustainability: Building Services Requirements: access into the site from Whitchurch Lane may require improvements to the adopted highway areas to better separate the two site adjacdent The BREEAM Target for the development will be ‘Excellent’. The sus- •• Above ground drainage to WCs & tea points site accesses and improve public footpath and pedestrian crossing tainability strategy should consider approaches to achieving this, which arrangements. Proposals should be developed for consultation with will then be developed in the pre-assessment. •• Water services Transport Development Management as part of a pre-application process. This should consider relationship with adjacent TBYS junction. The development will design for low energy / natural ventilation and •• New 25mm MDPE incoming metered supply to each unit. where appropriate good natural light. It will need to meet Bristol Bamfield Highway Access Planning Policy on Sustainability, BCS14 on Sustainable Energy: to •• Simple Water Services to WCs secure at least a 20% saving in CO2 emissions from energy use in new •• WCs to be located within each unit Any adjustment to the site boundaries over adopted highway will development through on site generation of renewable energy. require engagement with the Council’s Highways service at an early •• Gas - New incoming supply, (expected to be rated 6m3/hour) stage of design development. This can be initiated through pre- capped off for tenant fit out. application engagement with Transport Development Management. Construction Approach: •• Heating - The option of providing low-carbon space heating to a Existing Structures: A traditional Procurement approach will be used for the project. Modern proportion of the units will be considered. Methods of Construction, including off-site fabrication and modular The existing building has a GIA of 1573 sqm. It is leased with parts of the build will be considered. •• Ventilation extract fan to WCs yard area on a short lease, which would be terminated by the Council at a suitable point in advance of the development. It is proposed that the •• Electrical Distribution building will be demolished as part of a separate enabling works Future Adaptability: package in advance of the main construction works. •• New 100A 3-phase incoming supply from Western Power for The design of the units will consider the ability to remove internal walls each unit The potential for reuse of existing surfacing and/or subbases in the yard in a proportion of units to combine them into larger units. area should be considered. •• No other electrical installation within units Where Mezzanine provision is not developed as part of the construction works, approved designs will be provided to tenants for the purposes of •• New 100A single phase landlord’s electricity supply from Design: any future tenant fit out to ensure future adaptability and flexibility of Western Power to feeder pillar for external lighting the building. •• Lightning Protection The proposed development comprises of approximately up to 2600m2 Designs will identify how lifts to the mezzanine floor could be provided of light industrial business units, comprising of 1740sqm ground floor •• CCTV area, with potential for an additional 870sqm of mezzanine space. It is in the future if required by the tenant. expected that up to 14 light industrial business units will be developed •• None proposed for individual units on the site with the potential for tenants to combine multiple units Vehicular Access and Parking: where they require more space. The ground floor area of each business •• CCTV provided to car park and site, linked back to Bristol City unit typically being 120sqm (excluding mezzanines) but with some units Development will need to consider and demonstrate how it will Council system varying between 70m2 and 160m2. encourage travel using cycling; walking and public transport and •• • Access Control and Alarm systems discourage car use. This will need to be reflected in the number of It is proposed that the business units will be developed to a shell-and- parking spaces and the facilities provided / or expected that the tenant core specification with the tenant undertaking the fit-out. The design •• Lifts not included, but ability for tenant to fit for mezzanine access will fit out. Electric charging points will be provided to a number of the to be considered. brief will be developed to define what the shell-and-core specification units. A suitable number of Disabled and customer parking spaces to be will include. It is expected that units will be occupied by tenants with provided. •• The inclusion of PV arrays on the roofs will be considered. This will differing requirements and there is potential for blocks of units to be need to consider if these and energy produced are included as part developed with variations to reflect this, for instance: Units should have full height roller shutter access (up to 6.5m) to the of the lease, or retained by the Council, which may depend on how front suitable for vehicular access. •• Consideration of north facing roof windows to some units to provide these are funded. suitable light for design / creative based activities; Designs should consider pro’s and con’s of one way and two way •• Electric vehicle charging points - Installation of electric vehicle movements through the site, including junction requirements for both charging points in the car park is expected to be required. •• Consideration of Low Carbon Air Source Heating to some units. turning in and out of the site. The Council is seeking to minimise its ongoing future management requirements. It is therefore not intended to provide shared facilities that are managed by the Council.

4 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Site Photographs:

Entrance from Bamfield

View towards the site along Bamfield

Entrance from Whitchurch Lane Existing Site Buildings

5 PB Site Boundary

Nearby Ownership Boundary

Site Boundary

Nearby Ownership Boundary WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Site Location / Boundary Plan: Site Boundary

Nearby Ownership Boundary

P02 (P1) Updated to comments 200522 LS AJS P01 (P1) Issued for 200521 LS AJS pre-application Rev Description Date Drby Appby original by date created approved by LS 05/21/20 AJS P02 (P1) Updated to comments 200522 LS AJS P01 (P1) Issued for 200521 LS AJSAHR Architects Ltd pre-application Vintry Building Rev Description Date Drby AppbyW ine Street original by date created approved Bristolby BS1 2BD LS 05/21/20 AJS United Kingdom W HI TC AHR Architects Ltd HU RC Vintry Building H T +44(0)117 9299146 LA W ine Street NE Bristol E [email protected] BS1 2BD www.ahr.co.uk P02 (P1) Updated to comments 200522 LS AJS United Kingdom W P01 (P1) Issued for 200521 LS AJS client name HI pre-application TC HU RC Rev Description Date Drby Appby Bristol City Council H T +44(0)117 9299146 LA original by date created approved by NE E [email protected] project LS 05/21/20 AJS www.ahr.co.uk D L E I client name Whitchurch Enterprise Park AHR ArchitectsF Ltd Vintry BuildingM A W ine StreetB Bristol City Council drawing Bristol BS1 2BD project United Kingdom Site Location Plan D W L H E IT I Whitchurch Enterprise Park CH F computer file plot date UR M C:\Revit CH A Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt B T +44(0)117 9299146 LA drawing NE E [email protected] www.ahr.co.uk project number scale Site Location Plan 2020.00317.000 1 : 1250 @A4 client name drawing number rev issue computer file plot date status Bristol City Council C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.sWEPmith.rvt -AHR-WL-00-DR-A-90-050 P02 P1 This drawing is to be read in conjunction with all related project SCALE 1 : 1250 project number drawings. All dimensionsscale must be checked and verified on D L 2020.00317.000 site before commencing1 : 1250 any@A4 work or producing shop E I Whitchurch Enterprise Park drawings.The originator should be notified immediately of F drawing number rev issue M 0 25 50 75 any discrepancy. This drawing is copyright and remains the A property of AHR. status B drawing WEP-AHR-WL-00-DR-A-90-050 P02 P1 This drawing is to be read in conjunction with all related SCALE 1 : 1250Site Location Plan drawings. All dimensions must be checked and verified on site before commencing any work or producing shop computer file plot date drawings.The originator should be notified immediately of 0 25 C:\Revit 50 75 any discrepancy. This drawing is copyright and remains the Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt property of AHR. project number scale 2020.00317.000 1 : 1250 @A4 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-050 P02 P1 6 PB This drawing is to be read in conjunction with all related SCALE 1 : 1250 drawings. All dimensions must be checked and verified on site before commencing any work or producing shop drawings.The originator should be notified immediately of 0 25 50 75 any discrepancy. This drawing is copyright and remains the property of AHR. WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT Site Analysis Key:

Site Boundary Sun Path Parking along this boundary Primary Vehicle Route to be maintained. Site Entrance Nearby Vehicle Entrance Noise Sensitive Boundary

Key Foliage Site slopes from South West Key Neighbour 1 to North East by approx. 1m. Site Analysis Notes:

Key Neighbour 1 is the Bottleyard studios which is a noise sensitive site. The contractor will be required to manage the noise levels during construction and consideration should be given to the noise produced by site once occupied.

Key Neighbour 2 is a single resident unit. The contractor will be required to manage the delivery of materials against minimising the Key Neighbour 2 disruption against this property.

The orientation of the site as indicated by the Sun Path allows for the use of PV panels if required. The site slope is minimal and does not have a large impact on any proposed design. Block A may result in having slightly taller units at the north end of the block in order that we can maintain a simple level roofline and cost efficient envelope. Parking to the North West boundary may require enhanced protection during construction such as solid hoarding.

WHITCHURCH LANE This site exit and turning from the neighbouring Hinton Rescue to be maintained throughout construction and BAMFIELD use.

The site entrance is very close to that of Bottleyard Studios with poor delineation of the two entrances. There is scope Large trees to be maintained to improve this junction. and protected.

7 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Kerb lines to be realigned New secure fence along red Developed Stage Two Design: to create better separation line to separate new devel- of the 2 access points opment from Bottleyard Up to 14 units arranged in 3 blocks. Studios

•• All blocks are identical 12.5m deep and based on 5m structural grid •• Roads made 6m wide to allow space for large delivery vehicle manoeuvring and accessing parking spaces

Covered cycle parking •• Potential improvements to kerb lines along Whitchurch Road

Proposed new to better separate the two vehicle access points. gated entrance Signange •• Secure fence line to separate new development from Bottle- yard Studios

Fire Escape / maintenance access •• 2 parking spaces per unit to Blocks A and B, 1 space per unit to Block C

Unit 10 Potential 167 m² mezzanine: 1800 SF 83sqm •• Space for delivery vehicle to pull end on to roller shutter to Blocks A and B, space for parallel park delivery to Block C Secure fire escape and maintenance access area •• Option for mezzanine to rear of all units retaining double Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF height space at the front

Unit 11 Potential 121 m² mezzanine: 1310 SF 60sqm 12500 •• Space for fire escape to the rear of every unit Potential mezzanine: Potential mezzanine: Potential mezzanine: Potential mezzanine: Potential mezzanine: Potential mezzanine: 77sqm 60sqm 60sqm 60sqm 60sqm 60sqm •• Large refuse storage area at the end of Block B with collection

Secure fire escape and Fire from Bamfield Road access meaning refuse vans don't have to maintenance access area Escape

Unit 12 Potential 121 m² drive through the site mezzanine: 1310 SF 60sqm Fire Escape / maintenance access Potential Unit 07 mezzanine: 79 m² 39sqm 850 SF

W •• Disabled parking provided at each corner of the development.

Disabled spaces are counted outside of the spaces allocated H

I to units

eliveries T

Unit 13 Potential C 121 m² mezzanine: Potential Unit 08 1310 SF 60sqm mezzanine: 121 m²

60sqm H

1310 SF pullPartial for in d

U Room Schedule Option A

R Name Area

C H Unit 14 Potential Unit 01 154 m² 123 m² mezzanine: Potential Unit 09 1330 SF 60sqm

L mezzanine: 123 m² 60sqm

1330 SF pullPartial for in deliveries Unit 02 121 m² P01 (P1) Issued for pre-application 200521 LS AJS A Rev Description Date Dr App Unit 03 121 m² by by Fire N Fire original by date created approved by Escape Escape

Unit LS04 121 m² 05/21/20 AJS E Unit 05 121 m² AHR Architects Ltd Vintry Building Parking spaces for Wine Street units 7-9 reduced to Unit 06 123 m² Bristol BS1 2BD 1 space per unit and United Kingdom deliveries/drop off Unit 07 79 m² via road only. Refuse & Unit 08 121 m² Service T +44(0)117 9299146 Yard E [email protected] Unit 09 123 m² www.ahr.co.uk New sliding gate Unitclient 10 name 167 m² New gate for refuse Bristol City Council collection Unit 11 121 m² Unitproject 12 121 m² Whitchurch Enterprise Park Entrance to Unit 13 121 m² buisiness units Approximate location of existing bi-fold gates to adjacent Unitdrawing 14 123 m² industrial unit (presumed that exit Cycle hoops / shelters - Client to confirm if these can be / entry route will need to be Proposed realigned boundary GrandProposed total: Site Plan maintained) fence 1740 m² located outside of existing building 'site boundary' 14 computer file plot date C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt

project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-051 P01 P1

This drawing is to be read in conjunction with all related drawings. All dimensions must Dashed line indicates Potentialbe checked and verifiedtotal on site beforemezzanine commencing any work or producing area shop drawings. The originator should be notified immediately of any discrepancy. This drawing is copyright and remains the property of AHR. estimated position of Fire Escape / to 50% of floors = 870sqm existing fence line. maintenance 6000 Legal boundary TBC 3500 access by client. Total GIA including 3756 mezzanines: 2610sqm

Unit 10 Potential 167 m² mezzanine: 8 6800 1800 SF 83sqm PB Secure fire escape and maintenance access area

Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF

2000 Unit 11 Potential 121 m² mezzanine: 1310 SF 60sqm 12500

Potential mezzanine: Potential mezzanine: Potential mezzanine: Potential mezzanine: Potential mezzanine: Potential mezzanine: 77sqm 60sqm 60sqm 60sqm 60sqm 60sqm Fire Escape / maintenance 6000 access

Boundary line TBC 5000 5000 Secure fire escape and Fire maintenance access area 2100 Escape 1354

Unit 12 Potential 121 m² mezzanine: 1500 1310 SF 60sqm 2000

2007 Potential Unit 07 mezzanine: 79 m²

39sqm 850 SF W

1000 H

12500 I

eliveries T

Unit 13 Potential C 121 m² mezzanine: Potential Unit 08 1310 SF 60sqm mezzanine: 121 m²

60sqm H

1310 SF Partial for in d pull

C H

Unit 14 Potential 123 m² mezzanine: Potential Unit 09 1330 SF 60sqm

L mezzanine: 123 m² 60sqm

1330 SF for in deliveries pull Partial

A Rev Description Date Dr App by by Fire N Fire original by date created approved by Escape Escape

AJS 2020/05/06 AJS E

68 1 AHR Architects Ltd 18 268 Vintry Building Parking spaces for Wine Street units 7-9 reduced to Bristol BS1 2BD 1 space per unit and United Kingdom deliveries/drop off via road only. Refuse & Service T +44(0)117 9299146 Yard E [email protected] www.ahr.co.uk New sliding gate client name

New gate for refuse Bristol City Council collection

project Whitchurch Enterprise Park

Approximate location of existing bi-fold gates to adjacent drawing industrial unit (presumed that exit / entry route will need to be Proposed realigned boundary Site Layout maintained) fence

computer file plot date C:\Users\adam.spall\Documents\WEP-AHR-WL-ZZ-A-Central-Revit-Model_adam.spall.rvt

project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-SK-001 SK

This drawing is to be read in conjunction with all related drawings. All dimensions must be checked and verified on site before commencing any work or producing shop drawings. The originator should be notified immediately of any discrepancy. This drawing is copyright and remains the property of AHR. WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Typical Cross Section:

Natural ventilation Roof shaped to create chimney additional height at rear of unit for mezzanine floor

Rafters sized to allow mezzanine to hang which allows column free ground floor space Rooflights provide natural light deep into the unit. Space provided for tenant to fit blinds if required

Inward opening louvered ventilation door allows 6m clear height natural ventilation to bottom of rafters

Blanked off louvers at rear of unit allow for tenant to install specialist extract systems if required

Incoming services at rear of unit with space for tenant WC & tea point

Fire escape Concrete door to rear floor slab of every unit

9 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT Natural ventilation Elevation Strategy: chimney with colour Matching colour coated metal coded capping sheeting to walls and roofs creates simple block identity

5m clear height roller shutter door with stencil Rooflights provide graphics to identify unit natural light deep numbers into the unit

'Front door' to each unit has large glass door and a small canopy. The unit number, intercom and Block paving to the space in letter box are located on front of roller shutter: creates a grey metal ;panel space for people to eat and socialise when not being used for loading & unloading

2no. parking spaces per unit. Electric Vehicle charging provision TBC

10 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Whitchurch Lane

Aerial view from Whitchurch Lane showing existing site access retained from the road. Cycle parking located by site entrance 11 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

View from Whitchurch Lane showing existing site access retained from the road. Pavement extended to create safer pedestrian crossings. 12 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Existing gate into Bottleyard Studio access retained along with existing trees and existing parking spaces. New signage provided for the Enterprise Park with cycles behind. 13 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Typical elevation of enterprise units. Bold colour scheme and stencil graphics gives each block identity. Seating and landscaping encourages a social culture between neighbours. 14 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Block B with the largest roof is south facing and so has potential for a large PV array. Quantity of PV to be determined in a future design stage. 15 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Newly aligned entrance from Bamfield Road with potential to lock this access if desired. Large area for bins and service to side of Block B (green). 16 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Aerial view from Bamfield Road (south east) showing service access and relationship between blocks B and C. 17 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Sustainability Strategy:

The design for the building and site at RIBA Stage 2 has begun to Other sustainable measures considered implement sustainable measures as the project works towards BREEAM Very Good as a minimum, with aspirations to achieve •• Construction on a Brownfield Site BREEAM Excellent. •• Provide Business Adaptability BREEAM •• Provision of Cycling Storage Following appointment of the BREEAM Assessor a workshop will The following elements are to be considered further after the be undertaken to identify key early credits which need to be appointment of Engineers, the BREEAM Assessor and design captured. These may include appointment of an acoustician, development. ecologist, whole life costing consultant, and engagement with the police Designing out Crime Officer. Embodied Carbon AHR recommends that the BREEAM process should be used to Embodied carbon in the materials used for construction can also help reduce the buildings embodied and operational carbon, as be significantly reduced, as conventional concrete and steel well as reducing water usage. These aspirations are in line with contain a lot of embodied carbon: the RIBA 2030 Climate Challenge which AHR supports. Specifi- cally, we will work with the BREEAM assessor and MEP Engineer •• A low carbon or carbon neutral concrete that is suitable for to maximise the number of ENE (energy) credits that can be foundations and floor slabs for this type of building, such as targeted with the clients cost envelope. Vertua Classic, could reduce embodied carbon by up to 50%. •• Engineered timber framing such as CLT in place of steel Orientation framing will store the carbon in the wood, making it net The orientation of the units has been considered to provide ap- carbon positive – it contains less than zero embodied carbon. propriate roof space for photovoltaics. The orientation and design It would also speed up construction, improve air tightness and of the units also allows for rooflights to be provided which help remove the need for blockwork internally. introduce daylight deep into the buildings whilst minimising solar gain. •• Consider alternatives to conventional concrete blocks with superior insulating properties. Ventilation Recyled Materials The initial design uses a mixture stack and cross ventilation to provide natural ventilation to the units. Each unit is provided with The requirement for the use of recycled materials is likely to be louvers with internal opening doors within the walls and a ventila- driven by the required BREEAM credits. The recycled content of tion chimney within the roof to encourage air to flow through the materials should be considered when specifying products during building and provide ventilation. RIBA Stage 3. The exposed thermal mass of the concrete walls and floors will The reuse of rubble or waste from the demolition of existing also help cool the building by utilising night-time cooling. structures will also be considered when the appropriate engineer is appointed. The waste management plan should also include the Wellbeing demolition phase, not just the construction and operational phases. The existing foliage has been retained as a way to provide large mature trees on the site. Each unit also has a small external space that will have additional tree planting as well as other foliage and grass. This external space provides additional areas of biodiversity within the site and access to greenery for the occupants of the buildings.

18 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Sustainability Strategy:

Units with the sun to the front will Warm exhaust air Units with sun to the rear will have solar panels on the large roof through natural have tinted solar control glass and clear glass to the rooflights ventilation chimney to the rooflights

Warm air Extra height creates rises to high thermal reservoir for hot air level during warm summer days

Small external area of seating and greenery associated with each unit.

Fresh air enters at low level through inward opening ventilation doors

Concrete floor and blockwork walls soak up heat during the day to keep unit cool

19 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Material Precedents:

The material strategy for the entirety of the site is to provide a simple cladding solution using the same vertical seam cladding for both the walls and roofs.

This will create a create a relationship across the proposed developments on site creating homogenous blocks which are then differentiated through colour.

Other key elements of the design are: •• Rooflights •• Curtain Walling •• Roller Shutter inc. Large Format Graphics •• Clean and Modern Wayfinding

20 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

Whole Building Performance

Sustainability targets:

BREEAM ‘Excellent’ rating

Building Lifespan:

All materials and structure used to be in accordance with BS7543:2015 Guide to durability of buildings and building elements, products and components.

U-Value Requirements (W/m².K):

0.00 External Wall 0.00 Floor 0.00 Roof 0.00 External Glazing (incl rooflights) 0.00 External doors 0.00 Roller shutter/ delivery doors Awaiting MEP input for building performance values Glazing Values: 00% Light transmittance 00% G-value

Air Permeability Target = 5m³/hr/m²

21 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

Please note this specification is to be read in conjunction with the rest of the stage 2 report and architectural drawings.

External Wall Types

Ref Name/Location System Description - Outside face to inside face. Sustainability / Safety - System Additional Notes/images requirements EW1 Metal Seam Blue engineering brick plinth to all elevations. Cladding Aluminium standing seam cladding to all walls and roofs to provide a homogenous envelope. Hidden gutter detail with minimal verge flashings. All cills to finish in line with the standing seams.  Euroclad Vieo aluminium colour coated standing seam panels fixed to RocBar which is fixed back to structural steel deck which spans between primary steels.  Euroclad Rokslab Insulation (to meet u-values TBC)  Fair-faced dense concrete midi blocks 290L x 215H x 140W mm. To be laid in running stretcher bond.  Wall is to be fairfaced painted.  Deflection heads and wind posts as required to S. engineers requirements.

EW2 Aluminium Flat High gloss PPC aluminium cassette panels with concealed Cassette Panels fixings as feature cladding to the side of all main entrance doors. Fixed on helping hand steel bracket system with mineral wool insulation behind.

Stainless steel unit number (to be extruded lettering) to side of door with intercom and s/s letter box, all fixed within EW2 wall panel.

Doors & Window Types

Ref Name/Location System Description - Sustainability - System requirements Additional Notes/images

22 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

External Glazed steel doors Aluminium framed doors, fully glazed with safety glass to Manufacturer to have Environmental doors (doors not within meet Secure by Design standards. PPC RAL colour tbc by Management System in accordance (ED) curtain wall) Architect. with ISO 14001, Min 80% recycled Security will be required to meet the following minimum content, Environmental product standards: declaration in accordance with ISO ● PAS 24:2012 14025 preferred. ● LPS 1175 Issue 7 SR2 ● STS 201 or STS 202 BR2 To meet required u-values and Manifestation if required, design to be confirmed by glazing values. Architect to coordinate with overall branding strategy. Doors on a maintenance / delivery routes will be sized to be wide and high enough to accommodate any necessary equipment and plant. Fittings and ironmongery are to be of a high quality, robust stainless steel. Lock cylinders to be europrofile. Doors must not have ‘lips’: They create a barrier to wheelchairs, trolleys etc. and can be a trip hazard. The factory applied colour is to be resistant to fading. Allowance to be made for dual colour – i.e. different colour to the external frame and leaf face than the internal frame and face. Rear fire escape doors to have push bar ironmongery.

Roller External roller Powered and lockable (security key switch) external To meet required u-value Shutter shutter. thermally broken roller shutter, similar to Hag Armourguard Industrial F1.

Solid PPC steel shutter, to be sized and have a suitable durability rating to suit regular industrial delivery applications. Shutter is to meet security requirements of PAS 24.

With counter balanced spring to ensure controlled raising and lowering with a key lock in-built at the bottom of the

23 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

shutter for security. Electric operation with security key switch and manual override in the event of a power failure.

W1 Curtain Wall Curtain wall system to include fully glazed powered door to Minimum ‘BRE Green Guide to front entrance (doors to be by same manufacturer as Specification Online’ rating: A. curtain wall system). PPC aluminium. To meet required u-values and Curtain wall to be mullion drained. UV resistant glazing values. weatherproofing silicone sealant to be used for sealed glass to glass joint, no visible face caps.

System tested and certified in accordance with BSEN 13830 and CWCT Sequence B

Barrier loading requirements to any glazing above first floor level (to accommodate the future installation of a mezzanine floor).

Manifestation as required to suit building regulations.

Door fittings and ironmongery are to be of a high quality, robust stainless steel. Lock cylinders to be europrofile. Door security to meet PAS 24.

Allowance to be made for system and doors to be dual colour – i.e. different colour external to internal.

600mm wide x 6m high vents to rear of units: Fixed external louvers within a curtain wall system. Provided with inward opening ventilation door to both ground and first floor at rear of unit. Doors to be controlled by actuators with automatic temperature controls and override switches.

24 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

RL Rooflights Vitral A74 aluminium fixed rooflights in 2500mm length Roofs which are partially or entirely modules. Double glazed with low-e coatings to blocks A and glazed should be designed to prevent C, clear to block B. breakages or a fall. Upstands and non-fragile surfaces Internal electric roller blinds to blocks A and C (where should be used to prevent people rooflights are south facing). inadvertently walking or falling onto (and falling through) glazed roofing. Maintenance access to control gear and operators for roof lights or vents should be accessible from a place of safety (e.g. on a protected roof, with no risk of falls).

To meet required u-values and glazing values.

L1 Louvers PPC aluminium louvers installed to rear of unit to

Roof Types

Ref Name/Location System Description - Outside face to inside face. Sustainability - System requirements Additional Notes/images R1 Main building roof Euroclad Vieo aluminium colour coated standing seam Minimum ‘BRE Green Guide to – metal seam panels fixed to RocBar which is fixed back to structural steel Specification Online’ rating: A (to cladding deck which spans between primary steels. All by Euroclad. suite BREEAM requirements, TBC)

Hidden gutter to be included as part of roof build-up. Build up to achieve required target Rainwater pipes to be located internally within the steel U-Value column zone.

Note: the roof structure shall be designed and installed in (note: image above to show accordance with the wind loadings and exposure insulation and metal standing seam conditions. Weather tightness, high insulation and vapour only. The substrate proposed is metal deck not timber joists)

25 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

control performance will be maintained across all roofs, including interfaces with external walls.

Roof profile and size to be determined to suit span and wind loads. Standing seam sheet to be PVdF colour coating (minimum decorative life is in excess of 20 years), RAL colour tbc.

Structural decking to be white polyester coated on hot-dip galvanized substrate. This finish is highly durable and resists scratching.

Matching coated aluminium flashings required. Roof build-up on the rooflights to be able to support and allow for fixings from PV panels.

R2 PPC Aluminium Steel framed thermally broken structure clad with PPC Canopy aluminium. Roof Natural ventilation Chimney that is louvered to 4 sides with feature aluminium Chimney chimney colour clad ‘lantern’ (not illuminated). Internal horizontal actuated damper fitted across base of chimney with link to manual control and temperature sensor - allows ventilation when high temperatures or purge vent needed.

PPC Aluminium louvers. Internal wall types Ref Name/Location System Description - Sustainability - System requirements Additional Notes/images IW1 SFS/Jumbo Stud SFS or jumbo-stud internal party walls with acoustic Internal Party Walls insulation between studs.

To be finished with 24mm plywood. Stairs & Balustrades Ref Name/Location System Description - Sustainability - System requirements Additional Notes/images

26 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

SC1 Steel Staircase Painted steel stair with vertical balusters and expanded steel mesh infil panels Floor finishes Ref Name/Location System Description - Sustainability - System requirements Additional Notes/images F1 Floated concrete Power floated concrete slab. F2 Raised Floor Heavy duty raised floor system to first floor mezzanines with PPC aluminium bulkhead edge trims to close off the floor void at edges. External Works Ref Name/Location System Description - Sustainability - System requirements Additional Notes/images P1 Paving Roadways Marshalls Keyblok paving (basic 200x100 blocks suitable for roadways and parking spaces)

Road markings and parking bays delineated using contrasting blocks

Kerbs 50mm high concrete kerbs throughout to facilitate vehicle overrun of pavements P2 Paving Footpath Marshalls Mistral to pavements and the ‘driveway’ up to the roller shutter

Road markings and parking bays delineated using contrasting blocks

Kerbs 50mm high concrete kerbs throughout to facilitate vehicle overrun of pavements P3 External Bollards External PPC aluminium bollards to 1 side of all doors (front and rear)

Paints, sealants and varnishes Ref Name/Location System Description - Sustainability - System requirements Additional Notes/images P1 Concrete Sealant Clear painted sealant to all concrete surfaces. P2 Intumescent Paint To all steel that supports a floor. P3 External signage Painted stencil unit number on each roller shutter paint

27 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Outline Specification:

Whitchurch Enterprise Park WEP-AHR-WL-XX-SP-A-A2-001 Stage 2 Outline Specification

Structural Notes (in advance of Structural Engineer appointment):

 Steel portal frame on typically 5m grid  Steel trimmers for rooflights and around external wall openings  Powerfloat ground floor slab with insulation  Clear painted sealant to slabs  Feature colour paint to all exposed steelwork  Intumescent paint to all steel that supports a floor (so if the mezzanine is hung then we would need to fire protect the whole frame).  Stair – painted steel stair with vertical balusters and expanded steel mesh infil panels. We could potentially change to horizontal rails at 300mm centres if we agree with building control that no under 5s will be present in the building.  Balustrade to mezzanine – vertical flat steel posts with painted steel handrail and expanded mesh infils to match stair.

MEP Notes (in advance of MEP Engineer appointment):

 Drainage point at rear for WC/tea point  Electric heating/cooling through local chiller located on the escape footpath to the rear. Delivered through high level fan coil unit with galv ducts to white ppc swirl grilles. Second smaller one under the mezzanine  Gas supply to rear of each unit for specialist equipment  Lighting – TBC by client if this is to be part of base build  Alarm – TBC by client

28 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Safety and Maintenance Strategy: Safety and Maintenance Key

An initial Hazard Identification Schedule has been produced MEWP Mainteance Zone Entry Point alongside plans and sections to begin highlighting and managing risk. The PD role and CDM requirements will be continued as Facades Accessible via MEWP Glazing Cleaned via Long Reach Pole below. PD Role: •• Plan, manage, monitor and coordinate health and safety in the pre-construction phase. •• Review and record all relevant information, such as existing health and safety files that might affect design work carried out both before and after the construction phase.

Fire Escape / maintenance access •• Help and advice in combining of pre-construction information, provide this information to any designers and contractors.

Unit 10 167 m² •• Provide advice on survey works. 1800 SF

•• Engage with all relevant parties, review existing documentation Secure fire escape and maintenance access area

and carry out thorough checks to mitigate any potential risks, Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF including design risks for the future use of the building. Unit 11 121 m² 1310 SF Post RIBA Stage 2 CDM Duties: •• Set out a protocol or template for all designers to review and

Secure fire escape and identify construction and maintenance in use risks. To provide maintenance access area Unit 12 121 m² designers with a consistent and aligned approach to hazard 1310 SF Unit 07 79 m² identification, recording and communicating risk and use of 850 SF

graphics and symbols on drawings. W

H I

•• Attend design team meetings and ensure that health and T Unit 13

C 121 m² safety is on the agenda at DTM’s and progress meetings with Unit 08 1310 SF 121 m²

the PM. H 1310 SF U

Ensure that end of stage reports for RIBA stages have a R •• C

section on health and safety. H Unit 14 123 m² Unit 09 1330 SF

L 123 m² 1330 SF

•• Undertake dialogue with your health and safety officers to A Rev Description Date Dr App by by

N Fire original by date created approved by make sure the design outcomes are shared and meet their Escape

LS 05/27/20 AJS E

approval. AHR Architects Ltd Vintry Building Wine Street Bristol BS1 2BD •• Work with other designers also appointed to the project to United Kingdom

eliminate foreseeable health and safety risks and, where that is Refuse & Service T +44(0)117 9299146 Yard E [email protected] not possible, plan and act to reduce or limit those risks. www.ahr.co.uk client name •• Liaise with the principal contractor (once appointed) in order Bristol City Council to keep them informed of any risks that need to be managed project Whitchurch Enterprise Park during the construction phase.

drawing Safety and Maintenance Plan

computer file plot date Safety and Maintenance Key C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-052 P1

MEWP Mainteance Zone Entry Point This drawing is to be read in conjunction with all related drawings. All dimensions must be checked and verified on site before commencing any work or producing shop drawings. The originator should be notified immediately of any discrepancy. This drawing is copyright and remains the property of AHR.

Facades Accessible via MEWP

Glazing Cleaned via Long Reach Pole

29 PB

Fire Escape / maintenance access

Unit 10 167 m² 1800 SF Secure fire escape and maintenance access area

Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF Unit 11 121 m² 1310 SF

Secure fire escape and maintenance access area

Unit 12 121 m² 1310 SF

Unit 07 79 m²

850 SF

I T Unit 13 C 121 m² Unit 08 1310 SF 121 m²

H 1310 SF

C H Unit 14 123 m² Unit 09 1330 SF

L 123 m² 1330 SF

A Rev Description Date Dr App by by

N Fire original by date created approved by Escape

LS 05/27/20 AJS E

AHR Architects Ltd Vintry Building Wine Street Bristol BS1 2BD United Kingdom

Refuse & Service T +44(0)117 9299146 Yard E [email protected] www.ahr.co.uk client name Bristol City Council

project Whitchurch Enterprise Park

drawing Safety and Maintenance Plan

computer file plot date C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt

project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-052 P1

Safety and Maintenance Strategy:

Internal finishes specified Concealed gutter to be to require the minimum Rooflights to be cleaned, inspected via camera/drone. amount of maintenance repaired and maintained via MEWP and long reach pole Maintenance via MEWP only.

Zone in front of building for MEWP Secure maintenance access zone to rear of building for MEWP access

Glazing to front facade be cleaned via long reach pole

30 PB WEP-AHR-WL-XX-SH-A-A3-SH0 - Hazard Identification Schedule Status: S0 Project: Whitchurch Enterprise Park Date Revision Client: Bristol City Team Members: 20200601 P01 Principal n/a Client Bristol City Council Contractor: Architects AHR Landscape Architects N/A Created by: LS M&E Engineers N/A WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT Checked by: AJS Structural Engineers N/A Civil Engineers N/A CDM Hazard Identification Schedule:Interior Design N/A Main Contractor N/A

Design measures to be taken to eliminate or Ref Date Issue Stage Of Action required Action information, closed or residual Raised by Specific description/image of Hazard reduce the hazard as far as reasonably No. Raised activity by (name) information about the hazard possible Wider Site e.g. Deliveries, site access, management of vehicle traffic, pedestrian routes, site hoarding, surrounding, site preparation, A01 01/06/2020 Construction AHR Construction site is in close vicinity to Solid hoarding to be used to minimise MC active film studio and other industrial overlooking. Management of dust levels, sites. times of operations, noise etc. to be considered by contractor. Site e.g. Ground conditions, Ground works, Landscape, B01 01/06/2020 Construction AHR Possible disruption to wildlife during Undertake works to trees outside of nesting MC construction. Especially important season. with the surrounding trees.

B02 01/06/2020 Construction AHR Possible damage to trees within close Contractor to protect all existing trees and MC vicinity to the construction site. put in measures to ensure they survive through the construction period.

B03 01/06/2020 Construction AHR Maintaining a secure site during Use of solid hoarding to prevent unauthorised MC construction. access.

B04 01/06/2020 Construction AHR Tower crane fly over zone. Contractor to give special consideration to MC sequencing of construction and crane location.

B05 01/06/2020 Construction AHR Earthworks to produce excessive dust, Contractor to put in place mitigation MC noise and offsite vehicle movements. methods.

B07 01/06/2020 Construction AHR The Root Protection Areas of trees Where construction may interfere with root MC may be affected by the building protection it is recommended that Air Spade structure and perimeter footway trench excavations are made to establish root construction. Further design work is extents by an Arboricultural contractor and required to mitigate the impact on the results inspected by an Arboriculturalist. these trees.

B08 01/06/2020 Construction AHR Unexplored ordinance. No previous knowledge of UXO. SE SI Survey to be commissioned

B09 01/06/2020 Construction AHR Buried services - risk of electricution or Radar survey undertaken. MC Contractor to monitor during groundworks gas explosion.

31 1 of 3 PB WEP-AHR-WL-XX-SH-A-A3-SH0 - Hazard Identification Schedule Status: S0 Project: Whitchurch Enterprise Park Date Revision Client: Bristol City Team Members: 20200601 P01 Principal n/a Client Bristol City Council Contractor: Architects AHR Landscape Architects N/A Created by: LS M&E Engineers N/A WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT Checked by: AJS Structural Engineers N/A Civil Engineers N/A CDM Hazard Identification Schedule:Interior Design N/A Main Contractor N/A

Design measures to be taken to eliminate or Ref Date Issue Stage Of Action required Action information, closed or residual Raised by Specific description/image of Hazard reduce the hazard as far as reasonably No. Raised activity by (name) information about the hazard possible B10 01/06/2020 In Use AHR Roadway is shared by vehicles and Signage to specified and traffic calming End User cyclists. measures used if appropriate Building envelope - Facades e.g. External envelope, roof, classing, construction, structure C01 01/06/2020 Construction AHR Large Steel Sections - Manual Lifting procedure to be appropriate for steel MC handling. sizes. No manual handling allowed.

C02 01/06/2020 In Use AHR Maintenance of Curtain Walling and Cleaning is to be done via long reach pole as Client Windows. per Safety and Maintenance Strategy. If glazing replacement is required then this is done via MEWP of Scaffolding Tower only. Safe and secure access operated by a trained professional only.

C03 01/06/2020 In Use AHR Maintenance of soffit lights and Specify LED lights with long operating hours. AHR installed blinds. Lights/blinds to be maintained from scaffold tower / small MEWP from internal space.

Building envelope - Roof e.g. External envelope, roof, classing, construction, structure D01 01/06/2020 Design / In AHR No access to roof. Visual inspection of Client Use roof, rooflights and rainwater outlet via camera or drone only.

Maintenace via MEWP or scaffold tower only.

D02 01/06/2020 Design AHR Heavy & Long span structural Highlight members greater than 16m or SE / MC elements - transportation and erection element weights greater than 1.5 tonnes. MC risks. to consider route to site. D03 01/06/2020 Design / In AHR PV is being considered for installation. Visual inspection of PV via camera Client Use or drone only.

Maintenace via MEWP or scaffold tower only.

Building Internal - Generally e.g. Finishes, access, E01 01/06/2020 Design / AHR Concrete blockwork - manual Ensure minimum size / weight is specified MC Construction handling. appropriate to the requirements.

32 2 of 3 PB WEP-AHR-WL-XX-SH-A-A3-SH0 - Hazard Identification Schedule Status: S0 Project: Whitchurch Enterprise Park Date Revision Client: Bristol City Team Members: 20200601 P01 Principal n/a Client Bristol City Council Contractor: Architects AHR Landscape Architects N/A Created by: LS M&E Engineers N/A WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT Checked by: AJS Structural Engineers N/A Civil Engineers N/A CDM Hazard Identification Schedule:Interior Design N/A Main Contractor N/A

E03 01/06/2020 Construction AHR Working at height to install services. Where possible mount services on the walls MC and/or in the protected zones. Access from scaffolding or tower platforms correctly secured and with safe access ladders to be used only. E04 01/06/2020 Construction AHR Making holes in walls and floors for Minimised need for chased services by having MC services; chasing walls. surface mounted and dado.

E05 01/06/2020 Construction AHR Working with floor sections removed. Minimised need for risers/holes through floor MC by having services drops from ceiling.

E06 01/06/2020 Construction AHR Working from height. MC to monitor requirement for edge MC protection and temporary platforms.

33 3 of 3 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Access Strategy: Access and Security Key

•• The design has been developed with inclusively in mind. Vehicle Site Access Point Vehicle Building Access Point

Pedestrian Access

•• Separate pedestrian and vehicle access points at the main Fire Escape Only entrance have been provided. Maintenance Access and Fire Escape

•• Level access is provided across the site and each unit has a level Refuse & Service Yard Refuse Vehicle Manouvre Zone

threshold. Secure Maintenance and Fire Escape Zone

•• Wide pedestrian routes which are separated from the road Secure Boundary Treatment Secondary Vehicle through car parking spaces are provided to the front of the Entrance Secure Maintenance Zone Line Signage as Cycle Storage Location majority of units. boundary treatment •• Surface level disabled car parking spaces are provided across the Primary Vehicle & site to allow access in and around each unit to be as simple as Cyclist Entrance possible.

Unit 10 167 m² •• Disable car parking spaces are provided in addition to those for 1800 SF

each individual unit. Pedestrian Entrance Secure fire escape and maintenance access area

Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF Unit 11 121 m² 1310 SF

Unit 12 121 m² 1310 SF

Unit 07 79 m² 850 SF

Access and Security Key W

I T Vehicle Site Access Point Unit 13 C 121 m² Unit 08 1310 SF 121 m²

H 1310 SF

Vehicle Building Access Point U

Pedestrian Access R

C H Fire Escape Only Unit 14 123 m² Unit 09 1330 SF

L 123 m² 1330 SF

A Rev Description Date Dr App Maintenance Access and Fire Escape by by

N original by date created approved by

LS 05/27/20 AJS E

AHR Architects Ltd Vintry Building Wine Street Bristol Refuse & Service Yard BS1 2BD United Kingdom

Refuse & Refuse Vehicle Manouvre Zone Service Yard T +44(0)117 9299146 E [email protected] www.ahr.co.uk Secure Maintenance and Fire Escape Zone client name Bristol City Council Secondary Vehicle Entrance Re project fus e E Co Whitchurch Enterprise Park ntr lle an ct ce ion Secure Boundary Treatment Refuse Vehicle drawing Manouvre Zone Secondary Vehicle Access and Security Plan Entrance Secure Maintenance Zone Line computer file plot date C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt

Signage as Cycle Storage Location project number scale boundary treatment 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-053 P1

Primary Vehicle & Cyclist Entrance

34 PB

Unit 10 167 m² 1800 SF

Pedestrian Entrance Secure fire escape and maintenance access area

Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF Unit 11 121 m² 1310 SF

Unit 12 121 m² 1310 SF

Unit 07 79 m²

850 SF

I T Unit 13 C 121 m² Unit 08 1310 SF 121 m²

H 1310 SF

C H Unit 14 123 m² Unit 09 1330 SF

L 123 m² 1330 SF

A Rev Description Date Dr App by by

N original by date created approved by

LS 05/27/20 AJS E

AHR Architects Ltd Vintry Building Wine Street Bristol BS1 2BD United Kingdom

Refuse & Service Yard T +44(0)117 9299146 E [email protected] www.ahr.co.uk client name Bristol City Council Secondary Vehicle Entrance R project efu se E Co Whitchurch Enterprise Park ntr lle an ct ce ion

Refuse Vehicle drawing Manouvre Zone Access and Security Plan

computer file plot date C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt

project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-053 P1

Construction Strategy: Construction Strategy Plan

•• The site could be constructed in a single phase or broken Site Compound Location down into several phases depending upon the chosen Material Laydown Area

contractors requirements and preference. Secure Boundary Location

Construction Traffic Route

•• A one way system is proposed for construction traffic to allow If phasing of the project is required, then the below boundaries indicate the efficient delivery of construction materials whilst also proposals for a phasing strategy. Phase 1 Area

minimising traffic movement on site and thus increasing safety. Phase 2 Area

Phase 3 Area Indicative locations for the site compound and material Note: The final construction strategy plan will be produced by the •• contractor. The phasing and site compound loctions are indicative only. lay-down area have been provided. Primary Construction Exit

Secondary Construction Entrance

Unit 10 167 m² 1800 SF

Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF Unit 11 121 m² 1310 SF

Unit 12 121 m² 1310 SF

Unit 07 79 m²

850 SF

H I

Construction Strategy Plan T Unit 13

C 121 m² Unit 08 1310 SF 121 m²

H 1310 SF

Site Compound Location U R

Material Laydown Area C H Unit 14 123 m² Unit 09 1330 SF

L 123 m² 1330 SF

A Rev Description Date Dr App by by

Secure Boundary Location N original by date created approved by

LS 05/29/20 AJS E

AHR Architects Ltd Vintry Building Wine Street Bristol Construction Traffic Route BS1 2BD United Kingdom If phasing of the project is required, then the below boundaries indicate T +44(0)117 9299146 E [email protected] proposals for a phasing strategy. www.ahr.co.uk client name Bristol City Council Phase 1 Area Primary Construction Entrance project Phase 2 Area Whitchurch Enterprise Park

drawing Phase 3 Area Construction Strategy Plan

computer file plot date Note: The final construction strategy plan will be produced by the C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt

contractor. The phasing and site compound loctions are indicative only. project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-054 P1

This drawing is to be read in conjunction with all related drawings. All dimensions must be checked and verified on site before commencing any work or producing shop Primary drawings. The originator should be notified immediately of any discrepancy. Construction Exit This drawing is copyright and remains the property of AHR.

Secondary 35 PB Construction Entrance

Unit 10 167 m² 1800 SF

Unit 01 Unit 02 Unit 03 154 m² 121 m² 121 m² Unit 04 Unit 05 Unit 06 1660 SF 1310 SF 1310 SF 121 m² 121 m² 123 m² 1310 SF 1310 SF 1330 SF Unit 11 121 m² 1310 SF

Unit 12 121 m² 1310 SF

Unit 07 79 m²

850 SF

I T Unit 13 C 121 m² Unit 08 1310 SF 121 m²

H 1310 SF

C H Unit 14 123 m² Unit 09 1330 SF

L 123 m² 1330 SF

A Rev Description Date Dr App by by

N original by date created approved by

LS 05/29/20 AJS E

AHR Architects Ltd Vintry Building Wine Street Bristol BS1 2BD United Kingdom

T +44(0)117 9299146 E [email protected] www.ahr.co.uk client name Bristol City Council Primary Construction Entrance project Whitchurch Enterprise Park

drawing Construction Strategy Plan

computer file plot date C:\Revit Projects\WEP-AHR-WL-ZZ-A-Central-Revit-Model_luke.smith.rvt

project number scale 2020.00317.000 1 : 200 @A1 drawing number rev issue status WEP-AHR-WL-00-DR-A-90-054 P1

Handover Strategy:

It is proposed that the base build consists of a simple shell and core unit with service termination points provided internally. There is scope for several additions which will be priced at tender and could be included in every unit, certain units, or for tenant fit out only. The following could be provided as additions by the contractor or fitted out separately by the tenant. •• Mezzanine Floor •• An additional floor could be provided as a structure hung from the steels above. If not provided as part of the handover strategy, then the building structure would be sized to ensure that any future tenant is able to retrofit the mezzanine floor at a later date. •• The proposed mezzanine floor would not include a lift at handover. But the ability to provide one as part of tenant fit out would be enabled through the construction of the shell and core unit. •• Toilet and Teapoint Facilities •• The shell and core will provide terminated services within each individual unit. This could be extended to provide both toilet and/or teapoint facilities at handover if desired by the client. •• Phased Handover •• The development could be constructed in either 1, 2 or 3 phases. •• Dependant upon the construction plan proposed by the contractor there is possibility of a phased handover of units as and when each block is completed.

36 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Modern Methods of Construction (MMC):

Modern Methods of Construction (MMC) is a wide ranging terms that Offsite Components: Because the building is mostly shell and core there describes a variety of offsite manufacturing and onsite techniques that are very few components that could be manufactured offsite but items provide alternatives to traditional building. that we will consider in the next stage include: Typical examples include: •• Ventilation chimneys •• Panellised units produced in a factory and assembled on-site to •• Mezzanine structure produce a three-dimensional structure •• MEP systems such as distribution boards, plumbing etc. – in reality •• Volumetric construction to produce three-dimensional modular though, there is so little on this project that it’s unlikely it will be units in controlled factory conditions prior to transport to site (such worthwhile for the MEP subcontractor as room pods) Cladding: We have proposed a seamed metal sheet system for both •• Hybrid techniques that combine both panellised and volumetric walls and roofs. Each metal panel will be offsite fabricated and then approaches simply ‘zipped’ together on site. The panel installation will be reasonable fast and not generate lots of noise, unlike for example brickwork which •• Offsite Components: Floor or roof cassettes, pre-cast concrete would require mixing of cement or timber cladding which is often nailed foundation assemblies, pre-formed wiring looms, mechanical in place. engineering composites etc (i.e. any component which is pre- Cross Laminated Timber (typically 200mm deep): CLT is a solid fabricated off site) 2. timber panel made up of layers of 25mm spruce planks that are We are reviewing the potential for utilising MMC in the Whitchurch layered up to form a solid timber unit. They are precision cut and fit Enterprise project in order to provide an improvement to programme, together exactly on site using large screws. They have excellent air or to reduce the noise and vibration impact on the adjacent Bottleyard tightness, are quick and quiet to install and have very low embodied Studios. carbon. They would also not require an internal blockwork leaf. Subject to costing this would be a very attractive solution that MMC doesn’t typically offer large cost savings unless the project is of a would create a pleasant internal environment and make a strong very large scale where the overall programme can be substantially statement about sustainability on the project. reduced – that is unlikely to be the case on this project.

Volumetric: The business units proposed for the Whitchurch project consist of large scale open volumes that don’t lend themselves to offsite volumetric production. This is not considered to be a viable option for this project. MMC Conclusions The main opportunity for speeding up construction is the assembly of the envelope. We have already proposed a deep structural steel deck rather than purlins with shallow deck. This will reduce the roof structure thickness and speed up construction with less site fixings. We would propose to investigate a cross laminated timber structure during RIBA 3 & 4 to see if this is affordable. It would significantly improve the project environmental credentials and by focusing on reducing embodied carbon (in addition to the energy efficiencies that will already be targeted as part of the BREEAM requirements) it would 3. SIPS Panels: These typically consist of expanded polystyrene go a long way to meeting the RIBA 2030 Climate Challenge which AHR insulation sandwiched between 2 layers of oriented strand board has committed to investigate with our clients wherever possible. (OSB). They offer very good speed of construction, good air Panellised units: The wall and roof panels which fix to the primary steel tightness and are cost effective. However, AHR does not frame can be manufactured off site for quick installation however a recommend the use of SIPS panels due to the flammability of both prefinished panel (such as a Kingspan metal composite panel) wouldn’t the insulation core, and the OSB panels. EPS insulation is also not meet the environmental or quality aspirations of the project. environmentally low impact.

There is potential for using panellised units to speed up the construction 4. SIPS Panels with Mineral Wool Core: This is a new technology which and reduce site noise though. The options are set out below: is developing as a more sustainable alternative to SIPS. They are identical but use mineral wool instead of EPS which is non- 1. Steel profile decking (typically 160mm deep): This is what is flammable and more sustainable. However, this is a new product, currently proposed, the steel deck will span from primary steel to there are very few manufacturers and it is untested. Details available primary steel removing the need for metal Z purlins. The deck is here: https://www.innovaresystems.co.uk/ quick to install and cheap however it will involve some site cutting blog/i-fast-sip-technology/ and noise during installation. The walls will need an additional skin of blockwork to create a robust finish.

37 PB WHITCHURCH ENTERPRISE PARK, BRISTOL | STAGE TWO REPORT

Next Steps:

Immediate actions: •• Completion of site topographical survey and review of levels •• Appointment of MEP Engineer, S&C Engineer, BREEAM Consultant •• Initial Stage 2 cost plan review •• Review feedback from planners obtained from Pre-App submission

Actions to be undertaken in RIBA 3+: •• Develop sustainability brief in collaboration with MEP and BREEAM consultants •• Review potential for CLT / steel hybrid structure to improve programme, reduce noise on site and significantly improve sustainability achievements •• Develop envelope detail strategy in collaboration with Euroclad and recommended subcontractors

38 PB ARCHITECTURE / BUILDING CONSULTANCY / URBAN DESIGN & MASTERPLANNING / ADVANCED DESIGN / LANDSCAPE / INTERIORS / IMAGING

AHR VINTRY BUILDING, WINE STREET, BRISTOL BS1 2BD UNITED KINGDOM T: +44 (0)117 929 9146 F: +44 (0)117 929 7457 E: [email protected] C: WWW.AHR.CO.UK South Bristol Workspace Project 601 Whitchurch Lane ID Task Name Duration Start Finish Predecessors 2020 2021 2022 2023 Qtr 4Qtr 1Qtr 2Qtr 3Qtr 4Qtr 1Qtr 2Qtr 3Qtr 4Qtr 1Qtr 2Qtr 3Qtr 4Qtr 1Qtr 2Qtr 3Q 1 Approvals 186 days Wed 18/03/20Thu 03/12/20

2 BCC Cabinet Approval for full 0 days Tue 14/07/20 Tue 14/07/20 14/07 Project Budget / acceptance of ERDF and WECA Funding, if secured

3 Funding Applications 186 days Wed 18/03/20Thu 03/12/20

4 ERDF Bid 111 days Wed 01/07/20Thu 03/12/20

5 Submit Full ERDF application 0 days Wed 01/07/20 Wed 01/07/20 01/07 for MHCLG review 6 Develop updated ERDF FBC 18 wks Wed 01/07/20 Tue 03/11/20 5

7 Submit updated ERDF FBC 3 days Mon 16/11/20 Wed 18/11/20 6,31

8 ERDF Funding Confirmation 0 days Thu 03/12/20 Thu 03/12/20 7FS+3 wks 03/12

9 WECA Bid 147 days Wed 18/03/20Fri 09/10/20

10 Draft FBC 43 days Wed 18/03/20 Fri 15/05/20

11 Submit FBC to WECA 0 days Fri 15/05/20 Fri 15/05/20 10 15/05

12 WECA Review of FBC 10 wks Mon 18/05/20 Fri 24/07/20 11

13 WECA Joint Committee 0 days Fri 09/10/20 Fri 09/10/20 09/10

14 Design Development 193 days Mon 11/05/20Wed 03/02/21

15 RIBA Stage 2 9 wks Mon 11/05/20 Fri 10/07/20

16 Interim RIBA Stage 3 6 wks Mon 15/06/20 Fri 24/07/20 15FS‐4 wks

17 RIBA Stage 3 ‐ Completion of 3 wks Mon 27/07/20 Fri 14/08/20 16 Planning Documents 18 Stage 3 finalisation, cost plan and 4 wks Mon 17/08/20 Fri 11/09/20 17 review. 19 Interim RIBA Stage 4 ‐ Design and 9 wks Thu 03/12/20 Wed 03/02/21 8 cost plan 20 Ground Investigations 133 days Mon 10/08/20Wed 10/02/21

21 Identify locations and scope of 20 days Mon 10/08/20 Fri 04/09/20 16 ground investigations 22 Secure 3 Quotes 20 days Mon 07/09/20 Fri 02/10/20 21

23 Evaluate 5 days Mon 05/10/20 Fri 09/10/20 22

24 Appointment (following securing 0 days Thu 03/12/20 Thu 03/12/20 8 03/12 funding confirmation) 25 Mobilise 25 days Thu 03/12/20 Wed 06/01/21 24

26 Investigations 5 days Thu 07/01/21 Wed 13/01/21 25

27 Results 20 days Thu 14/01/21 Wed 10/02/21 26

28 Planning 623 days Wed 18/03/20Fri 05/08/22

Page 1 South Bristol Workspace Project 601 Whitchurch Lane ID Task Name Duration Start Finish Predecessors 2020 2021 2022 2023 Qtr 4Qtr 1Qtr 2Qtr 3Qtr 4Qtr 1Qtr 2Qtr 3Qtr 4Qtr 1Qtr 2Qtr 3Qtr 4Qtr 1Qtr 2Qtr 3Q 29 Pre ‐Application engagement 7 wks Mon 18/05/20 Fri 03/07/20

30 Finalise planning documentation 3 wks Mon 27/07/20 Fri 14/08/20 29,16

31 Planning determination period 13 wks Mon 17/08/20 Fri 13/11/20 30

32 Pre Commencement Condition 24 wks Mon 16/11/20 Fri 30/04/21 31 discharge ‐ BCC Responsibility 33 Pre Commencement Condition 8 wks Wed 18/03/20 Tue 12/05/20 40SS discharge Demolition Contractor responsibility

34 Pre Commencement / 8 wks Mon 13/06/22 Fri 05/08/22 48,40 Construction Phase Condition discharge ‐ Main Contractor

35 Pre‐Use Condition Discharge 12 wks Wed 18/03/20 Tue 09/06/20

36 Enabling Works 408 days Wed 18/03/20Fri 08/10/21

37 Stage 4 ‐ Enabling work package 7 wks Thu 03/12/20 Wed 20/01/21 31,8SS and ITT development 38 ITT 6 wks Thu 21/01/21 Wed 03/03/21 37

39 ITT evaluation, appointment and 6 wks Thu 04/03/21 Wed 14/04/21 38 alcatel 40 Mobilisation / Lead in (including 15 wks Wed 18/03/20 Tue 30/06/20 Bottle Yard Studios Filming Schedule)

41 Demolition and Enabling Works 14 wks Mon 05/07/21 Fri 08/10/21

42 Gap in site works for Filming 34 wks Mon 11/10/21 Fri 03/06/22 41 Schedule at Bottle Yard Studios 43 Main Contractor Procurement and 560 days Mon Fri 06/01/23 Works 16/11/20 44 Completion of Stage 4 work 15 wks Mon 16/11/20 Fri 26/02/21 31 package and ITT development 45 ITT Finalisation 7 wks Mon 22/11/21 Fri 07/01/22 42FS‐30 wks

46 ITT 6 wks Mon 10/01/22 Fri 18/02/22 45

47 ITT evaluation, appointment and 6 wks Mon 21/02/22 Fri 01/04/22 46 alcatel 48 Mobilisation 10 wks Mon 04/04/22 Fri 10/06/22 47

49 Construction 30 wks Mon 13/06/22 Fri 06/01/23 40,48

50 Operations 250 days Mon 04/04/22Fri 17/03/23

51 Marketing 40 wks Mon 04/04/22 Fri 06/01/23 48SS

52 Leases agreed ‐ (first let units) 15 wks Mon 26/09/22 Fri 06/01/23 51FF

53 Tenant Fit Out 9 wks Mon 16/01/23 Fri 17/03/23 52FS+1 wk

54 Occupation of first let units 0 days Fri 17/03/23 Fri 17/03/23 53 17/03

Page 2 Southville Brislington West

Windmill Hill Bedminster Brislington East

Knowle

Filwood Bishopsworth

Stockwood

Hengrove & Whitchurch Park

Hartcliffe & Withywood

Legend

bristol-boundary-mask Wider South Bristol Area (11 wards south of the Avon) South Bristol Regeneration Area These are the notes referred to on the following official copy

The electronic official copy of the title plan follows this message.

Please note that this is the only official copy we will issue. We will not issue a paper official copy.

This official copy was delivered electronically and when printed will not be to scale. You can obtain a paper official copy by ordering one from HM Land Registry.

This official copy is issued on 24 June 2020 shows the state of this title plan on 24 June 2020 at 11:10:49. It is admissible in evidence to the same extent as the original (s.67 Land Registration Act 2002). This title plan shows the general position, not the exact line, of the boundaries. It may be subject to distortions in scale. Measurements scaled from this plan may not match measurements between the same points on the ground. This title is dealt with by the HM Land Registry, Gloucester Office .

Appendix 4 Contents List:

Plan N7521a for 601 Whitchurch Lane showing land edged red to include blue shaded area

Title Plan (Official Copy) - BL99613 FH TBYS

Planning Pre-app - Response Letter

Oliver Roberts Bristol City Council reply to Customer Services telephone 0117 922 3000 City Hall E-mail [email protected] College Green our ref Bristol your ref BS1 5TR date 3 July 2020

Dear Oliver

Pre application response letter

Pre application no: 20/02232/PREAPP Site address: Former Works Site Whitchurch Lane Whitchurch Bristol BS14 0TQ

Proposal: A light industrial scheme at a small to medium scale providing circa 14 units.

I refer to your pre-application enquiry regarding the above proposal.

Your pre-application request comprised the following information:

 Stage 2 Report  Proposed Site Plan  Safety and Maintenance Plan  Access and Security Plan  Construction Strategy Plan  Pre-application Enquiry Form

Proposed Development

The pre-application relates to the proposed demolition of the former Works Site and the proposed development of a new light industrial workspace scheme (Use Class B1c).

The proposed development aims to deliver 2,600sqm GIA of light industrial work space, comprising of up to 14 high quality units of an average size of 139sqm and aimed at small to medium-sized start up and growing businesses in a range of sectors (creative, light manufacturing or engineering, construction, food and drink related) which are established or emerging in the South Bristol economy. The project aims to help address a continuing shortage

Development Management (CH) Website Bristol City Council, www.bristol.gov.uk PO Box 3399, Bristol BS1 9NE of good quality smaller-sized units in the B1c use class available to start up or early stage and growing businesses in the local commercial property area of South Bristol.

The proposed development would comprise approximately up to 2600m2 of light industrial business units, comprising of 1740sqm ground floor area, with potential for an additional 870sqm of mezzanine space. It is expected that up to 14 light industrial business units will be developed on the site with the potential for tenants to combine multiple units where they require more space. It is proposed that the business units will be developed to a shell-and-core specification with the tenant undertaking the fit-out. The application proposes a new and improved access off Whitchurch Lane and the majority of units would be served by two car parking spaces plus a delivery space.

The pre-application site is located within the Whitchurch Lane Principal Industrial and Warehousing Area (PIWA) and located adjacent to the Hengrove Park mixed use allocation.

Summary of Advice

The principle of development of a new Use Class B1b employment at the site is acceptable. The design of the development is also welcomed, however further consideration of the site’s location next to the Hengrove Park development is required.

TDM are unsupportive of the primary access for the site being taken off Whitchurch Lane but are happy to review a proposal which includes an exit only for large vehicles that cannot turn on site off Whitchurch Road.

Before any future planning application is submitted it is essential that the matters and requests for information to support the application from consultees are considered and addressed. An application should be supported by the list of supporting documents and plans identified in this letter.

Further information is provided on this below.

Planning History

The site has no recorded planning history.

Relevant Planning Policies

The applicable development plan policy documents comprise:

 The Core Strategy (2011)  Site Allocations and Development Management Policies (2014)

A Planning Statement submitted with the planning application for the proposed development should include a thorough assessment of the proposed development against all relevant policies and documents.

Principle of Development

Policy BCS8 of the Bristol Core Strategy outlines that Principal Industrial and Warehousing Areas will be identified and retained for industrial and warehousing uses.

Policy DM13 of the Site Allocations and Development Management Policies deals with development management proposals on PIWA and outlines acceptable development within PIWA in addition to industry and warehousing (Use Classes B1b-B8 and sui generis).

The existing site is within an employment use within the Whitchurch Lane PIWA and the proposed development proposed up to 14 Use Class B1b units within the PIWA. In accordance with Policies BCS8 and DM13 the proposed use is acceptable within the PIWA allocation and the principle of development is established.

The Stage 2 Report submitted in support of the application demonstrates the need for Use Class B1b units within south Bristol and it is considered that this development would be beneficial to this supply.

Amenity and Design

Policy BCS21 of the Core Strategy aims to ensure that all new development in Bristol achieve high standards of urban design. The policy states that design can contribute positively to local character by responding to the underlying landscape structure, distinctive patterns and forms of development local culture.

Policies DM26-29 of the SADMP require development to contribute to the character of an area through its layout, form, public realm and building design.

As part of the pre-application enquiry, consultation was undertaken with the City Design Group (CDG). The Urban Design Officer has welcomed the designs at the site and the proposed materials and finishes.

However, the site is located within an area of regeneration and should a full planning application be submitted, the Council would like to see how the site has been designed to respect and interface within its wider context, particularly the Hengrove Park development.

Whilst the current designs would not appear to result in direct overlooking into the proposed housing development, the interface between the rear of the units at the north of the site and the proposed housing needs to be considered. There is some concern that the proposed development would result in an unpleasant outlook for the proposed housing, backing onto a predominately blank elevation and further consideration should therefore be given to softening this appearance whilst preventing overlooking. The CDG have also indicated that the access and layout of the site should be carefully considered in conjunction with the layout of Hengrove Park.

The Environmental Health Officer (EHO) has also raised some concern about the potential noise from the development affecting nearby residents which would apply to both existing and future. The EHO has therefore requested further details on how the Enterprise Park will be managed at the full application stage.

Transport and Access

Policy BCS10 of the Core Strategy and Policy DM23 of the SADMP require that development does not give rise to unacceptable traffic conditions. These policies support the delivery of improvements to transport infrastructure to provide an integrated transport system, which improves accessibility within Bristol and supports the proposed levels of development. With regards to parking and servicing, it requires that development proposals provide an appropriate level of safe, secure, accessible and usable provision having regard to the Council’s adopted parking standards.

Policies DM27, DM28 and DM32 in turn deal with layout and form, public realm and recycling and refuse provision in new developments.

Transport Development Management (TDM) was consulted as part of the pre-application enquiry and their full response can be found below. However, in summary TDM has raised concerns about the proposed access off Whitchurch Lane but following a call with the Applicant, TDM are happy to accept an exit only for large vehicles that cannot turn on site off Whitchurch Road. The gate at this access would need to be closed at all times and the main vehicular access to the site would need to be via "Access to Airport Cottages" (which would also need to be renamed by the Applicant). Pedestrian and cycle access from Whitchurch Lane would be fine. TDM would need to condition that the Whitchurch Lane access is to be gated and kept locked and only used to exit the site by vehicles that cannot turn on site.

BREEAM

Policy BCS13 sets out that development should contribute to both mitigating and adapting to climate change, and to meeting targets to reduce carbon dioxide emissions.

Policy BCS14 sets out that development in Bristol should include measures to reduce carbon dioxide emissions from energy use by minimising energy requirements, incorporating renewable energy sources and low-energy carbon sources. Development will be expected to provide sufficient renewable energy generation to reduce carbon dioxide emissions from residual energy use in the buildings by at least 20%.

Policy BCS15 sets out that sustainable design and construction should be integral to new development in Bristol. Consideration of energy efficiency, recycling, flood adaption, material consumption and biodiversity should be included as part of a sustainability or energy statement. It further states that for major development and development for health or education uses, for non-residential development, also from 2016, a BREEAM “Excellent” rating will be expected.

The pre-application request has been reviewed by the Sustainable Cities team who have provided the detailed comments below. In relation to the BREEAM requirement for the site, due to the major nature of the development BREEAM ‘Excellent’ is required.

Consultation Responses

In addition to the consultation responses discussed or summarised above, the following internal and external consultation responses have been received.

Transport Development Management

Principle

A small-medium light industrial estate at this location poses no concerns in principle. We do however have concerns about the detail of the design.

Local Conditions

Whitchurch Lane is a busy classified road. It has a 30mph speed limit with some traffic calming including a build out immediately outside the site. To the west it widens out in to a four lane road; to the east it has a 7.5tonne weight restriction. The junction with Bamfield, just to the east of the site, is busy.

The site has an informal access on to Whitchurch Lane adjacent to the larger access to the neighbouring Matthew Clarke/ Bottle Yard site. Neither appears to be greatly used. There is also currently access from this site to Bottle Yard. The area of the access is a long stretch of concrete with no footway and wide radii.

The site benefits from average accessibility with a number of bus routes and pedestrian cycling routes in the vicinity.

There are a number of vehicle collisions along Whitchurch Lane although it is not obvious if there is a pattern.

Access

For this scale of site we would not expect extensive traffic modelling although we have serious concerns about a new access on Whitchurch Lane and if this was pursued we would want to look at this in detail. We would strongly advise against installing a new access on Whitchurch Lane.

Another good reason to avoid a through route would be that it would be quite an attractive rat run.

The site benefits from an existing adopted access road which leads on to on Bamfield - known as “Access to Airport Cottages”. Whilst quite industrial and rough and ready in nature, this looks like a better access for the light industrial estate. The first section is in reasonable condition but the turning head is in a poor state of repair. The angled turning head is also an unusual design. We would recommend regularising this although there will be a need to make sure existing uses can still be serviced. We would strongly advise against building on any of the adopted highway as this would require it to be stopped up.

Layout

The site is key in terms of proposed Hengrove Park Phase 2 developments and so interactions between these projects need to be understood.

If access is from Bamfield then turning will need to be provided on site, demonstrated by a tracking diagram.

Whilst we would welcome a Whitchurch Lane access we would suggest that this should be a pedestrian and cyclist access and not for vehicles. We also consider that there could be scope in future to widen the footway on the Whitchurch Lane frontage to provide a shared use walking and cycling route (in line with what is provided further west). The development would be compatible with such an aspiration.

Within the site the 6m road is considered adequate. It should be tracked for a 7.5tonne rigid vehicle and a refuse lorry.

We would not normally expect to adopt a light industrial estate’s internal road layout, although this does depend how this site might in future link to Hengrove Park Phase 2.

Parking

Based on a floor area of 2,610 sqm the Local Plan parking requirements are as follows: Cycle parking – Staff - one space per 100sqm gives a requirement for 26 Cycle parking – Visitor - one space per 1000 m² gives a requirement for 3 Cycle parking should be secure and weatherproof. Some cycle parking can be provided within plots where this is appropriate. Car parking maximum one space per 50sqm gives 52 maximum.

Two disabled parking spaces should be provided to meet Local Plan standard.

The proposal is for 2 parking spaces per unit to Blocks A and B, 1 space per unit to Block C which gives:

11 x 2 + 3 x 1 = 25 spaces plus four disabled spaces which would be policy compliant.

For schemes where ten or more car parking spaces are proposed, one electric vehicle charging point should be provided for every five spaces, so five would be required.

Parking for service vehicles is dependent on site merits but we would recommend some allowance for larger vehicles. Units A and B allow for a medium vehicle to reverse up to plot perpendicular to access road. For Unit C service vehicles can park parallel to service road. We would want to see that vehicles can still access parking spaces when there is a vehicle in this bay.

Some parking restrictions on “Access to Airport Cottages” may be required. It could also do with a proper street name.

Gating and fencing will require further thought.

Following a call with the Applicant TDM have further confirmed they are happy to accept an exit only for large vehicles that cannot turn on site off Whitchurch Road. The gate at this access would need to be closed at all times and the main vehicular access to the site would need to be via "Access to Airport Cottages" (which would also need to be renamed by the Applicant). Pedestrian and cycle access from Whitchurch Lane would be fine. TDM would need to condition that the Whitchurch Lane access is to be gated and kept locked and only used to exit the site by vehicles that cannot turn on site.

Environmental Health Officer

I think my main concern here will be with the potential for noise from the development of the site affecting nearby residents and The Bottle Yard Studios. This has however been covered in the pre app documentation and I am satisfied that this will be suitably covered in any full application. The proposed commercial units appear relatively small and I feel unlikely to attract businesses likely to cause noise or other nuisance. It is however quite difficult in situations like this to have suitable planning conditions that will control nuisance, such as opening hours, but still allow for flexibility of use. It could therefore be useful if any full application could provide details of how the Enterprise Park will be managed.

Sustainable Cities

I am writing with comments on the pre-app for this scheme proposed at Whitchurch Lane.

BCS13 Climate change  Climate change mitigation and adaptation measures must be integrated into the design.  Evidence that the development will not overheat in the future climate (including changes in average and peak summer temperature anticipated during the lifetime of the scheme) should be supplied as part of a full application.  Information on provision of Electric Vehicle charge points should be provided with the full application.

BCS 14 Sustainable energy  To demonstrate that this policy has been met, calculations should follow SBEM/NCM methodology for the most up to date building regulations Part L version and should be carried out using appropriate software.  All new development is required to follow the energy hierarchy, prioritising energy efficiency measures to minimise energy demand.  Justification of the selected heating methods in line with the BCS14 heat hierarchy will be required with full the application.  The proposals should secure at least a 20% reduction in CO2 emissions from residual energy use in new development through on-site generation of renewable energy.

BCS15 Sustainable Design and Construction  A sustainability statement should be submitted to demonstrate how the requirements of policy BCS15 have been met including waste & recycling, water efficiency, materials, flexibility and adaptability, biodiversity, and broadband connectivity (in line with the broadband connectivity practice note March 2018)  All Major non-residential developments are required to achieve BREEAM Excellent. The BREEAM 2018 methodology should be used.

BCS 16 Flood risk & water management  Sustainable drainage options should be selected in line with Policy BCS16

Contamination

The pre-application has been reviewed in relation to land contamination.

The applicants are referred to the following  Bristol Core Strategy - BCS23 Pollution  Local Plan DM34 Contaminated Land  National Planning Policy Framework (2019) Paragraphs 118, 170, 178, , 179, 180  Planning Practice Guidance Note https://www.gov.uk/guidance/land-affected-by-contamination  https://www.gov.uk/guidance/land-contamination-how-to-manage-the-risks  https://www.bristol.gov.uk/planning-and-building-regulations-for-business/land-contamin ation-for-developers

The proposed development whilst not overly sensitive to contamination is situated on and adjacent to land which has been subject to land uses since the 1930's which could be a potential source of contamination.

Ideally a phase 1 desk study looking into contamination shall be submitted with any future planning application, if the desk study identifies a requirement for a phase 2 intrusive assessment submission of this information with the planning application is encouraged to reduce the burden of pre-commencement conditions.

More details regarding the team and services are available on the website listed above.

Flood Risk Manager

A Sustainable Drainage Strategy should be prepared in line with the West of England Sustainable Drainage Development Guide.

Our records suggest that the site has poor drainage potential and therefore is unlikely to be suitable for infiltration based SuDS; this should be confirmed with BRE365 infiltration testing. If infiltration based SuDS are discounted as being appropriate, there are still multiple other SuDS options which can be built into the design.

The development is located within Flood Zone 1 and therefore no Flood Risk Assessment is required.

Nature Conservation

The site is not covered by any statutory, non-statutory or Bristol City Council (Wildlife corridors) designated sites.

SSSI Impact Risk Zone

This site does not lies within the SSSI Impact Risk Zone for this type of application.

Ecological Survey

The proposed application should be submitted with a Preliminary Ecological Appraisal/ Bat and Bird Scoping Survey (produced by an appropriately qualified ecologist) which shall include a Phase 1 Habitat survey, data search, protected species assessment. Any further phase 2 surveys deemed necessary should also be carried out (although looking at the site this is unlikely this will be the case). The bat and bird scoping survey should be undertaken by a licensed bat ecologist and include an internal and external inspection of all buildings on site. The requirement for further surveys (if deemed necessary) for protected species will be informed by your ecologist.

This should include legally protected and priority species and habitats - Species and Habitats of Principal Importance under Section 41 of the Natural Environment and Rural Communities Act [2006]) are a material planning consideration and therefore these surveys cannot be conditioned.

Living Roods

Living roofs can be integrated and also contribute towards Sustainable Urban Drainage Systems (SuDS), air pollution mitigation and reducing the urban heat island effect. Living roofs can be provided on buildings, as well as on bin stores and cycle shelters. The following guidance applies. The roofs should be covered with local low-nutrient status aggregates (not topsoil) and no nutrients added. Ideally aggregates should be dominated by gravels with 10 - 20% of sands. On top of this there should be varying depths of sterilised sandy loam between 0 - 3 cm deep. An overall substrate depth of at least 10 cm of crushed demolition aggregate or pure crushed brick is desirable. The roofs should include areas of bare ground and not be entirely seeded (to allow wild plants to colonise) and not employ Sedum (stonecrop) because this has limited benefits for wildlife. To benefit certain invertebrates the roofs should include local substrates, stones, shingle and gravel with troughs and mounds, piles of pure sand 20 - 30 cm deep for solitary bees and wasps to nest in, small logs, coils of rope and log piles of dry dead wood to provide invertebrate niches (the use of egg-sized pebbles should be avoided because gulls and crows may pick the pebbles up and drop them). Deeper areas of substrate which are at least 20 cm deep are valuable to provide refuges for animals during dry spells. An area of wildflower meadow can also be seeded on the roof for pollinating insects. Please see www.thegreenroofcentre.co.uk and http://livingroofs.org/ for further information and the following reference: English Nature (2006). Living roofs. ISBN 1 85716 934.4

In accordance with Policy DM29 in the Local Plan, the provision of living (green/brown) roofs and green walls is recommended to provide habitat for wildlife. Policy DM29 states that 'proposals for new buildings will be expected to incorporate opportunities for green infrastructure such as green roofs, green walls and green decks.'

Further guidance on the design of living roofs, which can be provided on buildings, bin stores and cycle shelters, and landscaping, is given below.

Further guidance on the design of living roofs

In accordance with Policy DM29 in the Local Plan, the provision of living (green/brown) roofs is recommended to provide habitat for wildlife. Policy DM29 states that 'proposals for new buildings will be expected to incorporate opportunities for green infrastructure such as green roofs, green walls and green decks.'

Living roofs can be integrated with photovoltaic panels and also contribute towards Sustainable Urban Drainage Systems (SuDS), air pollution mitigation and reducing the urban heat island effect. Living roofs can be provided on buildings, as well as on bin stores and cycle shelters. The following guidance applies. The roofs should be covered with local low-nutrient status aggregates (not topsoil) and no nutrients added. Ideally aggregates should be dominated by gravels with 10 - 20% of sands. On top of this there should be varying depths of sterilised sandy loam between 0 - 3 cm deep. An overall substrate depth of at least 10 cm of crushed demolition aggregate or pure crushed brick is desirable. The roofs should include areas of bare ground and not be entirely seeded (to allow wild plants to colonise) and not employ Sedum (stonecrop) because this has limited benefits for wildlife. To benefit certain invertebrates the roofs should include local substrates, stones, shingle and gravel with troughs and mounds, piles of pure sand 20 - 30 cm deep for solitary bees and wasps to nest in, small logs, coils of rope and log piles of dry dead wood to provide invertebrate niches (the use of egg-sized pebbles should be avoided because gulls and crows may pick the pebbles up and drop them). Deeper areas of substrate which are at least 20 cm deep are valuable to provide refuges for animals during dry spells. An area of wildflower meadow can also be seeded on the roof for pollinating insects. Please see www.thegreenroofcentre.co.uk and http://livingroofs.org/ for further information and the following reference: English Nature (2006). Living roofs. ISBN 1 85716 934.4 Small scale living roofs Please see the following web site: http://greenroofshelters.co.uk/make-provide/ This has examples of ready-made solutions for living roofs on cycle shelters and bin stores as well as on shipping containers including those for on-site storage.

These provide a ready-made solution to the provision of living roofs on site.

Further guidance on green walls

In terms of the design of green walls the use of climbing green walls which feature climbing plants rooted at the base of a wall is recommended, rather than living walls which consist of pre-planted modular panels or mats or similar that are attached directly to the wall of a building and form part of the building fabric. This is because climbing green walls have significantly lower installation and maintenance costs.

The use of native species such as ivy, honeysuckle, dog rose, Old Man's Beard and Common hop is encouraged to attract wildlife. Native plants which provide nectar sources for pollinating insects are particularly recommended. To benefit pollinators, avoid double flowers and cultivars with little or no pollen or nectar.

Ecological Enhancement There are opportunities for ecological mitigation including built-in bird, bat and insect boxes or bricks integrated within the proposed buildings, which are likely to be the subject of a future planning condition, areas of wildflower planting (for example in planters), the planting of berry-bearing trees and shrubs and nectar-rich flowering plants and also living roofs which incorporate features for invertebrates and areas of wildflowers (not Sedum [Stonecrop] which has limited value for wildlife). In accordance with Policy DM29 in the Local Plan, the provision of living (green/brown) roofs and green walls is recommended to provide habitat for wildlife. Policy DM29 states that 'proposals for new buildings will be expected to incorporate opportunities for green infrastructure such as green roofs, green walls and green decks.'

Further guidance on nectar-rich planting

It is recommended that the proposed planting includes nectar-rich flowering plants such as Korean mint, Agastache rugosa, Russian sage Perovskia atriplicifolia, lavender, thyme and marjoram for pollinators such as bees and buddleia, lavender and michaelmas daisy for butterflies. To benefit pollinating insects it is best to use predominantly native species and avoid double flowers and cultivars with little or no pollen or nectar.

Landscaping for Wildlife

Landscaping of the site should employ a significant proportion of native species of local provenance including berry and fruit-bearing tree, hedgerow and shrub species for birds and nectar-rich flowering plants for invertebrates.

Reason: To conserve legally protected and priority (Section 41) species which are a material planning consideration and provide ecological mitigation in accordance with paragraph 170(d) of the National Planning Policy Framework (2018).

Crime Reduction Unit

Crime figures for the Beat area in which this proposed development sits are as follows;

ASB 362 Burglary 123 Theft 188 Violence against the person 548

Crime figures for the area in which the proposed development sits are not insignificant, with this in mind I have the following comments at this stage;

 Security of the development should not be compromised by excess permeability, I note that there is the intention for one access at Whitchurch Lane with a sliding gate at the rear of the development. This gate should have electronic access control to ensure that it is only used for authorised users and the site does not become a through route.  There will be limited natural surveillance for units 7-9,their associated parking space, units 11-14,disabled parking bays and the refuse and service yard. Provision should be made to ensure that these areas are fully covered by surveillance cameras, providing identification quality images.  The refuse and service yard should have electronic access control to mitigate the risk of theft and arson.  Security fencing is effective at delaying or deterring intrusion, the gates should match the surrounding fencing in design and height and not compromise the overall security of the boundary. The shared boundary should not compromise security and maintenance with a separate fence inside the party boundary if appropriate.  Landscaping, tree planting and lighting schemes should not conflict with each other with lighting columns taking priority over new tree planting.  The façade of the building should minimise the opportunity for climbing. Protrusions and ledges may provide climbing aids. This is particularly relevant where there are mezzanine levels with roof lights as in this proposal.  Graffiti is a particular issue in the Bristol area and so consideration should be given to wall finishes that make the cleaning off of graffiti easier (coatings or anti-graffiti glazes).  External illumination when the building is unoccupied is recommended for the entrance gates and external elevations of the units.

Planning Application Requirements

In addition to the relevant application forms and application fees, we have attached below an initial indicative list that identifies the necessary documents and plans that would need to be submitted with a full planning application in order to be treated ‘as valid’. Please note that this list could expand as the site proposals progress.

1. Full set of plans, sections and elevations, floor plans, site layout plan, massing diagrams and 3D visualisations 2. Site location plan 3. Planning Statement 4. Design and Access Statement 5. Preliminary Ecological Appraisal/ Bat and Bird Scoping 6. Sustainable Drainage Strategy 7. Land Contamination Assessment 8. Noise details 9. Transport Note / Travel Plan Statement 10. Sustainability Statement 11. BREEAM Pre-assessment 12. Statement of Community Involvement 13. CIL Form

Conclusion

Given the site’s existing employment use and its location within the Whitchurch Lane PIWA it is considered that the principle of new Use Class B1b employment at the site is acceptable. The design of the proposed development has also been welcomed by the CDG but further consideration and appreciation for the site’s location within the wider regeneration area and adjacency to Hengrove Park should be considered through a future full planning application.

TDM are also unsupportive of the primary access for the site being taken off Whitchurch Lane but are happy to review a proposal which includes an exit only for large vehicles that cannot turn on site off Whitchurch Road, alongside pedestrian and cyclist access.

The Council look forward to working with you in relation to this scheme. Before any future planning application is submitted it is essential that the matters and requests for information to support the application from consultees are considered and addressed. An application should be supported by the list of supporting documents and plans identified in this letter.

The views given are current at the time of giving the advice, but changes in the planning circumstances can change, and will need to be taken into account when any subsequent application is determined.

Please note that the above advice represents an informal opinion of an officer of the council who has no power to bind the council by the views expressed.

Yours sincerely

Development Management preform v1.1113

Reply to Robin McDowell Telephone 0782 7896586 Minicom Fax 0117 922 4451 E-mail [email protected] Our ref EOP/ER/SBES/WECA Your ref Date 21 August 2020

Pete Davis West of England Combined Authority 3 Rivergate Bristol BS1 6EW

Dear Pete

South Bristol Light Industrial Units, 601 Whitchurch Lane, Bristol - Full Business Case

I have reviewed the full business case for the South Bristol Light Industrial Units, 601 Whitchurch Lane, Bristol Project and confirm the following:

• I have approved the final Full Business Case for submission to the West of England Combined Authority.

• All relevant financial approvals are in place within the Sponsoring Body to deliver the project as set out in the Full Business Case.

• All appropriate financial due diligence has been undertaken by the Sponsoring Body in respect of the Full Business Case.

• The Council, as the Accountable Body, is responsible for ensuring that the project delivers good value for money, is an appropriate use of public resource and will deliver the economic growth and wider societal outcomes specified.

• Appropriate governance framework is in place to achieve the objectives stated above.

Yours sincerely

Michael Pilcher Chief Accountant Deputy Section 151 Officer for and on behalf of Bristol City Council

Resources Directorate Denise Murray Website www.bristol.gov.uk City Hall, College Green, Director of Finance Bristol, BS1 5UY (S151 Officer)