Development Land Ower Shley Oad T Auls Ristol L a R , S P , B , Bs2 9Qe

DEVELOPMENT LAND OWER SHLEY OAD T AULS RISTOL L A R , S P , B , BS2 9QE.

FOR SALE

0.239 ACRE

(0.097 HEC)

. BROADLY LEVEL SITE

. RETURN FRONTAGE . POTENTIAL FOR RESIDENTIAL LED

SCHEME

. BROWNFIELD LAND

. HISTORICALLY OCCUPIED BY SEVEN DWELLINGS

. REAR ACCESS FROM BYRON STREET

LOCATION

The site is located between Lower Ashley Road and Byron Street, at the corner of Tudor Road, St Pauls. Lower Ashley Road & Ashley Road (B4051) form the main arterial route connecting Junction 3 of the M32 with the A38 Cheltenham & Gloucester Road.

The site is located approximately 1.3 miles north of Bristol City Centre and situated approximately equal distance (0.6 miles) from Montpelier and Stapleton Road Train Stations providing access to the regional train network via Temple Meads.

DESCRIPTION

The site is broadly level and comprises a grassed area of approximately 0.239 acre (0.097 hec). The site is bound to the north by Lower Ashley Road, to the east by open space to the south by Byron Street and to the West by Tudor Road.

For more information, The site offers the potential for a mixed or residential led redevelopment capable of contact: accommodating between 6-9 dwellings, subject to detailed scheme design and the

grant of planning permission.

Guy Mansfield T 0117 943 5785 PLANNING

F 0117 943 5756 The site is not designated or allocated for any defined use; the site is situated within [email protected] the settlement boundary of St Pauls and was historically occupied by seven terraced CBRE dwelling houses. Howard House Queens Avenue A full planning appraisal of the site has been undertaken by Pegasus Planning Bristol Group setting out the context and potential redevelopment options considered appropriate for the site. Interested parties are encouraged to make their own BS8 1QT enquiries via Pegasus Planning Group or directly via Bristol City Council. T 0117 943 5757 F 0117 943 5756 A copy of the planning appraisal is set out on page 4.

www.cbre.co.uk SITE PLAN

The site plan outlined in red is for identification purposes only, interested parties are advised to reference the site to confirm the exact site area and boundary as defined by HM Land Registry under the registered title/s for the site.

TENURE

The property is held on two separate titles; [1] a long leasehold interest known as 38 Lower Ashley Road, St Pauls, for a term of 999 years from 25th March 1878, held under HM Land Registry Title Number: AV113321, [2] a freehold interest of the site of 38–50 (even) Lower Ashley Road, St Pauls, held under HM Land Registry Title Number: AV113319.

PROPOSAL

Offers are sought for the freehold interest on an unconditional or subject to planning basis at a guide price of £200,000 (Two Hundred Thousand Pounds), subject to contract.

VAT

VAT will be charged on the sale price.

FURTHER INFORMATION

All enquiries to be directed to the sole agents.

(SUBJECT TO CONTRACT)

DISCLAIMER: CBRE CBRE on its behalf and for the Vendors or Lessors of this property, whose Agents they are, give notice that:

1. These particulars are set out as a general outline only for guidance to intending Purchasers or Lessees, and do not constitute any part of an offer or contract.

2. Details are given without any responsibility and any intending Purchasers, Lessees or Third Parties should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

3. No person in the employment of CBRE has any authority to make any representation or warranty whatsoever in relation to this property.

4. Unless otherwise stated, all prices and rents are quoted exclusive of VAT.

5. Detail prepared February 2015.

www.cbre.co.uk

PLANNING APPRAISAL

This appraisal has been undertaken by Pegasus Planning Group on behalf of the vendor of the site.

www.cbre.co.uk

Site Address Land at Lower Ashley Road, St Pauls, Bristol, BS2 9QE

Pegasus Colin Virtue Contact

Mapping

Map 1 – Site Location

This appraisal is undertaken to assess the prospects of securing planning Appraisal permission for residential development or a mixed-use development on land at Lower Ashley Road, St Pauls, Bristol.

The appraisal site is situated on Lower Ashley Road. The site is entirely within the defined Settlement Boundary for Bristol City Centre and sits within the neighbourhood of St. Paul’s & Stokes Croft. This neighbourhood comprises an inner city area at the north-eastern edge of the city centre.

Historical mapping shows that a line of terrace properties existed on this site until the late 1970s/early 19080s.

The site contains a grassed area that does not appear to be in use for any Context purpose, i.e. village green, recreation land etc. To the south and the east of the site there are mature trees.

The site is a corner plot that is bordered by Tudor Road to the west of the site, leading to Lower Ashley Road along the north of the site.

To the south of the site sits No. 1 Tudor Road and the rear gardens of Nos. 9a, 9b, 9c and 10 Byron Street.

There is no formal access into the site, and there is no vehicular access. The

BRS.5850 Page 1 of 7

site is open and is not enclosed by hedgerows, fencing etc. Therefore, the site can be accessed by foot to the north, west and east of the site. There is also a cut through from the south of the site leading from Byron Street.

A pedestrian footpath runs along the west and north of the site and leads to the subway underneath the M32.

Immediately to the west of the site is the retail, local centre of Ashley Road.

Immediately to the east of the site are the M32 and a major roundabout connecting the M32 to the B4051/Lower Ashley Road and Easton Way.

The River Frome runs close to the eastern edge of the site.

LPA Bristol City Council

Flooding

Approximate Site Location

Map 2 – Environment Agency Flood Map

The above map is an extract taken from the Environment Agency flood mapping online service. This shows that the site is wholly within Flood Zone 3, due to the River Frome that runs east of the site.

The site is not within a Conservation Area. There are no listed buildings or Heritage scheduled monuments within the appraisal site or immediately surrounding area.

The site falls with an ‘Objective 2 Area’. The Objective 2 programme aims to promote the economic and social convergence of areas facing structural Designation difficulties and targets areas undergoing socio-economic change in urban areas in difficulty.

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The following adopted local plan polices will need to be considered when devising a development proposal for land at Lower Ashley Road, St Pauls, Bristol. Bristol Core Strategy (2011)

The Core Strategy was adopted in 2011. The Core Strategy is part of the Local Plan which sets out the overall approach for planning development in Bristol.

Policy BCS2 identifies that development within Bristol City Centre will include a mix of uses including residential development.

Policy BCS2, 13 and 15 encourages new development to be sustainable in their location and design.

Policy BCS16 states that for development in Bristol there will be a sequential approach to flood risk management, giving priority to the development of sites with the lowest risk of flooding.

‘The development of sites with a sequentially greater risk of flooding will be considered where essential for regeneration or where necessary to meet the development requirements of the city.’

Development in areas at risk of flooding will be expected to be:  Resilient to flooding through design and layout, and/or  Incorporate sensitively designed mitigation measures, which may take Local the form of on-site flood defence works and/or a contribution towards or Development a commitment to undertake such off-site measures as may be Plan Policy necessary, in order to ensure that the development remains safe from flooding over its lifetime.

All development will also be expected to incorporate water management measures to reduce surface water run-off and ensure that it does not increase flood risks elsewhere. This should include the use of sustainable drainage systems (SUDS).

Policy BCS21 requires new development in Bristol to deliver high quality urban design. This policy sets out the design criteria for new development in Bristol.

Policy BCS23 ensures that development is sited and designed in a way as to avoid adversely impacting upon:

‘The impact of existing sources of noise or other pollution on the new development’.

Bristol Central Area Plan (February 2014 Publication Version)

The Bristol Central Area Plan explores how Bristol city centre will develop over the years to 2026. Bristol City Council has proposed modifications to the Bristol Central Area Plan Publication Version (February 2014). The Bristol Central Area Plan Publication Version was submitted to the Secretary of State on 4 July 2014 for independent examination. The application site is not designated under the Bristol Central Area Plan ‘City Centre Site Allocations’.

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Policy BCAP1 sets out that due to limited availability of development sites, the delivery of 7,400 new homes will require the development of sites for residential or mixed-use development throughout the city centre. Flood risk is one of determining factors in the selection of sites for new homes. Sites that are less at risk of flooding will need to incorporate a significant proportion of residential development if the exposure to flood risk of the new homes proposed by the Core Strategy is to be minimised.

Policy BCAP3 encourages a growth in family sized homes, consisting of houses with two or more bedrooms or flats with three or more bedrooms, and an element of usable outdoor amenity space. A substantial proportion of family sized housing will usually be sought in St. Paul’s.

Policy BCAP5 identifies that parts of Bristol City Centre are at risk from a combination from flooding. Bristol City Council plan to minimise the exposure of more vulnerable types of development such as new homes to these flood risks by allocating land for development, to the greatest extent possible, within low risk areas through the sequential approach.

Policy BCAP6 notes that St. Paul’s and other areas of inner east Bristol will be the emphasis of providing small-scale flexible workspace suitable for a wide range of employment uses.

Policy BCAP45 relates specifically to the approach to St. Paul’s & Stokes Croft. This states that:

‘Within the St. Paul’s area, a continued supply of family housing will be maintained. Continued investment will be sought in small business space and development will be expected to safeguard the function of the Ashley Road / Grosvenor Road Local Centre and its ability to meet day-to-day shopping needs.’ St Paul’s Supplementary Planning Document - SPD10 “Planning a Sustainable Future for St Paul’s” (December 2006) This SPD is used to guide development proposals in the St Pauls neighbourhood and supplements the development plan. The SPD set out a number of ‘Objectives’, which the following are relevant to the proposed development.

Objective 1 is to ensure that residential development provides a mix of housing type and tenure that meet the needs of St Paul’s.

Objective 2 is to ensure that the diverse local economy in St Paul's is protected and strengthened, particularly for small affordable business units that meet local business needs and maintain the mixed commercial character of St Paul’s. It is noted that development proposals for residential developments potentially threaten the mixed commercial character, appearance and vitality of the area.

Commercial and business activities will also be encouraged on ground floor frontages to contribute to maintenance of a varied, attractive and lively character.

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Policy BCS11 of the Core Strategy sets out that development will provide, or contribute towards the provision of:

 Measures to directly mitigate its impact, either geographically or functionally, which will be secured through the use of planning obligations; and

Community  Infrastructure, facilities and services required to support growth, which will Infrastructure be secured through a Community Infrastructure Levy (CIL) for Bristol. Levy A CIL requirement form will need to be submitted as part of an application. If the application comprising 100m2 or more of new build floor space, or less than 100m2 of new build floor space that results in the creation of one or more dwellings. The development will be liable for CIL.

The CIL charging schedule for Bristol would class this site and being in the ‘Outer Zone’ with a charge of £50 per m2.

The site is situated within the Settlement Boundary for Bristol City Centre. By definition, settlements with a defined boundary are sustainable on account of the facilities provided within and public transport links serving the settlement. Sustainability It is possible to access a significant amount of amenities and employment on foot/bicycle from the appraisal site.

As such, the appraisal site is situated within a ‘sustainable’ location.

The Bristol City Council’s online planning register has been consulted to Planning establish the planning history of the appraisal site. There are no applications History that have been identified for the appraisal site.

It is assumed that access would be via Byron Street. A draft layout is attached to this appraisal. In principle this is likely to be acceptable. However, the availability of room to provide an access here will be tight to allow for passing cars, and could be considered to have a detrimental impact on the residents of 9a Bryon Street. Access Any planning application would have to be accompanied by a detailed travel and parking plan showing the expected number of trips generated as a result of the proposal.

The proposed site will bring into use a piece of land that sits in the main urban fabric of St Paul’s, is not designated or allocated for use and is within the Specialist Settlement Boundary. Input The site contains a grassed area that does not appear to be in use for any purpose, i.e. village green, recreation land etc.

Historical mapping shows that a line of terrace properties existed on this site until the late 1970s/early 19080s. An argument can be formed that this land

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was historically used for residential development and the land has been left redundant since those properties were demolished. It would therefore be considered a benefit to bring this land back into use.

There are a number of factors to consider with developing this site that have been identified within this appraisal including the following.

Flooding

The main constraint on the site is the risk to flooding. Given the Flood Zone status of the site it will be necessary to carry out a Flood Risk Assessment. The risk of flooding could prevent the likelihood of gaining consent to develop on this site, in particular to develop the site for residential development. It is therefore, advised to enter into discussions with Bristol City Council and the Environment Agency on whether it can be found acceptable to develop on this site.

Trees

Within the site are mature trees. A Tree Survey will need to be undertaken as part of an application on this site. Further investigation on whether these trees are protected by a Tree Protection Order and the health of the trees will need to be undertaken.

Noise and Air Pollution

Due to the proximity of the site to major roads and the M32, the impact of existing noise and air pollution could prevent the likelihood of gaining consent to develop on this site, in particular to develop the site for residential development. However, there are already established residential uses surrounding the site that sit close to the roundabout and the M32, namely Byron Street. Therefore, following the relevant noise and air pollution assessments the site may be considered acceptable with regards to the residential amenity of future occupants to the proposed development.

Type of Development

The planning policy set out above is encouraging mixed uses developments in St Paul’s, in order to strengthen the economy and availability of small business units in the neighbourhood.

With regards to residential development the planning policy is encouraging and supporting the development of family sized homes within St Paul’s. This can include 3 to 4 bedroom flats.

Consideration of a mixed use development will need to be given. It is therefore, advised to enter into discussions with Bristol City Council on the type of development that can be found acceptable to develop on this site.

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On balance, provided the issues identified above are suitably addressed within a future planning application the principle of a mixed use or residential scheme is highly likely to be achieved.

Further comfort in respect of planning related matters could be gained from the Council via the pre-application process. This process also has the advantage of being able to offer design guidance on any preliminary drawings. The pre- application fee will vary dependent on the number of new dwellings in the outline proposal.

Conclusion The Bristol City Council pre-application fee will be; £198 (for 1-4 new units), £300 (for 5-9 new residential units) or £1500 (10 residential units and above).

Depending on how complex the proposal is the pre-application process will usually include a meeting and a written advice letter from the Bristol City Council, Case Officers.

The attached layout provides some clarity as to what can be achieved on site from a physical perspective, and any further queries should be made to Colin Virtue, Director of the Pegasus Planning Group.

Date of 29 January 2015 appraisal

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Pegasus Planning Group, First Floor, South Wing, Equinox North, Great Park Road, Almondsbury, Bristol BS32 4QL T: 01454 625945 F:01454 618074 Pegasus Planning Group is the trading name of Pegasus Planning Group Limited, registered in England and Wales under number 07277000 1 2 3 4 PROPOSED BUILDING storeys 2 5 PARKING BUILDING 1 2 3 6 ACCESS 4 PROPOSED 7 BUILDING storeys 2 8 5 PARKING BUILDING 6 ACCESS 7 8

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