Planning Design & Access Statement
Bristol Beacon, Colston Street, Bristol, BS1 5AR
For Bristol City Council
Stride Treglown job no. 15263 Prepared by Ed Flood Checked by Paul Haworth Date April 2021 Issue -
Revisions
Issue Description A Original B Minor changes following internal QA C Client Review
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Contents
1. Introduction ...... 4 1.1. Background to the proposals...... 4 1.2. Site Location and Description ...... 4 2. The Proposals...... 6 3. Planning History ...... 11 4. Planning Policy Context ...... 12 4.1. National Planning Policy Framework (NPPF) (February 2019) ...... 12 4.2. Development Plan ...... 13 4.3. Bristol Development Framework – Core Strategy (June 2011)...... 13 4.4. Bristol Development Framework – Site Allocations and Development Management Policies (July 2014)..... 16 5. Design & Access...... 21 5.1. Design Principles & Context...... 21 5.2. Land Use ...... 22 5.3. Scale...... 22 5.4. Appearance ...... 23 5.5. Layout ...... 24 5.6. Landscape...... 24 5.7. Access and Movement ...... 24 6. Planning Issues ...... 25 6.1. Introduction ...... 25 6.2. Principle of development...... 25 6.3. Heritage...... 25 7. Summary ...... 28 Appendix A – List Description ...... Error! Bookmark not defined.
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1. Introduction
1.1. Background to the proposals
1.1.1 Stride Treglown has been appointed by Bristol City Council to act as planning consultants for Phase 2 of the refurbishment and alteration works at Bristol Beacon (formerly Colston Hall).
1.1.2 Bristol Beacon is a music venue in the centre of the city of Bristol. It is owned by Bristol City Council and administered by the Bristol Music Trust. Phase 2 of an extensive programme of rebuilding and refurbishment of the venue is currently underway (pursuant to application refs: 17/02916/FB and 17/02917/LA which were approved on 19/07/2018. During the course of demolition and detailed design works, and following detailed structural analysis, new discoveries have prompted the need for minor alterations to the approved design.
1.1.3 This application is made under Section 73 of the Town and Country Planning Act to make changes to the approved plans list condition (condition no. 49) in order to make minor material amendments to the planning permission.
1.1.4 The architects and engineers have addressed the new requirements using the same architectural language and respect for architectural significance which guided the original proposed scheme. This Planning, Design and Access Statement has been commissioned by Bristol City Council to set out the context of the proposed changes in relation to the wider scheme and local development plan policies. A Heritage Impact Assessment prepared by Alan Baxter Associates is also submitted in support of this application for Listed Building Consent. The accompanying Heritage Impact Assessment sets out the history of the areas of proposed change and assesses the impact of these changes on the significance of Bristol Beacon.
1.1.5 A separate but linked application for listed building consent has been submitted simultaneously, seeking approval for those items which affect the interior of Bristol Beacon and any historic fabric. Section 2 of this report sets out the list of proposed amendments to the approved plans, listing each amendment, the corresponding approved plan, and the replacement plans to be considered under this application. The schedule of amendments and plans at Section 2 corresponds with the schedule set out in the submitted Heritage Statement where an assessment of harm is considered in sequence.
1.1.6 The amendments to the scheme have throughout aimed to focus change on those areas of the structure of neutral or moderate significance, while repairing and better revealing those elements of highest significance. Overall, the proposed changes constitute only minor harm to the building, and include many items which bring a heritage benefit to the scheme. It is considered that this minor harm will not affect the character or appearance of the Conservation Area and will be mitigated by the public benefit of the newly refurbished and well serviced Bristol Beacon.
1.2. Site Location and Description
1.2.1 Bristol Beacon is located in the heart of Bristol City Centre, bound by Colston Street, Pipe Lane and Trenchard Street, the site lies in close proximity to St Augustine’s Parade, College Green and Park Street. The site is in a highly sustainable location, accessible by a range of transport modes, including bus, on foot and by cycle. Bristol Beacon lies approximately a 15-minute walk to the north west of Temple Meads train station.
1.2.2 Bristol Beacon is Bristol’s largest concert hall and is Grade II listed (list entry attached at Appendix 2). The original building was built in 1867 and was designed by Foster and Wood. Bristol Beacon is located within the St Michaels Hill and Christmas Steps Conservation Area (designated in November 1974), but adjoins the Tyndall’s Park Conservation Area (designated in May 1975). Located to the south east of the site, on the eastern side of St Augustine’s Parade is the City and Queen Square Conservation Area (designated August 1972).
1.2.3 Situated to the north west of the site, on the opposite side of Trenchard Street is Trenchard Street Multi Storey Car Park (MSCP), which forms an imposing structure within the Tyndall’s Par Conservation area. Access to the Trenchard Street MSCP can be obtained either from Trenchard Street, Lodge Street or Lower Park Road. Located to the west of the Trenchard Street MSCP is a public right of way (footpath) that is set within a canyon. This footpath provides a pedestrian link between Lower Park Row and Trenchard Street. Adjoining this canyon is the 02 Academy (music gig venue), above which is a student accommodation building.
1.2.4 Directly to the north of this site are residential properties of 16-20 Trenchard Street (in use as flats), which comprise a terrace of 3-storey Georgian properties. No. 16 Trenchard Street occupies a corner location linking the terrace that descends Lodge Street with the terrace along Trenchard Street.
1.2.5 Directly to the north of this site are residential properties of 16‐20 Trenchard Street (in use as flats), which comprise a terrace of 3‐storey Georgian properties. No. 16 Trenchard Street occupies a corner location linking the terrace that descends down Lodge Street with the terrace along Trenchard Street. The ground floor of no. 16 was last in use as a café. These properties are Grade II listed (listed in March 1975). Further to the north of the site is Lodge Street. Lodge Street is a steep sloping street that links (one‐way traffic only) Lower Park Road with Trenchard Street. Adjoining the eastern side of Lodge Street are a series of 3 and 4 storey Georgian town houses, which are Grade II listed (listed in February 1973). Situated at the top of Lodge Street, at its junction with Lower Park Road, is Red Lodge; a Grade I listed building (listed in January 1959), of which the garden associated with it forms a Registered Park and Garden.
1.2.6 Situated to the south east of the site, on the opposite side of Pipe Lane are a series of properties, some in private residential use and others in commercial (office) use.
1.2.7 The building that adjoins the east of Bristol Beacon (15 Colston Street) is a five storey office building. At the ground floor of this building is a hair salon (training academy). Beyond this building is 33 Colston Street, which is in use as student accommodation for the University of Bristol.
1.2.8 Situated to the east of the site on the opposite side of Colston Street is Colston Tower, which is a 14 storey office building, set on a 3 storey podium. Colston Tower occupies a large site between Colston Street and St Augustine’s Parade and is a landmark building within this part of the city centre. The ground and first floor of the podium curve around the corner to face onto both Colston Street and St Augustine’s Parade. At the podium level there are restaurants and cafés. Also on the north side of Colston Street, close to the application site, at the junction with Host Street, is the Grade II* Church of St Mary‐on‐the‐Quay (listed in January 1959).
1.2.9 Situated to the north east of the site, fronting onto the north side of Colston Street is no. 34 King William House (listed March 1977).
1.2.10 There are three street trees situated to the rear of Bristol Beacon on Trenchard Street; two of these trees are located close to Trenchard Street MSCP and one is situated on land close to the foot of Lodge Street. There are five trees that occupy the western edge of Lodge Street. Other trees in close proximity to this site comprise a single tree within the footway along Pipe Lane and one situated in the piazza at the front of Bristol Beacon. All of these trees create a pleasant greening environment for this part of the city centre.
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2. The Proposals
2.1.1 As stated above under Section 1, the refurbishment and transformation of Bristol Beacon was always envisaged to be a multi‐stage process. Policy BCAP9 of the Bristol Local Plan (Central Area Plan): ‘Cultural and tourist facilities and water‐based recreation’ acknowledges this phased approach and the desire to complete the refurbishment and transformation of Bristol Beacon. Paragraph 4.17 of the Central Area Plan states; “There has been substantial investment in culture, leisure and tourism in Bristol City Centre in recent years, with the completion of the M‐Shed museum, Colston Hall extension and Cinema De Lux at Cabot Circus, as well as ongoing investment in attractions such as the S.S. Great Britain, Bristol Old Vic and City Museum. It remains the intention to complete the Colston Hall project with the refurbishment of the existing facilities”.
2.1.2 This Minor Material Amendment application is only concerned with the proposed changes to the approved scheme and does not cover any other elements of the building. For the approved scheme please refer to 17/02916/FB and 17/02917/LA. A full list of the proposed amendments is presented below. Please note that throughout this document we refer to each amendment by the number assigned in Levitt Bernstein’s matrix of changes document. The following plans indicate the location of each proposed alteration, with a corresponding number linked to the following schedule of changes and within the submitted Heritage Statement;
• 2648B-L-050_P7-00 – Lower Cellar alteration and protection GA
• 2648B-L-051_P7-01 – Upper Cellar alteration and protection GA
• 2648B-L-052_P7-02 – Stage GA alteration and protection GA
• 2648B-L-053_P7-03 – Rear stalls & basement alteration and protection GA
• 2648B-L-054_P7-04 – Lower balcony alteration and protection GA
• 2648B-L-055_P7-05 – Lower part of upper balcony alteration and protection GA
• 2648B-L-057_P6-07 – Grid alteration and protection GA
2.1.3 At the time of writing, two additional amendments were proposed and are included for consideration within this application but have not been included within the Heritage Statement. These are summarised below:
• Item 11 in the table below proposes to slightly increase the size of the south window serving the restaurant colonnade by lowering the cill height by 400mm and jamb widened by 200mm
• Item 39 in the table below sets out the intention to raise the main auditorium ridge height by 200mm. An assessment of the impacts and justification for these proposed changes are included within Section 5.4 of this report.
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Matrix of Description Approved drawing No. Replacement drawing No. changes No.
1 Blocking up 2648B_L_082_P5_Courtyard 2648B_L_082_P6 north windows elevations – alteration and in the Lesser protection 2648B_L_054_P6 Hall (Hall 2) 2648B_L_051_P7
2648B_L_052_P7
2648B_L_053_P7
2648B_L_402_P8
2 Lowering of the 2648B_L_400_P7_elevation GA 2648B_L_400_P9 stage roof Proposed East 2648B_L_401_P9
2648B_L_402_P8
2648B_L_403_P2
2648B_L_200_P8
2648B_L_206_P6
4 Replacement of 2648B_L_403_P1_Elevation GA 2648B_L_400_P9 Colston Street Proposed North alleyway gate CH2-LBA-V3-00-DR-A-9023 CH2-LBA-ZZ-XX-DR-A-3650
6 Hall 1 parapet 2648B_L_400_P7_Elevation GA 2648B_L_400_P9 copings and Proposed East string courses 2648B_L_401_P9 2648_L_401_P7_Elevation GA Proposed West
CH2-LBA-V1-08-DR-A-6401- CO2-Reference Detail
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8 South west 2648B_L-404_P2_Elevation GA 2648B_L_051_P7 corner louvered Proposed South door plant room 2648B_L_404_P3 extract CH2-LBA-ZZ-XX-DR-A-2540 increased in size
11 South window 2648B_L_330_P2 Restaurant 2648B_L_330_P3 to restaurant Portal Detail colonnade 2648B_L_404_P3 increased in size (cill lowered 400mm and jamb widened 200mm)
26 Demolition and 2648B_L_057_P5 2648B_L_057_P7 reconstruction of 1951 plain 2648B_L_081_P5 2648B_L_081_P6 brick parapet on Trenchard 2648B_L_083_P5 2648B_L_083_P6 Street above the stage 2648B_L_084_P2 2648B_L_084_P3
2648B_L_401_P7 2648B_L_401_P8
28 Amendment to CH2-LBA-V2-00-DR-A-6820 2648B_L_053_P7 existing air intake grille at 2648B_SK416B_Restaurant Air 2648B_L_404_P3 low level on Intake south elevation CH2_LBA_V2_00_DR_A_6821 of Lantern Building
29 Trenchard 2648B-SK604 Trenchard St 2648B_L_401_P7_Elevation GA Street lintel Mansard amendment Section Proposed West_P8 amended above infilled G lintel and mansard pitch opening to be removed and 2648B_L_081_P6 Mansard roof pitch increased 2648B_L_206_P6
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32 Changes to the 2648B_SK611 LBC amendment 2648B_L_051_P7 old fan room 32 Old fan room changes 2648B_L_052_P7
2648B_L_053_P7
2648B_L_054_P7
2648B_L_057_P5
2648B_L_055_P7
2648B_L_082_P6
2648B_L_083_P6
2648B_L_102_P13
36 Change of 2648B_L_202_P08 2648B_L_202_P10 hauling arch new lean-to 2648B_L_204_P06 external walling from brick to rough cast render at northern end
39 Raise Hall 1 2648B_L_200_P7 2648B_L_200_P8 main auditorium roof 2648B_L_204_P6 2648B_L_204_P7 by 200mm 2648B_L_400_P7 2648B_L_400_P9
2648B_L_401_P7 2648B_L_401_P9
2648B_L_403_P1 2648B_L_403_P7
43 Bricking-up 2648B_L_055_P5 2648B_L_055_P7 (non-original) gable windows 2648B_L_060_P6 2648B_L_060_P7
2648B_L_105_P12 2648B_L_105_P13
2648B_L_200_P7 2648B_L_200_P9
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47 Colonnade 2648B_L_050_P5 2648B_L_050_P7 historic air duct
52 Demolition of 2648B_L_056_P5 2648B_L_056_P7 parapet bearing on AZ wall 2648B_L_106_P11 2648B_L_106_P12
53 Extended 2648B_L_403_P1 2648B_L_403_P2 ductwork above louvres in Pigeon Alley
54 Extend 2648B_L_109_P11 2648B_L_109_P12 approved solar PV offer to full 2648B_L_400_P7 2648B_L_400_P9 coverage of Hall 1 roof 2648B_L_401_P7 2648B_L_401_P9
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3. Planning History
3.1.1 As stated previously, the refurbishment of Bristol Beacon has been a multi-phased project. Phase 1 of Bristol Beacon was completed in 2009 and provided a modern foyer to the historical hall, which was originally built in 1867. The foyer has helped to transform the visitor experience of Bristol Beacon as a welcoming venue, but it did not address the performance areas, backstage facilities and servicing and access arrangements.
3.1.2 An application for Phase 2 of the refurbishment which sought full planning permission and listed building consent for the refurbishment of the main auditorium, backstage areas, the Lantern Building and the conversion of the upper and lower cellars into a third performance venue was approved in February 2018, enabling a rich user experience that will maximise its benefit to all performers and visitors.
3.1.3 The Bristol City council online planning register notes the following planning history relating to the site;
• 19/04278/LA – Proposed removal of 2 no. Victorian kitchen stoves and chimney breast.
• 17/02916/FB - Refurbishment and transformation (Phase 2) of Bristol Beacon (Use Class D2) to provide a redesigned Main Hall (Hall 1) and Lantern Building (Hall 2), together with adaptation of the existing upper and lower cellars to provide a third performance space/venue and educational learning spaces (Hall 3). Refurbishment and extension(s) of backstage areas and service yard, and associated accessibility and sustainability alterations. Approved 26th February 2018
• 17/02917/LA - Refurbishment and transformation (Phase 2) of Bristol Beacon (Use Class D2) to provide a redesigned Main Hall (Hall 1) and Lantern Building (Hall 2), together with adaptation of the existing upper and lower cellars to provide a third performance space/venue and educational learning spaces (Hall 3). Refurbishment and extension(s) of backstage areas and service yard, and associated accessibility and sustainability alterations. Approved 26th February 2018.
• 06/03293/LC: Demolition of buildings on Colston House site.
• 06/02467/LA: Alterations including interface works to parts of Bristol Beacon to facilitate the construction of new 5 storey foyer building and demolition of existing office/vacant buildings on adjoining Colston House site.
• 06/02466/FB: Construction of new 5 storey foyer building and interface works with Bristol Beacon, with demolition of existing office/vacant buildings.
3.1.4 The proposed alterations have been the subject of frequent and regular pre-application advice from the Council Conservation Officer as part of fortnightly conservation surgery meetings. The proposals have been developed and refined to reflect the advice received at these surgery sessions.
3.1.5 A Heritage Statement prepared by Alan Baxter Associates is submitted in support of this application for listed building consent. The Heritage Statement covers a detailed assessment of the significance of the designated heritage asset (the Grade II Bristol Beacon) and considers the impact and justification for the proposed alterations.
3.1.6 There are no other planning decisions on adjoining or nearby sites that are relevant to these proposals, or would have any bearing on the assessment of this application.
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4. Planning Policy Context
4.1. National Planning Policy Framework (NPPF) (February 2019)
4.1.1 The National Planning Policy Framework (NPPF) originally published in March 2012 but revised in July 2018 and again in February 2019 centres on a “presumption in favour of sustainable development”. This is seen as key to both plan making and decision taking. The NPPF considers that the purpose of the planning system is to contribute to the pursuit of sustainable development, summarised as “meeting the needs of future generations without compromising the ability of future generations to meet their own needs”.
4.1.2 The NPPF sets out three “mutually dependent” dimensions to sustainable development: economic, social and environmental. The framework considers that these objectives are not criteria against which every decision can or should be judged. The key aim is that proposals contribute to sustainable solutions, whilst taking into account local circumstances.
4.1.3 Chapter 12 discusses the requirements for achieving well designed places and advises that all proposals should be inclusive in their design in order to ensure a high quality of amenity for current and future users, and provide a safe environment that can deter crime and disorder. Amongst the aims of achieving good design is in creating a development that will function well and add to the overall quality of the area, not just for the short term but for the lifetime of the development. Responding to the local character and reflecting the identity of the local surroundings are also important aspects of the design of the development.
4.1.4 Chapter 16 of the NPPF sets out the key considerations in relation to heritage assets. Where changes are proposed, the NPPF sets out a clear framework to ensure that heritage assets are conserved, and where appropriate enhanced, in a manner that is consistent with their significance.
4.1.5 Paragraph 189 states that in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking into account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
4.1.6 Section 16, Paragraph 193 states; “. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance”.
4.1.7 Section 16, Paragraph 195 states; “Where a proposed development will lead to substantial harm to (or total loss of significance of) a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or total loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply;
a) The nature of the heritage asset prevents all reasonable uses of the site; and
b) No viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and
c) Conservation by grant-funding or some form of not for profit, charitable or public ownership is demonstrably not possible; and
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d) The harm or loss is outweighed by the benefit of bringing the site back into use”.
4.1.8 Paragraph 196 confirms that where a development will lead to less than substantial harm, this harm should be weighed against the benefits of the proposal, including securing its optimal viable use.
4.1.9 Finally, Local Planning Authorities should assess whether the benefits of a proposal for enabling development, which would otherwise conflict with planning policies but which would secure the future conservation of a heritage asset, outweigh the disbenefits of departing from those policies. (Paragraph 202).
4.2. Development Plan
4.2.1 Planning law requires applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise (Section 38(6) of the Planning and Compulsory Purchase Act 2004 and section 70(2) of the Town and Country Planning Act 1990).
4.2.2 The development plan for Bristol comprises several adopted policy documents. Those relevant for this site are:
• Core Strategy (Adopted June 2011)
• Site Allocations and Development Management Policies (Adopted July 2014)
• Bristol Central Area Plan (Adopted March 2015)
4.2.3 The key policies relevant to the proposals are as follows;
4.3. Bristol Development Framework – Core Strategy (June 2011)
BCS2: Bristol City Centre
4.3.1 This policy sets the scene for the city centre, which symbolises the city. The city centre plays a critical role in Bristol’s prosperity and identity, an integral part of which is its cultural and entertainment offer, which are a significant factor in the vibrancy and attractiveness to all who live, work and visit Bristol. The policy states;
“Bristol City Centre’s role as a regional focus will be promoted and strengthened. Development will include mixed uses for offices, residential, retail, leisure, tourism, entertainment and arts and cultural facilities.
The city centre boundary will expand into:
• The St. Philip’s area, north of the Feeder Canal; • The Newfoundland Street area; and • The former diesel depot site, Bath Road.
Development up to 2026 will include:
• Around 150,000m² of net additional high quality office floorspace; • The provision of around 7,400 new homes; and • Improved transport systems and connectivity, including new public transport, pedestrian and cycling routes and transport hubs.
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There will be a continuing consolidation and expansion on the University of Bristol and Bristol Royal Infirmary sites.
More efficient use of land and a greater mix of uses will be encouraged particularly within the Broadmead, Nelson Street and St James’ Barton areas. Throughout the city centre higher density, mixed use development will be encouraged with active ground floor uses along the busier streets.
Continued improvement will be promoted in regeneration areas including Redcliffe and Harbourside and at city centre gateways including Old Market, Stokes Croft, Cumberland Basin and Temple Meads.
The Floating Harbour will be maintained as a location for maritime industries and water related recreation activities.
Design of development will be expected to be of the highest standard in terms of appearance, function, conservation of heritage assets, sustainability and maintaining and enhancing green infrastructure. Key views will be protected. Street design will give priority to pedestrian access, cycling and public transport. New development should include measures to secure public access and routes for walking, cycling and public transport, including access to waterfront areas.
Major developments should demonstrate measures to enhance social inclusion and community cohesion, especially in respect of those communities close to the city centre. Opportunities will be taken to reduce the severance of parts of the city centre from neighbouring communities caused by major roads and other physical barriers.
Facilities and services, including those of a small scale, which contribute to the diversity and vitality of the city centre will be encouraged and retained”.
BCS12: Community Facilities
4.3.2 This policy ensures that all development contributes towards the provision of good quality, accessible community infrastructure and that existing facilities are retained. The policy states;
“Community facilities should be located where there is a choice of travel options and should be accessible to all members of the community. Where possible, community facilities should be located within existing centres.
Existing community facilities should be retained, unless it can be demonstrated that there is no longer a need to retain the use or where alternative provision is made.
Where community facilities are provided as an integral part of the development, they should, wherever possible, be within adaptable mixed-use buildings”.
BCS21: Quality Urban Design
4.3.3 This policy seeks to ensure that all development achieves a high standard of urban design. The relevant parts of the policy states;
“New development in Bristol should deliver high quality urban design. Development in Bristol will be expected to:
• Contribute positively to an area’s character and identity, creating or reinforcing local distinctiveness.
• Promote accessibility and permeability by creating places that connect with each other and are easy to move through.
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• Promote legibility through the provision of recognisable and understandable place, routes, intersections and points of reference.
• Deliver a coherently structured, integrated and efficient built form that clearly defines public and private space.
• Deliver a safe, healthy, attractive, usable, durable and well managed built environment comprising high quality inclusive buildings and spaces that integrate green infrastructure.
• Create a multi-functional, lively and well maintained public realm that integrates different modes of transport, parking and servicing.
• Enable the delivery of permanent and temporary public art.
• Safeguard the amenity of existing development and create a high quality environment for future occupiers.
• Promote diversity and choice through the delivery of a balanced mix of compatible buildings and uses.
• Create buildings and spaces that are adaptable to changing social, technological, economic and environmental conditions”.
BCS14: Sustainable Energy
4.3.4 This policy sets out a requirement for development to minimise its energy requirements and incorporate renewable and low-carbon energy supplies to reduce its carbon dioxide (CO2) emissions. The policy states;
“Development in Bristol should include measures to reduce carbon dioxide emissions from energy use in accordance with the following energy hierarchy:
1. Minimising energy requirements;
2. Incorporating renewable energy sources;
3. Incorporating low-carbon energy sources.
Consistent with stage two of the above energy hierarchy, 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%. An exception will only be made in the case where a development is appropriate and necessary but where it is demonstrated that meeting the required standard would not be feasible or viable”.
BCS15: Sustainable Design and Construction
4.3.5 This policy aims to ensure that all new developments are designed and constructed in such a way that minimises their environmental impact and contribute towards meeting targets for reductions in carbon dioxide emissions. The policy states;
“Sustainable design and construction will be integral to new development in Bristol. In delivering sustainable design and construction, development should address the following key issues:
• Maximising energy efficiency and integrating the use of renewable and low-carbon energy; • Waste and recycling during construction and in operation;
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• Conserving water resources and minimising vulnerability to flooding; • The type, life cycle and source of materials to be used; n Flexibility and adaptability, allowing future modification of use or layout, facilitating future refurbishment and retrofitting; • Opportunities to incorporate measures which enhance the biodiversity value of development, such as green roofs.
New development will be required to demonstrate as part of the Sustainability Statement submitted with the planning application how the above issues have been addressed. For major development and development for health or education uses, the Sustainability Statement should include a BREEAM and/or Code for Sustainable Homes assessment. Additionally, in the case of a super-major development, a BREEAM for Communities assessment will be required.
From 2016 residential development will be expected to meet Level 6 of the Code for Sustainable Homes. For non-residential development, also from 2016, a BREEAM “Excellent” rating will be expected.
All new development will be required to provide satisfactory arrangements for the storage of refuse and recyclable materials as an integral part of its design. Major developments should include communal facilities for waste collection and recycling where appropriate.
New homes and workplaces should include the provision of high-speed broadband access and enable provision of Next Generation broadband”.
BCS22: Conservation and the Historic Environment
4.3.6 This policy requires all new development to safeguard or enhance the historic environment. The policy states;
“Development proposals will safeguard or enhance heritage assets and the character and setting of areas of acknowledged importance, including:
• Scheduled Ancient Monuments;
• Historic buildings both nationally and locally listed;
• Historic parks and gardens both nationally and locally listed;
• Conservation areas;
• Archaeological remains”.
4.4. Bristol Development Framework – Site Allocations and Development Management Policies (July 2014)
DM26: Local Character and Distinctiveness
This policy expands upon policy BCS21 of the Core Strategy, providing a criteria against which development will be assessed and its impact upon local character and distinctiveness. The relevant part of the policy states;
General Principles
“The design of development proposals will be expected to contribute towards local character and distinctiveness by:
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• Responding appropriately to and incorporating existing land forms, green infrastructure assets and historic assets and features; and • Respecting, building upon or restoring the local pattern and grain of development, including the historical development of the area; and • Responding appropriately to local patterns of movement and the scale, character and function of streets and public spaces; and • Retaining, enhancing and creating important views into, out of and through the site; and • Making appropriate use of landmarks and focal features, and preserving or enhancing the setting of existing landmarks and focal features; and • Responding appropriately to the height, scale, massing, shape, form and proportion of existing buildings, building lines and set-backs from the street, skylines and roof-scapes; and • Reflecting locally characteristic architectural styles, rhythms, patterns, features and themes taking account of their scale and proportion; and • Reflecting the predominant materials, colours, textures, landscape treatments and boundary treatments in the area.
Development will not be permitted where it would be harmful to local character and distinctiveness or where it would fail to take the opportunities available to improve the character and quality of the area and the way it functions.
Development should retain existing buildings and structures that contribute positively to local character and distinctiveness. Where the loss of an existing building or structure is acceptable due to the wider planning benefits of a development proposal, opportunities should be sought to reuse any materials that contribute to local character and distinctiveness”.
DM30: Alterations to existing buildings
4.4.1 This policy looks specifically at extensions and alterations to existing buildings and is applicable to all building types. The aim of this policy is to deliver high quality buildings that make a positive contribution towards an area’s character and identity, whilst safeguarding the amenity of existing development. The policy states:
“Extensions and alterations to existing buildings will be expected to:
• Respect the siting, scale, form, proportions, materials, details and the overall design and character of the host building, its curtilage and the broader street scene; and
• Retain and/or reinstate traditional or distinctive architectural features and fabric; and
• Safeguard the amenity of the host premises and neighbouring occupiers; and
• Leave sufficient usable external private space for the occupiers of the building.
Extensions should be physically and visually subservient to the host building, including its roof form, and not dominate it by virtue of their siting and scale.
The principles set out in Policy DM29 will apply where the development proposals involve new or altered shopfronts, external signage, and/or external installations and security measures. Proposals that would sensitively adapt existing buildings to alternative uses as an alternative to demolition will be supported. Proposals that would retrofit existing buildings with sustainability measures will also be encouraged subject to an assessment against the above criteria.
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DM31: Heritage Assets
4.4.2 This policy details how historic buildings and heritage assets shall be conserved. The policy states:
“General Principles
Development that has had an impact upon a heritage asset will be expected to conserve and where possible enhance the asset or its setting.
Archaeology
Scheduled Monuments and other non-designated archaeological sites of equivalent importance should be preserved in situ. In those cases where this not justifiable or feasible, provision should be made for excavation and record with an appropriate assessment and evaluation. The appropriate publication/curation of findings will be expected.
Listed Buildings
Alterations, extensions or changes of use to listed buildings, or development in their vicinity, will be expected to have no adverse impact on those elements which contribute to their special architectural or historic interest, including their settings.
Conservation Areas
Development within or which would affect the setting of a conservation area will be expected to preserve, or where appropriate, enhance those elements which contribute to their special character or appearance.
Conserving Heritage Assets
Where the proposal would affect the significance of a heritage asset, including locally listed heritage asset or its wider historic setting, the applicant will be expected to:
• Demonstrate that all reasonable efforts have been made to sustain the existing use, find new uses, or mitigate the extent of the harm to the significance of the asset; and
• Demonstrate that the works proposed are the minimum required to secure the long term use of the asset; and
• Demonstrate how those features of a heritage asset that contribute to its historical, archaeological, social, artistic or architectural interest will be retained; and
• Demonstrate how the local character of the area will be respected.
Recording the asset
Where a proposal would result in the partial or total loss of a heritage asset or its setting, the applicant will be required to: i. Instigate a programme of recording the asset; and ii. Ensure the publication of that record in appropriate form.
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4.5. Emerging Local Plan
4.5.1 Bristol City Council have begun work on an update to the Bristol Local Plan. Public consultation on the Local Plan Review took place between 18 March 2019 and the 24 May 2019. Representations received were intended to be used to inform the next draft of the Local Plan (Publication Draft Regulation 19). The timetable for the Local Plan Review has since been amended. Bristol City Council are now working to the following timetable which is aligned with the timetable for the delivery of the West of England Combined Authority (WECA) Spatial Development Strategy:
• 2020: New studies and evidence. Call for sites continues.
• 2021: Consultation on issues and options for development (Regulation 18).
• 2022: Publication version to be approved and made available for comment (Regulation 19).
• 2023: Examination by planning inspector. New local plan to be adopted (autumn 2023).
4.5.2 The Council has published its Draft Policies and Development Management Allocations (DPDMA) document. Consultation on the document took place between March and May 2019. Although the anticipated adoption of the revised Local Plan is some way off, it is acknowledged that some limited weight may be attributed by the local planning authority to these draft policies and this should be borne in mind throughout the period of this project.
4.5.3 Draft Policy CCS1 (Climate change, sustainable design and construction) sets out the Council’s expectation for development to contribute to both mitigating and adapting to climate change, and to meeting targets to reduce carbon dioxide emissions. This includes measures such as incorporating high standards of energy efficiency in new development, using renewable and low-carbon energy supply systems, the efficient use of natural resources and encouraging sustainable means of transport in new development.
4.5.4 Draft Policy CCS2 (Towards zero carbon development) expects development to minimise the demand for heating, cooling, hot water, lighting and power through energy efficiency measures and maximise on-site renewable energy generation. Development will be expected to achieve:
• A minimum 10% reduction in regulated CO2 emissions through energy efficiency measures;
• and A minimum 35% reduction in regulated CO2 emissions through a combination of energy efficiency measures and on-site renewable energy generation.
After applying on-site measures, development is expected to achieve a 100% reduction in its remaining regulated and unregulated emissions using carbon off-setting.
4.5.5 Draft Policy CCS3 (Adaptation to a changing climate) expects development to include site and building- level measures to be resilient to future climate change impacts and provide for the comfort, health, and wellbeing of current and future occupiers and the surrounding environment over the lifetime of the development. These measures should be integral to the layout and design of new development and should take the vulnerability of the building occupants into account.
4.5.6 Draft Policy CCS4 (Resource efficient and low impact construction) states that resource efficient and low impact construction will be integral to new development in Bristol. Development will be expected to address the following key issues:
• The type, life cycle and source of materials to be used;
• Waste and recycling during construction and in operation;
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• Opportunities to incorporate measures which enhance the biodiversity value of development, such as green roofs.
New development should demonstrate through its Sustainability Statement how these requirements will be met.
4.5.7 Draft Policy DC3 (Local Character and Distinctiveness) states that development proposals which introduce new types of design, scale and form into its context will be appropriate if there is no harmful impact on local character. The design of development proposals will be expected to contribute towards local character and distinctiveness by responding to a various criterion which include materials, architectural rhythms, building upon or restoring the local pattern and grain of development, retaining and creating of important views into, out of and through the site, amongst others.
4.5.8 Policies BCS22 (Conservation and Historic Environment) and DM31 (Heritage Assets) of the existing Local Plan are to be retained once the new local plan is adopted.
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5. Design & Access
5.1. Design Principles & Context
5.1.1 Bristol City Council and Bristol Music Trust are creating a new state of the art concert hall for Bristol and the south west within the Grade II listed structures of Bristol Beacon. The approved scheme includes large, medium and intimate performance halls, and new public and performers’ facilities like those found in comparator national and international cities.
5.1.2 The first phase, a striking and sustainable new foyer building, was completed in 2009. This listed building consent application seeks approval for minor amendments to the previously approved scheme for the second phase of improvements to Bristol Beacon. The approved scheme addressed the inherent acoustical and technical inadequacies of the performance halls, radically improved accessibility, sustainability and performers’ facilities, as well as repairing and restoring the finest parts of the listed fabric.
5.1.3 The key design strategy for the approved scheme was to reinforce the legibility of the original 1867/73 plan and repair and restore the remaining fine internal features and facades by removing alterations form 1900, 1935, and 1951. The design celebrates and re-establishes the highly significant Bristol Byzantine style elements of the original building, whilst including new and high quality elements in a distinctive contemporary idiom.
5.1.4 The approved scheme comprised the following:
• Repair and restoration of the original external fabric with enhanced architectural lighting.
• Re-opening the colonnade to its original full width of seven bays.
• Restoration of the original three-sided ambulatory beneath the glazed lantern and insertion of a modern staircase as an homage to the original grand staircase.
• Restoration of Hall 2 to create a beautiful and versatile second space.
• Conversion of the historic former entrance area into a restaurant overlooking Colston Street and entered from the piazza.
• Conversion of the under-used cellars into a suite of music education spaces, a new third venue (Hall 3), and seating storage for Hall 1.
• A new interior of excellent quality for Hall 1 that is more democratic in terms of the acoustic experience for audiences, more comfortable and more accessible, accommodates large international orchestras/choirs and popular music productions equally well, and is more readily adaptable between formats.
• Construction of a new stage door, get-in, backstage and building services accommodation in the formal external service yard, accessed from Colston Street.
5.1.5 The proposed amendments sought under this Minor Material Amendment application do not alter the design strategy underpinning the previously approved application.
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5.1.6 Construction work on phase 2 began in the autumn of 2018 with enabling works, heritage item salvage, soft strip out, asbestos removal and the deconstruction of the 1951 main hall interior all as per the approved scheme. The next phase began in May 2019, starting with further structural alterations as per the approved scheme. These later phases of work revealed previously unknown original fabric and features that have driven changes to the approved design in order to protect them and conserve the building’s history. Some of the changes are cost related to ensure that the overall scheme is viable whilst ensuring essential alterations are made to the structural design of the building.
5.1.7 The detail of each change, its drivers and justification are presented in the Heritage Statement prepared by Alan Baxter Associates which is submitted in support of the applications.
5.2. Land Use
5.2.1 There are no proposed changes to the land use as detailed within the previously approved planning permission (Ref: 17/02916/FB) as summarised below. When fully completed, the site and building will continue its primary use as a concert hall with ancillary facilities, comprising;
• Hall 1 – adaptable first class professional music and spoken word venue also capable of housing other flat-floor income generating events with a capacity of up to 1,833 seated and 2,176 standing persons.
• Hall 2 – multi-purpose professional music and spoken word venue also capable of hosting other flat-floor income generating events with a capacity of up to 301 seated and 500 standing persons.
• Hall 3 – small venue primarily for local, young and emerging artists, DJs, clubs and music education with a capacity of up to 100 seated and 250 standing.
• Music practice and education facilities, including a recording studio.
• A public restaurant on Colston Street that is integral with the foyers.
• Venue bars associated with Hall 2 and Hall 3.
• Dressing rooms for performers, including accessible facilities.
• Kitchen facilities for touring productions and other events.
• Operational and technical staff offices.
• Storage for equipment and seating.
• Spaces for building engineering services.
5.3. Scale
5.3.1 The changes proposed that affect the height of the building are very minor in the context of the approved scheme. These changes are considered to be beneficial to the overall aims of creating a first class concert hall, and have been appraised through a process of review and amendment of the approved Townscape and Visual Study that was submitted with the original planning application. With reference to the matrix of changes published in Alan Baxter Associates’ Heritage Statement, the following can be noted in respect of these minor alterations
Item 2) A reduction of about 700mm in the height of the stage roof which will lessen the development’s impact on views from the town centre towards St Michael’s Church.
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Item 39) An additional 200 mm increase in the ridge height of Hall 1 which will not be discernible when considered and viewed in the context of the scale of the existing building.
5.4. Appearance
5.4.1 Proposed changes to the external appearance of the building are also considered to be very minor in the context of the approved development. All of the external alterations have been appraised through review and amendment of the townscape views and approved elevations. With reference to the matrix of changes published in Alan Baxter Associates’ Heritage Statement the following can be noted in respect of these minor alterations:
Item 1) The north windows to Hall 2 and other backstage areas being blocked-up would not be visible to the public and would not impact on habitable spaces.
Item 4) The Colston Street gate is a minor element of the street scene and wider conservation area.
Item 8) The increase in size of the south west corner plant room louvres door is only 200mm.
Item 11) The south window to restaurant colonnade to be increased in size (cill lowered by 400mm and jamb widened by 200mm). Replacement glass strategy for structural glazing requires larger opening with cill height at colonnade and wide opening for 1m wide glazing trolley. The proposal was regarded as a positive change during discussions with the Bristol City Council Conservation Officer and the minimal loss of historic fabric will be mitigated by the wider public benefit of the refurbishment and restoration of Bristol Beacon.
Item 26) Additional parapets to be demolished and reconstructed in materials to match existing simply increases quantity of the work already approved under application ref 17/02916/FB & 17/02917/LA.
Item 29) The lintel above the opening on Trenchard Street and mansard roof above are minor elements in the overall elevation. The mansard at low level on Trenchard Street has been changed so that it is steeper than shown under the approved plans of 17/02916/FB & 17/02917/LA. This is necessary to provide the statutory headroom over an internal escape stair landing. Section G on submitted drawing 2648B-L-206-P6 shows that the proposed changes to this roof would have no impact on daylight to Trenchard Street residential properties as it lies well within the cut-off angle established by the main stage roof as per the approved scheme.
Item 32) The removal and reconstruction of the old fan room does not change the building’s external appearance.
Item 36) The change from brick for the hauling arch lean-to external walling at its northern end to rough cast render is very much hidden from public view and located deep within the site behind the hauling arch and Hall 2 roofs and lift dormer. Rough cast render is a material already included elsewhere within the approved scheme of 17/02916/FB & 17/02917/LA and is common throughout the Conservation Area.
Item 39) The principle of raising the roof is established under the existing planning and listed building consents. Raising the roof by an additional 200mm has been driven by a change of construction technique but it is proposed to retain the finished top sheet as the approved material under 17/02916/FB & 17/02917/LA. It is considered that there would be no discernible impact on the character and appearance of the surrounding conservation area.
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Item 43) Bricking-up the non-original windows in the Hall 1 south gable does not alter the external appearance of the building because these windows are hidden by the existing 2009 foyer building.
Item 47) Hall 2 will be re-roofed to existing profiles using existing and matching salvage tiles to minimise any changes to appearance.
Item 52) Demolition and reconstruction of parapet bearing on the former backstage stair wall (get-in yard) does not alter the external appearance of the building because this element will be hidden by the new plant tower.
Item 53) Extended ductwork above louvres in ‘Pigeon Alley’ is a change in external appearance that is not visible from any public area or neighbouring building.
Item 54) Full Hall 1 roof PV coverage will be a change in appearance from the consented mill-finish aluminium roof with PV arrays separated by gaps on the east side and no PV on the west slope to most of both roofs being covered in PVs. The larger PV arrays remain inset from the edges of the roof, so the standing seam roofing will still be visible in part. It is considered that change in external appearance is, on balance, neutral. Whilst a larger area of PVs is proposed, the impact of this change in respect of the external appearance of the proposed roof, is considered to be no greater than that of the consented new roof finish, as identified within the Townscape Visual Study
5.4.2 It is considered that the proposed changes detailed above and those that affect the external appearance of Bristol Beacon are minor in nature and in the context of the approved applications, will have a negligible impact on the surrounding conservation area. The proposed changes are considered acceptable in the context of local plan policies BCS2, BCS12, BCS15, BCS21, BCS22, DM26, DM30 and DM31.
5.5. Layout
5.5.1 The proposed amendments do not include any changes to the approved internal or external (public spaces) layout.
5.6. Landscape
5.6.1 The proposed amendments do not include any changes to the approved landscape design.
5.7. Access and Movement
5.7.1 Proposed changes to internal access and movement are very minor and do not undermine the approved access and movement strategy.
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6. Planning Issues
6.1. Introduction
6.1.1 The key planning issues arising from these proposals, together with an assessment of these against the relevant Development Plan policies are outlined below.
6.2. Principle of development
6.2.1 The principle of this development has been established by the planning approvals for Phase 2 of the redevelopment of Bristol Beacon.
6.2.2 Phase 2 includes the complete rebuilding of the auditorium in the Great Hall, the refurbishment of the Lantern Building (which includes the historic entrance on Colston Street and the Lesser Hall above it), and the transformation of the Lower Cellars. This gained full planning and listed building consent in February 2018(application refs: 17/02916/FB & 17/02917/LA) and at the time of writing, demolition works are underway. As the project has progressed, new discoveries and other practicalities have prompted minor proposed changes to the design.
6.2.1 The proposed amendments sought under this application for listed building consent does not alter the design strategy underpinning the previously approved application and will facilitate the range of uses undertaken at the site, thereby in accordance with Policy BCS2 which promotes the city centre as the primary area for cultural facilities, entertainment and arts.
6.2.2 The proposals as submitted are entirely in accordance with Policy BCS7 which seeks leisure, entertainment, arts and cultural uses to be located primarily within existing centres, encouraging uses that contribute to maintaining the vitality, viability and diversity of centres.
6.3. Heritage
6.3.1 The detail of each change, its drivers and justification are presented in the Heritage Statement prepared by Alan Baxter Associates which is submitted in support of the applications. The submitted Statement concludes that, overall, the proposed amendments constitute only minor harm to the Grade II listed building, and include many items which bring a heritage benefit to the scheme. This slight harm will be outweighed by the public benefits of the newly refurbished and well serviced Bristol Beacon in accordance with paragraph 196 of the NPPF.
6.4. Visual Impact
6.4.1 Item 54 of the Matrix of Changes set out in Section 2 of this report seeks consent to extend the approved coverage of solar PV to full coverage of Hall 1. As a consequence, an updated Townscape Visual Study prepared by Levitt Bernstein accompanies this application so that impacts upon key views within the surrounding conservation area can be fully understood. The impacts on the surrounding St Michaels Hill and Christmas Steps Conservation area is explored in more detail below.
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St Michael’s Hill and Christmas Steps Conservation Area
Location
6.4.2 The St Michael’s Hill & Christmas Steps Conservation Area is located immediately northwest of the centre of medieval Bristol. The Conservation Area lies on a northwest/southeast axis, cutting through the southeast facing escarpment that rises from the City Centre towards Cotham. The Conservation Area is characterised by its dramatic climb from 10m above sea level at the lowest point, reaching up to 75m towards the top of St Michael’s Hill.
6.4.3 St Michael’s Hill provides the central spine running from the north, which is separated by Park Row, Perry Road and Upper Maudlin Street from the lower portion of the Conservation Area. In the southern part, Colston Street is the main north/south route with Christmas Steps, Lower Park Row and Trenchard Street branching off it.
6.4.4 The perimeter boundaries of the Conservation Area are difficult to define, dictated in part by the proximity of other Conservation Areas which abut St Michael’s Hill & Christmas Steps to the north, west and south. The Tyndall’s Park Conservation Area is located immediately west. The Kingsdown Conservation Area lies to the north east. The Park Street & Brandon Hill and College Green Conservation Areas are to the south and southwest. The Cotham, Redland & Gloucester Road Conservation Area reaches to the far northeast.
Designation
6.4.5 St Michael’s Hill & Christmas Steps was designated as a Conservation Area on 20th November 1974 and extended on 16th February 1977.
Character
6.4.6 The St Michael’s Hill & Christmas Steps Conservation Area is one of Bristol’s most charming and historic districts. Characterised by its picturesque streetscape, intimate alleys, panoramic views, and quality and range of built fabric, the Conservation Area was one of the first to be designated in Bristol, reflecting its local as well as national significance.
6.4.7 The character of the area is broadly divided into the north and south sections, crossed by Perry Road/Upper Maudlin Street. The character of the lower portion reflects the maritime influence over this part of the City. The warehouses of Host Street, public houses and shops of Christmas Steps are vital indicators of Bristol’s significance as a major port for trade and commerce. Townscape details, cast iron curb stones, Pennant paving slabs and steep steps are also important features of this part of the Conservation Area.
6.4.8 Climbing up towards St Michael’s Hill, built form changes in scale and character. Moving away from the modest, vernacular styles seen around Lower Park Row and Christmas Steps, to larger, grander merchants’ houses of the 18th century and earlier.
6.4.9 Commercial activity has played an important part in shaping the Conservation Area and a high number of independent, artistic and artisan trades still operate. Since WWII, shopper’s desire-lines from other commercial centres have been broken, isolating the area’s shops and traders, causing closures and decline. The area is under serious threat from slipping further into a declining state, which threatens to undermine its character and special interest.
Assessment of Impact upon St Michael’s Hill and Christmas Steps Conservation Area
6.4.10 The accompanying Townscape Visual Study reveals that the additional solar PV coverage is most likely to be experienced from conservation area views north of Bristol Beacon. With reference to the submitted Townscape Study, the key views likely to be affected are from;
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• Cabot tower
• Park Street Viaduct
• Perry Road
• Lodge Street
• Lower Trenchard Street
• Trenchard Street
6.4.11 In considering the impacts of the solar PV proposals originally submitted (and subsequently approved under 17/02916/FB &17/02917/LA), the Case Officer concluded in her report to Planning Committee (dated 29/11/2017) that the harm to the surrounding conservation area would be of minor significance, advising that “The replacement of the roof to the Main Hall (Hall 1) will alter the appearance and form of the roof including some raising of the roof line; the installation of PV arrays on the rebuilt roof will further alter this element; and an extension to the area to the rear of the Main Hall (and viewed behind No. 15 Colston Street) will increase the mass of building resulting in a change to how the building is perceived in some key views within the St Michaels Hill and Christmas Steps Conservation Area”.
6.4.12 In her report to Planning Committee, the Case Officer goes on to state that “The installation of photovoltaic arrays also supports the scheme’s aspirations for BREEAM accreditation and promotes renewable energy all which contributes to combatting climate change impacts which is of significant public benefit and thus outweighs the identified low degree of harm”
6.4.13 Policy BCS14 of the Bristol Core Strategy requires new developments to minimise its energy requirements and then incorporate an element of renewable energy to reduce its CO2 emissions by a further 20%. To address Policy BCS14, a Sustainable Energy Report prepared by Arup was submitted with the original application setting out the overall approach to reducing energy use as well as a renewable energy options appraisal for the scheme.
6.4.14 The report concluded that PV panels are the most suitable renewable solution in this instance and a 200sqm array would achieve an approximate reduction in CO2 emissions of 5.1%. The additional solar PV coverage as proposed within this revised application would see full coverage of Hall 1, increasing to 400sqm which in turn achieve a total reduction of approximately 10% in carbon emissions.
6.4.15 Whilst the increased coverage of solar PV to the roof of Hall 1 would increase visual impact upon the surrounding conservation area, the degree of impact remains of minor significance and can be outweighed by the clear public benefits of a further reduction in carbon emissions. It is considered that the additional solar PV coverage would go some way to meeting the 20% reduction in carbon emissions set out in Policy BCS14, with the shortfall being met by passive design and energy efficiency measures.
Summary
6.4.16 It is considered that the impact of the additional solar PV as proposed would represent minor harm to the significance of the surrounding conservation area but the public benefits of the proposed PV should be considered favourably in line with Paragraph 196 of the NPPF.
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7. Summary
7.1.1 The proposed works will enable the continued refurbishment and transformation of Bristol Beacon in accordance with the policy aspirations of the Bristol City Council Local Plan.
7.1.2 The principle of these proposals is entirely acceptable in planning terms and accords with the provisions of the NPPF and the aims of the Bristol Local Plan specifically policies BCS22: “Conservation and the Historic Environment” and DM31: “Heritage Assets”. These proposals will complete the refurbishment and transformation of Bristol Beacon, creating a centre of excellence for music of all kinds, where it can be created, performed, recorded and broadcast, and where people of all levels of interest can discover, enjoy, learn, develop skills and participate in music.
7.1.3 The submitted Heritage Statement concludes that, overall, the proposed amendments constitute only minor harm to the Grade II listed building, and include many items which bring a heritage benefit to the scheme. This slight harm will be mitigated by the public benefits of the newly refurbished and well serviced Bristol Beacon.
7.1.4 In terms of amenity, these proposals will not alter the functionality to an extent that would create harm to the amenity of local residents or businesses and are therefore compliant with Policy BCS21 of the Bristol Local Plan.
7.1.5 Overall it is considered that these proposals accord with the Bristol Local Plan by delivering a design of the highest standard in respect of appearance, function, conservation of heritage assets and sustainability. It is therefore respectfully requested that the proposals are fully supported by Bristol City Council with a grant of planning permission and listed building consent.
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