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Planning Design & Access Statement

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Planning Design & Access Statement 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 stridetreglown.com 2 Bristol Beacon: Planning, Design and Access Statement 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. stridetreglown.com 3 Bristol Beacon: Planning, Design and Access Statement 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
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