PLANNING & HERITAGE STATEMENT
Installation of a nitrogen cylinder to the rear of the University of Bristol physics building
7th May 2021
Royal Fort Courtyard
University of Bristol
Bristol
BS8 1FD
CSJ Reference JN.5192
www.csj-planning.co.uk | [email protected] CSJ Planning Consultants Ltd, 1 Host Street, Bristol, BS1 5BU Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
CONTENTS
1. INTRODUCTION 1 SUBMITTED DOCUMENTS AND PLANS 1
2. SITE DESCRIPTION 2 CONTEXT 2 LAND AND PLANNING DESIGNATIONS 3
3. SITE PLANNING HISTORY 4
4. HISTORIC CONTEXT OF THE ROYAL FORT COURTYARD 5 ARCHAEOLOGICAL REMAINS 6 HERITAGE ASSETS 7
5. PLANNING POLICY CONTEXT 8 BRISTOL CORE STRATEGY (JUNE 2011) 8 SITE ALLOCATIONS AND DEVELOPMENT MANAGEMENT POLICIES (JULY 2014) 8 BRISTOL CENTRAL AREA PLAN (2015) 8 SUPPLEMENTARY PLANNING GUIDANCE 9 THE NATIONAL PLANNING POLICY FRAMEWORK 9 HERITAGE LEGISLATION 9 HERITAGE POLICY GUIDANCE 10
6. THE PROPOSED DEVELOPMENT 12 MAINTENANCE 12 KEY PLANNING CONSIDERATIONS 13
7. KEY PLANNING CONSIDERATION 1 – PRINCIPLE AND NEED 14 LOCATION 15
8. KEY CONSIDERATION 2 - HERITAGE IMPACTS 16 IMPACT ON THE TYNDALL’S PARK CONSERVATION AREA 16 IMPACT ON THE H.H PHYSICS LABORATORY 17 ASSESSMENT AGAINST POLICY 19
9. SUMMARY AND CONCLUSION 20
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
1. INTRODUCTION
1.1. This Planning & Heritage Statement has been produced on behalf of the University of Bristol to support proposals for the installation of an external nitrogen cylinder (3,530L) on land to the rear of the University’s Physics building, within the Royal Fort Courtyard. The nitrogen cylinder will be located within an existing service yard area, with proposals also including additional metal palisade fencing, as well as a concrete block wall at the base of the nitrogen cylinder to contain the tank enclosure.
1.2. The nitrogen cylinder is required to operate a new piece of research equipment which uses the supply to grow a new material of Gallium Oxide, which is the basis for a next generation of power electronics. The University of Bristol has an opportunity to become one of the world leaders in zero carbon technologies and the increased supply of nitrogen is crucial to ongoing research projects which will assist Bristol in becoming a beacon for sustainable energy globally.
1.3. The existing nitrogen supply to the building comes from two smaller tanks within two existing gas stores in the service yard area. The existing supply to the building is at capacity and cannot be increased to supply the new research equipment without the installation of the proposed additional nitrogen cylinder. As such, the proposal is a highly sustainable and crucial piece of university infrastructure that will provide a degree of future proofing for other research activities which may also require the use of nitrogen.
1.4. The site is most appropriate for the proposal given its current use as a service yard, with an existing helium storage vessel and several nitrogen tanks already present on the site. The area is located away from any key lines of sight towards surrounding heritage assets and will also posses adequate screening.
1.5. As the development is urgently needed to facilitate ongoing research, this application has been ‘front- loaded’ with detail for approval without pre-commencement conditions, to ensure development can begin without delay. The university welcomes working with the Council to achieve this aim. Further detail on need is provided within this statement.
1.6. This statement also includes an assessment of the impact of the proposals upon the significance and setting of the heritage assets within close proximity to the site. The site has views to and from some of these assets, but for the most part, they will not be affected by the proposals since all historic features will be preserved. Whilst the length of time of the installation is not specified, it is worth noting that all works are limited in impact and entirely reversible.
SUBMITTED DOCUMENTS AND PLANS
1.7. In order to fully assess the application, this Planning Supporting & Heritage Statement should be read in conjunction with the following supporting plans:
• 0219 582131 P01 – East Elevation Existing and Proposed
• 0219 582134 P03 – Site Location Plan Existing and Proposed
• 0219 582134 P02 – South Elevation Existing and Proposed
• 0219 582134 P04 – Proposed Nitrogen Cylinder and Enclosure Detail
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
2. SITE DESCRIPTION
CONTEXT
2.1. The site is situated at the centre of the University Precinct (as defined within local planning policies); a dense city centre location principally focused around the University of Bristol’s institutional estate.
2.2. The nitrogen cylinder will be installed within an existing service area which forms a narrow strip of enclosed ancillary uses adjoining the east elevation of the H.H Wills Physics Building, located within the Royal Fort Gardens area.
2.3. The Physics Building is an L-shaped limestone ashlar building with a slate mansard roof, featuring Tudor Gothic revival-style fenestration and Baroque style details. Constructed in 1927 and extended in 1968, it is Grade II listed and noted for its 5-storey tower, 3-window range and 2-storey (and attic) wings of 8 bays and 4 bays to the north and west respectively.
2.4. The site is currently screened by timber slat fencing and contains all ancillary infrastructure essential to the surrounding educational facilities, including an existing 2,000L Helium tank, existing nitrogen oxide storage, the bin storage area, metal storage containers and several air handling units.
2.5. The service yard within which the nitrogen tank will be located sits at the edge of an open plaza/amenity space to the rear of the Physics (G.II Listed), NSQI, and Life Sciences’ buildings which front Tyndall Avenue and the Corner of St. Michael’s Hill. These buildings rise from four to seven storeys and physically encompass the site on three sides, consisting of a mix of different architectural styles and forms.
2.6. To the centre of the plaza lies a sparsely landscaped circular-shaped lawn area which currently accommodates the two-storey temporary lecture theatre approved under application 18/02253/F in 2018.
2.7. To the southern end of the lawn lies the Grade II Listed Ivy Gate, an important survival of an 18th century garden structure which historically formed part of the holdings associated with Cromwell House. The structure consists of red brick laid to English Garden Wall bond, coursed stone rubble and ashlar detail, on a coursed rubble plinth.
Figure 1: Location of the site
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
2.8. The location does not have a street frontage, however the area surrounding the site forms part of the wider pedestrianised and largely cyclist friendly public realm area which links Tyndall Avenue, Woodland Road, St. Michael’s Hill, and Royal Fort Gardens.
2.9. The site falls just outside the boundary of the St. Michaels Hill and Christmas Steps Conservation Area, but within the Tyndall’s Park Conservation Area, within which the bulk of the major institutional buildings along Tyndall’s Avenue are located. The Conservation Area encompasses the grounds of Bristol University, Tyndall Avenue and Elton Road to the north and being bound to the south by Frogmore Street.
LAND AND PLANNING DESIGNATIONS
2.10. The following land and planning designations are evident:
• The site lies within EA Flood Zone 1 (lowest risk)
• The site lies within the designated ‘City Centre’ (Policy BCS2)
• The site lies within the Bristol Central Area Plan Boundary
• The site lies within the ‘St. Michael’s’ City Centre Neighbourhood (Policy BCAP43)
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
3. SITE PLANNING HISTORY
3.1. Until relatively recently, the application site was entirely occupied by large hospital buildings, demolished to make way for the development of the Life Sciences and mathematics buildings. There are two approved planning applications relevant to this permission:
08/05160/F Redevelopment of land fronting St. Michaels Hill and Tyndall Avenue to provide academic/education facilities (Use Class D1) with associated works to the external realm, creation of pedestrian routes and cycle parking provision. Erection of two buildings comprising a new Maths faculty and a new Bio-science faculty.
Granted 14th September 2009
10/02444/F Planning permission for temporary landscaping for the external realm on the site of the future mathematics facility consented under application no. 08/05160/F
Granted 2nd August 2010
3.2. Although not yet built, planning permission for the six-storey mathematics building approved under 098/05160/F remains extant, and is planned to be in the same circular lawn area which currently accommodates the temporary lecture theatre (18/02253/F). The landscaping scheme seen today was approved under 10/02444/F as a temporary installation in lieu of the maths building coming forward.
3.3. Other relevant planning applications include the following:
18/02253/F Erection of Temporary lecture theatres. This application sought the provision of teaching space to meet the current requirement emerging from the rebuilding of the Fry Building whose use has been suspended due to fire damage. As previously described, there are numerous heritage assets within proximity of the site. The Urban Design Officers considered that there will be some less-than-substantial harm to the character and appearance of the conservation area, the neighbouring conservation area and the setting of the listed buildings set out above. However, given the nature of the modular buildings, the proposals were deemed temporary and reversible while providing public benefit in terms of the continued operation of the university.
Granted 20th June 2018
18/04836/F Relocation of an approved temporary container-café facility
Granted 25th October 2015
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
4. HISTORIC CONTEXT OF THE ROYAL FORT COURTYARD
4.1. The site was part of the Royal Fort, built by the Royalists in 1642. Millard’s map of Bristol (Figure 4) shows developments within the Royal Fort area, without however achieving to represent the full area. After the Civil War the fortifications were destroyed, and the land was used as gardens and later became the parkland estate created by Thomas Tyndall during the 18th Century (Leech, 2000).
Figure 2: Approximate site location on Millard’s 1643 map of Bristol
4.2. Ashmead’s map of 1828 is the first map depicting the area with precision. The site is surrounded by significant level of development. The 1st Edition Ordnance Survey map of 1885 (Figure 5) shows no major differences within the site area a similar landscape of housing and parkland. The parkland formed part of the Cromwell House Estate which had been built during C18th for Edward Colston and it was demolished in 1890s. Adjacent is Tyndall’s House (now Old Fort House- Grade I Listed) which was constructed in 1758-1761.
4.3. The 2nd Edition Ordnance Survey Map (Figure 6) provides further precision. In this period, the Tyndall family had started to sell portions of land piecemeal or through donations to the University of Bristol. The whole area was acquired by H.H. Wills for the expanding University in 1917. The site area is depicted to lie undeveloped with footpaths and trees being represented within its limits. The Royal Hospital of Sick Children to the east is also represented. The building use as medical facility ceased in 2001, when a new Children’s Hospital opened in Upper Maudlin Street. It was used for teaching by Bristol University until 2010.
Figure 3: 1st Edition Ordnance Survey Map Figure 4: 2nd Edition Ordnance Survey Map
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
4.4. A 1946 aerial photograph of the area shows the H. H. Wills Physics Laboratory which was built in the 1920s to the west of the site and a group of terraced buildings was also built to the north. It is shown to stand on part of the site where Cromwell House once stood.
4.5. This photograph shows the site as an open courtyard area surrounded by University buildings. Through a series of construction projects since 1965, the avenue has been transformed from a domestic street to a broad University thoroughfare which links the residential areas of Kingsdown and Montpelier to Clifton and the City.
Figure 5: 1946 aerial photograph
4.6. The site is now a landscaped public realm with low boundary walls enclosing by lawns which was fully established in 2014/2015. Under permission 18/02253/F, the site will temporarily accommodate modular buildings for opening up teaching space while the University is re-building the Fry Building part of which was recently damaged by fire during refurbishment and extension.
4.7. H.H. Wills Physics Building was designed by George Oatley and located in the gardens of the Royal Fort. The plans were approved in 1921 and the opening ceremony took place in 1927. Oatley’s comments on the chosen style for his new Physics Building echo a similar approach to the Wills Memorial Tower: ‘The Georgian style [of the Royal Fort House] however, being considered unsuitable for the purposes of the New Buildings, the earlier Renaissance was chosen, in order to give more elasticity of treatment and to afford scope for more extensive fenestration’. The building has become a great icon for the University, second only to the monumental Wills Memorial Town and is now listed Grade II.
4.8. Perpendicular to the 1920s Neo-Classical Building is the Physics Extension (1968) by Ralph Brentnall, Oatley’s partner. It is of a very plain and functional design and therefore it is considered of little architectural merit. However, the building’s scale is impressive, and it is a dominant feature overshadowing Tyndall Avenue.
ARCHAEOLOGICAL REMAINS
4.9. In 2009, a second phase of archaeological investigation took place within the site. Demolition of the University Physics department workshop and an intensive care unit of the Children’s Hospital extended the area available for excavation. During the course of application Ref. 18/02253/F for the introduction of temporary lecture theatres on site, a heritage assessment submitted in support of the application identified that no designated archaeological remains may be adversely physically affected by development within the site. Known non-designated archaeological remains identified within the site comprise the Royal Fort and the remnants of parkland features.
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
4.10. The Fort remains on the site are known and given the archaeological importance and very high significance of the site in national terms. Finds and features relating to the park are of very low significance and would not preclude development on site.
HERITAGE ASSETS
4.11. The site lies within Tyndall’s Park Conservation Area and in close proximity to St Michael’s Hills and Christmas Steps Conservation Area. The site is located within the setting of numerous Listed Building, the most immediately affected of which are:
i. Grade II Listed H.H. Wills Physics Laboratory;
ii. Grade II Listed Ivy Gate
iii. Grade I Listed Royal Fort House
iv. Grade II Listed Royal Fort Gatehouse
v. Grade II Stuart House
St Michael’s Hill &
Christmas Steps CA 1 2
4 5 3 Tyndall’s Park CA
Figure 6: Conservation Area Figure 7: Listed Buildings
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
5. PLANNING POLICY CONTEXT
5.1. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires Local Planning Authorities to determine planning applications in accordance with the Development Plan, unless material considerations indicate otherwise.
5.2. In this instance, the following documents of the Bristol City Council Development Plan are applicable:
• Bristol Core Strategy (June 2011);
• Site Allocations and Development Management Policies Local Plan (July 2014)
• Bristol Central Area Plan (March 2015)
BRISTOL CORE STRATEGY (JUNE 2011)
5.3. The Bristol Core Strategy is the key document in the Local Development Plan and sets out fundamental visions and development management policies for Bristol. The following policies apply in this instance:
• Policy BCS2 Bristol City Centre;
• Policy BCS13 Climate Change
• Policy BCS14 Sustainable Energy
• Policy BCS21 Quality Urban Design;
• Policy BCS22 Conservation and the Historic Environment.
SITE ALLOCATIONS AND DEVELOPMENT MANAGEMENT POLICIES (JULY 2014)
5.4. The Site Allocations and Development Management Policies was adopted on 22nd July 2014. It sets out the Council’s proposed site allocations for development, designations and development management policies. The following policies are of particular relevance:
• Policy DM1 Presumption in favour of sustainable development;
• Policy DM7 Town Centre Uses;
• Policy DM26 Local Character & Distinctiveness;
• Policy DM31 Heritage Assets;
• Policy DM27: Layout & Form.
BRISTOL CENTRAL AREA PLAN (2015)
5.5. The Bristol Central Area Plan provides more specific site allocations, designations and development management policies for the central of Bristol. The following area of relevance:
• Policy BCAP11 University and Hospital Development;
• Policy BCAP20 Sustainable Design Standards;
• Policy BCAP43 The Approach to St. Michaels.
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
SUPPLEMENTARY PLANNING GUIDANCE
5.6. The following supplementary planning guidance are also of relevance:
• SPD 11 University of Bristol Strategic Masterplan (July 2006);
• Conservation Area Enhancement Statements (1993)
o Tyndalls Park Conservation Area Character Appraisal o St Michael’s Hill & Christmas Steps Character Appraisal
5.7. The following extract from Bristol Central Area Policies Map indicates that the site lies within the University Precinct and Tyndall’s Park Conservation Area. The site also lies adjacent to the St Michael’s Hill & Christmas Steps Conservation Area and a numerous Listed Buildings and structures, as shown on the Bristol: Know Your Place map extract:
Figure 8: Bristol Central Area Policies extract map
THE NATIONAL PLANNING POLICY FRAMEWORK
5.8. The National Planning Policy Framework (NPPF) was published in February 2019. This is a key part of the Government’s reforms to make the planning system less complex and more accessible, and to promote sustainable growth.
5.9. The NPPF should be referred to as a whole, but chapters 2 (Achieving sustainable development) 12 (Achieving well-designed places) and 16 (Conserving and enhancing the historic environment) are of particular importance to this application.
HERITAGE LEGISLATION
5.10. Section 66(1) of The Planning (Listed Buildings and Conservation Areas) Act 1990 outlines the general duty with respect to listed buildings in exercise of planning functions. It states:
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
5.11. Where conservation areas are concerned, section 72(1) states:
With respect to any buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area.
HERITAGE POLICY GUIDANCE
5.12. Annexe 2 of the NPPF defines a heritage asset as:
“A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions because of its heritage interest. It includes designated heritage assets and assets identified by the local planning authority (including local listing).”
5.13. And the significance of a heritage asset as being:
“The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic of historic. Significance derives not only from a heritage asset’s physical presence but also from its setting.”
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
6. THE PROPOSED DEVELOPMENT
6.1. The need for this development is considered to be urgent; with the nitrogen cylinder being a crucial piece of infrastructure in the operation of a new piece of equipment which will use the supply to facilitate further research into the next generation of zero carbon power electronics and technologies - further detail of which is provided in Section 7.
6.2. The application seeks approval for the installation of the nitrogen storage vessel and associated equipment onto prepared foundations within the location indicated within drawing ref: 0219-582134- P03, next to the H.H Wills Physics Laboratory building.
6.3. In summary, the proposals include:
• Installation of 3,530L Nitrogen Storage Vessel (4200mm x 1700mm)
• Additional Metal Palisade fencing (specification for H&S reasons) (1800m x 4856mm)
• Concrete plinth to form support base (220mm)
• Concrete block wall to form enclosure at base (800mm)
6.4. The nitrogen cylinder will be installed onto a concrete plinth approximately 5m east of the Physics building, within an existing service yard which currently accommodates ancillary infrastructure pertinent to the operation of the surrounding educational facilities. No penetrating ground works will be required with the plinth being constructed over the existing surface.
6.5. The nitrogen cylinder and enclosure will be installed onto the site currently occupied by the solvent store shed as indicated on figure 12.
Figure 9: Proposed Site Plan
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
6.6. A concrete block wall will form an enclosure at the base to separate the cylinder from existing drains. The blockwork will be painted in dark grey/black. Mesh fencing will be located on top of the wall.
6.7. The metal fencing will surround the full perimeter of the enclosure with a height of 1800m, consisting of welded mesh fence on a metal support frame with double gates provided to the front for maintenance access (see detailed plans submitted). The mesh and frame are to be power coated in black. The fence needs to be metal for ventilation and to be non-combustible for health and safety purposes.
6.8. Whilst the adjacent plant enclosures consist of wood, it is necessary for the perimeter fence to be metal for ventilation/non-combustible purposes.
6.9. All wiring and piping associated with the proposal will be routed through existing conduits into the adjacent physics laboratory.
Figure 10: Proposed Nitrogen Cylinder within enclosure
MAINTENANCE
6.10. The new cylinder will reduce nitrogen deliveries to the building reducing traffic, with 18 deliveries of nitrogen per year (1 per 3-week period) based on current usage, compared with 104 current deliveries (2 per week).
6.11. The installation remains the property of Air Liquide UK Limited, and will repaired and maintained by Air Liquide UK Limited.
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
6.12. The site lies at the heart of the University Precinct, surrounded by the other University buildings and uses with no residential type uses to disturb nearby.
KEY PLANNING CONSIDERATIONS
6.13. Taking into account the proposed development, policy, and all other material considerations, there are considered to be two Key Planning Considerations which determine the acceptability of the scheme, to be addressed over the next sections:
• Key Planning Consideration 1 – Principle and Need
• Key Planning Consideration 2 – Heritage Impacts
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
7. KEY PLANNING CONSIDERATION 1 – PRINCIPLE AND NEED
7.1. The ‘principle of development’ in this context is defined as the underlying proposal to provide new university infrastructure which facilitates essential research and helps the university consolidate itself as a leading institution in zero carbon emission technologies. BCAP Policy BCAP11 states that the University Precinct will be developed for educational and ancillary uses associated with the University of Bristol, and states that:
“In the precinct, the development of new facilities or the redevelopment and renewal of existing facilities will be encouraged. Development that would impede the consolidation and expansion of the University within the precinct will not be permitted”
7.2. The redevelopment and renewal of the current supply of nitrogen is essential to the University’s expansion in this new field of scientific research. The University has recently been given the opportunity to become a world leader in zero carbon technologies, having agreed research contracts with Martin Kuball, the Royal Academy of Engineering Chair in Emerging Technology Projects. The increased nitrogen supply will be required to operate a new piece of research equipment (Metal Organic Chemical Deposition (MOVD)).
7.3. The machine will be used to grow a new material of Gallium Oxide which is the basis for a next generation of power electronics. Such power electronics have the potential to change the way we bring energy into our homes, as well as into industry for cars and trains and will have significantly reduced carbon losses compared to current technologies. The existing nitrogen supply to the building comes from two existing smaller tanks within the service yard area. This existing supply is already at capacity and cannot be increased to supply the new research equipment without the installation of the proposed additional nitrogen cylinder.
7.4. This will also provide a degree of future proofing for other research activities which may also require the use of nitrogen. The new cylinder will reduce nitrogen deliveries to the building, enabling a smaller number of trips and reducing traffic. Based on current usage there will be approximately 18 deliveries of nitrogen per year (1 per 3 week period) which compares to 104 deliveries currently (2 per week).
7.5. There should therefore be no objection to this development on the grounds that it facilitates the Universities needs in full accordance with BCAP 11, presuming all other policies are met.
7.6. It is also material to determination that the University is recognised as a nationally significant education and research institution1 which delivers significant economic benefit to the city and drives innovation. In this way, it contributes in no small way towards the future prosperity and productivity of the Country as a whole. The following NPPF paragraphs are particularly relevant:
NPPF Paragraph 80 Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development. The approach taken should allow each area to build on its strengths, counter any weaknesses and address the challenges of the future. This is particularly important where
1 A top 10 UK university (QS Rankings 2019), A top 5 UK university for research, A top 6 European university for teaching (THE 2019), ranked well within the top 10% of world universities (THE 2020).
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
Britain can be a global leader in driving innovation, and in areas with high levels of productivity, which should be able to capitalise on their performance and potential.
NPPF Paragraph 82 Planning policies and decisions should recognise and address the specific locational requirements of different sectors. This includes making provision for clusters or networks of knowledge and high technology industries… at a variety of scales and in suitably accessible locations.
7.7. On this vein, Core Strategy Policy BCS2 is also highly material to the type and the location of the development proposed. It recognises that the University is a major institution which makes a considerable contribution to the economy and mix of uses in the City Centre. The adopted policy continues to seek and promote the consolidation and expansion of the University to meet its needs and stipulates that the University Precinct shown on the Policies Map will be developed for educational and ancillary university associated uses, having regard to the principles set out in SPD11.
7.8. Through the promotion of sustainable technologies, meeting the University’s needs and strengthening its positon as a regional hub of growth and productivity, the proposed works should therefore carry significant weight, and the development should be supported by the Council on this basis, in accordance with the development plan and the NPPF.
LOCATION
7.9. Whilst under normal circumstances such an installation may not be located in close proximity to a Grade II listed building, it is essential that the nitrogen cylinder is positioned next to the physics laboratory to limit the length of pipework runs and avoid the waste of gas. It is also required that the cylinder is located externally to comply with the British Compressed Gases Association Code of Practice CP36.
7.10. When taking this into consideration, the location of the proposed nitrogen cylinder is most appropriate, given the existing use of the site as an ancillary service yard to the surrounding educational uses. The site already accommodates several similar installations, with a 2,000L helium tank already present, as well as an existing nitrogen storage area, bin store and several large metal containers.
7.11. Accordingly, there is a clear need for the proposed location, which is considered to be highly appropriate given the context of the site. Further detail on heritage impacts is included in the following section.
Figure 11: Proposed installation site within service yard www.csj-planning.co.uk 15
Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
8. KEY CONSIDERATION 2 - HERITAGE IMPACTS
8.1. Policy BCS21 of the Core Strategy seeks to deliver high quality design whilst Policy BCS22 sets out that proposals should safeguard and enhance the character and setting of Conservation areas. Policies DM26-29 of the Development Management Policies Plan seek to ensure that development responds to the character of the area in terms of height, scale and massing.
8.2. Policy DM31 refers to heritage assets and states that development which has an impact upon a heritage asset will be expected to conserve and where appropriate enhance the asset or its setting.
8.3. The proposed nitrogen cylinder will be placed within the Tyndall’s Park Conservation Area, adjacent to the St. Michael’s Hill & Christmas Steps Conservation Area. There are several listed buildings and structures within the setting of the proposals, including:
• H.H Wills Physics Laboratory (Grade II)
• Ivy Gate (Grade II)
• Royal Fort Gate House (Grade II)
• Stuart House (Grade II)
• Royal Fort House (Grade I)
1.1. English Heritage’s Conservation Principles defines the heritage value of a place using a number of different criteria: Evidential Value, Historical Value, Aesthetic Value, and Communal Value. These four values will be used to assess the heritage value of the site within its context, enabling an informed judgment about the depth and extent of the proposed works and their effect. Their definitions are as follows.
• Evidential Value: is ‘the potential of a place to yield evidence about past human activity’.
• Historical Value: is derived from the ways in which historic narratives and facets of society can be connected and understood through the present sense of place. It can be illustrative or associative.
• Aesthetic Value: is derived from the ways in which people draw sensory and intellectual stimulation from a place’s materiality and design. The aesthetic values are often the result of the conscious design of a place, including artistic endeavour.
• Communal Value: derives from the meanings of a place, for the people who relate to it, or for whom it figures in their collective experience or memory.
8.4. Due to the extensive area occupied by Tyndall’s Park Conservation Area and the volume of Listed Buildings within the designation, some of the assets have been grouped for clarity and practicality. Due to the proximity of the proposals to the H.H Wills Physics Laboratory and its increased susceptibility to harm, this heritage asset has been covered in more detail.
IMPACT ON THE TYNDALL’S PARK CONSERVATION AREA
8.5. The significance of the Tyndall’s Park Conservation Area and the associated Listed Building’s primarily derives from its historic (illustrative and associative), architectural and communal value. The Conservation Area has its University buildings concentrated within its core, in the centre of the
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
University precinct, with increased value as a group, since they are the main source of historic links remaining legible within the townscape.
8.6. These comprise the Grade I Listed Royal Fort House, an early 18th century stately home, built by Tomas Tyndall on the site of the former manor house; it’s Gatehouse which is Grade II Listed; the Grade II Listed Stuart House and attached railings and gates built in the early 19th century; the Grade II Listed Ivy Gate, a monumental gate built in the mid-18th century which provided entrance to a garden that formed part of the holdings of Cromwell House and later of Tyndall’s Park and finally the Grade II Listed H. H. Wills Physics Laboratory.
8.7. The setting makes an important contribution to the asset’s significance since it allows historical links to be legible and landscapes and townscapes interpreted. The listed buildings are set within or adjacent to the limits of the locally listed Royal Fort Garden which is set on the heart of the Conservation Area and of what was once the Tyndall Park. The secluded nature of the application site within the wider Conservation Area and provision of adequate screening ensure that any changes to the setting are negligible, with the landscape still being legible and the historical links between most of the assets being preserved, even with the development of the University buildings surrounding it which aren’t always of a sympathetic design and fabric.
8.8. The assets are best enjoyed from the Bristol University grounds which provides the best lines of sight of the Listed Buildings, the University’s buildings and the locally listed gardens.
8.9. The installation of the nitrogen cylinder will introduce a new modern structure; however, it is to be located in a specific localised and tucked away area already used for utilitarian style services and storage. The area around the site has been altered and developed with almost no surviving historical features apart from the Listed Buildings and the locally listed gardens. The remaining buildings have been built quite recently and are not considered heritage assets, there are also with several ancillary pieces of infrastructure of a similar nature to the proposed works present on the site.
8.10. Overall the character and appearance of the Conservation area will be preserved and the local historic townscape legibility will be unchanged. The very minor additional impact created by this development is therefore likely to lead to less than substantial harm at the very lowest end of this scale to the significance of the Tyndall’s Park Conservation Area and associated Listed Buildings.
IMPACT ON THE H.H PHYSICS LABORATORY
8.11. The building was designed by Sir George Oatley and built between 1921 and 1927, forming part of the University of Bristol. The building is in Tudor Gothic Revival style, and is constructed in an L-plan of limestone ashlar with a slate mansard roof.
8.12. The building was originally intended to be only the northeast corner of a great towered quadrangle which, at the wish of H.H. Wills, would have surrounded Royal Fort House. Although Oatley drew up plans for this in 1918, the remainder of the buildings were never constructed.
8.13. The building’s most apparent heritage value is considered to be the aesthetic value and contribution to the surrounding Conservation Area, with the majority of the key features the building possesses included within the listed description.
8.14. The public viewpoints of the building from the immediate vicinity and afar are most appropriate to this value. Features of aesthetic value visible include the large 5-storey tower with four turrets and parapets, as well as Gothic arched windows to the top and 6-light simple windows to the lower floors. The remainder of the building has almost full-height windows separated by square Ionic columns.
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
8.15. The proposed nitrogen cylinder would be installed into an enclosure adjacent to the east elevation of the building and whilst fencing will be provided to provide a level of screening, the proposal would be visible in the context of the heritage asset and could lead to negligible harm from a limited number of viewpoints within the immediate vicinity.
8.16. Whilst the proposed works neither reflect the important qualities and features of the heritage asset nor contribute to its significance, given the presence of the existing service yard and ancillary nature of the site, the proposal is not considered to lead to any added detriment. The proposal would replace an existing metal storage container on site which already detracts from the heritage value of the adjacent Listed Building as indicated on figure 12.
Figure 12: Proposed installation site within service yard
Figure 13: Proposed installation site within service yard
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
8.17. The principles within the NPPF state that proposals should conserve heritage assets in a manner appropriate to their significance. The proposed site and surrounding area has been altered significantly, with the constant addition of ancillary infrastructure, temporary structures and new developments. It is therefore not considered that the proposed works would be inappropriate or cause significant harm to the heritage asset given the context of the site.
8.18. It should also be noted that building was first constructed as an institution of Physics with the sole purpose of conducting scientific research. The proposed works would therefore reinforce rather than detract from the buildings historic use.
It is therefore concluded that the proposal would lead to less than substantial harm at the very lowest end of this scale.
ASSESSMENT AGAINST POLICY
8.19. Paragraph 196 of the NPPF states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. This stance is repeated within local planning policies.
8.20. In this case, the public benefits are derived through extensive development plan and SPD11 support for University development to meet University needs, which is shown to contribute significantly to the sustainability profile of the city as a whole. The proposal represents an opportunity for the university to expand into new fields of sustainable research and consolidate itself amongst the world’s leading institutions in zero carbon emission technologies.
8.21. Taking into account the above assessment, the proposed development is considered both justified and found to generate significant public benefits which outweigh the very less than substantial harm caused to local heritage assets. Therefore, the development is considered to comply with the policy requirements.
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Planning & Heritage Statement – Royal Fort Courtyard, BS8 1FD
9. SUMMARY AND CONCLUSION
9.1. The proposed development lies within the designated University Precinct. There is clear and significant support across all relevant Development Plan documents for development which facilitates the University’s needs. This is through clear recognition that the University in turn contributes significantly towards the sustainability profile of the city as a whole. These principles are rooted within SPD11, BCAP11, BCAP43, and BCS2.
9.2. The application seeks full planning consent for the installation of an external nitrogen cylinder within an existing service yard on land to the rear of the Universities Physics Building, within the Royal Fort Courtyard. Whilst the length of time for the installation is not specified, it is worth noting that all works are limited in impact and entirely reversible.
Following the agreement of new research contracts regarding the development of zero carbon technologies, the proposed development is urgently needed to meet a short-fall in capacity of the supply of nitrogen into the H.H Wills Physics Laboratory, which is needed to operate a new piece of research equipment.
9.3. Due to the urgent need for the proposed works by the University and the required timeline for the implementation of the agreed research contracts, this application has been ‘front-loaded’ with detail for approval without pre-commencement conditions, to ensure development can begin without delay.
9.4. There are a number of heritage assets within the proximity of the site. A detailed heritage Assessment has concluded that the development will result in ‘less than substantial harm’ to the assets, and then at the very lowest end of this scale. This harm has been mitigated by the provision of adequate screening and the location of the nitrogen cylinder in an existing service yard containing developments of a similar nature.
9.5. In this case, the public benefits that outweigh the harm are provided through the extensive development plan and SPD11 support for University development to meet University needs, which is shown to contribute significantly to the sustainability profile of the city as a whole. The nature of the research in which the proposed works facilitate will also provide public and global benefits through the advancement of zero carbon technologies.
9.6. The proposed development is therefore found to be highly sustainable, and in accordance with the development plan. When taking into account all other material considerations including national planning policy, the proposed development should be supported and approved without delay.
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