Erection of Outside Aluminium Gazebo New Moon Tapas on the Quay The Kiosk 3 Hannover Quay BS1 5JE 14 May 2021

HERITAGE STATEMENT

 INTRODUCTION

Scope and Propose This statement has been prepared by K.A.M.A Consultation on behalf of Mr Takvor Terlemezyan in connection for application for Erection of outside aluminium gazebo for New Moon Tapas on the Quay with address The Kiosk 3 Hannover Quay Bristol BS1 5JE. The proposal introduces the formation of covered section of the back seating area with movable and adaptable glazing doors with vented roof over. This statement explains the scope of the work and the justification for the amendments with reference to relevant legislation, national government policy, the significance of the heritage asset affected, and other material considerations.

The building is part of the designated Clifton Town Centre and The Kiosk 3 Hannover Quay is within the City Docks Conservation Area. The area was redeveloped at the end of 20th century as the ‘Harbourside’, a mixed use area of offices, residential, entertainment and shops.

New Moon on the Quay ( picture: Bristol City Council) The Planning (Listed Buildings and Conservation Areas) Act 1990 states that: “In considering whether to grant planning permission … 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.” In connection with the development proposals, the National Planning Policy Framework (NPPF) states that : “in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contributions made by their setting”. The NPPF goes on to establish that both Listed Buildings and Scheduled Monuments are “Designated Heritage Assets” and great care should be given to their conservation. Paragraph 134 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 proposals, including securing its optimum viable use”

 THE SITE

The Building The Kiosk 3 Hannover Quay is located within the City Docks Conservation Area in Bristol. The unit works as food premises from at least 30 years, changing ownership and incarnations. It is a particular building and management of it proves challenging. Maintaining ownership will enhance the ability for control over the site and help implement the values of hospitality and respect to its customers, as well as the great amount of passers-by in the face of citizens and guest of the city. As set out within the City Docks Character Appraisal and Management Proposals document (December 2011), The City Docks Conservation Area was designated in September 1979.

The Boundaries The Conservation Area covers area in the city centre and is touching to the south Bower Ashton Conservation Area. It also is bounded to north by Redcliffe Conservation Area and partially bounded to the east by Bedminster Conservation Area. To the west it is bounded by City and Queen Square, College Green, Park Street and Brandon Hill and Clifton Conservation Areas respectively. (Map of the Area Bristol City Council.)

 Bristol City Council Conservation Area Appraisal for City Docks Character Appraisal & Management Proposals 1. Introduction 1.1 A Conservation Area is ‘an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’ (Planning (Listed Buildings & Conservation Areas) Act, 1990). 1.2 Since the designation of the first Conservation Areas in 1970, Bristol City Council has undertaken a comprehensive programme of Conservation Area designation, extension and policy development. 1.3 The statutory framework places Bristol City Council under a duty of care to recognise the significance of its built environment and positively manage change within it. The City Council is continuing a comprehensive programme of producing a Character Appraisal for each Conservation Area. 1.4 The Conservation Area Character Appraisals follow recent national guidance set out in English Heritage’s Guidance on Conservation Area Appraisals (2006), which require detailed appraisals of each Conservation Area in the form of formally approved and published documents. 1.5 A Character Appraisal provides a point of reference for the planning authority, developers and communities in managing change appropriately. The consultation and adoption process values the specialist knowledge of local groups and is intended to ensure that features that communities value about a place, or feel are under threat, are properly considered. 1.6 Once adopted a Character Appraisal provides a tool for development management officers, developers, residents and others to recognise the special interest of the area in order that it can be preserved or enhanced. 2. Planning Policy Context 2.1 Planning Policy Statement 5 (March 2010) sets out the Government’s national policies relating to the historic environment. This document underpins the local planning policy framework and is the foundation upon which the local authority will assess schemes affecting the historic environment. 2.2 In exercising its planning functions in a Conservation Area, the local planning authority is under a duty to pay “special attention to the desirability of preserving or enhancing the character or appearance” of the area (s.72 Planning (Listed Buildings and Conservation Areas) Act 1990). Bristol’s Conservation Areas are the subject of policies in the Core Strategy (adopted by Full Council on 21 June 2011). Policy BCS22 relates specifically to Conservation and the Historic Environment. Policies B02 - B22, relating to the Built Environment have been saved from the 1997 adopted Bristol Local Plan. 2.3 Where sections within the Character Appraisal relate to policies from Core Strategy, or saved from the Bristol Local Plan, extracts are highlighted within blue boxes at the end of that section. For full policy wording, please refer to the Core Strategy (2011) or Saved Policies from the Bristol Local Plan (1997). 2.4 City Docks was designated as a Conservation Area on 19 September 1979. Each adopted Character Appraisal will replace the relevant Conservation Area Enhancement Statement for that area. 2.5 The City Docks Conservation Area Character Appraisal was adopted by Zoe Willcox, Head of Planning Services, under delegated powers from the Strategic Director for Neighbourhoods on 28th November 2011. 3. Location & Setting 3.1 The City Docks Conservation Area centres on the low lying land adjacent to the Floating Harbour and the New Cut, between Cumberland Basin in the west and Bathurst Basin in the east. Broadly it covers the area that once formed the working heart of Bristol’s dock and commercial activities, and has evolved into a hub of prime leisure and cultural attractions. 3.2 The Conservation Area falls across three political wards - Southville, Cabot and Clifton. The boundaries of the area are broadly defined by the central portions of two of Bristol’s most vital waterways: the Floating Harbour and the Avon New Cut. (The Floating Harbour extends beyond the boundaries of the Conservation Area, from Cumberland Basin as far as The Feeder, which continues to control the waterway up to . The New Cut extends from the back of Underfall as far as Totterdown Lock). 3.3 The Harbour and New Cut separate three long land masses, the buildings and activities of which are focused towards the water. Coronation Road to Clift House Road is the southern route across the area; Cumberland Road follows the water north of the New Cut; and Anchor Road / Hotwell Road runs along the north side of the Floating Harbour. 3.4 Concentrated in the Conservation Area is a significant cluster of Bristol’s most renown tourist destinations (including ‘M’ Shed, the ssGreat Britain and @Bristol), a Scheduled Ancient Monument (), and some nationally significant dockside installations (e.g Brunel’s Swivel Bridge). The central area known as Spike Island houses an exciting mix of creative, heritage and leisure destinations. 3.5 Below the Avon New Cut, Clift House Road forms the southern boundary, taking in the Tannery and former iron works industrial complex; ‘C’ Bond Warehouse; a pump house; and Riverside Garden Centre. The landscaped area to the far south west, designed by the late Sylvia Crowe, provides an important setting area and green space south of the Avon. 3.6 Coronation Road carries the southern Conservation Area boundary eastwards from Clift House Road. This takes in the riverside cycle way; the nature corridor on the water’s southern edge; the three hugely significant footbridges over the water; and the Pennant retaining walls of the Cut. Some of the most significant views into the City Docks can be enjoyed from this southern perspective. 4. Summary of Character & Special Interest 4.1 The City Docks Conservation Area covers the largest element of the waterways in the centre of Bristol. The topography of this area is formed by the river valley of two rivers - the Frome and the Avon - that have produced a fairly low lying level valley bottom with pronounced hillsides on both the northern and southern sides. The Floating Harbour and the tidal course of the New Cut is a precious and significant asset to Bristol. 4.2 The Floating Harbour is remarkable for its intimate relationship to the city. The port was never enclosed or separate; as a result, city streets opened onto wharfs and the working of the docks was carried out next to public highways. The physical proximity of the docks to the public realm has been critical in shaping Bristol’s sense of place as a great maritime city. 4.3 The City Docks ceased to function as a commercial harbour in the mid 1970s and since that time the area has evolved into one of the most exciting districts in the city. Today the area boasts an impressive range of existing attractions, events and cultural facilities which sit adjacent to features of historical, architectural and industrial archaeological interest. 4.4 The City Docks Conservation Area is unique in terms of the special relationship between the water courses that run central to it: the Floating Harbour and the New Cut. The wide expanse of water and local topography also offer some of the best views in and out of Bristol, and to major city landmarks and features of interest. Figure 1: Great Western Dockyard 4.5 The City Docks displays an amazing mix of land uses and building types. It is the retention and balance of domestic, commercial or industrial accommodation adjoining the harbour that has given the Conservation Area its interesting character and placed it ahead in the process of late 20th century urban renewal. 4.6 The character of the City Docks also lies in the quality and diversity of its local details - street furniture, dock fittings, surfaces, the remains of railway lines, and the buildings - once seen as dispensable, now finding lively and sustainable uses. Heritage Assets include many listed buildings, a Scheduled Monument (Underfall Yard) and historic vessels. Included in the National Historic Fleet Core Collection are the ss Great Britain (1843 passenger ship); the Mayflower (1861 tugboat); and the Pyronaut (1934 fireboat). The area also boasts working heritage assets such as Wapping Wharf, a vital resource for MV Balmoral and other visiting vessels, the Harbour Railway, and the functions undertaken at Albion Dry Dock and Underfall Yard. 5. History In early to mid 19th Century one of the most significant interventions that shaped Bristol’s history occurred with the creation of the Floating Harbour. It officially opened on 1 May 1809. Brunel’s work to solve problems of the Floating Harbour was part of a range of alterations and improvements to the docks that were undertaken in the 19th century. In 1843 the ss Great Britain was the largest ship in the world and it was found to be too large to pass through the lock of the Floating Harbour. It was only when parts of the dock were removed that the ship was able to make its departure. After 1852 the dockyard was leased to other shipbuilders and repairers until the ss Great Britain returned as a hulk in 1970. 7. Character Areas Due to the size of the Conservation Area, the Appraisal divides it into smaller ‘character areas’. The Kiosk 3 Hannover Quay is location within Character Area 5: Canons Marsh

The Appraisal describes the ‘prominent characteristics’ of the Character Area which contributes to the overall character and appearance of the Conservation Area as:

Scale & Proportions • Buildings from 2.5 up to 4 storeys, set back from road behind well defined boundaries, usually rubble stone walls • Residential scale, most dwellings semidetached pairs, terraces or flat blocks • Occasional large, detached industrial / office buildings set in own substantial plots • Pitched and gabled roofs, ‘M’ roofs concealed behind parapets, flat roofs • In residential building, mix of Classical/Regency and later interpretations • Industrial / Office buildings contemporary, high-quality design Material Palette • Main facades: rubble stone, render, brick, metal & timber cladding • Boundary Treatments: coursed rubble, wrought iron gates and cast iron railings, pennant rubble

7.1.8a North of Floating Harbour on former marshland belonging to Augustinian Abbey Canons (now cathedral). Later used for ship-building and built up with industrial buildings, many of which were gasworks buildings that contaminated the soil. It was redeveloped at the end of 20th century as the ‘Harbourside’, a mixed use area of offices, residential, entertainment and shops.

7.1.8b Key Buildings & Features • Canons Marsh Goods Shed • Transit Sheds, Bordeaux Quay • Former Leadworks and attached chimney • @ Bristol and Bristol Aquarium • Crane Base, Canon’s Road • Former Gasworks Buildings • Millennium Square • Walls to Gasferry Road • City of Bristol College • The Three Tuns Public House • Capricorn Place • 1-15 Lower College Street • Canons House (Lloyds TSB HQ) • 1-3 St David’s Mews

The Kiosk 3 Hannover Quay resonates with the character of the later interpretations with high- quality design of the Conservation Area.

8. Land Use

Following categories: • Residential • Cultural & Leisure • Industrial / Office • Maritime • Vacant sites

9. Negative Features

The value or importance of a Conservation Area can be vulnerable to harm as negative elements detract from the local environment, and threaten to undermine its special interest. Pedestrian and Traffic Conflicts, Unsympathetic Infill & New Developments and Loss of Views are points that this heritage statement looks into and gives valuation.

 DESIGN PROPOSAL

The design of New Moon on the Quay is sophisticated with refined details. The atmosphere is welcoming and well thought. The proposal is to cover the back seating area of New Moon Tapas on the Quay with vented roof gazebo structure with frameless sliding floor to ceiling windows/doors. The windows can be closed or opened, allowing for adaptable space. It will be an aluminium structure that could be completely and easily removed by dissembling like it was never there.

Suggestive pictures from the manufacturer follow:

The owner of New Moon Tapas on The Quay and the main chef and heart of the concept would like to enhance the beauty of the building and share it with his guests, customers and passers-by. By offering covered seated area the premises will offer gentle and calm invite to citizens and guests of the city to be able to sit and enjoy the magnificence of the City Docs Conservation Area. The area is hidden behind the existing building and does not offer views to the docks directly, but will gift its users time and peace to reflect and enjoy the area as a whole. The position of the seating area is of such nature that it does not hide any views to significant buildings or significant views.

The materials to be used will completely match the existing materials on the building and the materials used on its surrounding buildings.

 CURRENT PICTURES

(Front of New Moon Tapas on The Quay.)

(Back of New Moon Tapas on The Quay, where the proposed gazebo will be situated.)

The current covering of the seating area is charming and the owners have arranged a lot of planning and flowers to make it homely and give it human scale. This helps the lack of trees and plants in the area. The proposal wants to elevate this concept, make it more sophisticated and introduce more suitable materials for the covering in this area. The plants and flowers will be even more, could be arranged even better and maintained in more successful eay, when the structure could be locked with key.

The possibility to lock the gazebo will help with unwanted late night behaviour of passers- by, who make noise and have inappropriate and loud doings.

The new structure will work to lower noise from customers also, making one more barrier from sounds inside the building and acting as shield for the outside seating.

These way the design takes into consideration some of the key negative features of the Conservation Area and works against them.

 POLICY FRAMEWORK

National Planning Guidance

The purpose of the planning system is to contribute to the achievement of sustainable development and the NPPF sets out three ‘dimensions’ to sustainable development: an economic role, a social role, and an environmental role. The presumption is key to delivering these ambitions, by creating a positive pro-development framework which is underpinned by the wider economic, environmental and social provisions of the NPPF.

The NPPF also sets out 12 points as core planning principles for delivering sustainable development. The tenth core principle is of particular interest to this proposal. It is explained at paragraph 17 of the NPPF that planning should:

“conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations”

The NPPF also states that:

“The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting5”

It goes on to state in Section 12, that relates to ‘Conserving and enhancing the historic environment':

“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 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.

In determining planning applications, local planning authorities should take account of:

 The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;  The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality;  The desirability of new development making a positive contribution to local character and distinctiveness”

Historic England guidance

With regard to development within historically sensitive areas, Historic England and CABE set out in their guidance document - Building in Context – New Development in Historic Areas’ (2001), a number of key considerations which they feel will add to the success of a project. Proposals should:

. relate well to the geography and history of the place and the lie of the land . sit happily in the pattern of existing development and routes through and around it . respect important views . respect the scale of the neighbouring buildings . use materials and building methods which are as high in quality as those used in existing buildings . create new views and juxtapositions which add to the variety and texture of the setting In accordance with the above guidance, it is believed that the proposal, supported by this heritage statement would relate well to the geography and history of the local area, would sit comfortably alongside the existing buildings adjacent to the property, respecting the scale of the neighbouring development and important views, whilst being able to use appropriate materials and building methods.

The Development Plan

The Development Plan for Bristol comprises the Core Strategy (adopted June 2011), the Site Allocations and Development Management Policies (adopted July 2014) and the saved policies of the 1997 Bristol Local Plan.

The Core Strategy

The Core Strategy, adopted in June 2011 provides the overall approach for planning development in Bristol, intending to guide growth in the city until 2026.

Policy BCS22 relates to ‘Conservation and the Historic Environment’ with the aim of ensuring that all Developments safeguard or enhance the historic environment. The policy reads as follows:

“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.”

Paragraph 4.22.5 explains that:

“The historic environment is important not just for its own sake; it adds value to regeneration and has been a major draw in attracting businesses to the city, acting as a stimulus for local economic growth. It is also a source of immense local pride, as well as being a valuable educational resource. This policy seeks to ensure that sites and areas of particular heritage value are safeguarded for the future or enhanced both for their own heritage merits and as part of wider heritage regeneration proposals”

Site Allocations and Development Management Policies

Helping to deliver the policies of the Core Strategy the Site Allocations and Development Management Policies document, adopted on 22nd July 2014, sets out the site allocations for development, policy designations and development management policies for proposals within Bristol City.

Policy DM31: Heritage Assets, implements the mentioned policy BCS22 of the Core Strategy by pointing out in detail how the Council will seek the conservation of heritage assets within the city:

“General principles:

Development that has an impact upon a heritage asset will be expected to conserve and, where appropriate, enhance the asset or its setting.

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.

Registered Historic Parks and Gardens:

Development will be expected to have no adverse impact on the design, character, appearance or settings of registered historic parks and gardens and to safeguard those features which form an integral part of their character and appearance.

Locally important heritage assets:

Proposals affecting locally important heritage assets should ensure they are conserved having regard to their significance and the degree of any harm or loss of significance.”

The proposal, supported by this heritage statement, follows the Bristol City Council regulations to preserve and enhance buildings and respects the character of the Conservation Area it is within.

 STATEMENT OF SIGNIFICANCE

While the building is relatively nee and of new design it is a very memorable building that has unique roof and is already recognised by Bristol residents. The new covered seating area with plenty of floral elements will only enhance the property’s appearance and create even better design.

 ASSESSMENT AND JUSTIFICATION Internal Works No changes Outside Works Transforming the outside seating to excellent design with abundance of greenery and plants will be the most respectful and considerate development forward.

 NEW MOON PHILOSOPHY

New Moon on the Quay is an independent small tapas restaurant. A family run establishment, it has warm, welcoming atmosphere and above all wonderful food. Enthusiastic owner and chef Takvor Terlemezian has spent over twenty years cooking and he has real passion for preparing healthy and nutritious meals. The tapas dishes utilise the best of what local producers and the ever-changing seasons have to offer. With every new moon each month, chef Takvor explores a different country's cuisine and produces iconic dishes.

 SCHEDULE OF WORKS

Work will begin about a month after there is planning permit for that, because it takes manufacturing time to produce the gazebo. Installation will be one or two days after that.

Hours of work will be normal construction trade hours.

 CONCLUSION

The ongoing Corona Virus pandemic has brought strong and very big strain on hospitality and small businesses. The proposal cares and supports for the local established nature and spirit of the Conservation Area. This is done in very respectful and tasteful way. The presumption in favour of this planning approval should therefore prevail.

Prepared by: Kamelia Bell