Future of Redcliffe FOREWORD The Future of Redcliffe Supplementary Planning Document has been guided by a groundbreaking initiative between Bristol City Council and the local community of Redcliffe working together on how the area shall be developed. Redcliffe Futures* brings together residents, businesses, developers and other agencies in a partnership where everyone can have a say about the changes happening in the area. The group started developing these ideas in 2001 and published the Redcliffe Neighbourhood Framework in November 2002. “Redcliffe Futures has been fully involved in developing this SPD. Both the Neighbourhood Framework and General Principles are the foundations of this Supplementary Planning Document and the Council thanks the group for all their hard work in helping to prepare this document. The Council and community now wish to work with landowners and developers to deliver the vision of this SPD.” Councillor Dennis Brown, Executive Member for Transport and Development Control, Bristol City Council * The group’s membership has included representatives from: Avon Fire Brigade, Arup, Business West, Bristol City Council, Bristol Civic Society, South West Primary Care Trust, Bristol Urban Villages Initiative, Buchanans' Wharf Management Company, Lyons Davidson Solicitors, Midshires Estates Ltd, Pattersons (Bristol) Ltd, Redcliffe Community Forum, Redcliffe Residents Association, Redcliffe Parade Environmental Association, St Mary Redcliffe Church, English Heritage, St Mary Redcliffe Church of England Primary School, United Bristol Healthcare Trust (UBHT), Custom House Management Company, Beckett Hall, Byzantium Restaurant. i Supplementary Planning Document Number 3 THE VISION FOR REDCLIFFE IS: A sustainable neighbourhood of compact, mixed-use development that is human-scale, accessible to all and respectful of the area’s history and character. Aerial view of North Redcliffe ii Contents page no. 01 INTRODUCTION 3 02 POLICY CONTEXT 9 03 REDCLIFFE PAST AND PRESENT 13 Historical Development Redcliffe Today 04 DEVELOPING A FRAMEWORK 17 05 THE PLAN FOR REDCLIFFE 27 Vision Objectives Townscape Movement Social Economic 06 MAIN DEVELOPMENT AREAS 43 07 DELIVERY 63 APPENDICES 71 1. Glossary 2. Detailed Policy References 3. Street Typologies 4. Redcliffe Futures’ General Principles The following documents should be read in conjunction with this SPD. T SPD3 Sustainability Appraisal T SPD3 Consultation Statement Any copying or reproduction of parts of this document must contain an acknowledgment of its source and title. 1 Future of Redcliffe 1. INTRODUCTION 1.4. 1.1. This Supplementary Planning Document (SPD) provides guidance to landowners, developers and the community for the Redcliffe neighbourhood area as shown on Figure 1.1 (Present Day Redcliffe) and supplements relevant national, regional and local policies within the adopted Bristol Local Plan. It is an historic area with relatively few 1.2. This SPD will supplement spatial planning, attractive buildings, many from the Georgian urban design and conservation policies, and Victorian periods. In north Redcliffe parts principles and recommendations that Bristol of the medieval street pattern survive City Council will use, to determine planning showing that a tight urban form once applications for development in the Redcliffe existed. area. It will have formal status as a material consideration within the planning process. 1.5. The Redcliffe Neighbourhood 1.3. Unsympathetic post-war development and highway works have degraded the area causing blank frontages, a poor pedestrian environment and severance between north and south. The setting of St Mary Redcliffe church in particular has suffered. 1.6. In north Redcliffe significant development and major planning permissions for Redcliffe is one of nine neighbourhoods that residential-led mixed use development has make up Bristol City Centre Figure 2.1 (City begun to change the character of the area in Centre Neighbourhoods Plan). It is an island a piecemeal fashion. This SPD expects a bounded by the loop of the Floating Harbour more holistic regeneration of the to the west, north and east, the New Cut to neighbourhood. the south and Temple Way and Temple Gate 1.7. In south Redcliffe there has been significant to the south-east. These features create a residential redevelopment in the last forty geographically well-defined neighbourhood years, including the Redcliffe estate of five although Redcliffe Way tends to subdivide high-rise blocks, owned and managed by the area into south and north Redcliffe. Bristol City Council. Adjacent to this is the Caxton Gate estate of lower rise flats. 3 Supplementary Planning Document Number 3 Figure 1.1 – Present Day Redcliffe Former Brewery Passage Street B r is to l B r id g e et Stre Bath ip l Te rs m te p n le u Fire B o a Te Station c C m k p le S t Former re e Brewery t ne r La ate Passage Street St Thomas W Church B r e F is Lan LO to mas Temple AT l B Tho V IN ri Cabot Ward ic Church G d t H g o A e t r R R i Temple e B S a e O e t r U S t d . Gardens R y R T t S T c e r a h e m U l C e i o h f e s p u W O f m t l rc o e B R B Fire S h e a L l a R t e c s a Station r n l p k A e S e E p a e t m s H r t m t e e e e T G T t N I T e F Lan A l e chel r it O St Thomas r M L y F e Church S ’ Lan t ens r ue e F e ee Q Lan LO e Thr t mas Temple AT Tho IN QUEEN SQUARE Cabot Ward Church G C T H a e m A n t R R e B y p Temple e e O n l r U d e g t Gardens R c S e S T l e i t f m S e r f s e p t e l r e o e e B t R B e a a e c t l k c E k p a ay s ia W st Victor m e T R edclif TEMPLE MEADS Th B fe e Grove ridge Lawrence Hill STATION Portw Island V all Lane ic Ward Site to r ia S QUEEN S t QUARE Redcliffe re ffe Way Templ e Wharf Redcli e Gate t ne ST. MARY La RED e d T J CLIFF Redcliffe Parade West / East E n a e u CHURCH a e m toria Way b L M p Vic i e l l p f e e lif e G m dc a u Red P e t P e cli TEMPLE ME l R ffe ADS . The Gro Brid S lace ve ge Lawrence Hill TATION Barossa P A l V f Cols Caxton Island r ton ic Ward e Parad Gate t d e Site l o l i ri P l a H S . C e h tr et a Redcliffe e f re t Tem e f St S t ple G i t o e Wharf ate t G l et m rt General c o uin ew e n e d r r Hospital a S P s S t e e ree t tr t R S e BATHURST t e e So re t n BASIN m e ST. MARY La e t RED e d T r J CLIFF Redcliffe Parade West / East E n a e s u e CHURCH a e m t b L M S p i e q l l p f e . e if l e e G m c n d a u P t e a P e l R L . lace ad p sa P A Ro Baros Commercial i l h f Cols Caxton S r ton e Parad Gate d e P l . C h et a tre S tt S o e tt m r School General G e to uin ew e n ea Pr r Hospital St se S d re t tr a et S e Ro BATHURST t e ce S re t en BASIN o e lar m t RIV C er ER se AVO t N Sq (Ne . w C e ut) n a ad L o rk R Road p o Commercial i © Crown Copyright. All rights reserved. Bristol City Council. Licence No. 100023406. 2006 Y h S Key School ad SPD Boundary e Ro renc R Cla IVER AVO Ward Boundary N (N ew Cut) d Roa York Existing Buildings Green spaces Waterway 4 Future of Redcliffe Figure 1.2 - Aerial view of Redcliffe 5 Supplementary Planning Document Number 3 Study Process Objectives 1.8. The Future of Redcliffe (SPD3) follows the 1.13. The principal objectives of SPD3 process are: 'Redcliffe Neighbourhood Framework - A a. To achieve a detailed, deliverable and Local Action Programme for a Sustainable feasible development framework that Future' prepared by Redcliffe Futures in reflects the aspirations of the Redcliffe November 2002. community and provides guidance for 1.9. The 'Redcliffe Neighbourhood Framework' developers on the form development sets out Redcliffe's problems, opportunities proposals should take. and aspirations from the community's point b. To involve the community and additional of view. From this Redcliffe Futures stakeholders within the Redcliffe area developed a set of general principles which throughout the process of developing the they wish to see applied to development SPD. across Redcliffe (see Appendix 4 for information). Both documents underpin c.