Below
The Former St Christopher’s Site
A planning application for the development of the St. Christopher's site was registered with Bristol City Council in mid March. The Community Association are opposing the application on a number of grounds, most notably the overdevelopment of the site with large apartment buildings up to six storeys high being proposed on the backland area of the site. We are also opposing it on parking grounds as the number of parking spaces proposed could lead to overspill parking on surrounding roads.
The planning application can be found at :-
https://pa.bristol.gov.uk/online-applications/applicationDetails.do?keyVal=R8HHLODN0DG00&activeTab=summary
The closing date for making comments is 27th April.
A note was sent to Community Association members on 9th April summarising the proposals , suggesting some possible aspects on which to comment and explaining how to make effective comments to the City Council. Please click on
Development at St. Christopher's - Now is the Time to Comment
There will also be a zoom meeting on Wednesday evening (13th April, 7.30 to 8.00 pm), jointly between WPCA and the SCAN group, to go over similar ground but to allow plenty of time for any questions you may have. You can join this meeting please by using the zoom link
https://us02web.zoom.us/j/3144478920
Below is a brief summary of the proposals.
You will need to go to the note referred to above to see images of the proposed development
Summary of the Proposals
The overall proposed is for an ‘Extra Care’ development for people over 70 who are basically fit and active but who need some on-site care and support each week. (NB. This is not ‘Sheltered Housing’ nor is it a ‘Care Home’; it fits between these, and Westbury Park does not currently have an Extra Care facility.)
The main components of the project are:
The Development Masterplan shows :-
Key Issues
Overdevelopment: too much building, too high, too close to neighbours. And that overdevelopment has negative impacts –
(a) in heritage terms on our area and on The Downs (the site and its surrounds are in The Downs Conservation Area),
(b) on the setting of the Grade II listed Grace House (dramatically overwhelmed by 6, 5 and 4 storey buildings very near it),
(c) on the privacy and outlook of neighbouring houses and
(d) on the serious loss of trees in the highly significant ‘copse’ visible from the corner of Bayswater Avenue and St. Helena Road. (Well, visible now but try to find it on the image above!)
The Risk of Overspill Parking. The evidence we and SCAN are compiling strongly suggests that 65 spaces will not be enough and that would lead to significant overspill onto surrounding streets, with related traffic problems. This is another aspect on which an objection would carry real weight. And if there is overspill parking, then there are concerns about pedestrian gates onto The Glen and Bayswater Road, making it easy for people to park then nip into the development. Objections on that would carry weight (but be aware that this would not apply so much if enough parking was provided.)
Traffic. Objections about traffic generally into/from the Westbury Park entrance/exit would carry little weight because it is likely to be less than when St. Christopher’s was fully operational. But objections about vehicle access at the Bayswater Avenue corner (if only for four residents’ cars) would be worth doing.
Ecology, biodiversity and wildlife. The tree loss in the site corner (above) is part of the overdevelopment issue but many trees all across the site will be removed and – the developers say – replaced. But, again, there is poor and unconvincing evidence about that and all other aspects of ecology, including the site’s role as a wildlife corridor. An objection on these issues now carries more weight with a legal requirement for a ‘net gain’ in biodiversity.
Other possible objections could be about no affordable homes, the loss of special needs provision, too many care homes already etc. But, if you choose to object, be aware that these issues may not be given much weight.
The quality of the community engagement is also open to question , though this is not really what is called a ‘material’ planning consideration.
The Community Association are submitting :-
An objection on the grounds of overdevelopment (site coverage, height of buildings, proximity to Grace House, etc)
An objection on the grounds of insufficient parking
We are also submitting a statement on the community engagement process
If you have any queries, comments, etc. about St. Christopher's please email the Community Association at westburyparkca@gmail.com
___________________________________________________________________________________________________________________
99 Devonshire Road
Developers West -tec have asked us to circulate the following message :-
“The building is drying out nicely now the roof and windows are in. We have had thermal testing carried out on the building with positive results and this has been passed on to Bristol City Council building control for their records. Whilst we are allowing the building to dry out we are busy getting internal staircases and fit out costs up together and anticipate second phase works to begin shortly”.
The Former St Christopher’s Site
A planning application for the development of the St. Christopher's site was registered with Bristol City Council in mid March. The Community Association are opposing the application on a number of grounds, most notably the overdevelopment of the site with large apartment buildings up to six storeys high being proposed on the backland area of the site. We are also opposing it on parking grounds as the number of parking spaces proposed could lead to overspill parking on surrounding roads.
The planning application can be found at :-
https://pa.bristol.gov.uk/online-applications/applicationDetails.do?keyVal=R8HHLODN0DG00&activeTab=summary
The closing date for making comments is 27th April.
A note was sent to Community Association members on 9th April summarising the proposals , suggesting some possible aspects on which to comment and explaining how to make effective comments to the City Council. Please click on
Development at St. Christopher's - Now is the Time to Comment
There will also be a zoom meeting on Wednesday evening (13th April, 7.30 to 8.00 pm), jointly between WPCA and the SCAN group, to go over similar ground but to allow plenty of time for any questions you may have. You can join this meeting please by using the zoom link
https://us02web.zoom.us/j/3144478920
Below is a brief summary of the proposals.
You will need to go to the note referred to above to see images of the proposed development
Summary of the Proposals
The overall proposed is for an ‘Extra Care’ development for people over 70 who are basically fit and active but who need some on-site care and support each week. (NB. This is not ‘Sheltered Housing’ nor is it a ‘Care Home’; it fits between these, and Westbury Park does not currently have an Extra Care facility.)
The main components of the project are:
- 122 apartments – 11 one bedroom, 111 two bedroom.
- Shared facilities: café/bar/dining, art room, activity room, hydro pool, gym, exercise studio (some availability to local community).
- Offices, etc. for staff.
- Parking for residents, visitors, staff, pool cars/minibus.
- Gardens (some open to the community).
- Rooms for community and school use.
The Development Masterplan shows :-
- The five lodges on Westbury Park converted to 25 apartments.
- 86 apartments in four ‘villas’ and eleven 2 bedroom, two storey ‘cottages’ behind. The apartment buildings range from three to six storeys
- The listed Grace House converted for facilities and staff (with added pool).
- North House (south east) converted for spaces for community and school.
- Main vehicle access one way route in from Westbury Park then back out.
- Resident vehicle access for four cottages from corner of Bayswater Avenue.
- Pedestrian entrances from Westbury Park, Bayswater Avenue and The Glen.
- 65 parking spaces are spread around the site.
- Various gardens between the buildings.
Key Issues
Overdevelopment: too much building, too high, too close to neighbours. And that overdevelopment has negative impacts –
(a) in heritage terms on our area and on The Downs (the site and its surrounds are in The Downs Conservation Area),
(b) on the setting of the Grade II listed Grace House (dramatically overwhelmed by 6, 5 and 4 storey buildings very near it),
(c) on the privacy and outlook of neighbouring houses and
(d) on the serious loss of trees in the highly significant ‘copse’ visible from the corner of Bayswater Avenue and St. Helena Road. (Well, visible now but try to find it on the image above!)
The Risk of Overspill Parking. The evidence we and SCAN are compiling strongly suggests that 65 spaces will not be enough and that would lead to significant overspill onto surrounding streets, with related traffic problems. This is another aspect on which an objection would carry real weight. And if there is overspill parking, then there are concerns about pedestrian gates onto The Glen and Bayswater Road, making it easy for people to park then nip into the development. Objections on that would carry weight (but be aware that this would not apply so much if enough parking was provided.)
Traffic. Objections about traffic generally into/from the Westbury Park entrance/exit would carry little weight because it is likely to be less than when St. Christopher’s was fully operational. But objections about vehicle access at the Bayswater Avenue corner (if only for four residents’ cars) would be worth doing.
Ecology, biodiversity and wildlife. The tree loss in the site corner (above) is part of the overdevelopment issue but many trees all across the site will be removed and – the developers say – replaced. But, again, there is poor and unconvincing evidence about that and all other aspects of ecology, including the site’s role as a wildlife corridor. An objection on these issues now carries more weight with a legal requirement for a ‘net gain’ in biodiversity.
Other possible objections could be about no affordable homes, the loss of special needs provision, too many care homes already etc. But, if you choose to object, be aware that these issues may not be given much weight.
The quality of the community engagement is also open to question , though this is not really what is called a ‘material’ planning consideration.
The Community Association are submitting :-
An objection on the grounds of overdevelopment (site coverage, height of buildings, proximity to Grace House, etc)
An objection on the grounds of insufficient parking
We are also submitting a statement on the community engagement process
If you have any queries, comments, etc. about St. Christopher's please email the Community Association at westburyparkca@gmail.com
___________________________________________________________________________________________________________________
99 Devonshire Road
Developers West -tec have asked us to circulate the following message :-
“The building is drying out nicely now the roof and windows are in. We have had thermal testing carried out on the building with positive results and this has been passed on to Bristol City Council building control for their records. Whilst we are allowing the building to dry out we are busy getting internal staircases and fit out costs up together and anticipate second phase works to begin shortly”.
