Mixed-use island redevelopment at Land Next To River, Cattle Market Road, Bristol

“Hybrid planning application for the phased development of Temple Island comprising the following: (i) Detailed approval for the first phase of development comprising a commercial office building (Office 1) (Use Class E(c)(i), E(c)(ii) and E(g)(i)) with flexible commercial space at ground floor level (and associated mezzanines) (Use Class E(a), E(b), E(d), E(g)(ii) and sui generis drinking establishments, drinking establishments with expanded food provision and laundrettes),…”

“Background and Summary This is a hybrid planning application which seeks both full and outline planning permission for the phased development of Temple Island comprising the following: (i) Detailed approval for the first phase of development comprising a commercial office building (Office 1) (Use Class E(c)(i), E(c)(ii) and E(g)(i)) with flexible commercial space at ground floor level (and associated mezzanines) (Use Class E(a), E(b), E(d), E(g)(ii) and sui generis drinking…”

“Site and Surrounding Area The application site is a previously developed brownfield site located within the Windmill Hill ward of the city, although it also lies near the wards of Knowle and Lawrence Hill. It is bounded to the north and east by the River Avon. The site is close to Temple Meads railway station, to the north, and operational railway lines run alongside the site to the west and south.”

“Development will include mixed uses for offices, residential, retail, leisure, tourism, entertainment and arts and cultural facilities. There are no statutory ecological designs or Tree Preservation Orders within the application site. The Avon New Cut Local Nature Reserve is located within 0.25km to the west of the site. There are no Public Rights of Way (PROW) within the application site.”

“Application 22/06015/FB was granted planning permission in June 2023 for engineering works for the future development of the Temple Island site, comprising of remediation, structural fill and installation of utilities infrastructure. This comprises of the following works: Site remediation: remediation to reduce the risk of contaminative sources impacting the adjacent River Avon.”

“On the 11 th April 2016, planning permission was granted for the construction of an 12,000 capacity indoor arena (Use Class D2) on the south part of the site, creation of public plaza in front of arena and landscaping of the site (Application 15/06069/F).”

“- or, any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole, having particular regard to key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes, individually or in combination.”

“Section 6 (Building a strong, competitive economy) of the NPPF states planning decisions should create conditions in which businesses can invest, expand and adapt. 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 (NPPF, paragraph 85). The application includes the provision of Grade A office floorspace, hotel and conference accommodation.”

“Whilst officers are satisfied that the scheme is not currently able to provide any affordable housing, it is recommended that late stage viability reviews are required, taking account of the actual costs incurred and values achieved in delivering the scheme. This will enable a further assessment to be made as to whether the scheme viability has improved to such an…”

“In summary: based on the assessment of scheme viability undertaken by Cushman & Wakefield for the Council, officers are satisfied that the scheme is currently unable to provide any subsidy free affordable housing whilst remaining viable. Indeed, in planning terms, the scheme is unviable even with no affordable housing.”

“Planning law did not permit the Committee to require affordable housing contrary to a verified viability assessment. Members noted the applicant’s stated intention to seek external funding to deliver up to 20% affordable housing outside the planning system. Officers outlined the viability challenges associated with high‑density city centre schemes, including increased labour and materials costs, energy costs and Building Safety Act requirements.”

“Officers drew attention to transport‑related conditions and the requirement for an updated Travel Plan, including specifically a ‘backstop’ condition for the delivery of the A4 improvement works before the bulk of the site was occupied; Members sought clarification on the role of the Committee regarding S106 and CIL oversight. It was confirmed that CIL spending decisions sat outside Planning Committee powers; 13.”

“OFFICIAL Resolved (Unanimous) - That the application be granted subject to conditions.”