Student accommodation and community space at Cabot Gate, Newfoundland Circus, Bristol

The site and surroundings

The site is a 0.4-hectare car parking and car rental area between the city centre and Frome Gateway, in Flood Zones 2 and 3.

“The Site is wholly located within Flood Zones 2 and 3 with a medium to high risk of flooding. Specifically, the northern extent of the Site (both plots) is located within Flood Zone 2; however, the southern extent to the front of the MSCP is located within Flood Zone 3. There are no Heritage Assets within the site itself, however, the Portland and Brunswick Square Conservation Area is located to the North.”

Officer report

Consultation and objections

Historic England, the Environment Agency and local groups raised heritage, flood risk, design and other concerns, while several consultees raised no objection subject to conditions.

“Neighbour comments • Height/massing of building and associated impacts on surrounding residents (light, shadowing, wind tunnel etc.) • Design – Harm to townscape and character • Already lots of Student Accommodation in Central Bristol and the development would intensify this • Quality of accommodation • Transport and Highways – Increased activity due to pick up and drop off impacting pedestrian and cycle safety and • efficiency of public transport routes and parking • Impact…”

“Sustainability Officer: No objection subject to conditions. • Nature Conservation Officer: No objection subject to conditions and S106 contributions. • Arboricultural Officer: No objection subject to conditions. • Pollution Control Officer: No objection subject to conditions. • Land Contamination Officer: No objection subject to conditions. • Flood Risk Officer: No objection subject to conditions.”

Officer report

Support and community space

Support included the Bristol Horn Youth Concern Charity, which welcomed the proposed community space for young people.

What members debated

Members differed on heritage impact and the scale of the towers but considered the design, location, community benefits and public improvements acceptable on balance.

“While acknowledging Historic England’s heritage objections, Members considered that concerns had been mitigated through design refinements. • Concerns were expressed about the strength of Historic England’s objection, particularly the assessment of harm to heritage assets. Despite design amendments, it was considered that the scale and massing of the proposal remained excessive. • The site was described as a gateway location, where higher design standards should be expected.”

Minutes