56 affordable flats at Bristol Uniforms Ltd Wathen Street, Staple Hill, Bristol

What is proposed

The application proposes partial demolition, a refurbished employment gatehouse, four buildings containing 56 flats, parking, cycle spaces, refuse stores and landscaping.

“OFFTEM DEVELOPMENT MANAGEMENT COMMITTEE - 30th October 2025 App No.:P23/02908/FApplicant:Woodstock Homes Site:Bristol Uniforms Ltd Wathen Street Staple Hill Bristol South Gloucestershire BS16 5LL Date Reg:30th October 2023 Proposal:Partial demolition of industrial buildings; retention and change of use of gatehouse building for employment workspaces (Class E). Erection of 4no. buildings forming 56no.”

“OFFTEM iv.Details of a Construction Management Plan to include vehicle routes and access – Considered under 15.10 (Residential Amenity) and condition 3. v.Clarification as to whether the lanes leading into the site have been adopted – Considered under 14.4 (Transport) 1.THE PROPOSAL 1.1This is a full planning application for the part demolition of industrial buildings, retention and change of gatehouse building for employment workspaces (Class E). Erection of 4no.”

Officer report

Consultation responses

The parish council had no objection, while transport officers raised parking, lighting and waste concerns; heritage officers objected to the loss of the factory.

“OFFTEM 4.CONSULTATION RESPONSES 4.1Staple Hill and Mangotsfield Parish Council – “No objection Members would like to know what percentage of this development will be for socialhousing as this is not explained in the application.” 4.2Transport: “It is requested that the applicant revisits the proposed car parking ratio given the significant under-provision against SGC standards. •Additional secure and covered cycle parking is recommended.”

“OFFTEM 4.15Conservation - From a heritage perspective, the proposal would, in my opinion, fail to comply with the above policies which seek to preserve or enhance the significance of assets that make a positive contribution to local character and distinctiveness. Consequently, it triggers paragraph 203 of the NPPF.”

Officer report

Residents’ concerns

Sixty-nine objections raised heritage loss, employment, design, overlooking, traffic, parking, drainage, construction disruption, affordable housing and consultation concerns.

“OFFTEM - The Bristol Uniforms building is locally listed and considered a non-designated heritage asset. -Many objectors cite its architectural significance (e.g. red brick, sawtooth roof, circular windows) and historical importance, including visits by Queen Mary during WWII. - Concerns that demolition would result in irreversible loss of local heritage without sufficient public benefit.”

“Traffic, Access, and Parking Issues - Access roads (Wathen Street and adjacent lanes) are narrow, unlit, and lack pavements, raising pedestrian safety concerns. - Congestion on Victoria Street is already problematic; additional traffic from the development could worsen conditions. - Insufficient parking provision is a major concern, with fears of overspill parking on already crowded streets.”

Officer report

Who spoke

The agent and the applicant’s representative supported the scheme, while a residents’ representative raised concerns about amenity, traffic, parking and drainage.

Members’ debate

Members considered affordable housing, heritage, housing supply, amenity, traffic, parking, employment land, drainage, local character, massing and construction access.

“Provision of Affordable Housing • The proposals acknowledge the heritage of the former Bristol Uniforms building • The proposal will contribute towards the Council’s 5-year housing land supply • Loss of light • Loss of privacy • Noise and disturbance • Traffic Concerns • Parking concerns • Loss of a safeguarded employment site • Drainage…”

“Appropriate balcony screening will be secured through condition • It is proposed to discharge surface water from the new development site to the existing surface water network, which is owned by Wessex Water • A drainage strategy will be secured through condition • 57no. spaces have been provided. All 44no. 2 bed flats would be allocated a car parking space, with none of the 12no. 1 bed flats allocated a space.”

Minutes

The committee vote

A motion to delegate approval was seconded and unanimously carried.

“Councillor Tony Williams considered the proposal to be well designed and in a sustainable location. He subsequently moved…”

“That should the Agreement not be completed within 12 months of the date of any consent being granted; that delegated authority be given to the Director of Place to refuse the application. On being put to a vote, the motion, which was seconded by Councillor Angela Morey, was unanimously CARRIED and…”

Minutes

The decision

Authority was delegated to grant permission subject to conditions and a Section 106 agreement, with delegated refusal if the agreement is not completed within 12 months.

“That authority be delegated to the Director Environment and Community Services to grant planning permission, subject to the conditions set out within the report and the applicant first voluntarily entering into an Agreement under Section 106 of the Town & Country Planning Act 1990 (as amended) as set out in paragraph 29.1 of the officer report.”

“That should the Agreement not be completed within 12 months of…”

Minutes