Bristol news Bedminster Green - everything you need to know PremierLeague-News.Com
PremierLeague-News.Com - The latest situation on the big plan to transform BS3
PremierLeague-News.Com - Breaking Sport Transfer News ! The biggest transformation of Bedminster since the Second World War is about to begin - with a regeneration project mired in controversy and campaigning. For years, developers have circled around an area just off the end of East Street - the nearest thing South Bristol has to a high street - buying and selling land, and making proposals for major developments. The corner of East Street and Dalby Avenue run into the long straight Malago Road, which takes the A38 traffic on a bit of a bypass to avoid the parallel and pedestrianised shopping strip of East Street. And it is either side of that main road, between the railway line and East Street, that the developers have bought up old factory sites, car parks and industrial units, with the hope of making a fortune with large scale development. Council planners have struggled, and ultimately failed to get a coherent plan for the entire area, instead developers have submitted a succession of planning applications for tall towers and hefty blocks of flats, which kept being turned down by councillors, amid vehement opposition from local residents. But many in Bedminster, especially the traders on the ailing East Street and St Catherine's Place shopping centre, want the redevelopment. Council chiefs then began working with the developers to come up with plans that would be acceptable. The council produced a 'Bedminster Green Framework', but this has been heavily criticised by local residents, particularly in the Windmill Hill and Malago Action Group, for pandering to developers, not enforcing the council's own rules on affordable homes, and for allowing large-scale, high rise development. Even now, Bristol City Council has yet to produce a single artist's impression of what all the proposed developments will look like when put together. The area and its regeneration project was renamed 'Bedminster Green', after the small square of grass that lies between Bedminster train station and Malago Road. Around it, the area is an open space of overgrown empty sites, industrial units and car parks. And it is about to be completely and utterly transformed. The Bedminster Green project, because of ownership and strategy, divided the land in this area into five different sites. Two now have planning permission with work to begin soon, another was just this weekend turned down by Government planning inspectors, and the developers of the remaining two have now submitted their planning applications, so the people of Bedminster and Windmill Hill can see exactly what could be in store. Here, is what is planned, where and at what stage of the planning process it is all at. Read More Related Articles Is there new hope for East Street - Bristol's forgotten high street? St Catherine's Place Firmstone's revised plans for the St Catherine's Place development in Bedminster includes a 14-storey block of flats on Dalby Avenue (Image: Firmstone) Where: The shopping centre itself, and the land immediately next to St Catherine's Place tower block, on Malago Road. No. of flats: 180 Affordable: 0 (0%) Tallest building: 14 storeys Status: Permission granted, work to begin soon The shopping centre stretches back from East Street to the corner of Malago Road and Dalby Avenue. It's a rather dystopian place right now - most of the shop units are empty and only Iceland, Farm Foods and the florists remain. The owners of the centre, Firmstone, kickstarted the Bedminster Green project by changing the old DSS tower block at the end of the shopping centre into flats a couple of years ago. Now, Firmstone has planning permission to rejuvenate the shopping centre, and build a series of blocks of flats all the way from Malago Road, next to the existing St Catherine's Place tower, to East Street. Firmstone's original plans included taller blocks of flats, more flats, some affordable and a cinema included in the shopping centre regeneration. But council planners turned that down, and the developer's appeal was also rejected on the grounds the buildings were too big and too tall. Firmstone's Plan B - for a slightly scaled back residential development with no affordable homes and no cinema, was approved in early March 2021. You can find out more about the plans and the decision to approve them here. Get the biggest stories from across Bristol straight to your inbox Little Paradise The approved scheme will see five apartment blocks up to 16-storeys high built between Malago Road and East Street (Image: Bristol City Council Live / YouTube) Where: Next door to St Catherine's Place, the two industrial units between Stafford Street and Little Paradise, to the north west of Malago Road. Also includes the two council-owned Little Paradise car parks No. of flats/homes: 316 (295 'build to rent' flats in five apartment blocks and 21 affordable homes on a separate site) Affordable: 21 (6%) Tallest building: 16 storeys Developer: Dandara Status: Planning permission granted in October 2020. Work to begin soon. The Little Paradise site was the first to win planning permission and is the tallest of the development plans. Dandara's plans were not initially favoured by city planners, as the early attempts included no affordable housing. Then a deal was struck between Bristol City Council and Dandara, who were named as 'development partners' by the council chiefs. The deal involved Dandara buying the council-owned Little Paradise North car park, which backs on to the back of East Street, and building 21 affordable homes on it. The development deal also includes building a three-level multi-storey car park on the main Little Paradise car park across the road. That plan, as well as the sheer size and scale of the apartment blocks that back away from Malago Road, met fierce opposition from local residents, both around Little Paradise and in nearby Windmill Hill.
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. But their objections were overruled by the city council, and the applications for the apartment blocks, small affordable homes development and car park were approved, despite the affordable homes percentage falling well short of the council's own 30 per cent rule. You can read more about Dandara winning planning permission and what they propose, here. Bedminster Green
Plans for Plot 5 of Bedminster Green, around the green itself - this is the view from Malago Road, looking towards the Windmill Hill railway bridge
Where: Land surrounding three sides of the 'Bedminster Green' itself, between the railway bridge to Windmill Hill and Malago Road. It includes the first industrial units between Whitehouse Street and the railway line next to the Windmill Hill railway bridge, the two units between Whitehouse Street and Dalby Avenue, and on the south west side of the green, the Hereford Street car park and the Social Farms and Gardens project. No. of flats/homes: 350 Affordable: approx 105 (30%) Tallest building: 10 storeys Developer: Dandara Status: Plans unveiled and a community consultation began in mid-March. Planning application expected to be submitted later this summer. This is the final of the five Bedminster Green sites to have plans formulated, and reflects the council's 30 per cent affordable homes policy - the only one to do so. You can read more about the plans and what the developer says about them, here. Malago Road
CGI of the Malago Road development in Bedminster Green
(Image: A2Dominion/JTP Architects)
Where: The long, thin site of the former Pring and St Hill engineering works between the railway line and Malago Road. It has been empty for years and most recently has been the site of a car wash and of Jasper Thompson's Help Bristol's Homeless shipping container project, before it moved to nearby Spring Street a couple of years ago. No. of flats: 590 (550 student accommodation units plus 40 separate affordable homes in another block) Affordable: 40 (7%) Tallest building: 12 storeys Developer: a2Dominion Status: Rejected by Bristol City Council planners, and an appeal was rejected by Government planning inspectors in early April 2021. Developers will have to start again and come up with new plans. You can read more about the plans, and why the Government planning inspector turned them down, here. Dalby Avenue
(Image: Sydney Freed Holdings)
Where: The large NCP car park off Malago Road, across the road from the back entrance to Iceland, and the other industrial units between there and the edge of Windmill Hill City Farm No. of flats: 837 student units
Huge student hub will change part of south Bristol - pictures show how it could look
Affordable: 0 (0%) Tallest building: 9 storeys Developer: Sydney Freed Holdings Status: Planning application submitted, and should be decided on this year. If given permission, work will take a couple of years, and the developers say they hope to finish it in time for the first students to move in for September 2024. The developers put together a comprehensive range of views of what their proposals will look like from a number of different vantage points in Bedminster, Victoria Park and Windmill Hill. You can see the range of views of the proposals here. Summary A total of 2,273 new homes make up the latest Bedminster Green proposals. Of those 496 have been approved and work to build them should begin this year. Another 590 - the Malago Road site - were turned down on appeal, so the developers there will have to go back to the drawing board. Plans for the remaining 1,187 new homes have either been submitted to council planners, or are about to be later this summer, and should be decided during 2021. Of those 2,273 proposed new homes, 1, 387 are individual student accommodation units, albeit 550 have been refused at Malago Road. Another 295 are 'build to rent', which have been given approval.
Bristol City Council's policy is that all development should have at least 30 per cent affordable homes, be they homes for social rent through the council, affordable rent through a housing association, or shared ownership with a housing association. Last year, the council said it would be prepared to drop that to 20 per cent in order to kickstart developments and ensure that at least some were built. Of the 2,273 proposed new homes at Bedminster Green, only 166 are proposed as 'affordable' - just seven per cent. And 40 of those 166 have already been turned down on appeal. Disregarding the Malago Road site which has been turned down, of the plans that have already been approved or still could be, there are 1,683 new homes in the pipeline. Of those, 126 are 'affordable', still just seven per cent. Around half the homes that could or will be built at Bedminster Green - 837 - are student units, and another 295 are 'build-to-rent'.
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