£175m Bristol redevelopment scheme set to move forward

A major mixed-use redevelopment proposal in Bristol has been recommended for approval subject to first being referred to the secretary of state for housing, communities and local government for comment. The £175m scheme is said to have the potential to create more 2,000 new jobs in the construction phase and once the development is complete.In plans submitted by Cushman & Wakefield and drawn up by Woods Bagot, developer First Base is seeking permission to transform the Soapworks site, including the former Gardiner Haskins warehouse, in Old Market, with a landmark mixed-use development, adjacent to the Temple Quarter Enterprise Zone.The applicant is seeking planning permission for a development to include build-to-rent residential accommodation, offices and employment floorspace, and ground floor commercial space, along with a significant element of new public realm. The project includes two new buildings and a restoration of the grade II-listed Soapworks building.A new 20-storey tower forms part of the proposal which, according to a planning report would be transformative of the character of the area given its scale.The plans for the redevelopment include demolition works and the refurbishment of the listed building to provide space for about 243 residential dwellings; 30,000 sq ft of retail, leisure and commercial space; and 166,000 sq ft of business space together with associated infrastructure, landscaping and amenity space.The application is designed to accommodate some flexibility in the floorspace, to allow part of the residential element to be used as aparthotel.Also proposed are external and internal alterations, conservation and repair of the Soapworks building alongside demolition works to attached buildings forming part of the Soapworks complex.The applications – for full planning permission and listed building consent – have attracted support on the basis of the economic and social benefits the project would bring, including from Destination Bristol, but also opposition, including an objection from Historic England on heritage grounds and concern over the impact of the proposed development on the character and appearance of the Conservation Area.During a consultation phase in 2019, up to 6,000 local residents helped shape the plans, with more than 80 per cent supporting the proposals, which are expected to bring forward more than £200m in long-term community benefits over the next 20 years.According to a report to be scrutinised next week, the proposal would provide significant benefits, but there are also a number of concerns with the proposal, particularly with the impact on heritage assets, both in terms of the removal of historic fabric and the setting of the buildings.Additionally the development is on a site which is subject to flooding, and as such there is a need to provide flood compensation or mitigation as part of the proposal.The report says members will need to balance the benefits of the development, including the provision of housing and the preservation of the primary heritage asset, against the harm that would result from the proposal.Given the benefits associated with the application, planning officers conclude that the scheme can be supported.However, it is recommended in the first instance that the application – together with responses to the publicity and consultations, the committee report and members comments – be referred to the secretary of state for housing, communities and local government.If the secretary of state makes no comment, the report recommends the applicant be advised that the local planning authority is disposed to grant planning permission, subject to conditions.The existing Soapworks building dates back to the 1860s and was originally the home of Christopher Thomas & Brothers, manufacturers of soap and candles, and subsequently local furniture.A report, created in collaboration with social enterprise, The Social Value Portal, outlined how First Base plan to ensure the scheme improves local opportunities, life chances and wellbeing throughout the design, procurement, construction, estate management and operation of the development.