1. City Centre Regeneration in the South West
Craig O’Brien, Head of Bristol Planning
Savills
10 November 2016

2. Urban Regeneration
Why:
Sustainable
Economic
Social
Environmental

3. Urban Regeneration How: Assess need /the opportunity Plan / Strategy
Fund / prime
Land assembly / CPO
Deliver

4. More locally: Bristol’s strategy
Post-war planning after WW2 bombing resulted in a fragmented city centre
1970/80s: post-industrial decline, but not as extreme as Northern cities due to the influx of financial services from London in the 1980s
1989: Formation of the Bristol Initiative (now part of Business West) which helped to bridge the divide between the public and private sector
1990s: New sources of public investment: National Lottery and the Millennium Commission
1997: Bristol Local Plan and the City Centre Strategy (SPD) was published
3 key regeneration projects

5. Temple Quay Office-led development
Primarily professional service industries
Former Urban Development Corporation (UDC) site
Taken over by the South West RDA who brought the site forward with Castlemore Securities
The figures:
7.4 ha
61,000 m2 office space
495 units
7,000 m2 retail and leisure facilities

6. Harbourside Mixed use: office, residential, leisure and cultural
Aim to create a new hub for the arts, leisure, tourism and creative industries
Flagship projects
@Bristol
IMAX (now an aquarium)
M-Shed
SS Great Britain
Key tenants
Aardman Animations
Lloyds Bank
Watershed Media Centre
Arnolfini
The figures
27 ha
1,400 units
70,000 m2 office space
80,000 m2 leisure and cultural space

7. Broadmead Retail and leisure led regeneration
High-end retail propelling Bristol up the retail rankings
BCC looked at expansion options
The figures:
15 ha
92,000 m2 retail and leisure space
300 Residential
13 screen cinema
2,600 space car park

8. Bristol – Cabot Circus

9. Delivery Timescale Development Plan 1997
City Centre Strategy updates
Broadmead Expansion Strategy 2001
Developer Competition 2001
Scheme Options Consultation 2002
Outline and Detailed Applications 2002 / 3
Reserved Matters
CPO
Construction 2006
Completion 2008
Opened September 2008

10. Cabot Circus: Issues Retail need: City Centre v Cribbs
Deliver Regeneration / Integration
Consultation: Adjoining communities
Quality Design (CABE)
Scheduled and Listed buildings (EH)
Call – in / CPO / RCO
Highways (HA/BCC) – new road / capacity
Environmental Impact
Frome / Flood Risk (EA)
S106 / affordable housing

11. Cabot Circus: Process Consultation Outline pl application
Detailed at Quakers
Masterplan / parameters
Detailed road
EIA / RIA
LB / SM consent
CPO / RCO
S106
Referred to SoS

12. Consultation Complex and involved process Design Public Consultation
Local community, business and planning authority
National planning bodies
Local, national and international retailers, leisure operators
Investors, Shoppers, Non-government organisations and interest groups
Design
Public Consultation
Planning
Implementation
Ongoing mgmt

13. Flexible Masterplan Approach, Mix of Uses and Architects

14. Reserved Matters
18 March 2013

15. Design: Architectural Diversity
Individual Buildings
7 Different Architects
CABE
Destination

16. The Roof / Public Art

17. Placemaking
Connectivity
Civic Squares
Internal to External

18. Design: Integration with historic environment
Grade 1 Listed (LB Consent)
Scheduled Monument (SM Consent)
Graveyard

19. Mixed Use: Complimentary Uses
Offices
Hotel
Student Accommodation
Affordable Housing
Car Parking

20. End of 2006 Programme

21. End of 2007 Programme

22. Cabot Circus Impact Over 3500 new jobs were created.
Significant retail and leisure expansion
60% of these jobs were held by people who lived within 5km of the site
On opening: Cabot Circus attracted over 120,000 customers. In 2015, visitor numbers are still far higher than in Broadmead before 2008.
Visitor numbers grew year on year from at the height of the recession.
Cabot Circus now has an average annual footfall of 18m.

23. Cabot Circus Conclusions
10 year process
Need base line Local Plan / SPD support
Flexibility is key (due to timescale)
Minimise Risk of Call – in / JR
Consultation / community support is essential
Integrate with historic environment and rest of city
Maximise community benefits and deliver quality
Managing cash flow is a key risk

24. Bristol CC current strategy
More detailed but headline points:
Temple Quarter (EZ): Resi / Business / Cultural (Arena)
Transport: Metro Bus and Temple Meads (NR electrification)
Priority for Housing (2000 per annum) Set in JSP
Tall buildings / density – new SPD

25. Castle Park View, Bristol
Site: Former Bristol Ambulance Site,
Castle Park View, Bristol
Client: Bouygues Development Ltd

26. Hereford Livestock Market: Case Study
Mixed use retail-led regeneration proposal for the Livestock Market in Hereford.
Wide ranging engagement process involving liaison with Herefordshire Council Planning Officers and Committee members, Hereford Futures, MADE, stakeholder consultation and a public consultation event.
Co-ordination and submission of the Outline and Reserved Matters applications, as well as input to the Environmental Impact Assessment.
Applications were also made for partial demolition and alterations to the listed Old Market Inn and Scheduled Monument Consent for work within close proximity to Hereford City Wall.
Outline planning permission was granted in March with subsequent Reserved Matters permission granted in October 2011.

27. Exeter Stagecoach, Exeter
Exeter Stagecoach Bus Depot relocating to Marsh Barton Trading Estate
Policy support for student accommodation in the city centre (Policy CP5)
Grecian Quarter SPD
Detailed planning application submitted in March 2016
578 student bedrooms, (sui generis), along with 1,900 sq m of ground floor retail / leisure and supporting landscaping and public realm .

28. Exeter Stagecoach, Exeter

29. Planning Process – Exeter Stagecoach, Exeter
Pre-Application Meetings throughout 2015
Public Consultation in December 2015
Design Review Panel – November 2015
Application submitted in March 2016
Application approved at planning committee October 2016

30. Kings Quarter, Gloucester: Issues
Development Plan Status
Retail Need: DPDS Study
Heritage : Cons Area / LB setting and SM – EH
Consultation
Highways / Bus Station – HA
Flood Risk
Design / Views – EH / CABE
S106
CPO / RCO

31. Kings Quarter, Gloucester: Key Planning Issues / Risks
Development Plan
Status / Timing
SEA
Alternatives
Form of development
Scheduled Monument: EH
Extent Unknown
Archaeological Investigation: Consent required
Preservation
Highways / A430 / Bus Station - HA: TR110
Flood Risk: EA
CPO / RCO / Call – in / JR

32. Savills Planning 200 Planners in 21 Offices in the UK
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Contact: Craig O’Brien