Gateway Enhancement Project
Action Plan Final Report
February 2006 14 July 2005
Stokes Croft Gateway Enhancement Project
Project No: 98731 May 2005 Newminster House 27-29 Baldwin Street Bristol BS1 1LT Telephone: 0117 917 0800 Email : bristol@cbuchanan.co.uk
Prepared by:
Approved by:
____________________________________________ Martina Juvara Status: Final Report Issue no: 5
____________________________________________ Michael Wrigley Date: 17 February 2006
(C) Copyright Colin Buchanan and Partners Limited. All rights reserved. This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by Colin Buchanan and Partners Limited, no other party may copy, reproduce, distribute, make use of, or rely on the contents of the report. No liability is accepted by Colin Buchanan and Partners Limited for any use of this report, other than for the purposes for which it was originally prepared and provided. Opinions and information provided in this report are on the basis of Colin Buchanan and Partners Limited using due skill, care and diligence in the preparation of the same and no explicit warranty is provided as to their accuracy. It should be noted and is expressly stated that no independent veriďŹ cation of any of the documents or information supplied to Colin Buchanan and Partners Limited has been made
Contents
1
Introduction
1
2
Overview of the area
2
3
Guiding principles
28
4
Key actions and responsibilities
29
5
List of actions
37
Colin Buchanan | Lowestof and Great Yarmouth URC
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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1 Introduction 1.1 Overview Colin Buchanan and Atis Real have been appointed by St Paul’s Unlimited Community Partnership (SPUCP) and Bristol City Council (BCC) to prepare an Action Plan for the enhancement of Stokes Croft, a gateway to the city and a historic shopping area serving the St Paul’s, Kingsdown and St James Barton areas. The study is sponsored by the regional development agency SWRDA and is in working partnership with the Stokes Croft Action Group, the Dove Street Action Group and the Kingsdown Council Tenants Association. This Action Plan is to be included in the St Paul’s Supplementary Planning Document (SPD), due to be completed by Autumn 2005 and adopted, following public consultation, in September 2006. Once adopted, the SPD and thus this Action Plan will become Bristol City Council policy.
1.2 The Area Stokes Croft is a 600m long historic street lined by shops and buildings ranging from the 18th century to recent years. It is part of the A38 and is a main access route into central Bristol from Gloucester and Cheltenham and a link to the popular shopping area of Gloucester Road and to Broadmead. Its southern junction (North Road) is with the St James Barton Roundabout and the main road network serving the city centre. The street has a dual role: it is the shopping street for the nearby communities and it is a main transport corridor for the city. This second role has dominated in recent decades, with a number of highway schemes, which placed traffic movement requirements above the needs of other users. These include the construction of St James Barton Roundabout and associated junction improvements in the 1950s, which caused the redevelopment of most of the existing fabric in the southern section
of the study area, and more recently with the introduction of the Showcase Bus Routes. The local functions of the street, on the other hand, have not evolved and modernised in the same way: many buildings are derelict, and a staggering 22% of the total number of properties have a vacant ground floor (see Section 2.2). Important programmes, like the Townscape Heritage Initiative, have however made very significant contributions by promoting the restoration of many of the very attractive properties and by highlighting the many listed buildings and the Conservation Area status of the street. At the same time SPUCP and other local action groups have started an awareness campaign, aiming to encourage the local resident and business communities to take pride and foster positive change in the area. In conjunction with BCC Neighbourhood Renewal Programme, SPUCP has promoted a number of initiatives aimed at improving the neighbourhood as a whole. This Action Plan builds on the previous work, and provides focus for future action in the study area.
1.3 Acknowledgement A great number of people, primarily from the local communities and the Council, have contributed to the preparation of this Action Plan. Many of their aspirations and ideas have been of great value and form the basis for the preparation of this document. A separate report, Stokes Croft Stakeholder and Community Involvement, provides a summary of the activities associated with the preparation of the Action Plan and a collection of all the comments received.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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2
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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2 Overview of the area 2.1 Socio-economic profile The following socio-economic profile is based on available small scale Super Output Areas (Lower level, SOAs) and ward level data for the census year 2001. For the purpose of this analysis we merged six SOAs, part of Bristol’s three inner city wards of Cabot, Cotham and Ashley, into the combined Stokes Croft SOAs. The combined SOAs area roughly corresponds to the walking catchment of the street and is indicated by a red line boundary on Map 2.1.
Multiple Indices of Deprivation 2004 The Multiple Indices of Deprivation 2004 covers seven aspects of deprivation: Map 2.1 illustrates the ranking of the various SOAs in Stokes Croft Area within Bristol. These data indicate that people living in the areas to the south, closer to the centre of the city, are generally less well off than the people in the areas to the north. St. Paul’s and St James Barton as well as Lower Montpelier show strong deprivation in respect of employment, health and disability and crime. St James Barton and Lower Montpelier show further evidence of living environment deprivation.
Population and household composition 2001 Population growth is a major driver for change. Bristol’s population increased by 7% between 1991 and 2001, with population in the region of 400.000. Population growth figures for Ashley, Cotham and Cabot for the same period show increases of between 16 to 28%. This
4
could indicate that living in Ashley, Cotham and in Cabot is popular, or that there is increasing overcrowding. The increase is, however, not yet reflected in higher rental levels in the area. A large proportion of Stokes Croft residents (64%) are falling into the age group of the 16 to 44. The figure for Bristol as a whole is significantly lower (46%). Lower Montpelier and St. Paul’s are the most ethnically diverse areas of the city, and have a higher proportion of residents under 16.
Tenure & Ownership A very high proportion of the 4650 households in the combined SOA area (62 %) live in rented property. Only 38% of the households live in owner occupied accommodation (Bristol average is 64% owner-occupied). There is great disparity in landlord type: in the Cromwell Road SOA, Kingsdown Parade SOA and Cotham Brow SOA the vast majority of households are renting from private landlord or a letting agency. Other areas have a high proportion of households rented from the Council or Registered Social Landlords: -
St Paul’s - 59% of total households St James Barton – 41.6% Lower Montpelier – 30.3%
7.7% of residents (119 people) in St James Barton live in communal establishments, such as hostels.
Economic Activity In 2001 about 5150 residents in the combined SOAs were economically active, which represents approximately 3% of the total economic active population of Bristol (186,878).
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Map 2.1 - Ward and SOA map - Multiple deprivation Source: Bristol City Council, Ward ProďŹ le 2004
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Key issues for the Stokes Croft combined SOAs area (Census 2001) are: -
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-
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the economic activity rate is 65%, slightly lower than the rate for Bristol as a whole (67%). Kingsdown Parade has the lowest rate (59%). there is an above average proportion of full time students (21%, compared to 11% in Bristol); the unemployment rate is 9%: considerably higher than the Bristol average of 5%. In particular, the St. Paul’s and St James Barton areas have a much higher level of unemployment (14,5% and 13,5 % respectively). Around 30% of these are considered long term unemployed. the proportion of self employed is 11% in the Stokes Croft combined SOAs area and is slightly higher than the Bristol average.
National Statistics data show that this is an area of contrasts: it has a higher than average proportion of residents in senior managerial T GATEWAY and professional occupations, (16%) and fullmposition profile 2001, time students (21%); at the same time it is 33,500 hh in Bristol also affected by high unemployment, a higher proportion of employees in lower skilled jobs (26% in St Paul’s) and a high proportion of people who never worked: 8.4% in St Paul’s (4% in Stokes Croft combined SOAs area and 2% in Bristol). This is probably a result of the attractiveness of the area, in terms of character and location, combined with a very high proportion of social housing.
%
6
40%
50%
60%
70%
28%
26%
25% 20%
16% 15% 10%
7%
5% 0% Bristol
Ashley
Cabot
80%
90%
Cotham
Graph 2.2 - Household composition 2001 STOKES CROFT GATEWAY Household composition profile 2001, Source: 2001 Census 4653 hh SOA/ 333,500 hh in Bristol
Single HH Pensioner Single HH - Non-pensioner One family - All pensioners
One family - Married couple hous children
BRISTOL
One family - Married couple hous With dependent children
One family - Married couple hous children non-dependent
One family - Cohabiting couple ho No children
One family - Cohabiting couple ho With dependent children
One family - Cohabiting couple ho All children non-depende
One family - Lone parent househo dependent children
One family - Lone parent househo children non-dependent
SC SOA's
Other housholds - With dependen Other households - All student
Other households - All pensioner Other
0%
10%
20%
30%
40%
50%
60%
Single HH Pensioner Single HH - Non-pensioner One family - All pensioners One family - Married couple households: No children One family - Married couple households: With dependent children
One family - Cohabiting couple households: No children
The 2001 Census report that around 60% of all households have at least one car or van available which is lower than the Bristol average and possibly related to the inner city location and the high proportion of students. Approximately 34% of economically active people, including students, travel to work on foot. The same amount uses a car or van and 8% work from home. The usage of bicycles as mode of main transport is (with a proportion of 8%) higher than the Bristol average. 30%
30%
One family - Married couple households: All children non-dependent
Travel to work pattern
20%
Graph 2.1 - Population growth by ward 1991-2001 STOKES CROFT GATEWAY Source: 2001 Census Population growth 1991 - 2001 (census data)
One family - Cohabiting couple households: With dependent children One family - Cohabiting couple households: All children non-depende One family - Lone parent households: With dependent children One family - Lone parent households: All children non-dependent Other housholds - With dependent children Other households - All student Other households - All pensioner Other
100%
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70%
80%
90%
100%
Graph 2.3CROFT - Tenure in combined SOAs area -2001 STOKES GATEWAY Source: 2001Census, Census Tenure, 2001 SOAs 5%
2.2 Property market
Owner occupied: Owns outright
13%
The property market in Stokes Croft is relatively depressed when compared with most Owner occupied: partsShared of the city. However, there are signs ownership (12) of improvement within certain sectors and Rented from: Council (local authority) regeneration initiatives can stimulate further Rented from: Housing in both rental and capital terms. Capital growth Association/Registered Social Landlord (13) is partially stimulated by rental growth growth Rented from: Private landlord orand lettingin agency turn rental growth is stimulated by Rented from: Other (14) demand.
Owner occupied: Owns with a mortgage or loan
29% 24%
1% 13%
15%
Market demand and outlook
Owner occupied: Owns outright
13%
Owner occupied: Owns with a mortgage or loan
Demand is suppressed in this area and Stokes Croft has some of the lowest value property in Bristol, which is surprising as it has a BS1 postcode and has very close proximity to the Broadmead shopping centre. The most likely reasons are:
Owner occupied: Shared ownership (12) Rented from: Council (local authority)
24%
Rented from: Housing Association/Registered Social Landlord (13) Rented from: Private landlord or letting agency
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the negative reputation of the area and of St Paul’s; Graph 2.4 - GATEWAY Residents by occupation in combined STOKES CROFT - the visual appearance of the area; Residents by occupation SOAs area -2001 2001, SOA 15% Source: 2001 Census - the poor state of repair of available Large employers and higher managerial occupations 3% 9% properties; Higher professional 13% occupations the difficulty to contact the landlords (either Lower managerial andprofessional occupations Intermediate occupations absent or providing poor management of the ROFT GATEWAY Small employers and own letting); 21% account workers by occupation 2001, SOA Lower supervisory and - the security issues, both in terms of theft and technical occupations Large employers and higher Semi-routine occupations physical assault; managerial occupations 3% 20% 9% Routine occupations Higher professional the difficult parking and servicing 13% occupations 2% Never worked Lower managerial and arrangements for the shops. professional occupations Rented from: Other (14)
1%
4%
Intermediate occupations
5%
21%
7%
2%
Large employers and higher managerial occupations Higher professional occupations Lower managerial and professional occupations Intermediate occupations
13%
4% 5% 7%
20%
Small employers and own account workers 8% Lower5% supervisory and 3% technical occupations Semi-routine occupations
3%
20%
Small employers and own account workers 8% Lower supervisory and 5% technical occupations Semi-routine occupations
Routine occupations
Never worked
Long-term unemployed
Full-time students
Long-term unemployed
Full-time students
Stokes Croft abuts a largely residential area, which has a high percentage of small affordable/ subsidised housing. This means that the local disposable income is low, when compared to the rest of the city and hence any retailers within the area will either provide low cost goods for the local market or will need to rely on visitors from a wider area.
Not classifiable for other reasons
Not classifiable for other reasons
Routine occupations
Never worked
Long-term unemployed
Full-time students
8%
Not classifiable for other reasons
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Signs of inward investment and mainstream development are now occurring. Tesco is opening an express store at the junction of Marlborough Street and Charles Street, towards the south of the study area, other investment projects are also occurring in and around Kings Square. On Stokes Croft itself, there are two key sites that are being considered for redevelopment: Finance House (also known as Hamilton House) and the former Dover Court garage at the corner of Bath Buildings. Initiatives are now well progressed in terms of potential CPO or a cooperative development with the owners of Westmoreland House to bring forward its redevelopment/ refurbishment. The approach to Stokes Croft from the city centre is dominated by the gateway created by Redrow’s 51º02 scheme, a residential conversion of a former office block, which proved to be successful as it largely targeted first and second time buyers seeking studio flats, and small flats. Other relatively recent buildings in close proximity offer office accommodation and have experienced difficulties in attracting tenants despite favourable terms being offered: e.g. South Plaza, Barton House and York House. This is because other areas in Bristol are now favoured by large office occupiers. Local demand for small office space and workshop units, however, remains unfulfilled (according to local enterprise agencies, such as BEST and BRAVE), as most available office accommodation is for large occupiers. This is confirmed by the West of England Workspace Strategy. To the rear of these buildings, upon entering the gateway, the area is dominated by retail units at ground floor, with secondary/ tertiary offices or flats above. Regardless of use, many of the ground floor and upper floors are vacant (see Map 2.2). For some, there is the opportunity for re-letting/ selling as seen, while others would require substantial refurbishment before being
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fit for use. Some units that currently sit empty and derelict are being compulsory purchased by the Council in an effort to regenerate the area in and around Stokes Croft. Most inward investment schemes being considered are for redevelopment/ refurbishment for predominantly residential uses. These are likely to generate some gentrification of the area which, if appropriately planned, could help rebalance the high level of affordable/ subsidised housing in the area and create higher disposable incomes and increased sales within the shops. The shop units are occupied by independent and niche retailers. The unit size, fragmented ownership and difficult parking and servicing reduce the attractiveness of the area to mainstream retailers. Many of the retail units have 100% site coverage and no form of rear access or service access or anywhere to store refuse. This gravely impacts on the street as the refuse is often stored externally. The forthcoming development of the Broadmead Extension, within walking distance, is likely to saturate the market for conventional comparison shopping. However, Stokes Croft benefits from a high level of passing traffic (primarily cars and buses and a degree of pedestrian movement towards the centre of the city) and has the potential to develop into a destination shopping area, offering unusual goods, crafts, speciality foods, restaurants. There is limited leisure offer in the area, and there is potential for growth. The upper floors in Stokes Croft are often underused and there is the potential to facilitate conversions. Many of the buildings, however, have physical constraints, difficult access and sensitive work is often required. On most occasions, the best use of the upper floors is for small residential flats and active promotion and facilitation will be required.
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Surveyed land uses (May 2005)
Property values Retail rents in the area range from between from about £8.00 and £15.00 per sq ft (this is lower than other fringe areas: in Nelson Street for examples rents range from £15-£40 and in Gloucester Road from £15-£30). The low rents are both a cause and a result of the poor upkeep of the properties, as the area is not attractive enough to undertake expensive refurbishments. Capital values are in the order of £80 - £150 per sq ft and are clearly affected by the condition of the premises. The many buildings in Stokes Croft in need of works of upgrade or refurbishment (Map 2.3) have obviously suppressed rental and capital values. Normally long void periods are incurred in the area and generally any tenants that are secured tend to be small or recent businesses, which only tend to sign leases for up to three years or so. Residential property values in and around Stokes Croft are difficult to assess, as the area is dominated by social housing and has primarily small dwelling units. House prices appear to be on average 65% of those in Clifton Village, 77% of those in Redcliffe and 87% of those in Bedminster. According to the St Paul’s Housing Needs Study, local house prices, however affordable, are still too expensive for local first time buyers, who would require some assistance to enter the property market. Affordable housing for sale, larger family units and choice of housing types would all be required to rebalance the local housing provision. A few industrial units exist in the study area near Backfields and Kings Square. Other industry that exists is generally small, such car repair workshops. These uses, which contribute to the local economy and vitality, generally attract
Ground Floor The land uses along Stokes Croft have been appraised following a detailed survey of the existing uses within the study area. The work has shown that some 47% of the ground floor units were within retail use. The predominant retail use was shops (A1) that comprised 25% of the total number of units. Restaurants / cafes (A3) accounted for 8% of total units, bars (A4) were 5% and take-away were 3%. Nightclubs and other leisure uses accounted for 3% of the total number of units. Overall, however, restaurants, cafes, bars and clubs represent 34% of the occupied units at the time of the survey (i.e. excluding units that are vacant). There were few business related uses within the study area that were not retail related (B1, 2.5% and B2, 3.1%). Housing comprised a large proportion of the ground floor uses with 22% of the units within the study area being within residential use. This comprised a higher proportion than expected, although there are a number of units in Jamaica Street, in other side roads and within the north of the study area that raise the overall proportion of housing (predominantly flats) within the study area. Uses such as public buildings and medical/ health services accounted for a small proportion of the total number of units within the area (0.6%). Vacant ground floor units accounted for 22% of the total number of units within the study area. Therefore there are as many vacant properties as there are open shops (A1). Several of the vacant units are also derelict.
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Map 2.2 - Ground oor occupation
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low capital values and small, workshop-type businesses.
Above Ground Floor
This area is not a location favoured by large office occupiers. This is confirmed by the many empty office buildings in the area. As with the other users in the area those lettings that do occur are on poor length leases and to enterprises of poor financial strength. Rentals in the order of £7 - £8 per sq ft are the best achievable. This situation could be managed by seeking to expand the offer towards start-up businesses and serviced office accommodation. As residential land use values greatly exceed the values and demand of all other uses, there is great pressure to change in favour of residential development. Whilst a broader residential offer would be beneficial to the area (and often necessary to generate enough values to bring properties and sites back into use), the loss of variety and of mix of land use is not welcomed, with employment uses protected by Local Plan Policies EC4 and EC6 and through the St Paul’s SPD.
A large proportion of the units within the study area had residential flats above. This accounted for some 56% of the units within the study area. Storage comprised 20% of the units and business (B1) 11% of the units. Vacant above ground units accounted for a lower, but still significant, proportion with 12% of units lying vacant. This is compared to 22% of ground floor units being vacant within the area.
Building state of repair In general, most buildings within the study area are of good to moderate quality. A particular concentration of poor quality buildings is, however, located on the eastern side of Stokes Croft between City Road and Ashley Road. This includes the Carriageworks and Westmoreland House. This also accompanied by a concentration of either vacant properties or take-away units.
Retail offer analysis We analysed Stokes Croft using the methodology of the well publicised “Clone Town Britain” report (NEF, 2005). The survey indicates that Stokes Croft is to be classified as a “Home Town”, with a score of 51.5 out of 60, because of the independent shops and good spread of shops types. This is obviously very important and something the area should strengthen.
The details of the walkover survey (carried out in May 2005) are provided in the Street Survey report.
A further analysis of the retail offer, however, paints a less exciting picture: only about 10% of the active units can be described as destination shops, and these are mainly restaurants and cafes (see Map 2.7). The pedestrian footfall, at around 300 people/ hour, is not high enough to sustain shops (target 400 people/ hour according to Space Syntax), but sufficient for a restaurant (target 200 people/ hour).
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Map 2.3 - Building state of repair
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2.3 Planning review The Stokes Croft Action Plan feeds directly into the St Paul’s Supplementary Planning Document (SPD). This document will supplement the policies contained within the Adopted Bristol Local Plan (1997), which is the main planning policy document for Bristol. The SPD will also form part of the emerging Local Development Framework (LDF)that will guide future development in Bristol over the coming years. The Bristol City Centre Draft Strategy and Action Plan 2005 - 2010 (published in Autumn 2005) promotes Stokes Croft and its neighbourhood as an area of enhanced mix of uses, refurbished business premises, an attractive living environment (with emphasis on additional private sector residential) and of improved links with the city centre and Broadmead. It also recognises the heritage value of the neighbourhood and supports repair, enhancements and restorations. The Adopted Bristol Local Plan will continue to be the main policy document to consider development proposals. The emerging Local Development Framework will grow in importance as it reaches the point of adoption. Policy CC1 of the Adopted Bristol Local Plan identifies the following for Stokes Croft: “Retention of retail/ active frontages with residential and/ or business uses on upper floors and backland sites. Refurbishment of historic frontages. Regeneration of key site at Westmoreland house (104/106 Stokes Croft/ Ashley Road) for a mix of business and housing with an option of ground floor retail/ active use”
The main priorities for the area, which are the basis for the Action Plan, are identified to address the following: -
-
-
-
-
to promote the flexible use of traditional buildings; to preserve and enhance the historic character of the area, retaining and restoring traditional buildings and features; to target available resources for the regeneration of the major derelict sites/ buildings on the prominent Stokes Croft frontage; to retain and promote active ground floor use; to promote more intensive use of properties, particularly upper floors of shops, for residential and business uses; to encourage mixed use development with a residential content; to improve the pedestrian environment and strengthen pedestrian and cycle links with the core of the city centre; to review parking regimes with a view to improving customer access and servicing arrangements.
Homes In Stokes Croft itself, residential uses are supported on the upper floors of existing buildings (policies CC1 and H8), to retain the retail / active frontages along the street whilst also promoting mixed use development opportunities. This maximises street activity and supports local services and facilities. Residential units should be accessible and habitable by all members of the community wherever practicable (Policy H5). In Stokes Croft this requirement will often need to be assessed within the constraints and preservation of historic buildings and will be evaluated on a case by case basis with the Conservation and Access Officers of Bristol City Council.
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In terms of affordable housing, ‘Planning Advice Note 12’ by Bristol City Council provides guidance in terms of the amount, type and tenure of affordable housing. The St Paul’s Housing Study (2005) also provides further detail in relation to need, demand and supply of housing within the wider area. Stokes Croft currently has a large proportion of hostels, residential accommodation centres and support agencies. ‘Planning Advice Note 19’ identifies a maximum concentration of 40 bedspaces within a 400m distance of a new hostel and Stokes Croft is identified as an area where there is an existing high concentration. This would prevent further location of such types of accommodation within the area, but does not sanction relocation of existing provision or prevent additional support agencies to locate in the area. Relocation of services is an aspiration that is promoted by the Action Plan (Action 1.4) but that will have to be achieved through more strategic and proactive planning and (for existing facilities) through facilitation and on a good will basis. In summary, above ground floor, residential uses are supported, although if any external works are undertaken this needs to take account of the wider Conservation Area. Actions 1.4, 3.1, 3.2, 3.7, 6.1, 6.3, 10.1 will implement these Local Plan priorities
Jobs, Businesses and Services Non-retail uses are permitted provided they don’t seriously undermine the retail function of the area (Policy S5). Residential, business and industry will, however, be permitted only above ground floor level (Policy S5).
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Within the defined primary and secondary shopping frontages retail uses and uses of general public interest are permitted (Policy S6). Primary shopping frontages (between Thomas Street and Nine Tree Hill on the western side) are primarily promoted for retail uses. Other uses are permitted that would not seriously undermine the retail function of the area (Policy S5). Within the secondary shopping frontages (encompassing the majority of the frontages on Stokes Croft within the study area) it is considered that there is opportunity for a broad range of other uses of benefit to local communities, such as offices and other community-related facilities (Policy S6). Employment is protected by policy EC4 and EC6 and through the St Paul’s SPD. In summary, active uses, such as shops and businesses are encouraged at ground floor level. The majority use along Stokes Croft should continue to be shopping based at ground floor level. Actions 3.1, 3.2, 3.7, 6.1, 6.3 will implement these Local Plan priorities
Getting About Issues such as accessibility, traffic generation, parking / servicing / loading facilities, cyclist / pedestrian facilities, traffic calming / transport improvements will all need to be addressed (Policy M1). In addition, design issues including accessibility, linkages and permeability will all require appropriate consideration in proposals coming forward (Policy B3). Highway safety, traffic conflicts, surface treatments/ street furniture and surveillance should also be taken into account (Policy B4).
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In summary, walking, cycling and use of public transport is supported. Short-stay parking to allow people to park and shop within the area is also supported. Actions 2.2, 2.4, 2.5, 2.6, 6.3, 9.2, 9.3 will implement these Local Plan priorities
In summary, positive forms of enhancement and regeneration within the area are supported. This, of course, needs to consider the impact upon the wider Conservation Area. Early discussions with Conservations Area Officers at Bristol City Council are recommended. Actions 3.1, 3.2, 3.7, 6.3, 8.1, 8.2, 8.3 will implement these Local Plan priorities
Places and Spaces
Streetscape and Design
Conservation Areas and Listed Buildings Stokes Croft is one of three priority Conservation Areas in Bristol. In recent years, improvements have continued to take place through the grant aided conservation programme: the Townscape Heritage Initiative (which is jointly partnered by the Heritage Lottery Fund, the City Council and SWRDA) has aimed to focus conservation and regeneration work. This programme is currently coming to an end and will require a further award of funding to continue in future years. Details of the properties that benefited from the scheme are provided in the separate Street Survey report. The Adopted Local Plan identifies a number of policies aimed at preserving Listed Buildings and preserving / enhancing Conservation Areas (Policies B14 – 21). These policies promote the regeneration and upgrade of properties that maintain and/or enhance the character and appearance of the surrounding area. This applies to refurbishment of existing buildings, and proposals for new buildings within the area. The Conservation Area Status and fact that a number of the buildings within the area are Listed requires careful consideration and the close involvement of Planning and Conservation Officers at Bristol City Council.
North Road (southern end of Stokes Croft ) has been identified in the Proposed Alterations to the Local Plan as a priority for major environmental improvements. Improvements within the area are identified to need to provide convenient access to the Broadmead Expansion area (Policy CC8). Design issues are considered important (Policy B1) and the local context should be protected and where possible enhanced (Policy B2). In addition, the layout and form (townscape, connections, height, scale and massing) should all be taken into account (Policy B5), together with building exteriors/ materials (Policy B6) and landscape (Policy B7). In summary, improvements to the area are supported. Schemes should be carefully designed and early discussions with Planning Officers at Bristol City Council are recommended. Actions 2.2, 2.3, 3.6, 3.7, 6.3, 7.1, 8.1, 8.2, 8.3 will implement these Local Plan priorities
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Frontages and Advertising Refurbishment of existing frontages is fully supported in planning terms (Policy CC1). The Townscape Heritage Initiative created a much needed catalyst for refurbishment and streetscape improvements along Stokes Croft. Given the importance of shop fronts / active frontages any proposals that harm the appearance of the area will not be permitted (Policy B10). Illuminated signs will be permitted where they adopt a scale, design and siting appropriate to the character and detail of the building (Policy B11). Advertising hoardings are permitted where they don’t have an unacceptable visual or amenity impact (Policy B12). There will be scope for additional detailed policies to be included within the St Paul’s SPD to control hoardings that create an unacceptable impact on Stokes Croft. In summary, improvements to frontages can dramatically enhance the area and new schemes should be discussed with Planning Officers at Bristol City Council as soon as possible. Actions 3.1, 3.2, 3.7, 6.3, 8.1, 8.2, 8.3 will implement these Local Plan priorities
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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2.4 Transport overview Mixed Priority Routes, says the DfT, ‘fulfil an important function as traffic distributors but also cut through local communities and shopping areas. Conditions for pedestrians are often poor and casualties tend to be scattered along the length of the route.’ The Stokes Croft corridor is a mixed priority route; a traffic link between the city centre and North Bristol, but also a place for people to shop, and socialise on the street. The corridor must therefore deal with the competing needs of pedestrians, cyclists, public transport, servicing/ parking and through traffic. Mixed priority routes are the most difficult streets to treat. The Government’s Road Safety Strategy identified urban mixed priority routes as among the least safe of all local roads. Recognising the difficulties of dealing with these roads, the Department for Transport (DfT) has partnered with ten local authorities to undertake demonstration projects on Mixed Priority Routes around the country.
Policy Four Avon authorities, including Bristol City Council, are currently preparing the Local Transport Plan (LTP) for the period 2006 to 2011. The Joint LTP encourages quality of public spaces and better streetscape. It states that: ‘Shortcomings in the design and maintenance of public spaces, public transport infrastructure and walking and cycling facilities affect the public’s perception of personal security. Quality of design and safety is a key aspect of ‘liveability’, particularly in disadvantaged communities.’ A study on the viability of a road user charging scheme has been completed. An inner city cordon with electronic tag/transponder technology was recommended by the study. The cordon would be adjacent to the study area. This type of demand management is mentioned in the Joint LTP and is scheduled to be implemented in the medium to long term.
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Existing transport conditions Stokes Croft is part of the A38 which is a major radial route into Bristol city centre. It is also a principal bus corridor and an advisory cycle route. The corridor is predominantly a single carriageway with one lane in each direction widening to two lanes on the approach to the signalised junctions in order to provide turning lanes into the side roads. At the southern end, near the St James Barton roundabout, North Road widens to four southbound lanes and two northbound lanes with a central reservation separating opposing vehicles; this width appears unnecessary. The major road junctions are operated under traffic signal control. Arley Hill, Nine Tree Hill, Thomas Street and Hillgrove Street which all connect with Stokes Croft from the west are restricted to one-way operation either towards or away from the corridor. Stokes Croft provides access to Cheltenham Road/Gloucester Road to the north which forms a continuation of the A38 and links with the M5 motorway at Junction 16 before continuing north towards Gloucester. Junction 3 of the M32 motorway can be reached from Stokes Croft via City Road and Ashley Road (B4051). Jamaica Street provides a link between Stokes Croft and Marlborough Street avoiding the St James Barton roundabout. All of these links are poorly signed. As a result most traffic flows into St James Barton Roundabout. Existing two-way traffic flows on the corridor amount to 1,500 – 2,100 vehicles/ hour during the weekday AM and PM peak periods depending on the location on Stokes Croft. Southbound traffic flows are substantially higher than northbound flows during the AM peak and vice versa during the PM peak although during the afternoon the difference in flows is not as marked. The flows amount to between 15,000 and 18,600 vehicles using the Stokes Croft
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corridor over a 12 hour period (7am to 7pm). These are similar to flows experienced on the A4 Hotwells Road, and the A420 Church Road, which are radial routes into the city from the west and east respectively.
Public Transport Stokes Croft forms part of the first Showcase bus route to be implemented in Bristol. The Showcase corridor comprising the A38 north and south of the city centre, was launched at the end of 2003. The improvements included sections of bus lane, red surfacing, provision of bus boarders and telematics at some bus stops. Along with these improvements, some traffic signals were modernised; cycle lanes provided in some locations and parking controls tightened. New super low floor double decker buses were provided on routes 76 and 77 which utilise the showcase bus route. Bus services connect the area with the Centre, Lockleaze and Ashton Vale, the University of the West of England, Cribbs Causeway and Withywood/Hartcliffe, Southmead/Henbury and Hartcliffe (showcase bus routes). More details of bus services is provided in the Key Issue report. The showcase bus route has been successful in improving the quality and reliability of these services. Patronage has increased by 12% with other users of the route also benefiting from the improvements, for example, cycling has increased by 13%. However, we understand there is some local concern that improved bus routes have exacerbated the lack of parking and loading spaces available for the shops and businesses in the area.
Cycling Cycling is permitted in the short sections of bus lane on Stokes Croft. In addition, there are partial and discontinuous on street cycle lanes. Advanced cycle stop boxes are located on most of the approaches to the signalised junctions. Although it is an advisory route for cyclists, many of the facilities are substandard and not connected, leaving the cyclist and motorist to compete for road space along some sections of the corridor.
Walking Stokes Croft is less than five minutes walk from Broadmead and the adjacent shopping streets. Bristol Royal Infirmary is also within 5 minutes walk of the street. Footways of varying widths are provided on both sides of Stokes Croft and also on the adjacent side streets. There are pinch points where the footway narrows so that it is difficult for two people to pass each other, for example on the north eastern corner of the Stokes Croft/Ashley Road junction, at the north eastern corner of the City Road junction, and north of Hillgrove Street. The footway paving is broken and uneven in places. The street is lit by tall ‘highway style’ street light columns which are located at the back of footways. Litter is a further hindrance to walking. Formal opportunities to cross the road and adjacent side streets are limited to the 6 controlled crossings across Stokes Croft, over a length of approximately 700m (see Map 2.5). This is not considered sufficient for a retail street. Crossings are restricted to one arm of the Stokes Croft junctions with City Road and Jamaica Street. There is also no formal
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crossing of the Bath Buildings approach to Stokes Croft. Furthermore, the state of the dropped kerbs and the level difference between the footway and the road make crossing difficult with wheelchairs and prams.
was fatal, 15 involved serious injuries and the remainder involved minor injuries. The accidents occurred along the length of Stokes Croft with clusters generally at the four signal junctions.
Recent pedestrian crossing counts, commissioned by Bristol City Council, indicate that a large number of people cross Stokes Croft without using the controlled crossings, presumably because they are located some distance apart, and some require a side road to be crossed first in order to access the formal crossing.
This accident record is considered to be a significant problem which needs to be addressed; in particular the high proportion of accidents involving pedestrians and cyclists. Nearly three quarters of the accidents involving pedestrians occurred during darkness and the majority occurred between the junctions. Accidents involving cyclists are clustered at the Arley Hill/Bath Buildings junction (7 accidents involving cyclists) and the City Road junction (8 accidents involving cyclists).
Parking and Servicing On street parking is provided in various places along Stokes Croft and on adjacent side streets. Pay and Display parking for up to 2 hours is provided on some of the side streets, while the majority of street parking on Stokes Croft permits a stay of between 30 minutes and 1 hour for free. No loading is permitted during the morning and evening peak hours (7-10am and 4-6.30pm). This has led to a significant amount of illegal parking and loading occurring along the route. On street parking provision is concentrated towards the southern end of Stokes Croft with very little provision north of City Road. Taxi parking during the evening and night is provided in two 3 vehicle bays on the eastern side of Stokes Croft between City Road and Moon Street.
Accidents There were 97 personal injury accidents in the last 5 year period (January 2000 to December 2004). This includes 22 pedestrians, 34 cyclists and 14 motorcyclists. One of the accidents
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Planned Improvements The expansion and regeneration of Broadmead in the city centre is an important project for Bristol City. Stokes Croft has the potential to benefit from this regeneration, particularly if attractive pedestrian links are provided between the two sites. The Broadmead expansion involves the realignment of Bond Street further east, with an at grade crossing of Newfoundland Street near Pritchard Street. Therefore, a pedestrian route from Pritchard Street through the St Paul’s area to Stokes Croft could be sought. The Joint LTP includes two forms of demand management. The extension of parking controls in the short to medium term, and possible road user charging schemes for the medium to longer term. Both of these could have a positive effect on Stokes Croft by removing some of the traffic which currently uses the corridor as a through route.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Map 2.5 - Transport facilities
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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2.5 Urban quality audit Historical development The following section is based on the historical research of Mary Wright (a local resident with a keen interest in the area) and on historical maps. Stokes Croft was originally an agricultural holding owned by St James Priory, and subsequently sold and farmed by leaseholders. The first mention of properties being built occurs in the St James parish records for 1678. After the 1727 Act of Parliament granting Bristol the powers to erect turnpike gates, Stokes Croft, the northern route to and from the city, was one of the early turnpiked roads and by 1775 there were 79 rated properties in Stokes Croft. The street was laid out as a tree lined suburban residential suburb for the professional and rich trading classes, and many of the original Georgian properties are listed and survive today, although some of the frontages have been changed into shops in the Victorian period. The Full Moon pub, 63-67 Stokes Croft, 93-95 Stokes Croft (currently The Big Issue), and 117119 Stokes Croft (the former Swan Hotel, now The Croft pub) are but a few of the buildings of that period.
converted into shops and major businesses developed, such as Perry’s carriage and harness factory (first opened in 1804), which later occupied the purpose built Carriagework designed by Goodwin and completed in 1862 (104 Stokes Croft). Other notable buildings are the National Provincial Bank (84 Stokes Croft, now a pub), and the Tuckett buildings, at the corner of Ashley Road. At the beginning of the 20th century, Stokes Croft and the surrounding neighbourhoods are fully urbanised and redevelopment of some sites is starting to take place. An interesting example is that of the art deco 77 Stokes Croft, originally a department store and currently a building merchant shop.
Fig 2.1 - 94-95 Stokes Croft, Georgian
The 1810 map of Bristol shows how Stokes Croft started to be densely urbanised at the same time as Clifton, and earlier than much of the north-east of the city. The formal mid-Georgian developments of Portland Square, Brunswick Square and King Square are laid out at either side of the then denser part of Stokes Croft and are the focus of attractive residential mansions. By the 1850 the street and its surroundings were almost entirely built up and the street started to change character and develop a commercial role. In the Victorian period, Stokes Croft was a major tram route and the street flourished as a working and shopping area. Many ground floors were
Fig 2.2 - 77 Stokes Croft, 1930s
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Dramatic change occurred after the war, partially because of the bombings and partially as a result of highway improvements. The St James Barton Roundabout was constructed, and with it most of the buildings surrounding the junction. Other buildings on the street, such as Finance House, built in 1970, were planned with a generous set back in expectation of further road widenings. The Dove Street flats were also planned in this period. Further change is due to occur in the next decade, as Broadmead builds its expansion on largely underused land just to the south of St. Paul’s, re-routing the ring road and providing a large scale shopping and leisure complex to complement the existing. The impacts of this development are likely to result in increases in the levels of economic activity and traffic in this sector of the city.
Fig 2.3 - 1-9 Stokes Croft, 1950s
Built environment Stokes Croft is a 700m long gently curving road entirely enclosed by continuous terraces of buildings of various periods. Most buildings have been built directly at the back of the pavement and have direct and active frontage on the street (street level activity is, however, limited by the high percentage of vacant ground floors). Many of the Stokes Croft buildings have architectural or townscape merit and provide visual interest either on their own (such as many of the listed buildings or articulate frontages) or as part of the continuous street scene. It is only in the southern part of the street, that the townscape is eroded by a number of developments of little merit and the massive 51*02, which provides a very strong, if out of scale, conclusion to the street. There are a number of landmarks that support legibility and reinforce uniqueness: the Polish and Baptist Churches and Westmorland House/ the Carriageworks. Many other buildings of note
Fig 2.4 - 80 Stokes Croft, Finance House, 1970s
Fig 2.5 - Poor public realm in Stokes Croft
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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are also present: the Magic Box pub, the Tuckett Buildings at Ashley Road, the Full Moon pub. The street has mainly a fine grain, with most properties of small scale, and well proportioned to the street: 3-4 stories high and 1-2 units wide. These are mainly the Georgian and early Victorian buildings that give the street its historical character. There is only a small number of medium grain developments, dating from the later Victorian period (the Carriageworks building) to the post war (Finance House). These are well embedded in the street scene and do not alter the rich visual experience of Stokes Croft. Overall, the built environment is coherent, rich in visual interest, varied and adaptable to a mix of fine to medium scale uses.
Public realm The public realm in Stokes Croft is dominated by the highway requirements, the shops and their use of the pavement, either for displaying goods or for servicing and waste. There is very little in terms of amenity: there are few trees, no waiting or sitting areas, no public art or attractive lighting. The footways are generally fairly narrow for a shopping street (2-3m wide) and are paved with tarmac or standard concrete flags. The continuous active frontages provide the street with interest and purpose, with only a few areas where exposed gables and highways create spaces that are decidedly unattractive and void of meaningful use (later referred to as the “gap sites”). Dirty footways, litter and waste accumulating in the street are a problem, as there is a high number of shop, business and residential units which often do not have storage space for waste. This results in the need for additional cleansing and potentially special arrangements for waste.
Linkages and local destinations Stokes Croft provides an excellent pedestrian link to the city centre, to St Paul’s and Kingsdown. Within a short walk, via Stokes Croft, it is possible to access jobs, shops, community facilities, schools and green areas. The accessibility theoretically provided by the urban fabric, however, is in practice limited by a number of factors, such as a limited number of pedestrian crossings and the need to use underpassess and bridges to reach Broadmead. The reputation and reality of street crime, particularly at night are also a constraint to movement.
Vitality Stokes Croft has long stretches of active frontages and many shop units. It has, however, a fairly low level of vitality. This is because very few shops are able to attract visitors from areas outside the immediate walking catchment. Out of the 68 active ground floor units, only four restaurants and seven pubs/ evening venues appeared to have wider appeal. Only eight shops could be defined as “destination shops”, while the vast majority of the others have only limited appeal. There are also a number of cultural and creative activities in the Stokes Croft area (such as Kuumba, the Jamaica Street Studios and various creative professionals’ offices), which could contribute to the vitality of the street if they were better integrated and had more “presence” on the street.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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3 Guiding Principles The following principles summarise the aspirations of the local communities and of stakeholders, as expressed during workshops and consultation events. They are also consistent with Bristol City Council policy. They are the principles that illustrate what Stokes Croft should be in the future. Thus, they have guided the setting of priorities and the identification of the actions described in the following sections.
A busy and vibrant shopping and entertainment area Stokes Croft is and should remain a retail high street. At present it serves St Paul’s and parts of Kingsdown. In the future, it should attract visitors from a wider area, including the city centre, Broadmead, Kingsdown and Montpelier. It should have a range of shops for the local communities but also “destination places”: bars, restaurants, evening clubs, specialist shops and workshops for the Bristol creative communities.
A place of independent trade What makes Stokes Croft special is the presence of independent traders: many of which have unique goods to sell and many are also local residents and proud of being part of the local community. Stokes Croft is not a “clone high street” and has the potential to add to the range of shops available in Broadmead and in other parts of Bristol city centre. Moreover, independent trade is more adaptable to the physical characteristics of the shop units, many of which are part of period buildings and have limitations in terms of access and storage. The large format buildings should be retained to offer unique opportunities for independent large shops and anchor stores.
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A unique and historic environment preserved and enhanced for the future Stokes Croft has a very attractive historic environment, with buildings of different periods and of different types. These qualities are tarnished by the aggressive road environment and by a general state of disrepair and, in some instances, dereliction. Regeneration should aim to enhance the historic qualities and the unique appeal of the area and complement the period developments with high quality contemporary architectural designs that will become landmarks in the future.
An attractive place to live Many people live on Stokes Croft, and more could be accommodated in the upper floors of the shop units and in the redeveloped vacant sites. It is close to the city centre, to the expanding Broadmead, Temple Quay and the Royal Infirmary, making it possible to reach many workplaces on foot. To be very attractive as a residential location, Stokes Croft should be safer and should offer variety of accommodation and innovative dwelling types, to complement the high proportion of social housing in the area.
A mixed community that caters for everyone The area is very mixed in terms of ethnicity, religion, qualifications, career profile and household composition. Locally, there is, however, a high proportion of social housing and not very wealthy families. It is important that this social richness is not lost by gentrification and a short-sighted approach to change and development. It is essential, now and in the future, that as the area improves, homes, shops and community facilities for residents of different backgrounds are retained and expanded and as part of the future character of Stokes Croft.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
4 Key actions
and areas of responsibility
A great number of actions will be needed to achieve the priorities. In many cases it will be a number of concurrent small actions that will bring results. A range of actions, grouped under each of the priorities they aim to address, is provided in Section 6, accompanied by an outline indication of costs and of responsibility for taking the action. Likely sources of funding are also indicated where possible.
4.2 Priorities for spending developer contributions monies Private sector funds will be essential to the implementation of the Plan. It will be very important that they should be directed at the following actions (in approximate order of priority):
In this section, however, recommendations for early or essential action are provided, with a cross reference to the long list of Section 6. These recommendations are grouped according to the enabling factor (for example S106 - now S 46/47- monies) or the promoting organisation.
1 Funding of the appointment of an Enterprise Manager dedicated to Stokes Croft for five years –Action 5.2. The Enterprise Manager will then have fundamental responsibilities for the delivery of the Plan and the improvement of properties and retail in Stokes Croft (see Section 5.9).
4.1 Delivery
2 Provision of short stay off street car parking for shoppers, if possible –Action 2.5
The priorities and associated actions identified in this Plan will be promoted and monitored by the External Environment Task Group at SPUCP as part of the St Paul’s SPD and Neighbourhood Plan. The appointment of a person who is directly responsible for the Stokes Croft area on behalf of the External Environment Task Group will greatly facilitate the delivery of the plan. It is recommended that the role is undertaken through the appointment of an Enterprise Manager dedicated to Stokes Croft and funded through early developer contributions (Action 5.2).
3 Implementation of early highway improvements, including crossings, cycle lanes, footway widening and additional on street parking; supplementary funds from the Local Transport Plan and road safety budgets are likely to be required –Actions 2.3 and 9.2
The successful delivery of the Plan will also require the direct involvement of key stakeholders such as representatives from Bristol City Council, the Police, community groups and associated interests. Their efforts would be coordinated by the Enterprise Manager.
5 Streetscape improvements associated with the long term transport proposals – Action 9.2.
4 Design and implementation of enhanced pedestrian spaces at key nodes, including public art –Action 2.3 At later stages it will be desirable that developers also contribute to:
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Developer contributions Supplementary Planning Document No.4 (SPD4) - Achieving Positive Planning through the use of Planning Obligations (October 2005) provides guidance in relation to the type, level and delivery of contributions. Planning obligations are the mechanism by which measures are secured to guarantee that developments are compatible with their surroundings, thus enhancing the quality of both the development and the wider area . They are meant to ensure that the development makes a positive contribution to sustainability providing social, economic and environmental benefits to the community as a whole. In the Stokes Croft area there should be an emphasis placed upon supporting the local economy, localised improvements to the public realm and to highway safety, particularly during the first phase of the Action Plan. Significant highway and public realm improvements may require contributions from the private investors at a later stage. The use of public art, particularly in the form of kiosks, furniture and display boards, and artistic representation of the history and symbolism of the area will be encouraged. Contributions related to other planning priority areas will be sought by the Council. This will include affordable housing and other obligations justified by the detail of proposals coming forward.
In addition, Supplementary Planning Document 6 (SPD6) – Economic Contributions from New Development (October 2005), provides a framework to enable a wider distribution of economic benefits coming from new development. Bristol City Council wishes to encourage developers, contractors and subcontractors to participate in voluntary agreements, Local Labour Agreements and consider other economic contributions that can positively address social exclusion. Where Section 106 contributions are involved this will be covered by SPD4. Initiatives that developers could support in Stokes Croft include the following: -
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use local labour in construction through Local Labour Agreements apprenticeships for local people local supply initiatives (local business directories for example) flexible business premises and incubator units retail space for independents and essential goods and services (business start-up for example) business support retail and business area improvements (street wardens for example) community endowment fund (locally focused initiatives) company sponsorship schemes
Stokes Croft is, at present, an area of high risk for developers. The appropriate balance between the need for contributions towards improvements and economic support and the aspiration to facilitate development (Priority 6) will need to be carefully assessed.
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
4.3 Priorities for Bristol City Council planning department 1 Integrate the Action Plan with the St Paul’s SPD and commit to implementation of the priorities and actions through the adoption of the St Paul’s SPD. 2 Clarify, at an early stage, priorities for developments and associated contributions – Action 6.1 3 Employ developers’ contributions for local improvements – Action 6.2 4 Compulsory purchase key sites that remain undeveloped or derelict for a long period Action 3.7 5 Continue the offer of grants for restoration and refurbishment – Action 3.1 6 Provide advice and assistance to property owners and leaseholders for bringing upper floors back into use for business, creative activity or residential – Action 3.2 7 Design, and promote the redevelopment of St James Barton Roundabout underpasses and “pit”, to include a restaurant, improved public realm and signage; supplementary funds maybe sought from the Local Transport Plan and contributions from surrounding developments– Action 2.1
4.4 Priorities for SPUCP/ External Environment Task Group and Neighbourhood Renewal 1 Organise the launch of the Stokes Croft Action Plan and a promotional conference aimed at attracting potential businesses and investors; – Action 3.1 2 Appoint a person to promote and drive the implementation of the Action Plan, once adopted. It is recommended that the role is given to the Enterprise Manager - Action 3.2 3 Appoint and fund a St Paul’s Environment Officer, who could promote and oversee street maintenance and waste management - Action 3.4 4 Campaign for more effective policing and for the deployment of PCSOs (Police Safety Community Officers) in the area – Action 1.1 5 Through the Arts and Culture Task Group, prepare a programme of events and art installations, identifying, when possible, appropriate fund sources. Liaise with the Enterprise Manager for publicity and coordination – Actions 5.1 and 5.3
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4.5 Priorities for Broadmead Board Limited and Broadmead BID
4.7 Priorities for a Bristol City Council “environmental task force”
1 Support and promote the redevelopment of St James Barton Roundabout underpasses and “pit”, jointly with the Council – Action 2.1
1 Establish a team of key environmental officers from BCC (Waste Services and Street Scene Department, Clean and Green Team, Neighbourhood and Housing Services, planning and licensing enforcement teams, Drugs Strategy Action Team, etc.) to draw up a plan of co-ordinated enforcement or improvement of services. A locally appointed St Paul’s Environment Officer (Action 3.4) or other person from BCC endorsed by the St Paul’s Environmental Task Group could initiate the process, ensure liaison, co-ordination and prompt enforcement.
2 Make sure that the signage within Broadmead signpost to Stokes Croft’s independent retail and leisure offer - Action 2.2 3 Include Stokes Croft restaurants and independent / destinations shops in the Broadmead shopping directory - Action 5.3 3 Seek opportunities to support the promotion of creative arts in Stokes Croft - Actions 5.1 and 5.2
4.6 Priorities for Bristol City Council transport operations and highway department 1 Incorporate aspirations for better pedestrian environment in Stokes Croft and highway proposals in the updates to the Local Transport Plan - Action 9.1 2 Review, promote and provide funds to complement developer contributions monies for the implementation of phase 1 highway improvements – Action 9.2 3 Develop and implement the longer term highway proposals - Action 9.3
2 Review current maintenance practices, street washing and litter bin collection; improve standards as appropriate for a high street – Action 2.7 3 Facilitate the co-ordination and management of trade waste - Action 3.5 4 Investigate options for a more acceptable system of residential waste collection - Action 3.5 5 Review of off-licences in and around the street and enforcement of existing regulations/ restrictions – Action 1.2 6 Review and supplement Legible City and highway signage – Action 2.2 7 Monitor the impact and management of local support agencies and hostels and investigate the potential of restricting or relocating services – Actions 1.3 and 1.4 8 Investigate breaches of planning permission and available planning enforcement powers (S215) to remove clutter and waste from private properties – Action 3.6
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
4.8 Priorities for an Enterprise Manager when appointed It is recommended that an Enterprise Manager be appointed through an existing organisation, and thus benefit from established support and experience. The position should be funded for at least five years through private sector funds (developer contributions). It is expected, however, that fund-raising activities will be required to cover some of the promotional activities. Key early actions that the Enterprise Manager will have to co-ordinate and manage are: 1 Promote and monitor the implementation of the Action Plan, under SPUCP and the St Paul’s External Environment Task Group. 2 Provide free advice for the preparation of robust business and marketing plans for startup and existing businesses – Action 5.2 3 Encourage local traders to enhance their shop layouts and window displays – Action 5.2 4 Support investors in finding an appropriate property in Stokes Croft, or help landlords finding tenants for vacant properties - Actions 3.3 and 5.4; 5 Promote, support and facilitate creative events, art installations and temporary use of vacant premises - Actions 7.2 to 7.4; 6 Organise fund-raising, sponsorships, marketing events and publicity - Action 5.3; 7 Encourage initiatives to control disorder Actions 1.3 and 1.7; 7 Provide initial information on restoration grants and conversions - Actions 3.1 and 3.2; 8 Provide professional liaison to the Stokes Croft Action Group, which unites most local traders but requires greater assistance to develop its full potential.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Enterprise manager window displays improved and shop vacancy reduced
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1
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Map 4.2 - Medium term actions - within 5 years
59
TT
33 to 47
ST
S' ME JA
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RA
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on
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to
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R
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St James House
Council Office
to
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26
29
15
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Finance House redevelopment complete
IC
2
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The City
ST
42
32
13
Finance House
54
Y
41
W
T
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Dairycroft
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34
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Improved frontages
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PH 18
LO
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Ashley House
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66
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80
DA SQ LT UA ON RE
New cycle lanes
75
ch ur Ch
ST
4
R ST
25
22
84
8 AS
18
ET
Works
82
OM
to
RS
RO
TY
19
21
84a
TH
1
ME
87
AD RO
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20
24
86
12
1 to 5 Henderson House
18
SO
CI
y
Westmorland House redevelopment at advanced planning stage
Croft Dale
Works
90
70
H
Francis House
1 10
16
94
2 RT
er
25
0
NO
S
YN
98
5
ET
rs
19
Armada House
11
9
2
RE
AD RO
17
4
St a
Nu
51
to
30 ST
LR
ND MO UM DR
AD
RO
5
Su b
6
El
7
36
33
86 a
82
E
GW
9 10
99
SM
1 to 86
Armada House
New pedestrian crossings
T EE
T
EE TR
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e
1
4
86
V
PH
Shapland House
9
CK
id
9
12
7 11
9
NO
H Hil ls
Somerset Cottage
Spring Hill Villa
5
O ST
42
ET
9
9
104
RE
17.1m 13
11
IG
ST
RT
RO
1
l
108
26
New improved urban space
LG
ade
BR
3
RE
ST
AB
BA
12
Cit
1
108a
22
RE
DA
2
7
108b
12
St Paul's Community Centre
ET
AS
RN
m
.7
20
1
1b
2
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TH
HIL
ist ch
ur
85
UA
RO
23.8m
SA
10
93
AD
EY HL
AS
17
AD
12
Malcolm X Centre
nt
RO
14
SQ
9m
.3
37
9
21
110
8
D
23
BM
to
30.2m
FI EL
16
21
New parking spaces
60.7m
29
9 to 12 15
NG
18
TL
AS
1
Ch
PH
D
RI
EM
AN
Prior's Hill
LB
GT
25
1a
(PH)
116
14
AV EN UE
83d 83c
51 NE
LA
ON
IN
LL
Mews
Catherine Court
The Magic Box
SP
OM
83b
83a
71
65
16
RO A
75
15
E
85
83
22 The
M
4
'S
2
WE
ve
128
1
BUS P STO
B
SMY 3 1 DE3.2 NH4m A
69
7
Garage 12
8
27
2
FR
ce
New parking Restricted to off-peak
BUS STOP
AD
24
MA TT HE W
Pla
on
3
Ad
RO
gt
5
4
1
LD
AD E RO
138
5 F 7
IE
13
140 142
LANE
17
llin
7
144
10
8
7
ST
89
We
67
16
NG
E PLAC
PARK
RT ALBE
VILL
7
RI
IS NORR
AD
4
SP
64
1
RO
AM NH DE SY
W AL K
AM
23
152
SY DE NH
El Sub Sta
ROAD NCOTE
45
V IC TO RI A
BANN
8
31
18
ER
20
62
ROAD 3
WOODMA
156 El Sub Sta
13
UE EN AV
NE
ON GT IN
LA
8
2
W
AM
44
32
23ELL
Dovercourt site redevelopment started
Garage NH
ry ke Ba
SY
56
PICTON MEWS 41
1
86
45
OAD M R
3
DE
56
34
LL
UE AVEN
URY TESB SHAF
76
58 49
HI
27
19
42
Y
160
LE
NHA
L
1
45
11
LTE
AR
HI L
CHE
HA M
11 64
Garage
Polish RC Church
28
52
Garden Court
A V E N U E
y
er
rg
Su
40
19
A R M ID A L E
5
5
25
SY DE N
6
166
2
12
Works
25
Beaufort Stores (PH)
8 to
D
-
A
7
1
O
6
R
40
9
M
Th 12 e 14 Az 1 ur 5 3 e
A
14
N
H
TH BA
14
E
Millbrook Court
24
5 4
11
D
9
5
4
3
3 8
S
Y
S
NG
DI
IL BU
38
a 26 24
Car Park
1
E PLAC
NHAM ELTE R CH UPPE
35
39
179
52
15
3 2
St Andrews Mews 1a
174
17
RO 4 AD4
ME
N
34
TO
40
LS
AR
SO N
35
CO
0
Y LE
ks or W
G48I B
3
6
2b
ES AG TT CO
4
42
2
174d 174c 174b
0
38
WS
44
PH
43
5
40a
a
42a
54
42
b
174a
54
El Sub Sta
Car Park ME
AD
OW
ST
RE
ET
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
35
PH
23
21 to 17 15
1
a r d Y 's
1b 17
35
3
48
1 56
66
es tt ag
Co
2
a 54
24
14
6
7
3
2
N PICTO
9 15
24
2
1
32
30
ST RE ET PICT ON
12
14 12
1
14
4
2 14
10 56 to
19
17
15 to 12
54 55
33 34
12
4
14
36
15
23
34
22
16
NO
Norfolk House
RE ST
Su
ET
10
21
a St
RF
1
32
30
26
a y
UE
28
ET
b
roke Pemb ce Pla
Spectrum 12 to 20
18
Bank
STRE
El
Wyndham Court
ET
York House
S M
ROKE
AV
OL
RD HA ITC PR
fices cil Of Coun
ET
M
ay
w
1 to
k
RE SQUA
STRE
S
bw
ET
Su
RE
ST
u b
olk rf s No ight 13 He
ac
ICK
YORK
H
Pa rk
S
10 9 3 23 2 17 31 16 30 24
1
to
5 6
6 3 to 1 &
1
STRE ET
MOON
10
21 17
24
28
22
34
6
1 to
me ad on Av 38 36
32
21
17
15 11 9 7 1 to 11
PH
30
32
42
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37 35
33 to
27 29
9
15
CR ES OK ST
43
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Ho
re ua
Sq
54
69
67 65 63 57
53
OF
T
49 47
45
e us
Ho s ne
1
el st
24
3 3
ay aw
th Ha
22
1 2
22
STOKES CROFT
93 95
89 91 85 87
81 77 79 5 4
41
9 3 t
7
Po h 15 ilip u s s e o
1
H
Ho us e
Fr
H SO UT ET
52
us e
Ho a ad
e eeH moau nste l
13
64 65
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th DO e VE de S afTR E fo r e nt r Ce
g
2
3
(PH) 113 111 115 103
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PO 97 to 101
nry maso
ARMA DA PL ACE
El
E
R
T
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E
4
2
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Th e
E
T
(PtHha H) ere
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ST R T SE ME R
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e
to
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le nt ma ee
7
6 7 8 4 5
133
125
y nr so
gm a Slopin SM
St a Su b
T EE
A ADE p s R A P N W O D
El
BUS STOP
ET
2
3 15
8 to 1
E R A U Q S E L T N A M E R F s illa V
49
to
ET
2
ST RE
7
9
S
10
3
LE
9
&
5 4
3 2
Kin
1
50
to
1 7
6
CH AR
8
ET
2
1 to 10
RE
10 5
8
le
5
9
25
to 6
7
5
23
1
4
13
ST
Portland Mansions
9
3
1
se
to 12
Fr
8 3
15
16
14
22
14 to 19 7
22 50
24
Ho u
20 to 25
a
RE
s
22 15 1 8 29
UL
ST
18 to 23
26 to 31
22 12
94
23 44
26
19
90
129
RE
PA
N
123
ft
Tr
SW BRUN
Ca
Sp irit of St Br at isto ue l
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cle
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r
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RT
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Cy
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to
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land
14
to
to
y
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12
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7
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S
121
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18
TO
25
to
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GH
37
43
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82
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86
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0
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8
58
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19
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Su
ST
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6
9
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10
28
8
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us
6
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78
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5
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1
22 .9m
7
25
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46
1
TT
in
t en nm
dw
LI
Go
r ve Go
4
Su b
56
4
ET RE
1
3
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68
ST
13 ET RE ST
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1
ks
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25 23
8
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Capital House
SM
N
Cy
PC
bw
PC
Su
RT
ON
FB
WF
OU
ND
N LA
D
RE ST
cle
Tk
ET
NE
Shelters
t Co ur
to
50
46
40 to 44
34 to 38 32
22
32
24
20
18
12 to 16
10
8
1
to
70
Ha no
ve
r
66
101 to 105
ET
73 to 77
ON
5
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
71
RE
Map 4.3 - Longer term actions - within 10 years
59
TT
33 to 47
ST
S' ME JA
Hall
El Sub Sta
RA
ST
ST
PH
52 to 62
5
1
ay
BA
64
ET RE ST
ay Subw
GH
LL BE MP CA
17
e us6 Htoo
Wor
EY
K
RE ER ST
UG
Th e
rt
EN
Club
CEST
RO
RT
BA
9
arke Walk t
I NB DE
23
ET
on1
ET
Mortuary
36
rt
RE SQUA
GLOU
BO
RL
ON
ST
te
ICK
7
MA
TS HI W
ET RE
ON NN CA
es
SURR
PH
BOND STREET 8
Haym
Omnibus and Coach Station
23
RE
Ch
53
STRE
Subway
7
ST
47
8
to
SW BRUN
ME
6
h wit s a ul Pa nacbh rr St Ba hu St C
Church
Barton House Mu ltis
SM
ET RE ST
to
43
1
ET S M
ON
S'
RL EA
2
42
PH
RE
ST
SM
ST
10
to
15.2m
33
PEMB Mu ltis to re y
Marlborough House
JA
RE
Po
12
UE
AG
LAND
ER CUMB
South Plaza
El Sub Sta
ON
AD
31 32
ound l Gr Buria
r elte Sh
NT
MO
17
15
ET
SQ
29
13
STRE
UA
ND
LA
RT
Trelawny House
s
Council Offices
S BU STOP
Surrey Lodge
ET
Council Offices Wilder House
Brunswick Court
STRE
e
2
int All Sa e Hous
Th
E
CH
on
27 28
Warehouse
RK R YO
am nhe Keus Ho
16
H)Mo (Pll
Fu
22 24
2
2
H
to
UT
1
SO
El Sub Sta
Council Office
NE
PH
S
BIS
ST
25
Decourcy House
St James House
LA
EE TR
Brunswick Square Cemetery The Coach House
UPPE
L
18
T EE
29
HIL Y RR
R ST
to
23
UE to 16
P
HO
ET
RE
R
AP
CH
26
Cave Court
15
Cherry Court ST RE ET
T
TE
to
ET RE ST
Garage
7 25 2
to
Car Park
13
9
BA RT ON
5
24
S
Works
Croft House
4
R DE IL W
p ho Bis e ac rr
Te
se
se
LD IE
C BA
Works
Hamilton Court
12
PO
AG
12 St a
to
ou eh
ou
KF
23
14
1
eh
10
Alexandra House
NT
to
b
to
VE CA
York Court
32 to 39
FI
ar
o
2
Su
18
48
EL
CK
BA
Bishop Mews Depot
War
W
t
4 to 10
MO
1
El
Depot
Co
El Sub Sta
rt d ou an C ry rs ua ne rt ro Mo Co y Cit
to
Works
to
c
Pedestrian friendly ‘slow traffic area
12
2
1 to 55
Montague Court
40
Ba
er
ild W
ld
Club
20
RO W
9
UE
Ho
s
ie kf
DS
PH
Works
t ur
e us
18
E
27
V DO
ET RE ST
EN
NE
ET RE
AV
LA
ST
E
S
Warehouse
Works
99
RK
AR
LD
YO
SQ U
12
26
8
FIE
R
NG
CK
PE
KI
The Coach Ho
PR IN CE SS
BA
UP
SQ UA RE
Warehouse
1 10
Works
10
3.7 5m
32
G
Improved link and King’s Square
H UT SO
38
KI N
25
a
5
10
fie
24
St
T
6
1 8 to
2
Su
b
Kings Court
ck
36
48
9
2
El
ad Ro t y is Cit apt ch B ur Ch
to
o
E
Carolina House
Works
7
10
New highway and parking arrangements implemented 22
rt
u Co
St Paul's Day Nursery
Works
28
s
BUS STOP
SQ UA R
Works
ld
Ba
40
t
G
to
1
PH
18
S
EE
4
Temple T
1
KI N
R ST
3
to
to
39
K
16
12
1
1a
The City
ST RE E
RE
ST 'S
IN PR
El ta S ub
5
E
R
T
S A
IC A RAM J EE T
30
L
17
ST
3
HIL
o t
E
2
G
GA Y
30
RIN
E
5
2
OV
to
Springdown Ho
SP
Maple House
T
GR
20
New highway arrangement
2
HI14 LL
54
6 1
Works
ER 2
ET
5
18
IC
18
34
5 9
Orchard House
(Probation Hostel for Boys)
PH
LO W
RO
SW UN BR
5 7
Ashley House
TY
D
CE
CI
62
Priory Cottage Hil l
RO
AD
66
a
KE
St
OC
b
A RO Inkerman OR (PH) EN V OS GR
1
1
Su
42
32
13
Finance House
1
El
17 Sp rin g
7
5
76
ET
11
6
4
RS
17
Club
41
80
DA SQ LT UA ON RE
1
Dairycroft El Sub Sta
18
ME
ET
18
SO
RE ST
9
55
Club
HT
PH
y er rs Nu
Training Centre
ST
ET
to
Spring Hill Villa
IG
BR
69
AD
IG
Bank
RE
AD
BR
ST
P
RO
N
31
8 AS
HE
R BU
1
Shapland House
75
nt me le tt Se
Henderson House
Works
82
OM
RO
TY
s ul' Pa
TH
AD
22
84
12
1 to 5
87
AD RO
25
H
Francis House
N UR PB HE
20
24
Armada House
84a
70
RT
15
Croft Dale
Works
0 2 NO
PH
CI
y
ch ur
ET
1 10
Ch
RE
RE
St
ST
ST
16
86
E
Somerset Cottage
er
19
90
V
rs
21
94
11 5
2 9
RO
RO
a
11 7 11
32
St
YN
98
to
30 LG
E
b
Nu
51
33
86 a
82
HIL
PL
4
86
Su
5
36
El
6
1 to 86
Armada House
7
1
4
93
YM
e
9
12
1 to
16
4
HI LL
9
5 16
36
LANE
2
141
78
24 a
24 22
2
LR
id
17.1m 9
13
99
SM
Improved footways and pedestrian environment
R
22
ls
GW
25
H Hil
AD RO
NO
RT
60.7m
ND MO UM DR
42
ET
ST
AS
9 10
Westmorland House: redevelopment complete
104
RE
AB
BA
19
ST
Prior's Hill
RN
m
12
26
AS
AV EN UE
ET
17
OM
'S
5
9
AD RO
TH
St Paul's Community Centre
T EE
9
9
RE
108
Improved pavement
UA
108a
SQ
12
NINE TRE E HILL
22
7
3
KE OC ST IG BR
108b
1b
2
1
l ade Cit SA
10
MA TT HE W
2
1
1
85
14
.7
20
7
RO
12
ST
23.8m
AD
21
21
DA
1a
E
4
54
48
1
9
AD RO
9
21
30.2m
EL D
110
8
FI
16
141
6
NU GE NT
21
ist ch
ur
EY HL AS
to 12 15
NG
TL
Malcolm X Centre
nt
Ch
ve
17
33
2
14
99 101
Ad
29
25
9
RI
18
AN
51
9m
.3
23
BM 37
to
116
SP
EM
57
LB
LA
ON
16
PH
D
75
14
83c
51 NE
GT
IN
LL
17
Catherine Court
The Magic Box (PH)
RO A
83b
2 14
1a
Ar
97
mid ale
85
9
1
10
173
ild e r
2
12 73
3
2
1
128
1
B
M
83a
71
65
83d
5
4
WE
Mews
The
SMY 3 1 DE3.2 NH4m A
69
FR
63
85
83
27
24
Improved footways and pedestrian environment
15
53
Garage 12
8
22
4
41
138
AD
2
35
7b 7a 16
40
7 16
4
29
17
44 10
1 17
24
38
B u
3
9a 16
36
9
2
31
1 20 6
12
13
140 142
RO
89
ce
67
BUS STOP
LANE
5 FI 7 EL D
Pla
n to
7
144
10
8
7
NG
PLAC
PARK
RT ALBE
ROAD
BUS STOP
16
17
LLE ISVI
AD
RI
E
1
RO
4 7
SP
3
NH
AM
64
1
DE
AM NH DE SY
W AL K
ing
ll We
23
152
SY
RI A
NORR
31
45
El Sub Sta
BANN
ROAD
13
UE EN AV
El Sub Sta
18
62
ROAD
ER
20 8
NCOTE
ON GT
156
E
WOODMA
IN
LA N
8
V IC TO
8 to
W
NH
44
32
23ELL
Garage
DE
AM
56
41
SY
19
ry ke Ba
45
PICTON MEWS
D
1
86
49
56
UE AVEN
URY TESB SHAF
76
Dovercourt site: redevelopment complete
OA M R
3
40
42
1
58
34
NHA
HI LL
27
14
14
Y
160
AR LE
L
11
L TE
HI L
CHE
HA M
45
Garage
Polish RC Church
28
11 64
A V E N U E
y er
rg Su
25
40
52
12
A
166
2
25
Beaufort Stores (PH)
19
Garden Court
-
A R M ID A L E
5
5
SY DE N
e
Works
3
1
A D
zu 15 re
O
6
R
3
M
9
A
B
TH
BA
Th
H
24
Millbrook Court
N
5
4 7
14
11
D
8
Y
E
GS
N DI
L UI
38
3
S
5
2
9
4
3
a 26 24
Car Park
1
E PLAC
NHAM ELTE R CH UPPE
35
39
179
52
St Andrews Mews 1a
15
ks or
174
RO 4 AD4
WS
34
Y
AR
ON
ME
N
40
TO
W
LE
LS
42
CO
CO
17
G48I BS 35
ES
3 0
AG
TT
4 6
2b
0
2
174d 174c 174b
43
5
38
40a
a
42a
54
44
b
174a
54
42
El Sub Sta
Car Park ME
AD
OW
ST
RE
ET
5 List of Actions Priority 1 Make Stokes Croft safer The problem:
The solution:
Stokes Croft has had, for some time, a reputation for street drinking, drug use, intimidating behaviour, car crime and shoplifting. This type of crime has decreased since the introduction of a street drinking ban in 2003, but it has not disappeared. The high concentration of support agencies for refugees, people with addictions, the hostels and housing in multiple occupation appear to attract to the area people with unpleasant behaviour. Ultimately, the high vacancy rate of properties in the street reduces the level of natural surveillance and legitimate use of the street, leaving the spaces to be colonised by less desirable users. There are two police officers on beat in the area, one for each side of Stokes Croft. Although they are familiar with the local communities and traders, they are insufficient for this type of area.
Safety in the area would spontaneously increase with a boost in footfall, higher take up of properties and rebalancing of housing tenures. These will be addressed in other parts of the Action Plan. However, effective deployment of Police Community Safety Officers (PCSOs), tighter enforcement of the drinking ban and shop licensing and improved management of potential disorder in public (by the clubs as well as by the social support agencies) will go some way towards increasing safety and security.
Action 1.1 Supplement existing police with Police Community Support Officers and prepare a Community Safety Strategy. In Neighbourhood Renewal Areas and Pathfinder areas elsewhere in the country, police has been supplemented by Police Safety Community Officers (PCSOs) who work within the framework of a community oriented safety strategy, identifying patterns and trends, setting actions to control unwanted behaviour and monitoring indicators.
Police and PCSOs should be encouraged to develop a Community Safety Strategy, in consultation with the local residents and businesses, identifying priorities and developing a system of monitoring and reporting to the community. Responsibilities: Avon and Somerset Constabulary in liaison with External Environment Task Group
It will be desirable that the PCSOs that are going to supplement the police officers on beat are made familiar with the local issues, as well as the aspirations of this Action Plan.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
37
Action 1.2 Review of off-licences and bar licences in and around the street Currently a number of premises are understood to sell alcohol to street drinkers at any time of the day. Off-licences should be reviewed and either a time restriction or ban imposed. This may constitute a loss of local trade (and product range) but will hopefully discourage street drinking in the area. The limit or ban could be reviewed after 2 years. Bars and restaurants applying for extended opening hours under the recent Licensing Act should be closely monitored, to ensure they add to the enjoyment of the area and do not create additional disturbance. Cost: BCC officers’ time; loss of trade for local shops (counterbalanced by actions to increase footfall and trade, see Priority 2 and 4). Responsibilities: BCC licensing and enforcement departments to audit the licensing terms for the study area, than monitor and enforce any breaches.
Action 1.3 Encourage support agencies to improve management of their clients Currently clients of a number of agencies in and around Stokes Croft, such as the Bristol Specialist Drug Service and the Refugee Service, gather in groups outside the services, sometimes exhibiting inappropriate behaviour. Talks with the managers should be undertaken and management solutions put in place to avoid the need for waiting time in the street and to encourage users not to loiter outside the premises. The use of all powers given to the police and the community to control and
38
enforce behaviour (such as ASBOs) should be considered as appropriate. Cost: revision of management practices Responsibilities: SPUCP and BCC Safer Bristol Partnership to initiate talks; service managers to enforce. Continued monitoring could be one of the tasks for a nominated Street or Enterprise Manager (See Action 5.2). Police Community Support Officers to work in the area and consider the use of ASBOs.
Action 1.4 Prevent further expansion of support agencies and relocate a few There a general agreement that the number and range of support services in the area create negative impacts. No further expansion of local services or hostel accommodation is considered appropriate. This is covered in Planning Advice Note 19 (PAN19) that identifies a maximum concentration of 40 bedspaces within a 400m distance of a new hostel. Stokes Croft is an area where concentration is high and thresholds need to be monitored. PAN 19 came into force in 2004 and does not allow retrospective enforcement. However, PAN 19 will prevent further expansion of the services in the area. Moreover, BCC Regeneration Division, with the support of SPUCP, could encourage support agencies to relocate, for example in conjunction with reviews of service provisions. This could be the case, for example, of the services provided by the Bristol City Drugs Strategy Team. Cost: Relocation costs to be evaluated on individual basis. Responsibilities: BCC Regeneration Division to liaise with agencies. BCC Safer Bristol Partnership and SPUCP to provide support.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Action 1.5 Reduce the impact of undesirable businesses There are activities in Stokes Croft (massage parlours, eateries with very poor standards of hygiene for instance), which have an undesirable image and do not help the regeneration of the area. Actions to improve the situation could include: •
enforcement action where non compliance with planning permissions is evident;
•
use of S215 powers to clean up the premises as their condition adversely affects the amenity of the area, particularly given the Conservation Area status of Stokes Croft;
•
Models from elsewhere in Bristol (such as Broadmead’s Radionet system) or from elsewhere in the country should be explored and consulted upon. Funding could come from Home Office funding for increased safety in the community. Responsibilities: BCC Neighbourhood Officer and Enterprise Manager (Action 3.4) in conjunction with the Police.
Action 1.7
investigation of any breaches of Health and Safety or Employment legislation.
Cost: Enforcement action would form part of the enforcement team’s budget of BCC. Section 215 powers would be managed by the planning department with input from the Clean and Green and legal departments of BCC. Appropriate budgetary arrangements would need to be agreed. SPUCP and a nominated Environment Officer (see Action 3.4) would provide on-theground support. Responsibilities: BCC planning, Clean and Green and legal departments to prepare enforcement and Section 215 work. SPUCP to provide supporting role.
Action 1.6 Creation of a network of crime watch and prevention among businesses Opportunities for the establishment of a local network of traders trained in the observation and prevention of crime could be developed with the support of the local police.
Addressing the Night time economy Work with the Policy and the Safer Bristol Partnership to adopt the best practice operating in the City Centre to ensure the safe enjoyment of the clubs, pubs and evening entertainment venues in Stokes Croft. A range of cooperative partnerships between the police, the licensed venues, the ‘door safe’ staff, the paramedic teams; together with the evaluation and reconfiguration of lighting levels and cctv cameras has led to a much-reduced level of incidents in the city centre on Friday and Saturday nights. The progressive extension of these initiatives to cover the evening ‘hot spots’ in Stokes Croft would do much to ensure the safety and reduce conflict with other users and residents in the area. Cost: the additional costs of rolling out the most successful initiatives would be approximately £50,000. This could be provided through a combination of s106 contributions from new leisure developments, voluntary contributions for clubs and pubs in the area, and bids to the Home Office for Crime reduction initiatives. Responsibiltiy: The Safer Bristol Partnership and the Police working with Enterprise Manager.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
39
Priority 2 Increase footfall The problem: Current footfall levels along Stokes Croft are between 180 and 300 people/hour on average, with higher footfalls at the southern end of Stokes Croft. Footfall levels are higher in the morning peak, when shops are closed, and are clearly not sufficient to support good quality independent traders. Research by Space Syntax indicates that an average of 400 people/hour is required for small independent shops, while 200 people/hour are sufficient to support a café.
The solution: A boost in footfall is likely to derive from increased safety and improved attractiveness of the retail offer in terms of range and quality. Increased business for the shops will be also the result of redevelopment and increased residential. Concurrent actions in these areas are required (see Priority 1, Priority 5, Priority 6 and Priority 9). However, improving the streetscape, the crossings, parking and signage is a potential way to encourage more people to walk though Stokes Croft. Improvement should focus on the street and the links to nearby areas (including Kingsdown, Montpelier and Broadmead).
Action 2.1 Improve St James Barton Roundabout underpasses St James Barton is the key access to Stokes Croft from the city centre and Broadmead. It is the area through which people who are walking from Stokes Croft to work or shop in the city centre pass, and the one that customers of Broadmead wanting to shop or have lunch in Stokes Croft will also use. At present it provides a fairly direct link through an unattractive area. Lighting of the underpasses has been improved recently, and signage (now indicating Stokes Croft for the first time) has been reinstalled. A 2001 study by Urban Initiatives and subsequent BCC studies concluded that it will be inappropriate to take all crossings at level on grounds of pedestrian safety. It recommended that at least one route at level should be offered, as an alternative to the underpasses. The proposals and designs for the pit where estimated to cost over £1M and no funding was ever secured. A simpler solution could include landscape enhancements and a kiosk, rather than a radical redesign and substantial structures. The crossings could be included at a later stage.
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Key improvements should include: •
ensuring that signage identifies Stokes Croft’s local attractions (such as Kuumba);
•
redesign of the underpasses to include colour and art (see examples in Fig. 5.4-5.7);
•
at least a small scale development (a restaurant, open in the hours of darkness) to provide some natural surveillance and encourage people to use the area (see Fig. 5.1);
•
new planting and pavement (See Map 5.1);
•
rebuilt/ renovated toilet blocks.
Cost: £300,000 for the underpasses and additional signage, £100,000-500,000 for the restaurant unit (high quality kiosk/ landmark building); £200,000-300,000 for landscape improvements; £300,000 for highway management and crossings. Sources of funding include the Local Transport Plan, developers of Barton House and sponsorship of Broadmead Board Limited, Responsibility: BCC transport department, Broadmead
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Kiosk/restaurant
Performance space
Seats
Toilets
Map 5.1 - Proposals for St James Barton Roundabout
Fig 5.1 - Kiosk example
Fig 5.2-5.3 - Aspirations for St James Barton Roundabout pit and crossings (Urban Initiatives, 2001)
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
41
Action 2.2 Improve the signage to and from nearby areas Bristol City Centre adopted a comprehensive legibility strategy with high quality street furniture, that “brands” the city centre, facilitates movement and advertises destinations. Stokes Croft is partially included within a recently planned extension of the area of Legible City signage, including St Paul’s, but not the western side of Stokes Croft. It will be essential that: •
existing Legible City signs within walking distance of Stokes Croft are revised and integrated pointing to Stokes Croft and its attractions (Kuumba, Picton Street or even a “Stokes Croft independent shops” sign);
•
Legible City is extended to include Stokes Croft with signs at key locations on both sides of the road (see Map 5.2);
•
community boards and signage is of similar standard of quality of Legible City, and designed to complement. Alternatively, community boards could also be individual pieces of public art, advertising the areas’ skills, and thus have a unique and more daring design (see Action 2.3);
•
Interpretation boards at key historic locations/ buildings of interests.
Road signage should be revised to encourage traffic to use alternative routes and disperse before reaching St James Barton Roundabout. For example, traffic leaving the Bristol Royal Infirmary could use Dighton Street and Jamaica Street, rather than the main Roundabout. This would be strongly encouraged by the proposals of Action 9.3.
Fig 5.4 - 5.7 - Examples of underpass improvements for St James Barton Roundabout
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Cost in addition to current budgets: £10,000 for the community boards and interpretation panels (standard type); £10,000 for road signage. Sources of funding: S106 agreements, Local Transport Plan for road signage.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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5
4
Ad
d
AD
EM
LLE
llin
22
FR
ISVI
138
RO
89
We
13
140 142
5 FI 7 EL D
PARK
RT ALBE
E
7
144
NG
PLAC
67
Roa
LANE
7
17
NORR
ham
10
8
16
RI
64
1
AD
4 7
SP
ROAD
RO
13
UE EN AV
AM
NCOTE
ON GT
NH
AM NH DE SY
W AL K
23
RI A
lten
V IC TO
DE
152
SY
Che
45
El Sub Sta
8
31
18
ER BANN
20
62
ROAD 3
WOODMA
IN
156
El Sub Sta 8
63
W
LA
NE
44
32
23ELL
Garage NH
AM
ry ke Ba
45 41
DE
56
PICTON MEWS
D
SY
19
86
49
OA M R
1
53
7a
1 17
40
9a 16
44 42
56
UE AVEN
URY TESB SHAF
76
58
34
L
2
15
N HA
HIL
27
3
11
LTE
LE
Y
160
CHE
AR
HI LL
1
45
Garage
Polish RC Church
4
re
er
28
11
64
A V E N U E
y
rg
Su
SY DE NH AM
40
52
Garden Court
14
u
166
5
25
10
A R M ID A L E
5
2
19
12
Az
Works
-
D
6
A
e
3
O
1
R
25
Beaufort Stores (PH)
24
9
M
Th
A
TH
BA
36
H
2
Millbrook Court
N
41
38
ild
3
6
E
7
12
11
D
8
Y
5
4
3
3
S
S
NG DI
IL BU
38
14
2
35
Y
1
20
9
5 4
3
8 to
173
35
14
31
40
24
1a
15
Car Park
1
E PLAC
NHAM ELTE R CH UPPE a 26 24
St Andrews Mews
39
179
52
LE
34
WS
ks or W
RO 4 AD4
ME
N
40
TO
42
LS
17
35
Y
AR
CO
TT
174
G48I BS ON
CO
0
6
3
ES
AG
4
2b
0
42a
2
174d 174c 174b
43
5 38
44
PH
40a
54 a
42
b
174a
54
El Sub Sta
Car Park
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
ME
AD
OW
ST
RE
ET
43
Action 2.3 Bring the streetscape to a good standard of design throughout At present there are some variations in quality within the Stokes Croft streetscape: some areas have very old tarmac footways with successive patching, others have standard 400mm square concrete flags. Street furniture is very limited and of average quality. There is only standard road lighting. Improving the streetscape will give a lift to the quality of the overall area, ahead or in conjunction with refurbishment and redevelopment. Streetscape improvements should enhance the historical qualities of the Conservation Area (see Priority 8). Short term improvements could be localised and not dependent on major traffic changes. Along Stokes Croft there are “gap sites” or small spaces, which could greatly contribute to the overall street scene by providing special interest including well detailed paving and hard landscape, public art, trees and potentially seating space (once safety is improved). These sites are at the junction of Stokes Croft and • • •
Nine Tree Hill City Road Jamaica Street (Turbo Island site).
Proposals are shown on Maps 5.3 to 5.6. More details about the potential for art is given in Action 7.1. It is suggested that a typical set of design details for Stokes Croft is developed and employed, over time, throughout the area to improve the streetscape in sections: •
The footways should be paved in natural aggregate concrete setts, have granite kerbs and three sett-drainage channel (see Fig. 5.8, Anchor Road, Bristol);
•
Pedestrian crossings should have neatly laid out blister paving and a wide band (3m at least) of natural aggregate setts embedded in the carriageway to signpost the pedestrian space (see Fig. 5.10).
Fig. 5.8-5.12 - Examples of appropriate streetscape
• 44
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
1
23
21 to 17
15
d r a Y 's r u B
35
3 1 56
9 16
66
7 16
48
1b 17
1a 1
7b
a 54 24
6
22
14
1
17 24
28
4
30
32
2 22
14
10 34
52
56
1
19
17
15 to 12 34
10 3 23 2 17 31 16 30 24
5 6
to
12
S
9
STRE ET
MOON
to
4
1 to
Av on me ad 38
32
21
11 9 7 1 to
11
2
42
to
e abov 23
37 35
33 to
27 29
36
1
1
T OF CR ES OK ST
43
Jo n Ro
17
15
69
67 65 57
53 49 47
45
e us
Ho s ne
23 22
1
el
re
54
3
3 5
Ho
ay
aw
th
st
24
STOKES CROFT
93 95
89 91
85 87
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41
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7
Po h 15 ilip u s s e
o
1
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e
us
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WF NE
D
ST
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O
30
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34 to 38 32
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32
24
20
18
12 to 16
10
8
1
to
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ve
r
ET
ON
RE
TT
101 to 105
ST
5
1
5
Hall El Sub Sta Mortuary
Ha no
SO UT
ET
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Ho
15
64 65
Ho us e
eeH moau nste le
to
1
Fr
th DO e VE de S afTR E
fo r
ua
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(PH) 113 111 115 103
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PO 97 to 101
nry g ma so
ARMA DA PL ACE
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E
T
(PtHha H) ere
e
R E S
T
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V
E
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St
e
2
3
y
nr
so SM
a St b Su
ET RE ST ET RS ME SO
10 0
b 2
us
Ho
le
nt
32
m
22 .9
2
6 7 8 4 5
8 to 1
133
12
R A U Q S E L T N A M E F R le
21
RE ET ST ON
12
PICT
3 15
141
125
15
New trees
N LA
RA
to
A ADE p s
Su
PH
33
cle Cy
RE
D UN
ST
40 to 44
R
2
25
23 8
ay
46
A
7
T EE
bw
ET
Su
RE
50
P
Sq
54 55
Norfolk House
Existing trees 52 to 62
O
10
2
10
49
6
14
a St
Su
Wyndham Court
66
E
g m a Slopin
81
32
a
77 79
16
RF
NO
R ST
S
Study area
K
1
y
EN AV
28
ET
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UE
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OL
Public toilets
64
illa s V
9
36
34
k
w
ac
18
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1 to
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10
N
22
10
W
2
9
6 3 to 1 &
8
7
3
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5
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g
1
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1
13
4
ma
63
9
25
to 6
23
1
9
to 12
Ho us e
7
ET
14 to 19
RE
20 to 25
Kin
18 to 23
26 to 31
7
5
CH AR
129
3 1
2
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94
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22
to
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26
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48
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43
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15
86
5
RE
0
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10
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10
10
12
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olk rf s No ight 13 He
Restaurant/ cafe
FB
73 to 77
s
12 to 20
RT
71
ST
1 to 10
ft
Spectrum
Capital House
59
L
Portland Mansions
Lo
land
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U PA
RE UA SQ
cle Cy
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roke Pemb ce Pla
ET
Bank
rt
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11
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19
58
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9
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28
R ST
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30
BUS P STO
9
1
L
15
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HI L
1
17
2
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9
9
36
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5 16
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4
24
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2 1
7
24 a
24
10
46
4
P Su
ET
RE SQUA
STRE
ay
M
S
bw
ET
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RE
ST
York House
ROKE
Improved public space
33 to 47
O SH El
RE
53
ICK
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H
ST
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BI
es
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RE
h wit s a ul Pa nacbh rr St Ba hu St C
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e
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us
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BOND STREET
PC
Ho
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43
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SM
CA
LE
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M JA D UN
TT
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8
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Mu ltis to re y Ca r Sp Pa irit rk of St Br at isto ue l
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ks
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RT BA T OU AB
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te
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68
6
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es
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PH
fices cil Of Coun
GLOU
BO
RL
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48
1
9
13 ET RE ST
17
Ch
Su b
141
L EL
ET
23
RE
47
El
21
78
ET RE ST
B MP CA
ST
AD RE ST
SQ
PC
PH
H
23
ON
RO
24
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S M
8
ay Subw
IG NB DE
1
KE
39
OC VE
LAND
7
MA
ON
RE
CA
ET
TS HI W
ET
ST
18
1
RE
Th e
'
ST
ON
ST
PH
ST
STRE
Subway
7
IG
SW BRUN
RE SQUA ICK
Barton House
SM
N
TO AR
' ES
9 Haym arke Walk t
ND
Church
Reduce two lane approach to St James Barton Roundabout - gateway feature S M
Improved underpasses
LA
Po
12
UE
ET
SM
ST
RT
Trelawny House
15.2m
33
ER CUMB
S ME
27
28
Widened and improved footway, location of a mosaic
B
6
Surrey Lodge
ET
r elte Sh
AG
NT
MO
El Sub Sta
22 24
25
29
Mu ltis to re y
ET
STRE
ints All Sa e Hous
Council Offices
17
STRE
TE
CH
26
ound l Gr Buria
2
Council Offices
Wilder House
Marlborough House
e
ac
BIS
ST
2
RK R YO
F
P HO
ET
PH
Warehouse
Brunswick Court
UPPE
e
on
T EE
R ST
se
Th
H)Mo (Pll u
R
AP
p ho
rr
Te
se
ou
NE LA
Bis ou eh
Brunswick Square Cemetery
am nhe Keus Ho
16
RY ER CH
18
RE
Decourcy House
15
NN
BR
eh
2
H
to
UT
1
SO
12
Combine bus stops to provide one with improved facilities
Omnibus and Coach Station
12
The Coach House
El Sub Sta
South Plaza
RL EA
ET RE ST
29
St James House
Council Office
ST RE ET
to
North Street: potential location of banners
Cherry Court to
7
23
15
13
ET RE ST
to
Garage
25 2
to
Car Park
13
9
4
1
Cave Court
ar
LD IE
C BA
Works
Croft House
Hamilton Court
to 14
W
S
KF
Bishop Mews Depot
War 23
PO
18
10
16
31
ET
rt d ou an C ry rs ua ne rt ro Mo Co y Cit
to
t o
Works
5
Depot 32 to 39
RE
2
Alexandra House
BA RT ON
R DE IL W
ST
UE
York Court
RK
EN
Works
t ur Co
El Sub Sta
L IE
KF
C BA
YO
AV
2
St a
PH
12
L
HIL
to
Su b
er ild
W
Club
4 to 10
UE
AG
NT
MO
1
El
e
us
Ho
s
20
Works
NE
c Ba
R
AR E
1 to 55
Montague Court
LA
Improved urban space and location of public art kiosk PE
SQ U
12
27
E
RO W
S
UP
G
26
V DO
38
KI N
Extend central reservation to reduce traffic speed and assist with pedestrians crossing informally; rearrange parking layout to provide more spaces PR IN CE SS
LD
DS
32
25
SQ UA RE
8
FIE
36
6
G
The Coach Ho
H UT SO
1 8 to
KI N
CK
Warehouse
Works
ie kf
24
St
a
ET RE ST
Kings Court
2
b
to 48
2 9
Su
BA
10
99
Works
10
ld
SQ UA RE
Carolina House
El
40
o
t
G
Warehouse 1
c
48
18
1
KI N
Ba
to
to
5
Architectural lighting of facade
ad Ro t y is Cit apt ch B ur Ch
St Paul's Day Nursery
10
ld
40
16
ie kf
9
L
s
PH
Works
7
10 22
rt
u Co
to
HIL
Works
Works
28
to
1
30
G
S
ET
Temple
30
RIN
54
4
to
Springdown Ho SP
Maple House
RE ST
3 1a
20
2
7
12
1
ST
The City
EE T
RE
ST 'S
CE
PR
El ta S ub
5
E
R
T
S A
IC A RAM J EE T
ET
5
18
K IC
o t 17
E
AD RO
W
E
5 2
OV
D
A RO Inkerman OR (PH) EN V OS GR
1
IN
S UN BR
T
GR
42
32
1
HI14 LL
ST R
62
18
2
Works
PH
3
6 1
(Probation Hostel for Boys)
GA Y
11
13
TY CI
34
5 9
Orchard House
ER 2
41
Finance House
66
5 7
Ashley House
LO W
Club
nt
Dairycroft
Improved urban space and location of public art
76
Priory Cottage
Hil l
a
HT
me
5
4
17 Sp rin g
St
IG
le
Club
17
tt
PH
55
6
Su
b
Training Centre Se
ET
AD
El Sub Sta
1
El
9
BR
69
s
Bank
RE
RO
80
DA SQ LT UA ON RE
Provide cycle lanes through junction to improve visibility for cyclists; widen footway on west side provide pedestrian crossing on south side and improve existing crossing; Levels on north side
y er rs Nu
ul'
ST
18
ET
Pa
8 AS
82
OM
RN
ch
TH
to
RS
18
ME
ET RE ST
75
84
12
1 to 5
Henderson House
HE
U PB
1
Shapland House
Spring Hill Villa
15
22
24
Works
84a
70
H
Francis House
AD
ur
2
RT
RO
TY
Ch
0
NO
87
AD RO
N UR PB HE
20
25
Provide pedestrian crossing; improve existing crossing; convert Jamaica Street to one-way eastbound
PH
Croft Dale
Works
86
ET
y
16
90
RE
CI
St
5
ST
er
19
Armada House
11
2 9
Somerset Cottage
rs
21
94
to
30 E
AD RO
a
1
10
98
St
Nu
Architectural lighting of facade
51
33
86 a
82
V
21
b
4
Su
5
36
El
6
Armada House
S
YN
99
SM
1 to 86
7
1
4
86
RO
32
e
E PL YM LR DA
id
22
ls
7 11
9 10
25
H Hil
9
9 12
19
NO
GW
17
42
ET
RT
LG
ET
E TR
104
RE
17.1m 13
9
9
AD RO
ST
Prior's Hill
S
BA
11
9
AS
HIL
5
KE OC ST IG BR
26
OM
93
3
108
TH
60.7m
108a
Improved urban space
'S AV EN UE
12
108b
1b
2
NINE TRE E HILL
Cit
SA
AD RO
85
1
New echelon parking (8 spaces) with new access 22
7
1
l
ade
14
S BA
A RN
m .7 20
ND MO UM DR
1
D
10
MA TT HE W
7
St Paul's Community Centre
T
EE TR
12
RO A
12
ST
2
110
8
EL D
21
30.2m
FI
16
AD RO
9
9 to 12 15
RI NG
18
EY HL AS
25
Widen footway on north-east side by combining southbound lanes
to
116
14
SQ UA RE
33
54
99 101
ch
ist
ur
nt
PH
SP
21
51
Ch
ve
(PH)
75
15
E
57
Ad
29
Malcolm X Centre
2 14
17
1
2
29
17
Ar mid ale
97
Co tt ag es
10
85
7a
9a 16
2
12
9m
.3 23
BM 37
23.8m
Catherine Court
The Magic Box
RO AD
83d
LB
NE
LA
ON
GT
17
16
YD33 1 EN.24 HmA M
71
65
83c
51
IN
LL
1a
69
83b 83a
5
4
WE
Mews
The
2 4
85
83
22
24
TL
73
ROAD
Garage 12
8
3
2
1
128
1
BUS P STO
B SM
AN
1
ce
New parking (5 spaces) Restricted to off-peak
BUS STOP
AD
EM
E VILL
Pla
n
1
to
27
FR
ROAD
13
138
RO
140 142
LANE
5 FI 7 EL D
PARK
RT
7
144
10
8
NG
ALBE
67
Combine bus stops and provide bus borders 7
17
IS NORR
NCOTE
AD
7
RI
3
WOODMA
RO
4
16
SP
64
E
PLAC
89
ing
ll We
23
NH A
AM NH DE SY
W AL K
BANN
8
31
152
SY DE
M
62
ROAD
ER
20
13
156
El Sub Sta
45
SO
UE EN AV
NE
44
32
ON GT IN 23ELL W
41
LA
18
El Sub Sta
63 56
45
NH
8
V IC TO RI A
53
ry ke Ba
49
Garage
DE
AM
41
42
34
SY
19
86
PICTON MEWS
D
1
56
UE AVEN
URY TESB SHAF
76
58
OA M R
Provide pedestrian crossings on east and south of junction
3
4
15
HIL L
NHA
27
160
AR LE Y
L
11
LTE
HI L
1
45
Garage
C HE
HA M
11
64
A V E N U E
y
Polish RC Church
10
re
er
rg
Su
25
SY DE N
28
52
Garden Court
14
u
166
2
5
40 24
A R M ID A L E
5
19
12
Works
Az
D
-
A
e
3 6
O
1
R
40
9
M
25
Beaufort Stores (PH)
44
A
TH
Th
H
BA
36
N
7
3
2
E
5
4
G IN
35
38
e
3
ild
20
6
11
D
D IL
12
Y
BU
8
Millbrook Court
3
S
S
1
38
14
2
8 to
173
1
14
31
40
24
9
5 4
3
E PLAC
NHAM ELTE R CH UPPE
35
39
179
52
15
ks
1a
Car Park
a 26 24
or
174
RO 4 AD4
St Andrews Mews
34
N
40
TO
0
LS
17
ON
35
CO
CO
Y
LE AR
W
G48I BS
3
6
WS
2b
ES AG
TT
4
38
ME
42
2
174d 174c 174b
0
44
PH
43
5
40a
a
42a
54
42
b
174a
54
El Sub Sta
Car Park ME
AD
OW
ST
RE
ET
Map 5.3 - Short term highway and streetscape proposals
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
45
•
The “gap sites” should have attractive paving inlays (natural stone, natural aggregate setts of various types for example) and a high standard of workmanship (see Fig. 5.11). This is essential to spontaneously discourage unwelcome use, such as rubbish dumping.
•
Lighting should have high-colour rendering light fittings on high quality posts; 3 pairs of posts at the southern end of the street should be strong enough to support banners (see Fig. 5.12);
•
There should be a high quality range of furniture: railings, bike stands, bollards and benches; a bespoke public art design could be developed with local artists (see Fig. 5.135.18). Trees should be high quality semimature street trees with raised canopies and a height of at least 6 metres.
Any improvement will need to be combined with enhanced maintenance (see Action 2.8). Cost: £15,000/ 100m of footways (excluding kerb realignment) or £240,000 for the whole area (excluding kerb realignment). Changes to the road alignment are indicated in Action 9.2. £200,000 for improved lighting £30-40,000 per “gap site” £20,000 for high quality catalogue furniture or £40,000 for bespoke furniture Funding could be made available through the Local Transport Plan and developer contributions. The “gap sites” should be developed in conjunction with other arts initiatives in Bristol and in St Paul’s and the relevant St Paul’s Art Strategy (Action 7.1). Funding could include private sponsorship or the Big Lottery Fund (Community Programme). Responsibilities: BCC and/ or developers, for direct implementation.
Fig. 5.13-5.17 - Examples of attractive niche spaces and public art
46
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Hoarding removed
New trees
Improved crossing
Map 5.4 - City Road corner
Trees and site for temporary public art installations
Improved crossing
Map 5.5- Turbo Island
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Action 2.4 Introduce pedestrian crossings along key desire lines At present pedestrian crossings along Stokes Croft are located to minimise the holding up of traffic. They are wide apart and inadequate for a retail high street. New crossings will be required at key locations (see Map 5.3), to increase permeability, footfall and safety. Cost: £200,000, potentially funded through road safety budget or Local Transport Plan Responsibility: BCC Traffic Management
Action 2.5 Improve parking availability and accessibility At present there are only 13 on street public parking spaces in or adjacent the study area. Drivers, however, often make use of loading bays and taxi rank for stopping and shopping. The fees and length of stay (see Section 2.4) are not appropriate to encourage use of Stokes Croft and its cafes and restaurants, both in terms of length of stay and of charge.
Chevron parking
Improved frontage
New trees
Improved crossing
In close proximity there is also the 340 spaces multi-storey car park of St James Barton. Other future car parking will be available at the Broadmead Extension (600m walk to Stokes Croft) and at the bus Station. There is no signage on Stokes Croft to any of the potential parking spaces, and the pedestrian routes from the multistorey parking are often unattractive. This limits the potential for Stokes Croft to attract customers from the wider (and wealthier) areas, particularly at the week end.
Public art location and seating
Map 5.6 - Nine Tree Hill corner
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
It is proposed that:
•
•
every opportunity is taken to locate additional on-street parking and that a number of spaces are reserved to people with disabilities (see Map 6.3 for suggested short term improvements and Map 6.8 for longer term); this could increase the number of spaces by 16 in the long term (over 100%); the fee is reduced and time limit extended to two hours as a way to encourage regeneration in Stokes Croft and encourage visits to cafes and restaurants, which normally take over one hour; this arrangement will attract shoppers to Stokes Croft, even if it may be used to use the city centre;
•
private developers are required, whenever possible, to provide a few off-street spaces for shoppers, on a pay and display arrangement;
•
links to the existing and planned multi-storey car parks are improved (see Action 2.7).
excellent standards of accessibility. The use of the same details employed in Stokes Croft itself (see Action 2.3) would be ideal over the longer time. Priority links include: •
•
•
the routes to the multi-storey car park: Cumberland Street, Upper York Street and Wilder Street; the links to the bus station, student housing and Royal Infirmary: Jamaica Street, Dighton Street, Kings Square and Kings Square Avenue; Cheltenham Road and Picton Street approaches.
Cost: £12,000-15,000/ 100m footways. Potential funding include developers’ contributions, Local Transport Plan. Responsibility: BCC Transport
Action 2.7 Increase maintenance and street waste collection
Cost: £50,000 for establishing the spaces, £28,000/year in lost revenues for reduced fee. Potential funding could come from the Local Transport Plan.
The improved streetscape will require a pro-active approach to street cleaning: in addition to the regular removal of fly posters and graffiti, there should be regular street washing, and a revision of the provision of litter bins.
Responsibilities: BCC Traffic Management
Action 2.6 Improve the links to nearby areas/ key uses The streets leading to Stokes Croft, particularly from the car parks and key developments, should have acceptable standards of paving and lighting that make them attractive and safe to walk. These links should be improved over time by repairing or resurfacing the footways, providing adequate level of lighting and
Traders and residents should be encouraged to keep their frontage pavement tidy and clean and to improve the management of their waste (see Action 3.5), and fines promptly issued for dumping waste in the street. Cost: pressure washing of pavements at least twice a year: £20,000 Responsibility: BCC Waste and Street Scene Team, with support of Environmental Officer (see Action 3.4).
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Priority 3 Reduce neglect, vacancy and turnover rates of properties The problem: Stokes Croft has a high percentage of historic properties that are constrained in format and facilities. Many are in very poor condition and attract low rental values, which in turn deter the landlords from investing money in their upkeep. Moreover, most commercial properties do not have rear storage space for refuse collection and waste accumulates on the street.
Action 3.1
The solution: Inform and support landlords to improve the management and physical fabric of their properties. More efficient management of trade waste, through shared contracts and storage facilities, strict enforcement of policies to prevent accumulation of dirt and waste in the street.
•
professional mediation (by an architect or surveyor) is offered as part of the grant, to help inexperienced grant applicants to understand the building and restoration works involved, the works and fees that the grant would cover, and help them make informed choices at the outset; this will be instrumental to increase the take up of the grants;
•
feedback from previous experiences is fed through the programme to improve the efficiency of the works.
Continue the offer of grants for restoration and refurbishment of properties From 1998 to 2005 the Townscape Heritage Initiative (THI) has offered grants of 75% of the costs of works associated with the restoration of historic features within buildings. It has resulted in great improvements to some properties in Stokes Croft (The Post Office, Take Five Café for example) and St. Paul’s and has greatly improved the appearance of Stokes Croft as a street of historic value. The grants have resulted in substantially higher quality refurbishments than what would have normally happened, as local property values make extensive restoration/ refurbishment works unviable. They have also encouraged landlords and occupiers to consider improving their buildings in an area of general neglect. To continue the effectiveness and impact of refurbishment in Stokes Croft it will be essential that: •
50
the THI programme is renewed for a further 5 year period on the same basis (75% grant);
Responsibility: BCC Planning Department
Action 3.2 Facilitate conversion of upper floors for business or residential use Planning policy encourages the conversion of upper floors and many of the upper floors in Stokes Croft have been converted to residential use. This contributes to the area in terms of added surveillance and activity, reduced neglect and could help the ground floor businesses by providing additional revenues.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Fig. 5.18 - 109 Stokes Croft before THI Grant
Fig. 5.20 - Corner of Stokes Croft and Ashley Road before restoration grant
Fig. 5.19 - 109 Stokes Croft after THI Grant
Fig. 5.21 - Corner of Stokes Croft and Ashley Road after restoration grant
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However, for many properties on Stokes Croft, there are a number of constraints: the upper floors do not have separate access or do not have basic amenities (such as bathrooms) making conversion often difficult or unviable. Conversion could be facilitated by proper assessment of business returns, which could be provided by the Enterprise Manager (see Action 5.2) and by grants and subsidies (see Action 3.1). Responsibility: business support and facilitiation could be offered by the Enterprise Manager, jointly with BCC team dealing with empty homes and the Planning Department.
Action 3.4 Appoint an Environmental Officer The proposed appointment of an Environment Officer to work in Stokes Croft and Saint Paul’s as part of the Neighbourhood Renewal programme will bring great improvements to the appearance of Stokes Croft. Key responsibilities will include: •
informing businesses on Stokes Croft of their duties and responsibilities in managing waste;
•
encouraging traders to maintain and clean their frontage pavements;
•
helping businesses to co-ordinate trade storage and collection, particularly as many of the premises do not have storage facilities within their unit;
•
review the potential for locating common trade bin stores;
•
liaise with BCC Waste and Street Scene Team to achieve effective collection of trade and household waste (see Action 3.5).
Action 3.3 Establish a database of properties and a community based letting agency On Stokes Croft, it is often difficult to reach the landlords and make enquiries for individual properties. This is because very few properties are managed or let through commercial estate agents. This is probably because of the low rental values and the small scale ownership pattern. It would be beneficial if a non-profit community based organisation or the Enterprise Manager (see Action 5.2) could mediate between landlords and prospective occupiers. The organisation or Enterprise Manager should hold a database of local properties, their characteristics, the details of the landlords and possibly of the leases, and actively match/ promote the properties to prospective occupiers.
Responsibilities and funding: SPUCP and External Environment Task Group, in liaison with BCC Waste and Street Scene Team.
Action 3.5 Organise a more efficient system of trade collection Bristol City Council’s Waste and Street Scene Team and the Clean and Green Team have established a set time in the mornings for waste collection within the City Centre. Any rubbish left on a public highway at any other times is subject to a fixed fine. This system can be operated in Stokes Croft.
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
The Environmental Officer (Action 3.4) and Bristol City Council will jointly develop the waste collection proposals. The time and days for collection will then be consulted upon and agreed with all businesses in the area and with the transport operators. Information leaflets should be circulated to all traders and properties within the Stokes Croft area to advise of the proposals. Once the system is in place, monitoring visits should be undertaken and premises not complying with the arrangements should be fined. Funding and responsibilities are part of BCC Waste and Street Scene Team. SPUCP and nominated Environmental Officer (See Action 3.4) would provide on-the-ground support.
Action 3.6 Use planning powers to remove inappropriate features and accumulated waste A thorough review of breaches in planning permissions (particularly those affecting the character of the Conservation Areas) should be carried out, followed by prompt enforcement. In particular, hoardings, shop windows and satellite dishes should be investigated and, when appropriate, removed. The potential to use Section 215 powers to clean up buildings or private land when they affect the amenity of the area (see information box) should be assessed and used. Responsibility and funding: BCC
Action 3.7 Compulsory purchase sites that remain derelict or undeveloped over along period of time Bristol City Council has powers for the compulsory acquisition of land through the preparation and submission of a Compulsory Purchase Order (CPO). Such an order should only be made where there is a compelling case in the public interest. This may relate to economic, social and/or environmental factors. It is for the acquiring authority, namely Bristol City Council, to determine how best to justify its proposals for the compulsory acquisition of any land and to be ready to defend such proposals at an inquiry. In order to reduce blight and support the regeneration of the whole area, BCC should be encouraged to pursue compulsory purchase of properties that are abandoned and have no realistic prospect of development. Local communities and stakeholders have indicated strong support for such measures. However, prior discussion and negotiation with land owners and key stakeholders should be undertaken to explore the potential for alternative routes which may avoid CPO action. Compulsory purchase will require a statement of case and reasoning to be prepared, followed by a consultation period and formal Inquiry where all matters are considered prior to an Independent Inspector making a decision to enable BCC to proceed. Cost: the CPO process requires time and money to initiate and it may be appropriate to set up partnerships between BCC and a developer. This reduces financial risk to BCC and enables redevelopment proposals to form an integral element of the CPO process. Responsibilities: BCC planning and legal departments to prepare, undertake and monitor CPO work. SPUCP to provide supporting role.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Section 215 Powers - Application and procedures Introduction Section 215 of the Town and Country Planning Act provides local planning authorities with the power to take steps requiring land and/or buildings to be cleaned up when their condition adversely affects the amenity of the area. This action can be either complaint-driven or proactive. There are clear applications in areas such as Stokes Croft, where a few examples could make a real difference by encouraging others to take action, and minimise the procedural costs. The power has been used effectively on large vacant sites, town centre street frontages, derelict buildings and run-down residential properties. Another context in which the powers can be used successfully is in relation to listed buildings and their setting, and in the enhancement of conservation areas. The scope of works includes the following: Planting, Clearance, Tidying, Enclosure, Demolition, Re-building, External repairs, Repainting Research on behalf of the ODPM (2005) has shown that the powers are effective in terms of securing compliance with the threat to serve notice with over 80% of notices served in 1998/99 resulting in compliance and only 6% in appeals.
Regeneration Section 215 powers in Stokes Croft should be considered part of the Government’s sustainable regeneration agenda and as an integral part of regeneration and built environment improvement programmes. Bristol City Council could be proactive in identifying and taking action against buildings and land, the condition of which are regarded as unsatisfactory and affecting the wider strategies of local environment improvement and regeneration.
Definition of ‘Amenity’ ‘Amenity’ is a broad concept and not formally defined in the legislation or procedural guidance. Each case will be different and what would not be considered amenity in one area might well be considered so in another. BCC will therefore need to consider the condition of each individual site, the impact on the surrounding area and the scope of their powers in tackling the problem before they decide to issue a notice. Experience has shown that where a notice is appealed or a prosecution is pursued, a clear and well-presented case will usually be sufficient to ensure that the appeal is refused.
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Human Rights Act Article 1 and Article 8 of the first protocol to the Convention on Human Rights state that a person is entitled to the right to respect for private and family life, and the peaceful enjoyment of his/her property. However, these rights are qualified in that they must be set against the general interest and the protection of the rights and freedom of others. In this case, the wider impact of the appearance of the land overrules the owner’s right to the peaceful enjoyment of his property.
Procedure The use of Section 215 powers can be used in relation to a complaint or proactive driven process and can be a fundamental part of a co-ordinated approach towards the regeneration of an area. The procedure follows a number of key stages, namely: 1. Pre-Notice Discussion – co-operation with the landowner can avoid the need for serving the S215 notice. A first warning letter represents a good start to discussion. Legal opinion is recommended. An accompanying Section 330 notice will enable details of ownership and interest in the property to be identified. 2. Issuing a Section 215 Notice – the notice should be clear, precise and unambiguous and be supported by site visit notes and photographic evidence. Where necessary, specialist input should be included (e.g. Conservation Area Officer). Scrutiny by the BCC’s legal representatives is recommended. 3A. Compliance – the landowner will undertake the specified work within the defined timescale. 3B. Non-Compliance – if the landowner refuses to undertake the work, but does not appeal, BCC can take direct action. This involves notifying the landowner that BCC will be undertaking the work and that prosecution is pending. Display of a notice is also recommended. Scrutiny by BCC’s legal representatives and notification to the police is recommended. Recovery of costs – the funding should come from the Council’s revenue budget. Recovery from the landowner should be obtained through correspondence. If it is not forthcoming BCC can register a charge on the Land Registry thus recover the costs plus base-rate interest. The use of County / High Court bailiffs may also be used. 3C. Appeal – The landowner has the right to appeal. A well conceived and structured notice will avoid delay. Scrutiny by BCC’s legal representatives is recommended.
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Priority 4 Create local land assets to ensure benefits for the local community The problem:
The solution:
The local area has a high proportion of social housing and residents with moderate disposable income. The regeneration of Stokes Croft may increase property values and “price out” the residents from acquiring homes. It is also possible that shops for daily uses with goods at affordable prices will disappear from the area.
Create a local community based trust that will acquire dilapidated properties, refurbish them or restore them either for sale (and revenues ploughed back into community facilities) or maintain them to ensure the local shopping and social needs are met.
Action 4.1
Action 4.2
Define objectives
Explore most appropriate mechanisms and potential sources of seed funds
It will be essential to prepare, and agree with the local communities and stakeholders, a charter of aims and objectives. Suggestions include: •
•
•
•
safeguarding the needs of the local communities (for example food shops that sell affordable or ethnic food) and clarification of the circumstances under which there will be access to community owned land (for example when rents are rising and there is a risk that facilities will be priced out); ensuring that individual buildings are refurbished to a good standard, and put back onto the market; ensuring that rising property values in the area benefit current residents and traders, by generating value and funds for other initiatives in the area; creating a self financing organisation.
Responsibilities: Enterprise Manager, with input from SPUCP and local community organisations.
There will be a need to explore the most appropriate legal framework for the organisation tasked with the creation of locally owned assets that are shared by the community. Key issues to be considered will be accountability to the community, ability to access funds (Community Development Finance Institutions, SWRDA, Neighbourhood Renewal) and organise fundraising, potential to generate profits and operate commercially. Responsibilities: Enterprise Manager, with input from SPUCP and local community organisations.
Action 4.3 Set up a plan for property acquisition, sale, refurbishment and holding The scope to target properties on Stokes Croft will need to be explored at an early stage, and a land acquisition and land holding strategy prepared. This should take the form of a business plan for the short, medium and long term. There will need to be an exploration of the opportunity to access grants such as Townscape Heritage Initiative, to bring back properties into use and consideration of the conditions of the grant (such as restrictions on selling for a period). Responsibility: local land asset organisation.
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Priority 5 Promote enterprise The problem:
The solution:
In Stokes Croft new businesses are often startup enterprises attracted by the low rents, with no trading or management experience and no clear business or marketing plan. This results in unsuccessful businesses and closures after a short period of trading, leading to a high vacancy rate.
Extend existing support to new and existing traders, offering free expert advice and by collective promotion of the area.
Action 5.1
Action 5.2
Launch the Action Plan with a city wide Stokes Croft conference
Support local businesses through a community based Enterprise Manager
The Action Plan could represent the opportunity for a formal launch and conference with speakers from Bristol City Council, SPUCP, BEST, local successful traders (Here Gallery, Jamaica Studios, Pieminister, Take Five Cafe’ for example) as well as guest speakers from similar areas (Shoreditch in London, Jewellery Quarter in Birmingham). The objective would be that of raising awareness of changing Stokes Croft and of attracting potential investors.
This is potentially the most important initiative for the regeneration of Stokes Croft, and could be the catalyst for the delivery of the Action Plan and of a number of other actions.
Guests could include the local landlords, property developers and businesses that would be appropriate for future opportunities or for the premises that are vacant at present. Cost: £8,000 Responsibilities: BCC, SWRDA
The appointment of a community based Enterprise Manager, accountable to the St Paul’s External Environment Task Group and the local traders, could provide free assistance for the improvement of the existing businesses and their premises, encourage enterprise in the area and business start up and organise a range of marketing and promotional initiatives. The post should be created within established organisations, which are or could be locally based, and can demonstrate experience at a similar position in Bristol or in similar city fringe locations. The Enterprise Manager should be dedicated to Stokes Croft and made accountable to the community and local traders. Cost: £40,000/year. Funding for an initial period of 5 years could come from developers’ contributions, with follow on funding either through a local levy (BID) or through SWRDA. Responsibility: St Paul External Environment Task Group/ BCC
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Action 5.3
Promotion and marketing should ensure a wide coverage:
Successful businesses from elsewhere within or outside of Bristol should be identified and actively encouraged to locate in the area, through the identification of suitable premises and particular promotion of their activity through the initiatives identified in Action 5.3.
•
Responsibility: Enterprise Manager.
Actively promote the street and its businesses
Leaflets advertising the street, its traders and venues and key events (a street market, the Carnival and other community events), to be produced twice a year and distributed at the Bristol Royal Infirmary, the University, student homes, in Broadmead and in the areas to the immediate north (Kingsdown, Montpelier);
•
Banners at the southern end of Stokes Croft, for passing traffic;
•
Establish opportunities for joint marketing initiatives with Broadmead, working with the marketing manager of the Bristol Alliance;
•
Use of free AdShel space in the City Centre, Kingsdown and Montpelier for a yearly promotional campaign of the street and its successes.
Responsibilities and funding: Enterprise Manager, through fund-raising events and sponsorships.
Action 5.5 Establish a Sunday street market A regular Sunday street market (fruit and vegetables, flowers, specialist goods) could be a regular attraction capable of attracting new visitors to Stokes Croft and improving its reputation as an area of specialist shopping. It is suggested that the market should take place in the area created by the narrowed carriageway at the southern end of Stokes Croft, once the traffic changes are in place (see Map 6.8), as this area will enjoy wide footways and a traffic calmed environment. A preferred location in the shorter term will need to be identified. Responsibility: Enterprise Manager.
Action 5.4 Target and attract successful businesses from elsewhere Stokes Croft does not have at present a sufficient number of destination businesses, able to attract visitors from a wider area. These could be specialist shops, restaurants and entertainment venues, creative workshops and crafts people.
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Priority 6 Facilitate the redevelopment of the larger sites The problem:
The solution:
Stokes Croft is an area of high risk for mainstream developers because of poor reputation and the low rental values currently achieved. Development is also made more difficult by unexpired leases and the complexities of working in a Conservation Area and with historic buildings. There are three main sites in the area: Finance House/ Hamilton House, which is a 1970s office building that has remained vacant for a long time, The Carriageworks/ Westmorland House that has a mix of listed and more recent buildings all at risk, and Dovercourt, at the corner with Bath Buildings, which is subject to an unexpired lease. Development options are being considered for each of them, but difficulties associated with each site make developers cautious and unwilling to invest in the area.
It will be important to encourage developers to come forward. Commitment to this Action Plan and initial marketing actions could reassure investors and help them to attract buyers or occupiers. It will be important that the risks associated with the planning process are minimised and that developer contributions are appropriate and directed to local improvements. It will be appropriate for developers to attend the SPUCP Planning Sub-group to exchange information and to engage with the community.
outstanding issues to be resolved prior to an application being submitted.
Action 6.1 Clarify at an early stage priorities for developments and associated contributions On Stokes Croft there is a need to reduce the risks associated with development in order to encourage investment on key development sites (see Map 5.7). Pre-application discussions are increasingly promoted by central government to speed-up the planning system. As part of this, BCC operates a system were initial information relating to development proposals can be submitted and feedback provided by planning officers. This provides an indication of the appropriateness of the scheme and likely developer contributions. This enables
In addition, the SPUCP Planning Sub-group provides an opportunity to discuss the proposals at an early stage and create fruitful exchange with the community. This will identify local needs and aspirations and will reduce opposition to applications when they have been submitted. Cost: BCC planning department budget. Appropriate budgetary arrangements would need to be agreed. Responsibilities: BCC Planning Department to provide advice. SPUCP to review proposals and provide feedback.
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Action 6.2
•
Independent trade is one of the hallmarks and strengths of Stokes Croft: new development should, as a preference, provide shop units of a size that is suitable for specialist trade and discourages main stream retailing. There should be care that large retailers (such as the main foodstore chains) do not supplant the range of local shops.
•
The architecture should be appropriate to the unique historical environment and the Conservation Area. The massing of the proposed buildings should respect the existing skyline. Filling gaps may be required.
•
The proposed architecture should be contemporary, and should be visually appropriate to the character of the street and promote the appreciation of the area as a whole, rather than creating features with high visual impact. The proposed materials should be part of the historical vocabulary of the street: brick, stone detailing, render, timber, stucco.
•
Buildings should be build to last: architectural quality, adaptability to change in requirements, high sustainability rating will be important considerations. Building for Life standards (http://www.buildingforlife.org) and EcoHomes rating of Very good to Excellent should apply (http://www.breeam.org/ecohomes.html).
•
New development should contribute to Stokes Croft as an attractive place to live. This means that, where there is a residential component, the new housing should offer choice and quality. There should be a mix of units sizes, complementing current availability, and there should be innovation in housing types and layout.
•
Stokes Croft, St Pauls and Kingsdown have mixed communities, in terms of ethnicity, religion and wealth. New development should recognise and celebrate this variety through the design parameter and layout of units. New developments should also integrate with the community, by offering units to local residents (affordable housing for sale, key workers homes, shared ownership tenures in preference to social housing for rent).
Employ developers’ contributions for local improvements Supplementary Planning Document 4 (SPD4BCC) provides detailed advice in relation to developer contributions. This has recently been adopted (October 2005) by the Council and outlines a range of potential contributions that will be sought would be generally appropriate. In Stokes Croft there is a need to ensure that developers contributions are directed to the improvement and uplift of the local area, its business and its environment (see Section 5.1). Responsibilities: BCC Planning Department with input from SPUCP and Enterprise Manager (see Action 5.2).
Action 6.3 Promote high quality of development New development will have to respond to the aspirations for an improved Stokes Croft, rather than reflect today’s low property values and run down environment. Current development opportunities create a window of opportunity to make a significant impact on the quality of the area, not only by bringing back into use large empty sites, but also by setting a high standard of development. Redevelopment of the large sites should positively address all of the guiding principles of Section 3: •
They should contribute to the vibrancy of the street, by providing space for shops, restaurants and cafes and, very importantly, entertainment venues. These uses should be located on the ground floors and have direct access from Stokes Croft. The inclusion of a large performing art centre (such as the proposed 400-seater venue for Kuumba) should be encouraged, as it will have tremendous impact on the appeal of the area.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
61
Fig. 5.22-5.26 - Examples of appropriate development
62
Fig. 5.27-5.31- Appropriate architectural details
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Priority 7 Exploit and expand the creativity of the area and make it a destination The problem:
The solution:
Many creative people are attracted to live and work in and around Stokes Croft because of the unique environment, strong sense of community and affordable and central accommodation. However, for local residents and passers-by Stokes Croft does not have a creative or artistic atmosphere.
Promote art and creativity at every level: through art installations on the streets, to temporary displays in vacant shop windows and events and activities with the schools. It will be appropriate to build upon the existing foundations and expand the promotion of the area as a good location for creative and cultural businesses.
Action 7.1 designed kiosk to house the phone boxes (soon due to be located on the site) and a community information board;
Develop a programme of visual and performing arts On Map 6.3, we have identified potential locations for visual art installations and performance. There will be the following opportunities: •
St James Barton Roundabout: permanent public art to improve the appearance of the underpasses (see Fig 5.2-5.4); temporary installations in the pit space; performance space for festivals and managed busking;
•
footway in front of Full Moon Pub: potential location of a pavement feature which encourage walkers into Stokes Croft; performing arts could be arranged in the courtyard of the pub;
•
North Street area: lighting columns with banners (see Fig 5.9);
•
corner of Stokes Croft and City Road (Map 5.4), where the removal of the hoarding will create the opportunity for mural art, either permanent or semi-permanent (i.e. reprovided every one or two years); there is also the opportunity to install an artist
•
Turbo Island (Map 5.5), where there is the opportunity of providing the site for a temporary art installation and the potential to involve artists in the design of the retaining walls to the landscaped area;
•
corner of Nine Tree Hill, where artists can be involved in the design of seating and of a pavement feature or mosaic;
•
Architectural and feature lighting of key facades, such as the churches, the Carriageworks building and 77-79 Stokes Croft;
•
opportunities for performing arts should be evaluated throughout the area, and planned taking account of the impact of traffic volumes.
Bespoke lighting should be included as part of each installation. Temporary installation sites should have good level of general spot-lighting.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
63
Art installation (including the temporary ones) and events should be of a quality that is of city-wide appeal at least and comply with BCC Public Arts Policy. Temporary installations and events should follow an established and publicised programme, and be replaced in regular and planned manner. A mechanism to involve local artists in preference should be put in place.
Action 7.3
Costs: £30-40,000 for each site, funding primarily through development contributions.
There should be support in finding appropriate premises and in understanding the legal terms of the leases, if necessary. Encouragement could also be a result of offering promotional activities for the whole street and by the opportunities to display work in the street itself (see Action 7.1 and 7.2).
Responsibility: joint between SPUCP and BCC: Arts and Culture Task Group, BCC St Paul’s Neighbourhood Arts Officer; BCC Senior Public Art Officer and Neighbourhood Art Manager, in liaison with Enterprise Manager.
Action 7.2 Encourage temporary occupation of vacant shops for creative industry displays There is an opportunity to use, for short periods, the shop windows of vacant properties to display, either art or works of the local creative industries. The shops could also be occasionally used as exhibition space for young artists for a week-end. Such use will have the benefit of reducing the visual blight of empty shops and of advertising local or young creative talents, and thus promote the area as an exciting place. The initiative would not require public funds, only the time and effort of the Enterprise Manager and Arts and Culture Task Group, BCC St Paul’s Neighbourhood Arts Officer; BCC Senior Public Art Officer.
64
Encourage creative businesses to locate in the area The Enterprise Manager should actively promote the area as a good location for artists and the creative industries (see also Action 5.4).
Responsibilities: Enterprise Manager
Action 7.4 Promote local artists, crafts people and creative businesses The promotion of the street and its businesses (see Action 5.3) should include and be complemented by specific promotion of the creativity of the street businesses and residents. Responsibilities and funding: Enterprise Manager, SPUCP and BCC: Arts and Culture Task Group, BCC St Paul’s Neighbourhood Arts Officer.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Priority 8 Secure the preservation of the historical character The problem:
The solution:
Stokes Croft is a Conservation Area, and has many listed Georgian and Victorian buildings. These properties, however, are in many cases in poor condition and market values do not allow for expensive restoration works. Moreover, poor quality streetscape and intrusive features (hoardings, poorly designed shop fronts, satellite dishes, etc.) tarnish the area.
The Townscape Heritage Initiative, which enabled the restoration of a number of properties in Stokes Croft, needs to be renewed and made more user-friendly to encourage take up. Conservation Area protection needs to be more closely enforced, so that new development, street improvements, highways and features enhance the qualities of the area.
Action 8.1
The design of new developments and the enhanced public realm, preferably contemporary in style, should nevertheless be sensitive and enhance the historic environment. and materials. It should be build to last and, thus, contribute to the future heritage of the street. More detail is given in Action 6.4 and in Fig. 5.22-5.26, see also English Heritage report, Building in Context.
Secure the continuation and the effectiveness of the Townscape Heritage Initiative The Townscape Heritage Initiative is essential to reduce neglect and improve the overall appearance of Stokes Croft (see Action 3.1). It is also the best available mechanism to ensure that historic properties are brought back to life and are included in the city’s cultural heritage and tourist destinations. This is because, at present, the property market cannot support expensive refurbishment works. Suggestions for improving the effectiveness of the scheme and responsibilities are described in Action 3.1.
Action 8.2 Ensure that new development is respectful and inspired by the historic environment New development should contribute to strengthening the historic townscape. It should be contemporary, but respectful, in terms of massing
Action 8.3 Ensure that streetscape improvements and public art highlight the historical quality of the area At present the street does not provide an adequate setting for the historic buildings. Pavements and furniture are of low quality and very poorly maintained. Streetscape improvements should be implemented to improve the pedestrian qualities of the street, but also to provide an enhanced setting for the street heritage and the Conservation Area (see Action 2.3). Historic buildings should be highlighted with architectural lighting and interpretation signs (see Map 5.2).
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
65
Priority 9 Tame the traffic The problem:
The solution:
Stokes Croft is part of the A38. It is a mixed priority route with high volumes of through traffic and little space for pedestrians, cyclists and shoppers. The road also has a poor accident record and is affected by poor air quality and noise.
Highways and streetscape improvements should be introduced at an early stage. This will probably require some phasing, as a radical change in traffic arrangement will take time to investigate, design and deliver.
Crossings for pedestrians are far apart and do not facilitate the movements required to support a casual and friendly shopping experience. There are very few short term parking spaces for shoppers. During public consultation, addressing traffic with radical proposals was seen as a key priority.
Action 9.1
66
In the short-medium term, improvements could include enhanced pedestrian spaces, additional crossings, parking and improved cycle and bus facilities. It will not be possible to change radically in the short term how traffic uses the street. It is therefore recommended that a longer term solution is pursued (without losing the improvements of the first stage) with a more ambitious solution to tame traffic on this route. This should seek to reduce some longer distance through-traffic, reduce speeds, create more street space and improve onstreet parking availability. It is also very important that cycle facilities are maintained and improved and the level of bus priority is maintained (Stokes Croft is part of a showcase bus corridor).
Incorporate the aspiration for an improved environment in key policy documents
encourage the use of Stokes Croft as a high street: the pedestrian crossings are far apart, there are barriers to movement, the road is wide and overbearing.
The aspiration for regeneration and for the achievement of a vibrant shopping and entertainment area should be incorporated into the local transport policy, the revisions of the Local Transport Plan, the traffic study for St Paul’s, and the St Paul’s SPD.
Transport enhancements should focus on pedestrian movement (see Action 2.4), cycle lanes and some improvement to the location of the bus stops. There should also be a recognition that insufficient shoppers’ parking is available on the street (see Action 2.5).
Consultation and site surveys suggest that the current highway arrangements do not
Responsibilities: External Environment Task Group, BCC Planning Transport and Sustainability Department, Traffic Management, Road Safety.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Action 9.2
Action 9.3
Implement localised transport improvements
Carry out a more detailed assessment of the long term proposals
In the short-term, without any fundamental change in traffic arrangements it will be possible to (subject to more detailed investigation and assessment):
Longer term improvements that respond to the aspirations of the community are illustrated in Map 5.8 and described in the text box below.
•
•
•
• • • • •
widen the footways in front of the Full Moon pub, and reduce approach to St James Barton Roundabout to two lanes; provide pedestrian crossings on all arms of each junction (City Road, Jamaica Street, Bath Buildings); extend the central reservation at the southern end of Stokes Croft to slow traffic down and assist casual crossing; improve bus stop locations and facilities throughout; provide advance stopping lines for cyclists, and new cycle lanes on Jamaica Street; provide opportunities for additional parking; revise and reprovide loading and servicing space; improve signage (see Action 2.2).
The proposals are conceptual and will require further investigation in terms of impact on highway capacity and safety. Consultation with public transport operators and pedestrian and cyclist interest groups will be required, as well as changes following the more detailed Traffic and Streetscape Study for St Paul’s. Cost: Over £1M (excluding footway and public realm improvements - see Action 2.3), approximately, to be funded primarily through the Local Transport Plan. Responsibilities: BCC Planning Transport and Sustainability and Traffic Management Departments
Action 9.4 The proposals are illustrated in Map 5.3. Cost: £300,000 approximately (excluding footway and public realm improvements - see Action 2.3), to be funded through the Local Transport Plan and developers’ contributions. Responsibilities: BCC Transport and Traffic Management Departments
Consult widely and promote the implementation of the proposals The long term proposals are potentially far reaching and should be the object of detailed public consultation with local residents, landowners, local traders, drivers, and transport interest groups. The consultation should be led by the local community (SPUC, External Environment Task Group and Enterprise Manager). Cost: £30,000 Responsibilities: SPUCP, BCC Traffic Management
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
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1 2
8 to 1
125
12
E R A U Q S E L T N 0
r
56
R ST
Public toilets
Shelters
to
10
fo
to
Norfolk House
1
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Wyndham Court
66
A M E F R
5
32
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12 to 20
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40 to 44
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tr e
54
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RE
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7
RF
New trees
50
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Su
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54 55
NO
D AR
a St
Capital House
52 to 62
s
BUS STOP
12
36 34
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8
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to
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20 to 25
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8 3
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to
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26 to 31
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24
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18 to 23
1 to 10
cle
CH
94
a 22 50
26
19
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Fr ee ma nt le
to
90
129
Portland Mansions
Cy
2
123
12
1
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9
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7
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34
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121
12
1
44
to
8 t 7 11 o 5
12
12
10 5
to
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to
1
SQ
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Existing trees
SM
N
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STRE
M
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bw
T EE
Su
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Bank
ft
N SO WIL ET RE ST
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SW BRUN YORK
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York House
Lo
land
14
ST RE ET
a
N
St
17
TO
36
25
b
18
1
1
85 87
1
60
1
43
18
5
13
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9
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48
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86
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BA
11
LL
2
N
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5 16
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6 7 8 4 5
1 2
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4
82
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6
DE
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PC
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t
5
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fices cil Of Coun
CEST
Ca r
S M
O RT BA S' ME UT JA BO DA ST UN RO
LI
dw
en nm
4
53
Club
Barton House SM
BA
Go
r ve
3
to
SURR
PH
Study area GLOU
O OR
S M
Th e
1 to
HI
59
3
14 13
K
10
2 10
1 Go
DO V
0
9
1
43
1
11
14
1
17
IN G
8
ET
23
RE
42
Dig to Co h urto 21 tn
8
BUS P STO
9
18
2 11
25 1
12
BUS STOP
10
28 19
13 ET RE ST
ST
78
4
54
48
14
36
30
6
L EL
ON
St a
1
NT
1
GE
2
8
ET RE ST
B MP CA
HT
8
to
ICK
7
B RL
SM
ay Subw
GH
23
IG
ks
to
Wor
2
ET RE
STRE
Widen central reserve by a maximum of 6 metres
N
O RT
9
arke Walk t
I NB DE
1
BR
Su b
4
16
NU
4
2
7
24 a
24 22
141
46
9
e us6 Htoo on1 rt te es Ch
El
56
AD
15
RO
47
10
SW BRUN
RE SQUA
Hall
68
68
6
2
2
E
32
AD
rt Po
Trelawny House
El Sub Sta
Mortuary
39
RO
31 32
1
CUMB
MA
HI W
ET RE ST
h wit s a ul Pa nacbh rr S t Ba hu St C
BOND STREET 8
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ON NN CA
RE UA SQ
Church
Subway
Omnibus and Coach Station
to
PH
T EE
R ST
LAND
Mu ltis to re y
Marlborough House
7
Surrey Lodge
15.2m
33
ER
6
ST
2
Two 3.75 metre traffic lanes with advanced cycle stopline and 1.5 metre central cycle lane
South Plaza
New 6 metre carriageway and increased footway width
ET RE ST
VE CA
E
r elte Sh
GU TA
N MO
ET
15
ST
ND LA RT
29
17
S' ME JA
27 28
12
Council Offices
S BU P STO
ound l Gr Buria
Fu
Council Offices
Wilder House
Brunswick Court
s
C
Bus cage
El Sub Sta
ET
New parking (2 spaces) New location for existing bus stop
(Pll
e Th
22 24
Warehouse
STRE
on
PH
2
H)Mo
R ST
BIS
Brunswick Square Cemetery
The Coach House
int All Sa e Hous
Council Office
ST
25
Decourcy House
13
RL EA
KE
29
RK R YO
Y
to
St James House
RR HE
El Sub Sta
24
7
23
UPPE
16
ET STRE
Cave Court
15
NE LA
R
TE
26
25 2
to
Car Park
18
T EE
P HO
ET
RE
AP
CH
se
to
p ho Bis e ac rr
Te
se
ou
4
ET RE ST
Garage
C
BA
Cherry Court ST RE ET
I KF
13
Croft House
23
12
ou eh
PO DS
am nhe Keus Ho
16
5
d ou an C ry rs ua rt Mo y
to
Cit
Works
9
Hamilton Court
R DE IL W
New 2 metre median, widening to 6 metres at crossing point New parking (4 spaces)
Works
BA RT ON
ne
to 14
1
eh
10
2
to
H
a
York Court
ar
t o
King square avenue one-way New road markings 1
UT SO
12 St
EL
FI
CK
Bishop Mews Depot
War
W
2
18
LL
HI
to
Su b
ro
EL
4 to 10
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AG
1
El
W El Sub Sta
BA
New uncontrolled Co
Depot 18
UE
Alexandra House
NT
MO
Montague Court
New parking rt
to
Works 2
ck
Co
ild
Ba
DS
12
RO W
1 to 55
3 metre wide right-turn lane
3.7 5m
PH
Works
rt
32 to 39
EN
u
er
ET
AV
us
ld
Club
20
E
CE SS
27
V DO
ET RE ST
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e
Ho
s
fie
RE
E
NE
ST
AR
12
26
8
LA
RK
SQ U
The Coach Ho
S
YO
New 2 stage traffic signalled controlled New pedestrian junction crossings
LD
R
NG
FIE
PE
KI
CK
UP
SQ UA RE
32
G
38
KI N
25
a
BA
48
6
1 8 to
St
24
Su
b
Kings Court
2
El
BUS STOP
Warehouse
Works
99
Works
10
36
E
Carolina House
Bus lane Parking (5 spaces) Parking (6 spaces)
48
2 9
SQ UA R
Warehouse
1
10
ad Ro t is Cit apt ch B ur Ch
to
t o
NG
5
10
ck
y
40
1
KI
OC
18
Co
s
ld
fie
Ba
to
to
ST
16
Works
7
10
22
t ur
40
New location for existing bus stop
Works
28 9
L
to
to
HIL
1
30
G
1a
PH
Bus gate 30
RIN
1
T
4
Temple
ET
3
EE
RE
R ST
The City
ST
to
Springdown Ho SP
Maple House
E
R T
S
A
IC A RAM J EE T
20
2
7
17
ST
St Paul's Day Nursery
5
5
o t
E
K
Y
T E
Contra-flow bus lane 2
OV
Works
PR
El ta S b Su
18
12
IC
GR
2
GA
AD RO
W
HI14 LL
3
ER 2
54
6 1
Works
W
34
5 9
Orchard House
18
LO
RE ST 'S CE
IN
S UN BR
5 7
Ashley House (Probation Hostel for Boys)
TY CI
PH
Contraflow cycle lane
ET
5
13
Finance House
Modified traffic signal controlled junction
1
a
IG
5
62
Priory Cottage Hil l
St
D
A RO Inkerman OR (PH) EN V OS GR
1
32
6
66
17 Sp rin g
b
42
BR
DA SQ LT UA ON RE
11
31
80
Su
41
1
El
55
Dairycroft El Sub Sta
Club
nt
Club
76
ET
me
ET
le
RE
PH
P
RO
N
17
tt
Bank
4
RS
Training Centre Se
ST
HE
R BU
1
ME
ET
18
SO
RE ST
y er rs Nu
s
8 AS
18
Spring Hill Villa
AD
ul'
Works
82
OM
to
Shapland House
RO
TY
Pa
TH
Henderson House
69
AD
New 1 metre wide central median
h rc
12
1 to 5
Francis House
75
84
H
87
AD RO
N UR PB HE
25
84a
70
RT
19
20
21
22
Armada House
0 2 NO
PH
CI
u Ch
ET
1
y
24
86
RE
er
Croft Dale
Works
90
9
ST
10
St
5
2
E
Somerset Cottage
7 11
9 10
16
94
to 11
30 V
PL
a
rs
1.5 metre wide cycle lane
98
St
1.5 metre wide cycle lane
51
33
86 a
82
RO
YM
4
b
Nu
13
17
ale
1
9
78
2
17
21
29
9
33
LR
5
Su
6
36
El
7
1 to 86
9
12
99
SM
Armada House
YN
R ST
25
e
17.1m 9
13
19
id
GW
17
H Hil ls
1
86
LG
AD
RT
HIL
T EE
RO
NO
104
42
ET
BA
9
9
KE
ST
RE
4
93
OC
AS
Prior's Hill
RE
ST
AB
RN
m
11
9
OM
'S
60.7m
5
T GS
TH
AV EN UE
3
108
UA RE
26
MA TT HE W
12
1
l
I BR
22
7
ST
2
108a
10
NINE TRE E HILL
108b
1b
12
21
DA
85
14
ade
AD RO
21
Cit
SA
1
AD
New echelon parking (8 spaces) with new access
SQ
1
RO
16
.7
22
D
7
ND MO UM DR
110
8
EL
18
LE
ET
AS
20
12
30.2m
FI
AN T
23.8m 2
NG
EM
St Paul's Community Centre
13
1b 17
35
1
99 101
RO
2 14
Y e r B u
2
ist ch
ur
AD
EY
HL
AS
to 12 15
RI
FR
Malcolm X Centre
nt
Ch
29 27
9
14
51
9m
37
9
21
116
SP
57
LB
.3
23
BM
25
1a
D
75
15
d c 83
51 NE
LA
ON
GT
LIN
to
4
PH
83a
71
65
83 83b
141
9 16
3
97
Ar mid
85
173
's
10
7b 7
2
12 73
85
83 8
17
Catherine Court
The Magic Box (PH)
RO A
63
Garage 12
16
M
53
2
ve
128
1
The
B
SMY 3 1 DE3.2 NH4m A
69
2
41
7a
1 17
40
16
4
9a 16
44 10
ROAD 89
ce
67
L WE
Mews
LLE
Pla
n
22
24
1
to
3
Ad
Relocated bus stops
AD
RT
ALBE
7
13
RO
PLAC
PARK
5
4
1
LD
138
5 F 7
IE
140 142
LANE
17
NG
144
10
8
BUS STOP
New 1 metre wide central median
7
RI
New parking (6 spaces). Restricted to off-peak
BUS STOP
AM NH DE SY
AD
ISVI
RO
4 7
16
NORR
AM
64
E
1
DE
NH
SP
ing
ll We
23
RI A W AL K
Existing southbound bus lane
152
El Sub Sta
ROAD NCOTE
13
UE EN AV
45
V IC TO
8
31
18
62
ROAD
ER BANN
20
3
WOODMA
ON GT IN
156 El Sub Sta
8
SY
35
W
LA
NE
44
32
23ELL
PICTON MEWS
Garage NH
AM
24
38
ild
3
31
1 45
DE
56
41
SY
19
20
34
1
86
49
56
D
3
ry ke Ba
11
UE AVEN
URY TESB SHAF
76
58
OA M R
27
36
45
NHA
HI LL
1
42
160
AR LE Y
L
11 64
LTE
HI L
CHE
HA M
28
52
Garden Court
Garage
RC Church
40
19
A V E N U E
y er rg Polish Su
2
166
5 2
5
25
SY DE N
6
A R M ID A L E
25
Beaufort Stores (PH)
12
Works
7
8 to
D
-
A
3
Az 1 ur 5 e
O
3 6
R
BU
1
9
M
TH
BA
Th 12 e 14
H
A
Millbrook Court
5
14
N
40
5
38
E
4
IN
D IL
3 8
D
11
Y
9
4
2
GS
1
S
35
14
ks
15
3
E PLAC
NHAM ELTE R CH UPPE 24
Car Park
1a
or
RO 4 AD4
W
174
17
ON
St Andrews Mews
a 26 24
Y
LE
AR
39
179
52
WS
CO
34
ME
N
40
TO
0
LS
3
G48I BS 35
CO
2b
6
2
S
E AG
TT
4
42
43
174d 174c 174b
5 0
38
44
PH
40a
a
42a
54
42
54 b
174a
El Sub Sta
Car Park ME
AD
OW
ST
RE
ET
Long term highway proposals (Map 6.8) The objective of the scheme is to reduce the impact of traffic on Stokes Croft, in favour of other forms of transport. This will be done by partial diversion of northbound traffic, traffic calming measures and improved pedestrian, cycle and bus facilities. Stokes Croft will retain its role as the A38, but considerable priority will be given to the improvement of the environment. In the area between Kings Square Avenue and Thomas Street traffic flows would be significantly reduced by creating a diversion for northbound vehicles on King Square Avenue and then Jamaica Street. Swept path analysis of this area concluded that HGV can turn right with a simple modification of the kerb line. Stokes Croft northbound from King Square Avenue will be used by buses and traffic turning right into City Road (this will have no significant impact on traffic levels on City Road). Straight on movement would now be buses only through the introduction of a bus gate at the City Road traffic signals. Between St James Barton Roundabout and Hillgrove Street traffic speeds would be calmed by providing two 3.75m wide running lanes and a central reservation of varying width and a chicane arrangement which creates a ‘snaking’ effect in the street. The central reservation will be a low kerb hardstanding, allowing refuge for pedestrian and vehicle runover in case of breakdowns. The design of this scheme is based on the highly successful Shenley Road, Borehamwood scheme which has significantly reduced accidents since its introduction in the early 1990’s, but still carries 18,000 vehicles per day. North Street pedestrian crossing will be moved north of where through traffic turns left into King Square Avenue. Further north, where the central reservation is at its widest extent, an uncontrolled crossing facility is proposed. The scheme also involves relocation and improvement of a few bus stops. In particular the northbound bus lay-by on North Street would be replaced with an on-street facility that should improve bus egress from the stop.
The one-way system on Jamaica St and King Square Avenue will result in an acceptable increase in traffic flows on these streets, and no significant increase in traffic at the southbound Jt James Barton Roundabout junction. Jamaica St is currently little used and carries less than 300 vph at peak periods. This would increase to around 700 vph in the PM peak period under one-way operation. The road width will allow the introduction of with-flow and contra-flow cycle lanes, thus providing for its use as a route of choice for commuter cyclists. There will be a new signal controlled junction where King Square Avenue meets Dighton Street and Jamaica Street. This would be a simple two stage arrangement with pedestrian facilities and signal control for cyclists travelling westwards. The two sections of Stokes Croft north of Jamaica Street are more difficult to calm. The roadway is narrower over these sections and cycle lanes are necessary, given the high cycle flows. It is proposed that ‘psychological’ traffic calming techniques are explored for these sections. A 1.0m wide at-grade median strip could be introduced in the centre of the street with removal of the central white lining. This strip would be in a different, high quality material and could be supported by transverse strips. This approach has been used in Broad Street in Birmingham and Anchor Road in Bristol. The cost of introducing such a technique would not be high. ‘Psychological’ traffic calming has been found to significantly reduce vehicle speeds (see TRL Report TRL641 ‘Psychological traffic calming by J Kennedy, R Gorell, L Crinson, A Wheeler and M Elliott). A important aspect of the proposed scheme will be the removal of some through traffic movements on the A38 which could use the M32/Avon Ring Road. To help facilitate this the North Street junction with St James Barton Roundabout needs to be treated to visually discourage the A38 route, by increasing the central reservation and narrowing the exit and entry to the roundabout. Traffic calming, high quality surface treatment (see Fig. 6.9-6.13) and revised signage (see Map 6.2) will also contribute to that aim.
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
69
On street parking proposals Parking can be provided in a number of locations on and immediately adjacent to Stokes Croft. South of City Road 10 on-street parking spaces can be provided on the east side of Stokes Croft. These would be for short term spaces for servicing the shops and businesses and could also be used as shopper parking. During the evening and night some of these spaces could be set aside as a taxi rank, as they are present. Nine on-street parking spaces can be provided on the west side of Stokes Croft. This offers an increase on the current level which is estimated to be 13 spaces in total. Parallel parking can be maintained on King Square Avenue. 90 minutes parking could be provided here for shoppers and possibly servicing, rather than the Pay and Display arrangement at present. On-street parking can also be provided towards the northern end of the study area between the Arley Hill and Ashley Road junctions on the eastern side of the road. Approximately 6 parallel parking spaces could be provided off peak only, with relocation of the bus stops. The peak hour southbound bus lane would remain. A shopper’s parking area could also be provided at the Stokes Croft end of Sydenham Road where it has already been closed to through trafďŹ c. Echelon parking at 45 degrees can be implemented with a drive-in/ reverse out manoeuvre being appropriate. Vehicles would have to use Armada Place and Thomas Street to reach Stokes Croft on leaving these parking spaces due to the one-way operation of Nine Tree Hill.
70
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
Priority 10 Rebalance the housing provision The problem:
The solution:
The immediate and most important catchment area for the shops in Stokes Croft has a very high percentage (over 50%) of social housing. Moreover, a high proportion of the existing dwellings is 1-2 bedroom flats. Consequently, there is not sufficient choice and variety of residential accommodation in the area to promote a balanced sustainable community and sustain a good range of shops in Stokes Croft.
It will be necessary for Bristol City Council and SPUCP to actively promote the recommendations of the Housing Supply Study (2005) and foster an increased variety of housing. The Stokes Croft development sites should increase the range of dwelling types available in the area and contribute to increased choice of accommodation. This may include larger flats and family accommodation, particularly within the depth of larger sites, away from the street frontage.
Action 10.1 Promote the recommendations of the St Paul’s housing strategies in Stokes Croft Stokes Croft straddles an area that has a high proportion of social housing and small flats. St Paul’s housing surveys and strategies recommend that there should be an improved choice of housing, particularly terraced houses and larger flats. The studies also identified the inability for current residents of social rented accommodation to acquire property on the local market. New development in Stokes Croft should offer choice of good quality housing to new and existing residents in line with the St Paul’s housing needs and strategies. Responsibilities: BCC Planning Department
Colin Buchanan | STOKES CROFT - Gateway Enhancement Project
71
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| STOKES CROFT - Gateway Enhancement Project