|Address||Land At Corner Of York Road And St Lukes Road Bedminster Bristol BS3 4AD
|Proposal||Mixed-use redevelopment including 221 residential (C3) units and 651 sq.m. of commercial floorspace (Class E) on ground floor, together with a new vehicular access off Mead Street, cycle and car parking provision, private amenity space, servicing arrangements, landscaping, public realm, and associated works.|
|Neighbour Consultation Expiry||10-08-22|
|Standard Consultation Expiry||21-12-22|
|Decision||GRANTED subject to condition(s)|
|BCC Planning Portal||on Planning Portal|
|Public Comments||Supporters: 11 Objectors: 384 Unstated: 8 Total: 403|
|No. of Page Views||0|
|Comment analysis||Date of Submission|
|Nearby Trees||Within 200m|
Recommendation submitted 21-02-22
24/8/22 - Despite the officer's recomendation to refuse, the scheme was approved:
The development control committee voted six to three to approve the plans. Councillors voting to grant permission were: Richard Eddy, Tom Hathway, John Geater, Philippa Hulme, Farah Hussain and Chris Jackson. Voting against were: Andrew Varney, Fi Hance and Ed Plowden.
We have now posted Additional comments - https://bristoltreeforum.files.wordpress.com/2022/08/btf-additional-comments.pdf
Following updated documents being posted, we sent this email on 20 July 2022:
- A revised AIA & AMS - we need to know which, if any, of the trees that were growing on and around the site have survived and how they will be protected.
- A tree planting list - the proposal is to plant trees both onsite and offsite in the pavement - how many, what species and where?
- A revised Biodiversity net gain (BNG) report and calculation - we note that some of the proposed planting will be outside the redline boundary, so be offsite. Needless to say, we will argue for the habitat baselines to be those which existed before the trees were removed, but this will need to be offset against any new habitats proposed - hence the need for a new calculation.
- A revised ecological report - what if any habitat survived demolition.
- A Landscape Ecological Management Plan (LEMP) - see below.
The latest guidance we have seen from Bristol LPA on the requirements for biodiversity net gain is as follows:
“Ecological mitigation is required to meet the requirements of the National Planning Policy Framework (NPPF). The National Planning Policy Framework (2019) states in paragraph 170(d) on page 49 that planning decisions should minimise impacts on and provide net gains for biodiversity. It is recommended that the proposal employs Defra / Natural England’s Biodiversity Net Gain (BNG) biodiversity metric 2.0 (as updated) to develop ecological mitigation proposals. The BNG assessment should be undertaken prior to the validation of a future planning application and not conditioned. Planning applications submitted to Bristol City Council should demonstrate a positive biodiversity gain when using this metric. Please note that this may require off-site mitigation to achieve a Biodiversity Net Gain. Applicants should provide full details of their data, measurements and workings used to calculate the percentage BNG. Engagement with the Council’s pre-application process to inform BNG proposals and the design of ecological mitigation proposals at an early stage is encouraged. The Defra Biodiversity Net Gain (BNG) Biodiversity Metric 2.0 includes an off-site module which is fully integrated within the methodology. If a positive on-site BNG score cannot be achieved, the off-site module should be used as the automatic next step to achieve a positive BNG score.
A financial contribution is not an acceptable way forward because it does not calculate biodiversity units and so will be an arbitrary figure that will be very difficult to calculate or justify.
All BNG submissions should be accompanied by a nature conservation and landscape management plan which addresses features of interest, objectives, management compartments and prescriptions, a work schedule including a thirty year annual work plan, resourcing including a financial budget and ecological monitoring. This should cover a 30 year period.
Please note that if the Environment Bill is passed, a future planning application will be required to demonstrate a mandatory minimum 10% Biodiversity Net Gain as measured using the Defra Biodiversity Metric 2.0 (as amended).”
Save that the relevant paragraph in the NPPF (2021) is now 174 d), that the current biodiversity net gain metric is BNG 3.1 and that the Environment Act 2021 is now law, and the mandatory minimum 10% Biodiversity Net Gain will take effect next year, this guidance still applies.
 Dr Nick Michael, BCC Nature Conservation Officer - planning application 22/01878/P - Ecological Technical Appendix A Desk Study - 7507.20.039 published as ECOLOGICAL_DESK_STUDY-3200493.
I look forward to hearing from you.'
We have now submitted further comments following receipt of the biodiversity evidence - https://bristoltreeforum.files.wordpress.com/2022/05/btf-further-comments.pdf
Here are our interim comments - https://bristoltreeforum.files.wordpress.com/2022/02/btf-comments.pdf
See also planning application - 21/05572/N | Demolition of vacant industrial building. | Land At York Road/St Lukes Road Bedminster Bristol BS3 4AD