BTF response: OBJECT

Here are images of some of the trees growing on site which are visible from Feeder Road - https://photos.app.goo.gl/ScCSHbBCmCvdPYvV8.

We have been looking at the original decision in August 2020 and note your report covered the trees here:

I am ashamed that we failed to comment at the time. Had we done so, we would have observed that there was no reason why the trees growing along the canal could not be retained and incorporated into the plans.  The drawings I have seen show that, even now,  this is possible. In fact the drawing shows new trees where the current ones now stand!

 

What is more, and as far as we can see, the presence of these trees is not preventing demolition proceeding, always assuming that the SoS allows this. In our view this latest application is precipitate and only made for the convenience of the applicant to try to avoid possible delays caused by the iminent nesting season and on the assumption that they will have a decision in their favour come May - though this cannot be assumed. 

 

This is what they say in their recent application:

We have already commented on the failure of the applicant to produce a Biodiversity survey and report despite the site being adjacent to an SNCI  on the Feeder Canal - another example of the failure of the LPA to police its own rules. In our view, this evidence should have been before the committee when it made its decision. Had it been available, then the outcome might have been different.

 

As you know, under the Environment Act 2021, developers will be required to show at least 10% biodiversity net gain (BNG) in future. Without, at least, the baseline evidence that a Biodiversity report and survey would have provided, it will become impossible to test the developer's detailed future proposals against this requirement. For the trees to be removed (one of the key habitats on the site) as well before this can be rectified will forever deny the LPA (and us) the opportunity to comment on BNG compliance. At the very least the applicant should now be required to produce biodiversity evidence before any trees are removed...if the LPA is minded to allow this.

 

We have advanced a number of other reasons why this application ought to be refused. Please add these representations to those, Matt and arrange to publish all of them on the planning portal.

 

If there is the least chance of saving these trees, even at this eleventh hour, we must take it - especially having just witnessed the devastation wrought on the trees at the old Bart Spices site on York Road - a site where there was nothing to prevent the developer removing the trees even though they produced no evidence of their presence on the site when applying for permission to proceed.

See also

https://pa.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=PVWTDUDN0DG00

19/03867/P | Phased development of the following: site wide remediation, including demolition; (Plot 1) outline planning permission with all matters reserved aside from access for up to 23,543m2 GIA of floor space to include offices (B1a), research and development (B1b), non-residential institution (D1) and up to 350m2 GIA floor space for cafe (A3); (Plots 2 and 3) erection of buildings (full details) to provide 371 dwelling houses (C3), offices (B1a), restaurants and cafes (A3); (Plot 4), redevelopment of 'Erecting Sheds 1A and 1B' (full details) to provide offices (B1a); (Plot 5) erection of buildings and redevelopment of 'The Boiler Shop' (full details) to provide a 1,600 pupil secondary school (D1); (Plot 6) erection of buildings (full details) to provide 693 student bed spaces (Sui generis); infrastructure, including a new canal side walkway and associated works. | Land And Buildings On The South Side Of Silverthorne Lane Bristol BS2 0QD

https://pa.bristol.gov.uk/online-applications/appealDetails.do?activeTab=summary&keyVal=QL48GEDN00K00

20/20152/CALLIN | Phased development of the following: site wide remediation, including demolition; (Plot 1) outline planning permission with all matters reserved aside from access for up to 23,543m2 GIA of floor space to include offices (B1a), research and development (B1b), non-residential institution (D1) and up to 350m2 GIA floor space for cafe (A3); (Plots 2 and 3) erection of buildings (full details) to provide 371 dwelling houses (C3), offices (B1a), restaurants and cafes (A3); (Plot 4), redevelopment of 'Erecting Sheds 1A and 1B' (full details) to provide offices (B1a); (Plot 5) erection of buildings and redevelopment of 'The Boiler Shop' (full details) to provide a 1,600 pupil secondary school (D1); (Plot 6) erection of buildings (full details) to provide 693 student bed spaces (Sui generis); infrastructure, including a new canal side walkway and associated works. | Land And Buildings On The South Side Of Silverthorne Lane Bristol BS2 0QD

https://pa.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=PVWU3IDN0DG00

19/03868/LA | Redevelopment of the site for: (Plot 1) Removal of the Shed 4 western gable wall; (Plot 2) Removal of Shed 4 (excluding wall to canal), insertion of opening into boundary wall and lowering/removal of material; (Plot 3) Removal of Shed 3, removal of Sheds 2a-c; (Plot 4) Insertion of pedestrian access opening into the northern boundary wall of shed 1b, alterations to the South wall of Shed 1b/north wall of Shed 2b, Restoration/rebuild of Shed 1a; (Plot 5) Reduction in height of the walls attached to the North Gateway, removal of western Hammer Forge Wall, reduction of Northern Hammer Forge Wall, demolition and rebuild of Eastern Hammer Forge wall. Works to the Boiler Shop, including new openings in the Western gable end, replacement of asbestos cement roof, removal of post-war cladding and glazing between piers, internal works including new floor level; (Plots 2-5) Potential stabilisation to the early 19th century Feeder Canal rubble stone wall. | Land And Buildings On The South Side Of Silverthorne Lane Bristol BS2 0QD

https://pa.bristol.gov.uk/online-applications/appealDetails.do?activeTab=summary&keyVal=QL48O5DN00K00

20/20153/CALLIN | Redevelopment of the site for: (Plot 1) Removal of the Shed 4 western gable wall; (Plot 2) Removal of Shed 4 (excluding wall to canal), insertion of opening into boundary wall and lowering/removal of material; (Plot 3) Removal of Shed 3, removal of Sheds 2a-c; (Plot 4) Insertion of pedestrian access opening into the northern boundary wall of shed 1b, alterations to the South wall of Shed 1b/north wall of Shed 2b, Restoration/rebuild of Shed 1a; (Plot 5) Reduction in height of the walls attached to the North Gateway, removal of western Hammer Forge Wall, reduction of Northern Hammer Forge Wall, demolition and rebuild of Eastern Hammer Forge wall. Works to the Boiler Shop, including new openings in the Western gable end, replacement of asbestos cement roof, removal of post-war cladding and glazing between piers, internal works including new floor level; (Plots 2-5) Potential stabilisation to the early 19th century Feeder Canal rubble stone wall. | Land And Buildings On The South Side Of Silverthorne Lane Bristol BS2 0QD