Shipyard development will change view across Bristol’s harbour forever

shipyard development will change view across bristols harbour forever - Shipyard development will change view across Bristol's harbour forever

One of Bristol’s longest standing riverside industrial sites is set to be demolished and replaced by a complex of apartment buildings.

The development, on the south bank of the River Avon in Southville, will change the view across Bristol’s Floating Harbour, and bring a total of 158 new homes.

Developers Crest Nicholson wants to knock down the industrial buildings at the old Payne’s Shipyard, between Coronation Road and the River Avon, which has housed a metal spraying business since the 1930s.

In just a few days since the plans were published, several local residents living nearby have objected to the scheme – mainly on the grounds there will only be a total of 70 parking spaces for the 158 flats and maisonettes, in an area of the city with an already well-documented parking problem.

The shipyard plans represent the first in a series of potential developments at the western end of the harbour, although Crest Nicholson’s plans are not directly linked to the broader Bristol City Council-led ‘Western Harbour’ project to redevelop the Cumberland Basin and Ashton Meadows area, and remove the old Brunel Way flyover and bridge.

Crest Nicholson’s plans will see a series of apartment blocks line the river to the east of the imposing bonded warehouse and the Riverside Garden Centre.

The application is for 158 new homes, 95 will be two-bed flats and 63 will be one-bed flats.

shipyard development will change view across bristols harbour forever 2 - Shipyard development will change view across Bristol's harbour forever

Before: The view across Bristol’s Floating Harbour from Hotwells now – the old Payne’s Shipyard development will be visible between the pub on the left and Underfall Yard (Image: David Jarvis Associates/Bristol City Council)

Affordable housing

City Council policies state that, in this part of Bristol, developers should make 30 per cent of the homes they create ‘affordable’ – either as council housing, housing association homes or through a shared-ownership scheme.

Crest Nicholson said because they have the extra expense of demolishing industrial buildings, and the other challenges of that site, they will only be able to afford to make 20 per cent of the development affordable.

Of the 158 flats, six one-bed apartments will be affordable, and 25 two-bed apartments will be. All of the affordable homes will be in the block on the eastern edge of the site, fronting Coronation Road, rather than the river.

shipyard development will change view across bristols harbour forever 3 - Shipyard development will change view across Bristol's harbour forever

After: The view across Bristol’s Floating Harbour from Hotwells, showing an artist’s impression of what the old Payne’s Shipyard development will look like (Image: David Jarvis Associates/Bristol City Council)

“The proposal includes 20 per cent of total provision for affordable homes,” said a spokesperson for Crest Nicholson. “This is because of viability challenges detailed within the Viability Appraisal supporting this application.”

As Bristol has controversially seen before, developers are allowed to factor in a guarantee they will make at least a 20 per cent profit on the entire development, before working out how much affordable housing provision they can propose to include.

Parking

The location is within the Southville Residents Parking Zone, but also close to Greville Smyth Park and Ashton Gate Stadium, so in the heart of the area also affected by ongoing parking issues.

Developers are creating just 70 car parking spaces, but each one-bed flat gets its own cycle parking space, and two-bed flats will get space for two bikes. With visitor cycle parking, there will be a total of 269 cycle parking spaces.

The developers acknowledge the 70 car parking spaces is less than the maximum they could provide under planning regulations, but said that means it’s in accordance with Bristol city council’s standards.

“In light of the above, and the location of the site close to local shops, facilities and bus stops, the above proposed parking is considered appropriate,” said Crest Nicholson.

“Overflow parking onto adjoining streets should demand exceed supply on the site will not be possible due to the existing RPS,” they added.

Apart from cycling, the developers have told planners people living in the new development will use public transport. Although Coronation Road is not on any bus routes, the metrobus m2 route runs from a stop on the other side of the Ashton Swing Bridge, across the river.

The area

shipyard development will change view across bristols harbour forever 4 - Shipyard development will change view across Bristol's harbour forever

Western Harbour (Image: bnm)

The old Payne’s Shipyard is one of many industrial sites in Ashton, Southville and Bedminster, and the western end of Bristol’s Floating Harbour and Spike Island is seeing plans for major development of apartments and flats.

Ashton Sidings

On the other side of Greville Smyth Park, developers Galliford Try have plans for 258 flats on the former Ashton Railway Sidings, which you can read more about here.

Old Brewery

Developers won permission last May despite vehement local opposition to build two new tower blocks of eight and nine storeys on the old Ashton Gate Brewery site at the western end of North Street in Ashton Gate, creating 94 new homes. Read more about that here.

Ashton Gate’s Sporting Quarter

Ashton Gate Stadium want to build new blocks of flats next to the stadium as part of its Sporting Quarter convention centre, as well as new homes on greenfield land near the Long Ashton Park and Ride. Read more about the latest on this plan, here.

‘Western Harbour’

The Western Harbour project is just beginning to look at how to transform the Cumberland Basin area of the city, with thousands of new homes and a new road layout across the western end of the river and the floating harbour. Council planners recently and controversially expanded the area within the Western Harbour project remit to include the Ashton Meadows riverside park, and the council refused to rule out building thousands of flats there.

Baltic Wharf

The council’s own new housing development company is taking forward plans to clear the Baltic Wharf Caravan Club site between Underfall Yard and the SS Great Britain, and building 165 new apartments. Read more about that here.

Read More

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