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

Urban Regeneration Why: Sustainable Economic Social Environmental

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

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

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

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

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

Bristol – Cabot Circus

Delivery Timescale Development Plan 1997 City Centre Strategy 1998 + updates Broadmead Expansion Strategy 2001 Developer Competition 2001 Scheme Options Consultation 2002 Outline and Detailed Applications 2002 / 3 Reserved Matters 2005 - 2006 CPO 2003 - 2005 Construction 2006 Completion 2008 Opened September 2008

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

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

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

Flexible Masterplan Approach, Mix of Uses and Architects

Reserved Matters 18 March 2013

Design: Architectural Diversity Individual Buildings 7 Different Architects CABE Destination

The Roof / Public Art

Placemaking Connectivity Civic Squares Internal to External

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

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

End of 2006 Programme

End of 2007 Programme

Cabot Circus Impact Over 3500 new jobs were created. Significant retail and leisure expansion 60% of these jobs were held by people who lived within 5km of the site On opening: Cabot Circus attracted over 120,000 customers. In 2015, visitor numbers are still far higher than in Broadmead before 2008. Visitor numbers grew year on year from 2008- 2011 at the height of the recession. Cabot Circus now has an average annual footfall of 18m.

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

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

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

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

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

Exeter Stagecoach, Exeter

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

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

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

Savills Planning 200 Planners in 21 Offices in the UK Applications & Appeals Site & Development Appraisals Planning Policy Stakeholder & Community Engagement Local Expertise in Commercial Planning & Development Contact: Craig O’Brien E-mail: cobrien@savills.com