Civic Society claims council have contravened planning guidelines for landmark site

Bristol Civic Society have slammed the proposals for a plot of land described as the “last and most important site on Canons Marsh”.

The organisation released a strongly worded statement which fiercely objects to the proposed designs for a seven-storey office scheme called Waterfront Place.

“The Society supports the proposed uses for the site but regrets that it cannot support this proposal,” the response reads.

“The office is a big glass box out of scale with its surroundings.

“The height and mass of the office building would dominate and cause substantial harm to the character of the area and block important views across the city.”

Waterfront Place could be built on the vacant plot between Lloyds Amphitheatre and the buildings on Bordeaux Quay – photo by Martin Booth

Plans for a mixed-use development of offices, a hotel and ground-floor restaurant or bar next to Revolucion de Cuba were first revealed in 2020 and a formal planning application was sought in November 2021.

Designs have been proposed by architects Allford Hall Monaghan Morris (AHMM), who have recently reported a £500,000 loss after a 22 per cent decrease in revenue.

Leaders of the project, London-based property developer Bell Hammer, have previously defended the proposals which say strike “an appropriate balance between providing a positive and robust new focal feature in the townscape; and being responsive enough to its context to reflect, complement and gesture towards the best of the existing townscape”.

Waterfront Place as seen from Narrow Quay – image courtesy of AHMM

However, the Civic Society, a voluntary organisation that exists to better Bristol’s built environment, disagrees.

They write that “the office is out of scale with its surroundings and would overbear surrounding buildings which include the Grade II listed Bush House (the Arnolfini) and would block important views across the city”.

They claim too that the scheme “fails to create a sense of place or local character” and “lacks distinction”.

“We are disappointed in this repetitive design that would frame this popular and important civic space; it does not enhance or conserve the conservation area.”

The Civic Society is not opposed to the development of the prominent site between the Floating Harbour and the Lloyds Amphitheatre, but calls for more “imaginative” designs for an area that “demands a landmark building of architectural significance”.

As well as rejecting the architectural elements of the designs, the Civic Society has criticised the planning process orchestrated by Bristol City Council for failing to conform to local planning policy.

Simon Birch, chair of the Civic Society, said that they are “also disappointed that this development has come forward as a result of a developer-led competition where both the competition brief and the competing competition entries have not been made public”.

He said: “This contravenes the council’s own guidelines for community consultation and involvement on major development proposals.”

Bell Hammer have previously stated: “Most people recognise the subjective nature of comments on architecture and striking a balance between preserving distant cathedral views and the substantial place-making and economic benefits derived from such a development” – image courtesy of AMMH

Bristol City Council awarded the lease bid to the current developers over 22 others after a local authority-run design competition in 2017.

Joel Hawkins, of Bell Hammer, said: “Bristol City Council put the site on the open market in 2018 through Savills and Bell Hammer’s scheme was selected by a Bristol City Council panel which evaluated all entries.”

A spokesperson for Bristol City Council said: “There was a public competition held for the design of the building. Of the 22 proposals received, two were discounted with the remaining 20 schemes assessed and evaluated on their merits. Six proposals were taken forward for further evaluation before a preferred bidder was chosen.

“The responsibility for consulting on the proposed design before the application was submitted was with the developer in accordance with published best practice.

“Once the application was formally submitted the Council carried out consultation on the planning application and has received numerous comments as part of the planning process.

“Any final decision on this application will be for the Development Control Committee of cross-party councillors.”

Main image: NPA Visuals

Read more: Historic England oppose ‘damaging’ new building overlooking docks

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