Fury after plans to knock down shopping centre approved in shock u-turn

A shopping centre in south Bristol will be knocked down and replaced with 850 homes after councillors made a shock u-turn.

Just a month ago councillors voted to refuse permission to demolish Broadwalk Shopping Centre, but they have now changed their minds.

The Redcatch Development Partnership wants to demolish the shopping centre in Knowle and build a huge new mixed-use scheme on Wells Road, known as Redcatch Quarter.

Some buildings could reach 12 storeys tall, and the development would include cinema and theatre community space and a dentist.

Plans to knock down Broadwalk Shopping Centre in Knowle and replace it with 850 homes have been approved after councillors made a shock u-turn – photo: Redcatch Development Partnership

The council’s planning committee voted to refuse permission in May after concerns about the lack of affordable housing and the high number of homes crammed into the dense site. But the same committee has now voted to grant permission.

The committee met on Wednesday initially to ratify their previous refusal. But councillors heard from developers pledges to increase the amount of affordable housing, with help from the government and housing associations.

The committee voted unanimously to refuse permission on May 31, due to concerns about how dense and tall the development would be.

Other concerns included the many homes that would only have windows and daylight on one side, known as ‘single aspect’, as well as that only 80 homes that would be classed as ‘affordable housing’ – less than 10 per cent.

However the developers had since said that more affordable homes could be included. They would be paid for by a grant from Homes England, the government developer, as well as housing associations.

These extra affordable homes would be “likely, but not guaranteed”, according to council planning officers.

Since redevelopment plans for the centre were first announced in 2017, a number of stores in the centre have shut, with the TUI travel agents recently relocating out of the building.

There is also frustration that there are not plans for some of Broadwalk’s current facilities – including a bingo hall and snooker hall – to be part of redevelopment.

The council’s planning committee voted to refuse permission in May after concerns about the lack of affordable housing and the high number of homes crammed into the dense site – photo: Charlie Watts

Conservative councillor Richard Eddy, chair of the planning committee, said: “St Catherine’s Parade was recently dubbed by the tabloid media as the saddest shopping parade in Britain. My great fear was that actually Broadwalk would soon become the same.

“This mixed-use scheme is a clear opportunity to give certainty and provide the regeneration of the shopping centre with £200m of investment.

“Plus we’re talking over 500 jobs, which is no mean feat. If we’re not successful at appeal, what would be the cost? It could be quite considerable on the planning budget here in Bristol.

“The almost 10 per cent minimum offered by the applicant is lower than we would expect, but in view of the circumstances and the opportunities here, I think it’s worthwhile. And we’ve heard that three housing associations would work with the applicant to augment that further.”

Labour councillor Philippa Hulme added: “We think the planning balance has shifted more in favour, particularly taking into account the extant consent and that space standards are met.

“The living conditions would be acceptable even though we wish the homes could be developed with less density and fewer homes with single aspect.

“But the nature of this site would make that very difficult. Many businesses in the area are desperate to have an improved site there to regenerate the area.

“Obviously the 9.8 per cent is not ideal and we really hope that the applicant would work very hard to increase the proportion greatly.”

Kevin Slocombe, the head of the mayor’s office, said the approval is “on balance, the right decision”.

He Tweeted: “Not a perfect scheme but with opportunities clarified for additional affordable, an important investment in an area that needs homes and the right decision in a housing crisis.”

A number of stores have closed in the centre since redevelopment plans were first announced, including a B&M Bargains, Shoe Zone and Wilko – photo: Charlie Watts

Not all councillors on the committee were in favour of approving the plans. Labour and the Conservatives appeared to change their mind, while Greens and the Liberal Democrat councillor on the committee said they would still prefer to refuse permission for the plans.

Green councillor Fi Hance said: “I’m bewildered. This was a unanimous decision we all came to at the last meeting. Nothing has changed with this application that I’m aware of.

“Our refusal was based on the over-density of the site, based on Bristol City Council planning policy. That hasn’t changed.

“My heart goes out not only to the people living around this site, but also those living within it.”

Knowle resident Laura Chapman says the local community has been “sidelined” following the passing of the plans – photo: Charlie Watts

Knowle resident Laura Chapman, who last month told Bristol24/7’s Behind the Headlines podcast she was “absolutely delighted” with the rejection of the plans, says that she and her neighbours are now “absolutely devastated”.

“But more than that, we are also furious at this total and utter subversion of democracy,” said Laura, who founded the Broadwalk Redevelopment Community Group in opposition of the plans for the centre.

“Had we known there was any real risk of the decision being overturned, the community would have been there in our droves once again.

“The community have been sidelined, and a democratic decision has been trampled over for reasons that are not yet clear, but which do appear deeply undemocratic.”

Alex Seabrook is a local democracy reporter for Bristol

Main photo: Redcatch Development Partnership 

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• Soft play centre to close after ten years
• Two more shops in shopping centre to close
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Hear from Laura Chapman in episode 86 of the Behind the Headlines podcast: