Historic pub could be dwarfed by new development

Residents of a close-knit south Bristol community are furious that another large tower block could be built in the middle of their neighbourhood.

The planned redevelopment of a hand car wash site to build 54 flats within a block that ranges in height from four to nine storeys would dwarf a Grade II-listed pub which was originally a toll house.

The developer’s own commissioned heritage statement acknowledges that the proposals would have “a moderate adverse significance of effect on the heritage significance of the listed building contributed by its setting”, but say that it is up to council officers and councillors to weigh this harm against the benefits of new homes.

The development looking along Bath Road towards the Totterdown escarpment – illustration courtesy of P Yates Bath Road Ltd

122 Bath Road in Totterdown is only a few hundred yards away from the construction of a 15-storey tower being built as part of the Totterdown Reach development.

Some residents fear that the fact this development was granted permission despite claims it breached Bristol City Council’s own planning policies sets a worrying precedent.

Built in 1834, the building which is now the Thunderbolt was once surrounded by tightly packed streets, but these were decimated in the late-1960s and early 1970s in advance of a planned ring road that was never built.

Developers say that the new building “will form a significant new backdrop to the Grade II-listed pub, against which the listed building will appear very diminutive” – photo: Martin Booth

The new development would be built next to the Thunderbolt – illustration courtesy P Yates Bath Road Ltd

The new building will block the sight of much of Totterdown’s colourful terraced housing ascending the hill when seen while approaching Arnos Vale.

Developers say that “this has been mitigated, to an extent, by a gap of around 5m between the inn and the new building, the stepping of the new building’s height down towards the inn, and set-backs from the road frontage at ground level and for the upper storeys…

“In views looking west along the A4 Bath Road the new building will add a significant new backdrop of modern built form, height and massing that is undoubtedly out of character with the typically two- to three-storey terraces of Victorian and early 20th-century pubs, shops and houses in the left foreground…

“The new building will form a significant new backdrop to the Grade II-listed pub, against which the listed building will appear very diminutive.

“That said, in early 20th-century views the taller 122 Bath Road and other terraces behind the Turnpike Inn form a dominant backdrop in which the inn itself is rather swallowed up.”

The view of the proposed development looking east – illustration courtesy P Yates Bath Road Ltd

Totterdown Residents Environmental & Social Action group (TRESA) have expressed their concerns about height, lack of children’s play space, overlooking nearby properties, loss of light for nearby properties, impact on the Thunderbolt and impact on views of Totterdown escarpment.

Commenting on the planning application, Simon Hobeck of Bushy Park, said the size and mass of this development “is totally excessive for the area” and also directly contravenes the Bristol City Council’s own policy of an optimal density of 120 units per hectare.

“This development is over four times that limit. It is totally inappropriate.”

The proposed 54 flats would be built on the site of a car wash – photo: Martin Booth

Hobeck added: “Two years ago a large development was given permission at the former Esso garage site which is near to this new proposal.

“This tower also contravened the planning policy and at the time residents were told it would definitely not be used as a precedent. This new development heavily relies on using that tower as a precedent.

“All the images show the tower as a way to make this new proposal seem smaller. This development is simply too large for the site and is totally out of character with the surrounding developments (bar the single site that is constantly used as a precedent).”

The new development would range from four to nine storeys – illustration courtesy of P Yates Bath Road Ltd

One proposed design for the building features colours that are said to “link back to firmly root the scheme in Totterdown” – illustration courtesy of P Yates Bath Road Ltd

Main photo: Martin Booth

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