Plans to knock down Za Za Bazaar would cause ‘unacceptable harm’

Plans to knock down Za Za Bazaar’s building and replace it with a taller, four-storey structure would result in “unacceptable harm” to its dockside surroundings, objectors claim.

Commercial property developers CBRE first revealed a new vision for the site overlooking Pero’s Bridge known as U Shed in 2021.

It wants to convert what also houses BSB bar into offices on upper levels with “flexible active ground” on the ground floor, such as shops, bars and restaurants.

But the plans have sparked a wide range of concerns relating to the replacement building’s height, scale and massing compared to others in the harbour.

Bristol City Council planning officers are now recommending to councillors the application should be refused.

Plans for the new development in Bristol’s Harbourside area could see the city’s biggest restaurant knocked down and replaced with a bigger building which opens onto Canons Road – image: CBRE

Setting out grounds for objection, a report to councillors on the planning committee said: “The proposed development would appear as a modern office block and sit discordantly within the Bordeaux Quay maritime building setting.

“It would be of an unacceptable, excessive height and would fail to respond to the special character of this part of the City Docks Conservation Area and would harm the setting of the adjacent City and Queen Square Conservation Area on the opposite side of the Floating Harbour.”

Officers added that the public benefits offered are “limited” and “fail to outweigh the harms identified”.

U Shed was built in the 1990s as part of the harbour regeneration project – photo: Betty Woolerton

The development is also being objected to by Za Za Bazaar itself, which highlights the loss of 230 jobs, impact on heritage and lack of consultation.

Operations director Nitin Bhatnagar wrote: “The impact of the permanent closure Zaza Bazaar must not be underestimated in terms of the socio-economic impacts it is likely to bring about.

“It is imperative that this be considered by decision makers, even if outstanding heritage matters and other design issues are resolved.

“Our employees and their livelihoods are a vital part of the local community, and their welfare must be prioritised.

“I would also reiterate that Zaza Bazaar is not just a place to eat, but also a hub for social events, different occasions, and a place where people can come together.”

Za Zaa Bazaar is “a place where people can come together”, says its operations director

Conversely, Watershed, We the Curious and Bristol City Centre Business Improvement District (BID) all support the development.

“We will always welcome positive investment in the area and the development at U-Shed and the associated public realm investment will make a significant improvement to an area that can feel unloved and unwelcoming,” Bristol City Centre BID said.

“Opening up the building onto Canons Road will address this and is very much to be welcomed as will improve the feel of the area and build confidence in the safety of the area.”

Planning officers at Bristol City Council are recommending that councillors on the development control B committee refuse permission for the U Shed development scheme on Tuesday, June 13. However, the committee could still vote to approve permission.

Main photo: Betty Woolerton

Read next:

• New vision for Za Za Bazaar site
• Fears for future of pub and its much-loved garden
• Developer slams council for blocking plan for floating homes in harbour

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