Plans to redevelop historic Redland High School recommended for refusal

A lack of affordable housing looks set to scupper plans to redevelop the historic Redland High School site.

Developer Kersfield has warned that the Grade II-listed property could be left to rack and ruin following a recommendation to refuse their application – leaving the £25m project hanging in the balance.

Officers and conservation groups, including Historic England, have criticised proposals for the 43-home development, which include restoration of the historic former school, destruction of some buildings and the construction of new houses.

Other civic groups have welcomed the bid to restore the manor house and grounds to its former glory.

The lack of affordable housing is a key issue in the recommendation to refuse planning permission

Critically, there is no affordable housing planned for the site, with the company instead offering £750,000 for the council to build some elsewhere.

Bristol City Council cabinet lead for housing Paul Smith argues that this does not address the need in the city and, while it may be a completely legitimate solution, is always a bad policy in planning.

“The purpose of affordable homes on site is to deliver mixed communities,” said Smith.

“A grant such as this is usually put towards building housing in low value areas – these are generally those where there is already a high proportion of affordable homes.

“The purpose of the affordable percentage is to provide affordable housing in private developments. A commuted sum is aimed to specifically stop that.”

Kersfield argues that in order to undertake important restoration and improvement works, it needs to build the additional five new family homes being proposed – something council officers won’t allow.

Redland Court original design drawing

“The council owns many heritage building across the city which it simply cannot maintain,” said Kersfield’s Alex Fielden Cook.

“Listed buildings need to be given new life and new uses, in a way which also protects our historic legacy – and that’s exactly what we are proposing.

“Bristol has a choice to make. It either wants its historic buildings restored and protected for generations to come, or it can stand by and watch them fall into rack and ruin.

“We have made sweeping changes to our plans, working directly with Bristol City Council and Historic England, but if we make any further changes the scheme is not viable – and will not go ahead.”

On the issue of affordable housing, he added: “Council officers must be realistic. We have worked closely with them throughout and have responded positively to their requests.

“But we are left with a scheme that is only just viable, which is why we cannot increase the offer any further, nor make any further cuts to our proposals. Officers are putting the whole restoration project at risk.”

There is also a dispute between the developers and council officers over what the site is worth.

The Grade II-listed Redland Court was home to Redland High School for Girls until last summer, when the school merged with Redmaids’ High School in Westbury-on-Trym.

Historic England has lodged “considerable concerns” about the fragmentation of the development and the proposed density, although the conservation organisation noted positives in the removal of unsightly buildings.

The final decision on whether or not to grant permission for the development will be made at a planning meeting on Wednesday, January 10.

Main photo thanks to Paul Townsend

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