Proposed development would cause ‘substantial harm’ to Stokes Croft

Architects behind a development which hopes to transform a notorious thoroughfare off Stokes Croft have criticised city council officers for recommending their plans to be refused.

The development is located off Hepburn Road – colloquially known as ‘Crack Alley’ – and also includes a terrace of buildings on Stokes Croft.

It is the addition of a single storey to these three frontages next to the Carriageworks which appears to be a major sticking point and is likely to see the plans refused at a meeting in March.

Council officers are also unhappy about the proposed demolition of the locally listed Croft Dale, which is currently student accommodation.

The redevelopment of the site could create nine new homes, 12 student flats and two workshop units.

The eastern elevation of Stokes Croft today and the proposed development featuring an additional storey added to the three buildings next to the Carriageworks – image: Arturus Architects

In their report that will be discussed at the meeting in City Hall on March 8, council officers write that they “fully support the redevelopment of the site for mixed use purposes in principle”.

But they say that the current proposal “falls considerably short of meeting a significant number of policy requirements and expectations and as such Officers are regrettably unable to recommend approval”.

Locally-listed building Croft Dale on Hepburn Road is currently a seven-bedroom student house that would be demolished as part of the new development – photo: Martin Booth

The officers’ report says: “The basis for the objection is that the proposed development would cause substantial harm to the historic character, appearance and significance of the Stokes Croft Conservation Area through the destruction of an important locally listed building (Croft Dale) which is identified specifically as being ‘of merit’ to the area.

“The development will also result in the introduction of poor-quality extensions and detailed design elements to existing character buildings which will cause further harm to the character and appearance of the conservation area and setting of nearby heritage assets (including the Grade II* listed Carriage Works).

“Furthermore, it is considered that the density, form, scale, layout, siting, design, materials and detailing would fail to create well-designed, high quality, beautiful buildings and places consistent with and in keeping with the context; and would fail to deliver a safe, appealing, well-overlooked, well-lit and attractive environment for future occupants.

“It is also considered that the density, scale, design, layout and siting would result in harm to neighbouring residential amenity by means of overbearing and overlooking and would result in the creation of sub-standard living accommodation for future occupants offering poor outlook and lack of privacy.”

Hepburn Road has the nickname of ‘Crack Alley’ – photo: Martin Booth

A view looking along Hepburn Road of the proposed development – image: Arturus Architects

Bishopston-based Arturus Architects have been working on the scheme for the past three years.

Arturus partner Robert Guy said: “We feel the reasons for wanting to refuse the application are extremely subjective, rather than officers taking a pragmatic approach to a highly constrained city centre site.

“This is a really carefully-considered scheme that does two important things: it would completely transform Hepburn Road by having workspaces and homes overlooking it, making it a much safer place to be and disincentivising the anti-social behaviours that plague this area.

“And it would turn what is currently an eyesore into an attractive place that would enhance the character and everything that is unique about Stokes Croft.”

The proposed scheme viewed from above – image: Arturus Architects

Guy said that Arturus have taken “a deliberately conservative approach – not seeking to squeeze every last drop from the site, but to create a high-quality place to live and work.

“The scheme is low-rise, mainly three-storey so it cannot be seen above the Stokes Croft frontage.

“We’ve located two workshops and some student rooms on Hepburn Road to maximise activity both day and night, creating a much safer and more attractive place for residents and pedestrians.

“We’re opening up the site with attractive brick walls and railings along the Hepburn Road perimeter, so everyone can see into the development while protecting important private resident amenity space. This approach was recommended by the police.

“We are proposing a range of traditional materials to help retain the urban ‘grain’ – and looking to commission a local artist to create artwork along Hepburn Road.”

Main photo: Martin Booth

Read next:

• Adverts for cannabis appear around Stokes Croft
• Plans for student accommodation, flats and workspaces by street dubbed ‘Crack Alley’
• Victim left with a number of wounds on his face after being seriously assaulted

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