‘I feel a responsibility to defend Bristol Zoo Gardens against inappropriate development’

These are my objections to Bristol Zoo’s plans to build 200 homes on its historic Clifton site:

History
The 12-acre walled site of Bristol Zoo Gardens was well chosen as the world’s first provincial zoo, within easy reach of the city centre and adjacent to the Downs and Avon Gorge, a phenomenally rich resource for the study of geology, palaeontology, archaeology and biodiversity.

Its visionary founders, including Isambard Kingdom Brunel, would no doubt be appalled by the thought that the gardens might now become a housing estate at a time when general education for biodiversity is so much more urgent than it was 187 years ago. The retention of the entrance building as a visitor information centre is a welcome but relatively token gesture.

Diversity
Bristol Zoo is the one reason many people of all backgrounds and incomes come to Bristol, and especially to Clifton. Without a significant multi-cultural attraction on this site, Clifton becomes an even more exclusive monoculture with little else but expensive housing and speciality shopping.

There is no good town planning reason why a mature ‘green’ public and educational attraction of this nature, a healthy mixture of learning and entertainment, should be regarded as a potential site for housing development.

The public access statement and optimistic illustrations of diverse members of the public enjoying the gardens are unrealistic. Who is realistically going to go out of their way to walk around an exclusive housing estate other than to see how the other half lives – or to annoy the hell out of them?! In time this right is likely to be curtailed by the residents and the management company’s lawyers, whatever provision is currently promised.

………………………………..

Read more: Plans for 200 homes on Bristol Zoo Gardens site submitted 

………………………………..

Accessibility
It is all the more vital to retain cultural attractions and centres of education within the urban area if we are to have any chance of moving away from car dependency, which has to be one of the principal aims of Bristol’s declaration of a climate emergency and desire for carbon neutrality by 2030, an ambitious target by any standards.

Three generations of my family have enjoyed walking, cycling or taking the bus to the zoo and its gardens since the 1970s. We have been members and I am now fortunate enough to be one of the small band of shareholders and feel a deep responsibility to defend the site against inappropriate development, for whatever reason.

The need for enabling development for another site lying in another authority has never been a planning principle and should not influence a decision, which should be based on sound planning considerations alone.

George Ferguson is sceptical of promises parts of the Bristol Zoo Gardens site will be opened up to everyone – image: Bristol Zoo Gardens/ Penoyre & Prasad Architects

Affordability
Bristol is a city of extremes in terms of wealth and housing with a concentration of wealth in Clifton and the surrounding area. A provision of 20 per cent ‘affordable’ housing, largely one-bed units, is a gesture but little more than that in an area with particularly high prices. ‘Affordable’ is a relative term and on sites like this proves to be well out of the reach of the majority of those seeking to acquire a first home or rental in their own city.

………………………………..

Read more: ‘New homes in Clifton will tackle the housing crisis and safeguard the future of Bristol Zoo’ 

………………………………..

Low density
This proposal serves very little purpose in terms of contributing to Bristol’s severe housing need in either quantity or type. 201 homes, at under 17 units per acre (41 units per hectare), represent a suburban density. It is a minor contribution, both in relation to the opportunities it destroys and in the ability to develop much higher densities, that still respect the urban context, on ‘brownfield’ sites.

Health & environment
As a city and society, we face an existential threat from climate change and the loss of biodiversity. Our young people’s physical and mental health is at stake. In response, Bristol has led the way in terms of a declaration of a climate emergency and we need to get radical if we are to have any chance of even denting the ambition to be carbon neutral by 2030. At the very least, new developments in Bristol should aim for carbon neutrality and planning permission should not be granted for any plan that fails to do so.

Car access
Cars have never had access within the walls of Bristol Zoo Gardens, the only vehicles being maintenance vehicles. This should remain the case. The proposal to provide parking for 124 cars, including four disabled spaces, within the development ensures that the development will not meet the aim for carbon neutrality and will damage the environmental quality of life on the site.

Any development of this easily accessible site should be car-free, with the exception of vehicles for disabled occupants and visitors and a small electric car club, a possible total of ten spaces.

George argues any development at the historic site should be car-free – photo: Flossie Palmer

Design
This site demands a very special approach to design and layout. Yet again we have nationally respected architects imposing the wrong solution on a much-loved Bristol site within the Clifton & Hotwells Conservation Area.

Even the published illustrations provided to persuade us fall far short of what we should expect on this exceptional and very visible site. The five and six storey blocks of flats facing the Downs, Northcote Road and Guthrie Road are underwhelming and relatively utilitarian when seen against the richness of Clifton’s architecture. It does not have to be complicated or decorative but it should be built in appropriate natural materials and lift the spirit – which these boxy elevations will fail to do, even with profiles of animals built into the brickwork.

A scheme without the need for road access could produce a much more ‘organic’ and memorable solution that is in the spirit of the place.

Landscape
The proposed removal of well over one third of the mature trees on the site would be unnecessary with a different approach to the layout and use of the site. It should be a guiding principle that any re-use of the gardens is subject to the retention of at least 90 per cent of the existing trees.

Precedence
Precedence is not always a good planning defence, but if planning is granted for housing within the zoo gardens, what defence is there for building housing over the adjacent Clifton College playing fields at some future date?

Charitable Status
The zoo trustees have been wrongly informed that they have a responsibility to achieve the maximum price for the land. This is patently untrue. Their responsibility is to achieve the best value in accordance with their charitable purposes, which could equally mean appropriate re-use of the site for educational and environmental purposes.

Lobbying
As shareholders, we have been asked by the zoo administration to support this application, a perfectly reasonable request, so it is not surprising that the early barrage of support has come either from those directly involved with the zoo or by those who have been canvassed by the zoo to do so, with a majority of those supporters seemingly having addresses outside the city.

I do fully understand that the nature of zoos has to change and that the society has set its sights on funding the further development of its Hollywood Estate, sited outside the city adjacent to junction 17 on the M5. In recognition, I have not objected to the development of the zoo car park on College Road, which is likely to result in a site value in excess of £10m, although I am deeply disappointed by the quality of its design and layout within the fine Clifton & Hotwells Conservation Area and hope proper advantage will now be taken following the revocation of that planning permission to retain the historic garden walls and improve the environmental performance and its design to reflect the importance of its setting.

George Ferguson is among those leading on an alternative vision for the Bristol Zoo Gardens site – photo: Bristol24/7

George Ferguson is an architect, former mayor of Bristol and one of the people leading on alternative plans for Bristol Zoo’s Clifton site 

Main photo: Bristol Zoo Gardens/ Penoyre & Prasad Architects

Read more:

• ‘Unlawful plans for 62 homes on zoo car park quashed 
• Jonathan Dimbleby backs alternative proposals for Bristol Zoo site
• Bristol tourism bosses back zoo’s plans for Clifton site 

Listen to the latest Bristol24/7 Behind the Headlines podcast: