Re: A Worrying Development At The Fleece.

[Chris Sharp <chris.sharp4@vi...net>]

Hi Kevin

Many thanks for taking the time to do this.

I think The first 3 paragraphs would suffice to be honest. It's exactly 
the kind of thing we need people to say. The rest has already been stated 
and will have been noted by the council. It's just good to get some fresh 
wording from people and to try to open up as many angles as possible. 
Maybe you could try to resubmit the first part of it tomorrow?

Chris

On 20 May 2014, at 23:56, Kevin Jones <kevin@co...eclipse.co.uk> wrote:

> Chris
>  
> Just tried to post the following (shamelessly plagiarised from your 
> planner’s letter) but the planning website seems to have a problem. Will 
> try again tomorrow.
>  
> Hope this helps.
>  
> Kevin
>  
>  
> I am writing with serious concerns about the application and the impact 
> the proposed development, if approved and built, will have on a world 
> famous adjacent arts and culture venue.
>  
> I was at University in Bristol and many great memories of the city. One 
> of the cultural highlights was frequent visits to The Fleece. Since 
> moving to London to live and work, I have travelled back to Bristol on 
> several occasions to attend live music events at The Fleece. I have been 
> attracted to the venue, despite the extraordinary range of events 
> available in London, because of the unique nature of The Fleece as a 
> music venue, the ambience, the quality of production and the unsurpassed 
> range and cultural importance of the acts attracted to the venue.
>  
> The application as it stands, threatens the viability of this unique and 
> important enterprise and does not I believe comply with city planning 
> guidelines.
>  
> I believe, the planning policies against which the noise implications on 
> this proposed development should be assessed are:
>  
> ·         Emerging Policy DM33 of the Bristol Site Allocations and 
> Development Management Policies DPD
> ·         Emerging Policy DM35 of the Bristol Site Allocations and 
> Development Management Policies DPD
> ·         NPPF Paragraph 123
> ·         Policy BCS23 of the Bristol Core Strategy
>  
> Policy DM33 states 
>  
> In areas of existing noise or other types of pollution, new development 
> sensitive to the effects of that pollution is unlikely to be permitted 
> where the presence of that sensitive development could threaten the 
> ongoing viability of existing uses that are considered desirable for 
> reasons of economic or wider social need, such as safeguarded industrial 
> uses, through the imposition of undue operational constraints.
>  
> The Fleece makes a substantial contribution to the economic viability of 
> the area and is an integral and integrated part of the cultural fabric 
> of Redcliffe. This is in accordance with SPD 3 (Future of Redcliffe) and 
> should be recognised by the Council. The Fleece is a world famous venue 
> attracting bands, musicians and audience members from a very wide area. 
> It is without doubt the number one independent venue in Bristol & the 
> southwest and one of the UK’s most important independent live music 
> venues.
>  
> Building residential accommodation in such close proximity could 
> threaten the ongoing viability of The Fleece in contravention of DM33. I 
> understand that theapplicant’s Environmental Noise Report has a number 
> of flaws and will not provide a reliable test of any potential future 
> noise concerns to be judged against. This could result in unfair and 
> commercially damaging restrictions being placed on an existing and 
> successful business.
>  
> So unless further design measures are included to mitigate the impact of 
> live music and associated external noise generation the application 
> should be refused in line DM33.
>  
> Paragraph 123 of the NPPF states that
>  
> Planning policies and decisions should aim to . . . .recognise that 
> development will often create some noise and existing businesses wanting 
> to develop in continuance of their business should not have unreasonable 
> restrictions put on them because of changes in nearby land uses since 
> they were established.
>  
> The likelihood of future complaints and the subsequent action that could 
> be taken by the LPA is likely to create an unreasonable restriction on 
> the normal operations of The Fleece.
> Approval could therefore result in a seriously detrimental impact on a 
> valuable and treasured existing use.
>  
> As mentioned above, the applicant’s Environmental Noise Report is flawed 
> and should not be relied upon. If this report is not replaced with one 
> that accurately reflects the noise impact from The Fleece, then the 
> application should be refused in line with paragraph 123 of the NPPF.
>  
> The final paragraphs of DM35 state that
>  
> In areas of existing noise, proposals for noise-sensitive development 
> should be accompanied by an assessment of environmental noise and an 
> appropriate scheme of mitigation measures. Development will not be 
> permitted if mitigation cannot be provided to an appropriate standard 
> with an acceptable design.
>  
> Unless an accurate survey and report is produced, the application should 
> be refused in line with policy.
>  
> Policy DM 35 also contains guidance on suitable mitigation.  It states:
>  
> Noise-sensitive development in locations likely to be affected by 
> existing sources of noise....will be expected to provide an appropriate 
> scheme of mitigation to ensure adequate levels of amenity for future 
> occupiers of the proposed development. 
>  
> As the Environmental Noise Report is inadequate the proposed scheme of 
> mitigation cannot be assumed to prevent future potential residents from 
> noise disturbance from The Fleece. A new scheme of mitigation should be 
> prepared once the Environmental Noise Report has been revised.  As 
> things stand, the scheme of mitigation is inadequate and the application 
> should be refused in line with policy DM35.
>  
> If this is done I also judge that the following design amendments are 
> essential:
>  
> ·         The internal layout of the residential accommodation should be 
> amended to reduce the number of bedrooms with windows on the St Thomas 
> Street façade.
> ·         All balconies should be removed from the St Thomas Street 
> elevation
> ·         All windows should be fixed shut on the St Thomas Street 
> elevation to reduce the potential for noise disturbance and future noise 
> complaints
>  
>  
>  
> From: blueplanes-bounces@bl...org [mailto:blueplanes-bounces@bl...org] 
> On Behalf Of Chris Sharp
> Sent: 20 May 2014 22:00
> To: A Discussion list for The Blue Aeroplanes
> Subject: [BluePlanes] A Worrying Development At The Fleece.
>  
> Hi again
>  
> I've had something on my mind for a while which I've decided I need to 
> share with you all.
>  
> The Fleece is currently under threat from a London based property 
> development company who have acquired the massive office block right 
> outside the front door and have submitted plans to Bristol City Council 
> to turn it into about 50 privately owned residential flats. Obviously 
> this would be disastrous for the venue if it is approved. I have been 
> fighting our corner for the last 6 months and things are now coming to a 
> head. There is a link at the end of this email where anyone is free to 
> browse the plans for themselves. Members of the public are invited to 
> submit their objections by May 21st (tomorrow!). My solicitor has 
> advised me against my suggestion of a massive social media/facebook 
> campaign as it could do more harm than good with the possibility of 
> hundreds of emotionally charged knee-jerk objections submitted without 
> reasoned arguments or proper consideration.
>  
> The reason I have decided to post this here is because you are all fans 
> of The Blue Aeroplanes and it's the band who own the venue. People who 
> subscribe to this list also come across as an older, more intellectual 
> group than the random 20,000 Facebook followers we have on the venue's 
> social media network. If any of you have the time to read through some 
> of the documents it would be really appreciated if a few of you could 
> submit a couple of well reasoned and thoughtfully considered objections 
> to these plans on the basis that the development opens the way for 
> countless future noise complaints which would threaten the existence of 
> a vibrant live music venue which is vital to Bristol's cultural 
> development. The Fleece currently has no nearby residential dwellings 
> which is why the council has not received a single noise complaint 
> against it in the last 10 years. This proposed development will put 
> people's bedroom windows 12.5 metres away from the stage! I have been 
> advised that the council will take into consideration any objection 
> received after the deadline as long as they are submitted before the 
> date of the hearing on 29th May.
>  
> http://planningonline.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=N352F8DNGYW00
>  
> Thanks
>  
> Chris Sharp
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> BluePlanes@bl...org
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