Re: A Worrying Development At The Fleece.

["Kevin Jones" <kevin@co...eclipse.co.uk>]

Will do Chris

 

From: blueplanes-bounces@bl...org
[mailto:blueplanes-bounces@bl...org] On Behalf Of Chris Sharp
Sent: 21 May 2014 00:03
To: A Discussion list for The Blue Aeroplanes
Subject: Re: [BluePlanes] A Worrying Development At The Fleece.

 

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
<mailto: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:  <mailto:blueplanes-bounces@bl...org>
blueplanes-bounces@bl...org [mailto:blueplanes-
<mailto:bounces@bl...org> 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>
http://planningonline.bristol.gov.uk/online-applications/applicationDetails.
do?activeTab=documents&keyVal=N352F8DNGYW00

 

Thanks

 

Chris Sharp

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