Re: A Worrying Development At The Fleece.

[Abi Marchant <abi_rock_chick@ya...co.uk>]

Kevin, if its ok I might plagiarise this sort of (of course swap the words 
around and make it specific to me) if that's ok? 

-----Original Message-----
From: Kevin  Jones
Sent: 21/05/2014 00:06
To: 'A Discussion list for The Blue Aeroplanes'
Subject: Re: [BluePlanes] A Worrying Development At The Fleece.


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> 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

[The entire original message is not included.]

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