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PROJECT SYNOPSISmCARTHUR’S WAREHOUSE SITE
Submission for Bristol Urban Design Forum Review Panel 14 May 2012April 2012
STRIDE TREGLOWN JOB NO.PREPARED BYCHECKED BYDATEFILEREVISION NO.
80284DADJE20.04.1280284_Reports_BUDF_Synopsis-
LINDEN HOMES McArthur’s Warehouse, Gas Ferry Road
Linden Homes, part of Galliford Try plc, would like to redevelop the McArthur’s Warehouse site off Gas Ferry Road on Bristol’s harbourside.
Linden is conducting a full consultation to establish whether there is support from the local community for the site to be
redeveloped as a mixed use, mainly residential, development.
If feedback from local people
suggests that there is support for
a residentially led scheme, Linden
will proceed with developing
proposals and will submit a planning
application later this year.
The McArthur’s Warehouse site
sits directly adjacent to the Great
Western Dockyard, another
residential development delivered by
Linden. This has been identified as an
area of focus for redevelopment and
regeneration in Bristol City Council’s
Core Strategy.
We want to know what you think and what you would like to see happen
on the redevelopment of McArthur’s Warehouse site. Your feedback and
comments are important to us and will be used to shape the scheme as plans
progress. Please fill out a feedback form and leave it with us.
Welcome
www.mcarthursconsultation.com
Feedback
1.0 OvERvIEW
1
Former McArthurs WarehouseGasferry RoadBristol
1.1 Site Address
1.0 OVERVIEW
mcARTHUR’S WAREHOUSEBUDF - SYNOPSIS DOCUmENT
Linden Homes, part of Galliford Try plc, would like to redevelop the McArthur’s Warehouse site off Gasferry Road on Bristol’s harbourside. This will be mainly a residential development with commercial space to provide employment and services for the growing local community.
The McArthur’s Warehouse site has been identified as an area of focus for redevelopment and regeneration in Bristol City Councils Core Strategy. It is directly adjacent to the Great Western Dockyard, another residential development delivered by Linden and designed by Stride Treglown, and it is at the heart of Bristol’s vibrant harbourside.
1.2 Outline Objective
Client -
Linden Homes WesternLinden House, The Jacobs BuildingCliftonBristolBS8 1EH
Contact - Andrew Godden
1.4 Client and Design Team
THE TEAM
Transport Planning Associates
TPA will be acting for the team on all matters
relating to transport. TPA is familiar with the
area and brings a strong understanding of the
transport infrastructure and traffic patterns
around McArthur’s Warehouse to the project.
Linden Homes
Linden Homes is a highly respected developer
of quality new homes which are design led and
offers a diverse range of properties across the
country.
Linden recently successfully delivered the Great
Western Dockyard residential redevelopment
which sits between the site and the ss Great Britain,
and is excited to promote the redevelopment of
the McArthur’s Warehouse site.
Stride Treglown
Stride Treglown, the architect for the Great
Western Dockyard redevelopment, will be
teaming up with Linden once again to design
and deliver on this project.
Stride have extensive experience dealing with
sensitive planning applications such as this and
a history of working with local groups to ensure
that designs for their projects are sympathetic
to the local needs and context.
Jones Lang La Salle
JLL will be acting for the team in the preparation
and submission of any planning applications.
JLL is an established brand in the Bristol area
with local knowledge in planning and property
matters. JLL has key experience in working on
complicated mixed use regeneration sites.
RPS
RPS group will be acting for the team on all
matters relating to heritage. RPS employs
qualified heritage specialists that provide advice
to Linden Homes and Stride Treglown. This allows
them to address any issues that may arise from
the redevelopment of the McArthur’s Warehouse
site on the built heritage that surrounds it.
Meeting Place Communications
Meeting Place Communications specialises in
public consultation and community engagement
and has been brought in especially to manage
the consultation for this project.
It is their goal to gather as much local feedback as
possible to ensure that the needs and concerns
of the public are taken into account.
www.mcarthursconsultation.com
Contact -
Dominic EatonStride Treglown
Email - [email protected]
Tel - 01225 466173
Mob - 07775 707235
1.3 Main Contact for BUDF
Architect -
Stride Treglown
Stride Treglown TektusSt. George’s Lodge33 Oldfield RoadBathBA2 3NE
Contact - Dominic Eaton
THE TEAM
Transport Planning Associates
TPA will be acting for the team on all matters
relating to transport. TPA is familiar with the
area and brings a strong understanding of the
transport infrastructure and traffic patterns
around McArthur’s Warehouse to the project.
Linden Homes
Linden Homes is a highly respected developer
of quality new homes which are design led and
offers a diverse range of properties across the
country.
Linden recently successfully delivered the Great
Western Dockyard residential redevelopment
which sits between the site and the ss Great Britain,
and is excited to promote the redevelopment of
the McArthur’s Warehouse site.
Stride Treglown
Stride Treglown, the architect for the Great
Western Dockyard redevelopment, will be
teaming up with Linden once again to design
and deliver on this project.
Stride have extensive experience dealing with
sensitive planning applications such as this and
a history of working with local groups to ensure
that designs for their projects are sympathetic
to the local needs and context.
Jones Lang La Salle
JLL will be acting for the team in the preparation
and submission of any planning applications.
JLL is an established brand in the Bristol area
with local knowledge in planning and property
matters. JLL has key experience in working on
complicated mixed use regeneration sites.
RPS
RPS group will be acting for the team on all
matters relating to heritage. RPS employs
qualified heritage specialists that provide advice
to Linden Homes and Stride Treglown. This allows
them to address any issues that may arise from
the redevelopment of the McArthur’s Warehouse
site on the built heritage that surrounds it.
Meeting Place Communications
Meeting Place Communications specialises in
public consultation and community engagement
and has been brought in especially to manage
the consultation for this project.
It is their goal to gather as much local feedback as
possible to ensure that the needs and concerns
of the public are taken into account.
www.mcarthursconsultation.com
Planning Consultant-
Jones Lang LaSalle
22 Hanover SquareLondon W1S 1JA
Contact - Peter Jeffrey
Public and Community Engagment - Meeting Place Communications
Building 11, London RoadReadingRG1 5AQ
Contact - Nikki Davies
THE TEAM
Transport Planning Associates
TPA will be acting for the team on all matters
relating to transport. TPA is familiar with the
area and brings a strong understanding of the
transport infrastructure and traffic patterns
around McArthur’s Warehouse to the project.
Linden Homes
Linden Homes is a highly respected developer
of quality new homes which are design led and
offers a diverse range of properties across the
country.
Linden recently successfully delivered the Great
Western Dockyard residential redevelopment
which sits between the site and the ss Great Britain,
and is excited to promote the redevelopment of
the McArthur’s Warehouse site.
Stride Treglown
Stride Treglown, the architect for the Great
Western Dockyard redevelopment, will be
teaming up with Linden once again to design
and deliver on this project.
Stride have extensive experience dealing with
sensitive planning applications such as this and
a history of working with local groups to ensure
that designs for their projects are sympathetic
to the local needs and context.
Jones Lang La Salle
JLL will be acting for the team in the preparation
and submission of any planning applications.
JLL is an established brand in the Bristol area
with local knowledge in planning and property
matters. JLL has key experience in working on
complicated mixed use regeneration sites.
RPS
RPS group will be acting for the team on all
matters relating to heritage. RPS employs
qualified heritage specialists that provide advice
to Linden Homes and Stride Treglown. This allows
them to address any issues that may arise from
the redevelopment of the McArthur’s Warehouse
site on the built heritage that surrounds it.
Meeting Place Communications
Meeting Place Communications specialises in
public consultation and community engagement
and has been brought in especially to manage
the consultation for this project.
It is their goal to gather as much local feedback as
possible to ensure that the needs and concerns
of the public are taken into account.
www.mcarthursconsultation.com
Heritage Consultant-
RPS Group
2420 The QuadrantAztec WestAlmondsburyBristolBS32 4LD
Transport Consultant -
Transport Planning Associates
21 Berkeley SquareCliftonBristol BS8 1HP
Contact - Craig Rawlinson
THE TEAM
Transport Planning Associates
TPA will be acting for the team on all matters
relating to transport. TPA is familiar with the
area and brings a strong understanding of the
transport infrastructure and traffic patterns
around McArthur’s Warehouse to the project.
Linden Homes
Linden Homes is a highly respected developer
of quality new homes which are design led and
offers a diverse range of properties across the
country.
Linden recently successfully delivered the Great
Western Dockyard residential redevelopment
which sits between the site and the ss Great Britain,
and is excited to promote the redevelopment of
the McArthur’s Warehouse site.
Stride Treglown
Stride Treglown, the architect for the Great
Western Dockyard redevelopment, will be
teaming up with Linden once again to design
and deliver on this project.
Stride have extensive experience dealing with
sensitive planning applications such as this and
a history of working with local groups to ensure
that designs for their projects are sympathetic
to the local needs and context.
Jones Lang La Salle
JLL will be acting for the team in the preparation
and submission of any planning applications.
JLL is an established brand in the Bristol area
with local knowledge in planning and property
matters. JLL has key experience in working on
complicated mixed use regeneration sites.
RPS
RPS group will be acting for the team on all
matters relating to heritage. RPS employs
qualified heritage specialists that provide advice
to Linden Homes and Stride Treglown. This allows
them to address any issues that may arise from
the redevelopment of the McArthur’s Warehouse
site on the built heritage that surrounds it.
Meeting Place Communications
Meeting Place Communications specialises in
public consultation and community engagement
and has been brought in especially to manage
the consultation for this project.
It is their goal to gather as much local feedback as
possible to ensure that the needs and concerns
of the public are taken into account.
www.mcarthursconsultation.com
THE TEAM
Transport Planning Associates
TPA will be acting for the team on all matters
relating to transport. TPA is familiar with the
area and brings a strong understanding of the
transport infrastructure and traffic patterns
around McArthur’s Warehouse to the project.
Linden Homes
Linden Homes is a highly respected developer
of quality new homes which are design led and
offers a diverse range of properties across the
country.
Linden recently successfully delivered the Great
Western Dockyard residential redevelopment
which sits between the site and the ss Great Britain,
and is excited to promote the redevelopment of
the McArthur’s Warehouse site.
Stride Treglown
Stride Treglown, the architect for the Great
Western Dockyard redevelopment, will be
teaming up with Linden once again to design
and deliver on this project.
Stride have extensive experience dealing with
sensitive planning applications such as this and
a history of working with local groups to ensure
that designs for their projects are sympathetic
to the local needs and context.
Jones Lang La Salle
JLL will be acting for the team in the preparation
and submission of any planning applications.
JLL is an established brand in the Bristol area
with local knowledge in planning and property
matters. JLL has key experience in working on
complicated mixed use regeneration sites.
RPS
RPS group will be acting for the team on all
matters relating to heritage. RPS employs
qualified heritage specialists that provide advice
to Linden Homes and Stride Treglown. This allows
them to address any issues that may arise from
the redevelopment of the McArthur’s Warehouse
site on the built heritage that surrounds it.
Meeting Place Communications
Meeting Place Communications specialises in
public consultation and community engagement
and has been brought in especially to manage
the consultation for this project.
It is their goal to gather as much local feedback as
possible to ensure that the needs and concerns
of the public are taken into account.
www.mcarthursconsultation.com
THE TEAM
Transport Planning Associates
TPA will be acting for the team on all matters
relating to transport. TPA is familiar with the
area and brings a strong understanding of the
transport infrastructure and traffic patterns
around McArthur’s Warehouse to the project.
Linden Homes
Linden Homes is a highly respected developer
of quality new homes which are design led and
offers a diverse range of properties across the
country.
Linden recently successfully delivered the Great
Western Dockyard residential redevelopment
which sits between the site and the ss Great Britain,
and is excited to promote the redevelopment of
the McArthur’s Warehouse site.
Stride Treglown
Stride Treglown, the architect for the Great
Western Dockyard redevelopment, will be
teaming up with Linden once again to design
and deliver on this project.
Stride have extensive experience dealing with
sensitive planning applications such as this and
a history of working with local groups to ensure
that designs for their projects are sympathetic
to the local needs and context.
Jones Lang La Salle
JLL will be acting for the team in the preparation
and submission of any planning applications.
JLL is an established brand in the Bristol area
with local knowledge in planning and property
matters. JLL has key experience in working on
complicated mixed use regeneration sites.
RPS
RPS group will be acting for the team on all
matters relating to heritage. RPS employs
qualified heritage specialists that provide advice
to Linden Homes and Stride Treglown. This allows
them to address any issues that may arise from
the redevelopment of the McArthur’s Warehouse
site on the built heritage that surrounds it.
Meeting Place Communications
Meeting Place Communications specialises in
public consultation and community engagement
and has been brought in especially to manage
the consultation for this project.
It is their goal to gather as much local feedback as
possible to ensure that the needs and concerns
of the public are taken into account.
www.mcarthursconsultation.com
2.0 SYNOPSIS
3
2.0 SYNOPSIS
Former McArthurs WarehouseGasferry RoadBristol
The site is currently in a dangerous condition therefore it is not advisable for a site visit to take place.
The site can be viewed from Gasferry Road and from adjacent to the entrance of Albion Dock.
The site was a former headquarters of McArthur’s Group, a Bristol based metal merchant. They vacated the premises in the early 1990s since which the building and site has been predominantly vacant.
The original buildings were specifically designed as a malthouse constructed in late 19th century. Including the roof of the kilns, the original building stood at roughly 7 storeys tall. Following a fire in 1938, the entire roof structure was destroyed leaving only the original walls standing.
The building today is much as it was following refurbishment in the 1950s which replaced the roof with a much lower but inelegant industrial structure.
2.1 Site Details and Access
The overall objectives of the project are to appropriately regenerate a well known and prominent vacant site in an imporatnt area of the Bristol Harbourside.
The existing building is in a poor condition and recently suffered further damagethrough a fire and partial collapse. In this respect the economic viability of reusing the existing building is severely restricted.
Therefore the starting point of the design rationale is to accept the demolition of the existing structures and evolve a design strategy which addresses the site’s historic and contemporary precedents to deliver a successful built environment retaining the ‘gritty’ spirit of the locality.
The brief addresses the desire to maintain an appropriate commercial use in line with the historical setting of the dockyard and the more recent creative businesses which are beginning to define a character for the area such as Spike Island and Aardman Animations.
The locality has also demonstrated an increase in residential developments with a particular desire for a mixed use project to be successful such as the recently completed Great Western Dockyard development next door.
With the above considerations in mind, the outline brief for the development is to evolve a mixed use scheme led predominantly by residential development and initially incoporating commercial floorspace as 10% of the residential area.
2.2 Project Description
mcARTHUR’S WAREHOUSEBUDF - SYNOPSIS DOCUmENT
Bristol City Council’s Core Strategy
Bristol City Council’s Core Strategy identifies the area that contains the McArthur’s Warehouse site as a focus for regeneration and redevelopment. The Core Strategy also proposes that maritime industries will continue to be a feature of this part of the city centre.
Any planning application for this site will be asked to provide evidence that the maritime uses near-by will not be jeopardised. Our plans will seek to embrace the maritime and industrial history whilst regenerating a site that has sat vacant and derelict for years.
Central Area Action Plan
The Central Area Action Plan (AAP) is the planning document that will determine the future of development in Bristol City Centre until 2026. This document is currently out for public consultation until 20 April.
The approach the AAP takes to habrourside development is to -
“Enhance Harbourside’s role as an informal leisure destination and a focus for maritime industries, creative industries and water-based recreation, preserving and enhancing the setting of the neighbourhood’s major attractions including the Floating Harbour itself”
The Action Plan advocates mixed use development on the harbourside that responds to the strong character of the area.
Conservation Area
McArthur’s Warehouse is located in the City Docks Conservation Area and this heritage context is a significant consideration in terms of the character of any emerging development proposals.
1.8 Planning Policy Guidelines
2.0 SYNOPSIS
The team are keen to discuss proposals with the BUDF review panel inconjunction with a pre-application submission to Bristol City Council.
The overview and general approach of the scheme has been released into the public domain through a consultation process held at Spike Island on 28 and 29 March 2012 where exploratory massing models were displayed.
The consultation material can be viewed on the following website:
www.mcarthursconsultation.com
2.3 Current Status of Project
LINDEN HOMES McArthur’s Warehouse, Gas Ferry Road
Linden Homes, part of Galliford Try plc, would like to redevelop the McArthur’s Warehouse site off Gas Ferry Road on Bristol’s harbourside.
Linden is conducting a full consultation to establish whether there is support from the local community for the site to be
redeveloped as a mixed use, mainly residential, development.
If feedback from local people
suggests that there is support for
a residentially led scheme, Linden
will proceed with developing
proposals and will submit a planning
application later this year.
The McArthur’s Warehouse site
sits directly adjacent to the Great
Western Dockyard, another
residential development delivered by
Linden. This has been identified as an
area of focus for redevelopment and
regeneration in Bristol City Council’s
Core Strategy.
We want to know what you think and what you would like to see happen
on the redevelopment of McArthur’s Warehouse site. Your feedback and
comments are important to us and will be used to shape the scheme as plans
progress. Please fill out a feedback form and leave it with us.
Welcome
www.mcarthursconsultation.com
Feedback
5
3.0 SUPPORTING INFORmATION
mcARTHUR’S WAREHOUSEBUDF - SYNOPSIS DOCUmENT
City Docks Conservation Area
The Brunel Mile - Historic walk
Key Landmarks / Locations in Bristol
Cycle route
Harbour Ferry
Views to site from Key locations
SS Great BritainQueens Square
St. Mary Redcliffe
Temple Meads Station
McArthur’s Warehouse Site
Floating Harbour
River Avon
Bristol Cathedral
01
02
03
04
05
06
07
01 02 03 04 05 06 07
Wider Context Plan
7mcARTHUR’S WAREHOUSEBUDF - SYNOPSIS DOCUmENT
www.mcarthursconsultation.com
MASSING EXAMPLES (1)
•New structures built using the
current warehouse footprint and
follow grain of existing dockside
buildings
•Spaces between buildings create
routes through the site with
commercial facing the public areas
• Inner buildings leave space for
boundary with the dock yard and a
private courtyard overlooking the
floating harbour
The local area is dominated by industrial and dockside activities both historical and current. It is important that the new development addresses this to maintain a strong spirit of what makes the area unique and special.
View from the point (A)
View from Gasferry Road (A) View from across the harbour (A)
Massing Studies
9
www.mcarthursconsultation.com
MASSING EXAMPLES (2)
• Theexampleframesthedrydock
and creates a public space centrally
within the site.
• Thebuildingsvaryinheightandare
positioned in a way that creates paths
through the site
• Allowsforcommercialatground
level – possibly light industrial by the
dockyard and cafes or creative spaces
on pedestrian routes through the site
The large warehouse forms which dominated the surroundings, the existing McArthur’s Warehouse, and the previously approved planning applications set a precedent for the scale of the development.
View from Gasferry Road (B) View from across the harbour (B)
View from the point (B)mcARTHUR’S WAREHOUSE
BUDF - SYNOPSIS DOCUmENT
www.mcarthursconsultation.com
MASSING EXAMPLES (3)
•This example looks at building a
new structure using the current
McArthur’s Warehouse footprint
•The buildings are arranged in such
a way that they emphasis the views
through the site from Cumberland
Road and The Point
•The portion of the site to the south
has been used as an opportunity for
a unique building and helps provide
an interesting pedestrian route
This existing context of the area formed the approach to the Great Western Dockyard development which successfully delivered a contemporary design that integrates with the past.
View from Gasferry Road (C) View from across the harbour (C)
View from the point (C)
11mcARTHUR’S WAREHOUSEBUDF - SYNOPSIS DOCUmENT
Design Precedents
stridetreglown.co.uk
BristolPromenade HouseThe PromenadeClifton DownBristol BS8 3NET: 0117 974 3271 F: 0117 974 5207
BathSt George’s Lodge33 Oldfield RoadBath, BA2 3NET: 01225 466 173F: 01225 428 492
CardiffOcean HouseOcean Way Cardiff CF24 5PET: 029 2043 5660F: 029 2047 0422
London3 Cosser StreetLondon SE1 7BUT: 020 7401 0700F: 020 7401 0701
ManchesterCommercial Wharf6 Commercial StreetManchester M15 4PZT: 0161 832 9460F: 0161 839 0424
PlymouthNorbury CourtThe MillfieldsPlymouth PL1 3LLT: 01752 202088F: 01752 202089
ReadingUniversity of ReadingBuilding L044,London Road,Reading, RG1 5AQT: 01872 241300F: 01872 275560
Truro55 Lemon StreetTruro TR1 2PET: 01872 241300F: 01872 275560
