Update #32 SCAN issues response to initial plans

Here is our general response to the draft plans shown to the community by the owners of the site, Square Bay and Acorn.

This is based on your feedback and what we understand are the priorities and views within the community.

This statement has been prepared by SCAN based on knowledge of community priorities, issues and requirements and also on feedback received so far. 

We recognise these are only initial proposals at this stage and we have been assured by the developers that improvements will be made in response to ongoing community consultation. 

We note the need for more information on the details of the proposals to make a more detailed response - but we hope if there are modifications at this early stage, we can continue to work collaboratively with the developers. Therefore, we are giving a general response here highlighting the main areas of concern across the community. 

It should be stated that there is an opportunity here to bring about a good scheme that benefits the community. SCAN is, and always has been, in favour of the sensible and appropriate development of the former St Christpher’s school. Along with other groups, we worked extremely hard to achieve Asset of Community Value status and subsequently when it was up for sale, proactively tried to find a vendor with a SEND interest to continue the educational aspect of the site but this was sadly not possible. Currently, it seems as if residential development is the only option. But SCAN firmly believes there should be, if possible, a strong SEND offer. More on this below.

The aspects of the initial plans that we welcome are: 

● Steps taken to protect tree cover and protect the landscape 

● Refurbishment of Grace House and villas 

● No multi-storey apartment blocks 

● Willingness to engage with the community at an early stage of development to allow input and changes to be made 

However, there are a number of overall concerns for your consideration and we ask that you also take note of individual feedback provided to you from others in the community (please note there are many who may not be aware of the scheme yet): 

1) Traffic and Road Safety: This new development could lead to a marked increase in traffic – negatively impacting road safety on key streets around the site. There is currently no evidence to show that the new and/or larger access points will not cause harm in terms of both road safety, pedestrian safety and access difficulties for emergency vehicles. There is concern that new road layouts carry the risk of changing over time so their limited use cannot be guaranteed. We know from our earlier detailed survey research on community attitudes to traffic conditions in Westbury Park that road safety is already a major concern for residents in the area - particularly parents of young children. 

2) Parking and Overspill: There is insufficient parking provision that could lead to unacceptable overspill parking in surrounding streets. Our survey research on resident’s attitudes, carried out by an independent research consultancy (see point 1 above), documented major community concerns relating to community safety being impaired by bad parking - on pavements and at road junctions. Currently there is no evidence a RPZ would be realistic, possible or provide a robust solution. 

3) Height & Density of new builds around the site perimeter and proximity, concentration and overbearing nature of houses in certain areas. The new buildings proposed in the pre-application are all, in effect, 3-storey in height. This is demonstrably inappropriate as majority of the houses abutting the site are 2-storey homes, many at a lower level than

the level of the site. This is a Conservation Area and 3-storey buildings near the perimeter of the site do not respect or blend in with the adjacent townscape. 

4) SEND: We welcome more information on realistic plans for a SEND offer. We understand there are conversations going on with SEND charities that we have introduced you to, who have ideas for the site. We look forward to hearing about those plans and how they will benefit the SEND community. 

5) Community benefit: We support a dedicated greenspace for the local primary school that is easily accessible from their existing playground with sufficient safeguards for maximum year-round use. 

5) Affordable housing: We look forward to hearing how this obligation may be met without adding further density to the site. Affordability is a key concern for residents in Westbury Park especially those whose children and grandchildren cannot afford to live locally. This is a community with a strong, welcoming, history and many have expressed a desire for this diversity to continue. 

6) Security risk: Change in use of land from private to public poses a potential security risk for neighbouring homes. Opening up the site to the public is clearly not a public benefit if it reduces the security of properties that back onto the site - so far the developer has not addressed these real concerns. 

We understand you are now collating feedback on your pre-application submission both from the community and from Bristol City Council - and we look forward to meeting with you in the near future and seeing the adjustments you will make in response.