Second bite of the Cherry Trees

Poking into the background of Squarepeg's plans for the Chocolate Factory at Greenbank keeps throwing up new discoveries. Having highlighted the clandestine sale of part of the Railway Path land on the part of the Council, Squarepeg's dishonesty in declaring the status of the land purchase in their newsletter and the vacuity of George Ferguson's claims for his cycle houses, I now have more to reveal.

Back around the year 2000 there was a planning application for the construction of a row of what George Ferguson would have us call cycle houses, namely bog standard rabbit hutches, along the embankment slope of the Railway Path just to the east of the Chocolate Factory site facing onto Greenbank Road. The application was made on behalf of Greenbank Developments who had bought the land from British Rail Property Board (the City Council having declined to purchase the former railway land when it was originally offered to them for a peppercorn).



The land (the pale green and pale yellow sections of the embankment on the map above - click to expand) owned by Greenbank Developments included the Railway Path embankment slope as far southwest as the land now being sold by the Council to Squarepeg. The land included a mature hedgerow (an extension of the very same hedgerow now threatened by Squarepeg) which the Council's Nature Conservation and Landscape Officers were anxious to preserve. Concerns were also registered over the impact on slow worms and badgers, both protected species, which were both known to be present on the land.

In the event Greenbank Developments were only permitted to construct on the section of the embankment slope which ran directly alongside Greenbank Road, on condition that the hedgerow was preserved, and the remaining embankment slope land that continued alongside the Chocolate Factory car park was left undeveloped. This residual land included an area near the car park entrance which was specifically identified in the Planning Permission as to be preserved as a wildlife area (below) on account of its collection of mature trees.



All the residual land, including the designated wildlife reserve, has recently been purchased from Greenbank Developments by Squarepeg and now forms part of their development proposals. As with the land being sold to Squarepeg by the Council, the intensive development proposed will totally destroy the hedgerow and the designated wildlife area will be largely obliterated and replaced by two 4 storey blocks of flats!

Now it is inconceivable that Squarepeg did not already know about the planning history affecting their proposals. They will have had preliminary discussions with a variety of Council Officers, some of whom must have been aware of such recent planning decisions. Besides which the documents recording the planning decisions are easily found on the web (so much for my investigative prowess). Yet I can find nothing referring to this issue on the Chocolate Factory web site.



Perhaps Squarepeg thought the destruction of over 150 metres of mature hedgerow (above) and a designated wildlife site were obscure details that would not interest local residents. Or perhaps they deliberately kept quiet about this, as they have about the details of land purchases, in the now forlorn hope that nobody would notice until it was too late.

Welcome Evening Post readers

The Bristol Evening Post have finally published the story broken here 12 days ago and at Bristol Indymedia 18 days ago. (later edit - they've now followed up with this story, and later still this.)

Their report gives a fair outline of the land sale issue, but you'll find a lot more juicy detail, including the involvement of a prominent Merchant Venturer, here and on The Bristol Blogger and Keep the Bank Green, the last being a site recently set up by local people (not me as reported in the Post).

One important point that needs to be stressed is that the proposed development will replace around 100 metres of mature hedgerow with a 7 storey twin-tower block, a 4 storey block of flats and 14 houses, all just 4 metres from the tarmac path. The rural character of the Path will be lost.

If you want to follow the development of this story over the last 4 blog posts start here and then follow the link at the end of each post.

Step forward the Cycle Houses

All this Chocolate Factory fracas with George Ferguson started back in May when I dared to question his pet project by asking "what are cycle houses?". Well, it seems that at last we have an answer.

The developer, Squarepeg, have suddenly realised that some naive souls might have taken the previously published sketches (e.g. below) as indicative of the design of the cycle houses. Oh dear, how simple minded the common people are.



So "to put the record straight" they have produced some new sketches, with a lot more green on them. Now, don't be foolish and think these are "definitive designs" or anything like that, will you. They are just to "illustrate the idea" of the cycle houses, and can be changed willy-nilly any time Squarepeg feel like it. That's how public consultation works these days, apparently.



The first of the new sketches (above) shows a section through the 4 storey cycle house showing the ground floor garage (although they have somehow neglected to name this) and access from the 2nd floor cycle store to the Path, based on the 4 metres of clearance that will exist between the majority of the houses and tarmac path edge. One can see that the 2nd storey floor is about 2 metres above the Path level, so a "bridge" linking the two would have a slope of at least 1 in 2, or 50%.

Now a 50% slope is way too steep for a ramp (as shown in all their previous sketches and as described in their publicity as "a seam-free sloping pathway" ), so they've had to settle for steps, about 10 of them to conform to the building regulations. So our intrepid cyclist, returning from the supermarket with panniers (or even a trailer) filled with groceries, is expected to manoeuvre her heavily laden bicycle up a flight of 10 steps to reach the bicycle store.

Or she might just nip round via the parallel street to the other side of the house and have a level access into the integral garage.

So there we have it, a cycle house is a standard 3 bed family house with vehicular and bicycle access from the street where the generously proportioned garage will provide ample car and cycle storage, but with the option of nipping out the back door directly to the local path if you're walking somewhere. Undoubtedly a "groundbreaking" concept and "a world first" as George Ferguson so modestly proclaimed back in May.

(for a follow up post click here)

And now the truth is out

From time to time the curious blogger stumbles across some mysterious object buried in the shifting sands of bureaucratic verbiage. On poking and prodding a little the object slowly reveals itself, only to turn out to be a landmine that proceeds to blow up in the poor blogger's face.

At least that's how it feels today. This morning I decided that enough was known to register some formal objections about the land sell-off discussed in previous posts. So I sent this email to Bristol City Council.

Sale of Railway Path land, Greenbank

Further to enquiries made last week, I would like to register my concerns about the planned sale of Railway Path land at Greenbank, Bristol, in connection with the proposed development of the former chocolate factory. Having visited the site and discussed the matter with other concerned people, I feel that I must register an objection to the sale of this land to Squarepeg for the following reasons.

1. The land being sold forms an intrinsic part of the green corridor of the Railway Path. It is mainly the slope of the embankment on which the former railway was supported. Such structures are an integral part of the former railway and it now supports a continuous wall of mature vegetation, rising to over 5 metres above the Railway Path. The rural ambiance of the Railway Path, which is so highly valued by the majority of users and local residents, depends on such mature growth on the slopes of embankments and cuttings as well as that on the level margins of the Path

2. There does not appear to have been any consultation on whether the land should be sold. The City Council have apparently taken the view that they are not required to consult. This may be technically correct, but given the controversies that have arisen in relation to most previous attempts to develop elements of the Railway Path it would, I suggest, be prudent to consult before a final decision is taken.

3. Squarepeg, far from consulting on the planned sale, have stated in their Newsletter dated 1st July that the sale had already been completed (or words to that effect) when in fact the sale has not been concluded, so presenting the public with a fait accompli and preempting opportunities for objections to be made. I believe that this may be in breach of their responsibilities in this matter. Again in order to remedy this defect a period of consultation is required before the sale is finalised.

4. The proposed development of the sale land will include a substantial twin-tower block of, I believe, 7 or 8 storeys which will loom over the Railway Path. This proposal is likely to concern a great many path users who have not been involved with the local consultations carried out by Squarepeg and it may even prove to be extremely controversial. Although this matter will presumably be addressed by the consultations on the Planning Application, it would, I suggest, be more appropriate to address it initially as a separate matter along with consultations on the proposed land sale.

Chris Hutt.

Having then copied it to various interested parties, a crescendo of emails followed, including a call from the Evening Post, culminating in the following being copied to me. It is apparently a briefing from Council Officers sent to Councillors this afternoon (my notes added in brackets and non-italics). It seems to be "cover your arses" time in the City Council.

Briefing Note - Land Adjacent to Former Elizabeth Shaw Chocolate Factory

Strip of land A (The embankment slope coloured blue - click on map to enlarge)



Squarepeg the owners of the Former Elizabeth Shaw Factory in Greenbank contacted the Council in December 2007 over the possible purchase of the land outlined in red on plan N5078b. This Council land is currently leased to the former owners of the Elizabeth Shaw Factory at a rent of £100 pa to be used for an access onto the cycle path and landscaping. Squarepeg's proposals are to incorporate the land within the redevelopment of the former chocolate factory site which is to be developed into a mixed use site of retail, business and residential units.

Several concerns were raised over the potential sale of the land by the Nature Conservation Officer and the Transport Development Control Manager. The initial response was that the Council would not wish to sell the land. Further discussions between chief officers in CLS (Culture and Leisure Services - Parks) and PTSD (Planning Transport and Sustainable Development) and George Ferguson from Squarepeg were held in May 2008. Instructions were subsequently given to Property Services to proceed with the possible sale of this land subject to the following conditions:

1. Squarepeg engage in dialogue with Council's Nature Conservation Officer to ensure the proposals provide necessary but reasonable compensating measures for the loss of vegetation and habitat.

2. The land sale will only be finalised if the developer receives planning permission and proceeds with the specific proposals.

3. Any structural changes to the bank will have to be agreed with the Council before works start. This is to protect BCC against works being carried out which undermine the cycle path.

4. The developer pay market value for the site.

The property was circulated as surplus in June 2008 with no department putting forward a operational requirement for the land within the four week circulation period. A formal offer from Squarepeg is awaited.

Strip of land b (The green verge of the Path along the boundary of the site, coloured green)

In July 2008 Squarepeg showed an interest in acquiring an easement or long lease of an additional strip of land outlined red on plan N5078c. This is required to access their development from the Bristol to Bath Cycle Path. They propose clearing land of vegetation and replacing with grass and landscaping. Squarepeg have confirmed that they would to maintain the site and continue to allow public access onto this land. Should the Council wish to proceed with a lease of the land it would need to advertise the proposal in the local newspaper and invite the public to comment. The matter may also need to be referred to the Parks & Green Spaces Board.

The Council is waiting for written proposals from Squarepeg as to the terms under which they will be looking to use this land.

David Bishop has indicated that he supports the grant of an easement (subject to certain conditions) as this development was referred to in the Cycle City bid application and is seen as a 'cycle friendly' development which will not compromise the future of the cycle path but could potentially improve it. David has indicated that he would be happy to discuss the development with any members should they have any issues with this proposal.

I've not had time to study this properly yet, but one section jumps out at me - "Several concerns were raised over the potential sale of the land by the Nature Conservation Officer and the Transport Development Control Manager. The initial response was that the Council would not wish to sell the land".

So it seems there was a real debate going on within the Council after all, as one would expect with such a contentious issue, but still they didn't see fit to put the matter out to consultation or even refer it to elected members of the Council, let alone inform the people of Bristol. Instead the matter appears to have been stitched up with a secret meeting between Merchant Venturer George Ferguson the Senior Officer David Bishop. That is how Bristol is run under our new £180k Chief Executive Jan Ormondroyd.

(for a follow up post click here)

Square Pegs and Round Holes

Since my previous post more details have emerged about the clandestine deal whereby one of the embankment slopes (pictured below) of the Railway Path is being sold off by Bristol City Council to a property developer, Squarepeg, to allow the construction of housing including a twin tower block which will loom over this section of the Path.



Contrary to the claim made by Squarepeg in their newsletter dated 1st July, the sale has not yet been completed (although now at an advanced stage), even two months later. So anyone concerned about the loss of parts of the Railway Path green corridor would have been under the impression that the sale was a done deal, a fait accompli, and would have concluded that it was too late to make objections to the sale.

And people are concerned. The land in question is an integral part of the former railway land and supports mature vegetation and bushes rising to at least 5 metres above Path, so providing a green wall (screening off the derelict car park beyond) and of course a valuable wildlife corridor. Despite the sale appearing to have gone through concerns are being expressed by those anxious to preserve the rural ambiance of the Path (running along the left edge of the sketch below).



The Squarepeg newsletter states "... the development area could be significantly improved with the inclusion of two small pockets of undeveloped land immediately adjacent to the site. .... negotiations to purchase both plots of land have been successful and the application now includes ... a strip of land that runs along the cycle path."

Now anyone reading "negotiations to purchase....have been successful" can only conclude that the deal has been done, yet we now know at that stage negotiations were far from complete. To compound this, er, economy with the actuality on the part of Squarepeg the other party to the deal, Bristol City Council, took the view that they had no obligation to consult with anyone whatsoever. That may conceivably be correct on a technicality, but, as noted elsewhere, it hardly sits well with the spirit of their policies relating to the sell-off of our parks and green spaces.

But returning to Squarepeg, they have made much of their willingness to consult in depth with local people and appear to have gone to some trouble to do so. No doubt the Planning Application due to be submitted any day now will make much of these consultations and the extent to which their proposals enjoy local support.

But in view of what appears to be a significant misrepresentation we must now look again at the legitimacy of those consultations and in the meantime the sale of the embankment slope should be put on hold until proper consultation has been carried out.

For follow up post click here.