Property and Planning Report: Harbour side, Bristol

This report examines the development of Harbour side in Bristol, which involves a complex relationship between the city council and private developers. It also explores different approaches to redeveloping brownfield sites in the UK.

Property and Planning Report:
Harbour side, Bristol
Abstract: Bristol has considerable experience of public-private partnership working. The
development of Harbour side involves a ‘direct’, albeit complex, relationship between the city
council (and other interested partners – e.g. key landowners) with private developers. In addition,
it provides an example of a situation where the developer, after receiving a significant level of
public opposition to the scheme decided to take an alternative approach to the consultation
process. The Gloucester case provides an example of the use of an Urban Regeneration
Company (URC) to oversee the development while Taunton, a council with relatively little
experience of public-private partnership working, represents a more ‘traditional’ public private
partnership in which the local authority worked directly with private partners. The latter two
cases demonstrate alternative means undertaken by local authorities in ensuring development of
previously used land is undertaken to provide new facilities. The research will therefore seek to
add to provide an understanding of the various approaches to redeveloping brownfield sites that
currently exist in the UK.
Introduction
Harbour side, Bristol
Bristol is the eighth largest town in the UK and as such is a key driver of economic improvement
in the South West location in addition to having a ‘global footprint’, albeit in a small wide
variety of sectors. The town has a protracted maritime history, with the dock gambling a large
function within the discovery of the Americas, and the more nefarious trades of slavery, tobacco
and alcohol. due to the decline of the docks the city had and nonetheless has vast improvement
capability based round valuable area brownfield websites which have remained undeveloped for
numerous a long time (Great Britain: Parliament: House of Commons: Communities and Local
Government Committee, 2012). The nearby authority also has full-size revel in of partnership

working with the personal region for the reason that Nineties. All of this offers ability to
investigate the problems PARCOUR specializes in. this kind of web sites is the focus of a case
observe for the PARCOUR assignment: Bristol Harbourside. Bristol Harbourside is a 7ha
blended-use improvement in vital Bristol, to the west of the city centre in a place recognized
regionally as Canon’s Marsh. The website’s 2001 masterplan protected 664 dwellings, up to
34,500m2 of office area and a 21,000m2 enjoyment development (Josh Ryan-Collins, 2017). The
redevelopment became led with the aid of developers Crest Nicholson, with the masterplan
completed with the aid of Edward Cullinan Architects and was added over the 14 years, among
2001 and 2015. This place of metropolis docks turned into first of all evolved within the 19th and
early 20th century and blanketed warehouses (known as bonds) for the tobacco enterprise, as
well as other dockside activities (Lund, 2019). The docks closed inside the Sixties leaving areas
of the land infected via preceding commercial use, maximum considerably the land owned via
British fuel. several schemes were proposed to redevelop the land between the late Nineteen
Sixties to the overdue 1990s, along with the usage of the website online as part of a ring street
inside the Nineteen Seventies (Douglas Scarrett, 2018). the use of the web page as a mixed-use
improvement changed into recognized by Bristol metropolis Council as a long way returned as
1983 (metropolis of Bristol, 1983). Canon’s Marsh has visible 4 awesome stages of regeneration.
the first worried the conversion of the previous transit sheds into the Watershed media centre in
1982. the second occurred inside the past due Eighties, whilst the present Tobacco Bonds have
been destroyed and Lloyds financial institution relocated their headquarters to the web site. The
0.33 phase became the end result of an aggregate of developer and ‘Millennium’ funding that
was used.
Initiation
Improvement is initiated when both a parcel of land or web page in Bristol is taken into
consideration suitable for a distinctive or greater extensive use, or if demand for a particular use
ends in a look for an appropriate website online. For the functions of this paper, we are able to
cognizance attention on the principle makes use of consisting of shops (or retail), workplaces and
business (Barrie Needham, 2016). Word a few of the equal ideas additionally observe to
residential traits consisting of low or medium excessive-density housing in the shape of an

excessive-upward thrust building (David Adams, 2008). Frequently office and commercial make
use of are combined: homes appropriate for such makes use of are frequently defined as
enterprise area.
The initiative may additionally come from any of the actors or stakeholders inside the
development method looking for the proper website online in anticipation of the call for or need
for any of the above makes use of. rather, the initiative might also stem from stakeholders
looking ahead to a probably better fee use for a current site because of converting demographic,
monetary, social, physical or different circumstances. In this example, with a view to discovering
the most suitable use, the initiator will search for to investigate the market and the capability to
achieve the vital statutory planning consent for the change of use.
The roles of the various distinctive stakeholders in starting up the system are tested below ‘most
important actors’ later in this bankruptcy. The initiator may not always be involved in the rest of
the development procedure, relying on their cause or objective (Spencer, 2013).
Evaluation
One of the maximum essential ranges of the improvement manner is evaluated because it affects
the selection making of the developer throughout. the evaluation consists of market studies, each
in fashionable and unique terms, and the financial appraisal of the proposal. The methods of
assessing the monetary viability of an undertaking is properly mounted. Traditionally, lots much
less interest become given to unique market research; but, with the utility of the internet, this has
progressed (Sims, 2011). The method of financial assessment needs to ensure that the price of
the development is affordable and viable. For private quarter traits, the assessment establishes
the capability for earnings with regards to the dangers incurred. For the general public quarter
and non-profitmaking businesses, it will try and make certain that the charges are recovered
(Committee, 2013).
A further objective of the financial appraisal is to set up the fee of the website. This stage of the
technique ought to be undertaken previous to any commitment and whilst the developer keeps
flexibility. Though the assessment involves the combined recommendation of the developer’s
expert group, the selection to continue and bear the threat rests in the long run with the

developer. it's miles a non-stop manner with consistent tracking, referring to directly to all the
different levels.
Acquisition
Once the selection to proceed is taken, there are numerous other decisions to be made and steps
to be taken before the website can be obtained and the improvement started (Roy Chudley,
2014). Those ought to encompass the subsequent listed beneath.
Floor Investigation
An intensive physical assessment of the competencies of the site to deal with the proposed use
need to be undertaken. floor investigations involve the assessment of the site’s load-bearing
capability, access, and drainage (Lichfield, 2005). All present offerings have to be surveyed to
examine their ability to serve the proposed improvement. If the services are inadequate, then the
developer needs to assess the price in their provision or expansion. The research should highlight
the lifestyles of underground issues including geological faults and made-up ground, collectively
with the presence of any archaeological remains, contamination, underground offerings, and
storage tanks. A website survey has to be undertaken to set up the dimension and configuration
of the website (Evert, 2010).
Finance
The developer, except for the use of internal resources, should also attain suitable finance for the
improvement undertaking on the most beneficial phrases over the complete length of the scheme,
before committing to a scheme. The situation of finance will be dealt with in bankruptcy (Greed,
2014). The developer will commonly be worried about arranging styles of finance. first off,
quick-time period finance is needed to cover charges at some stage in the development system.
Secondly, long-time period finance could be sought to cowl the cost of holding the completed
improvement as an investment or, instead, to comfy a purchaser for the finished scheme. the

extent of precise statistics this is required by way of the providers of the finance varies, (Sandy
Bond, 2013) but all will require convincing evidence of the capability of the developer, and the
stability of the preparation and appraisal of the scheme.
Design and Costing
The layout is a nearly non-stop method running in parallel with the numerous other stages,
getting progressively greater special because the development proposal increases in reality. The
developer may additionally have special knowledge of what layout is needed if the likely
occupier is known or has been secured. in the case of a speculative scheme, the developer may
also want to work on a number of initial thoughts with the dealers and the expert group before
organizing a design short for the challenge. The brief is, in particular, crucial for complicated
schemes because of its units the layout parameters for the architect (G.J. Schrama, 2013).
To start with, design paintings may be kept to the minimum to keep fees down prior to developer
dedication to the scheme. however, there should be enough detail to allow the amount surveyor
to prepare a preliminary cost estimate; this, in turn, is what the developer desires to put together
the financial evaluation. In maximum cases, this indicates scaled layout plans showing the
placement of the proposed building at the web site, collectively with simple floor plans showing
the internal arrangement of the constructing on each floor. Plans of the main elevations of the
proposed constructing, together with an outline specification of the building substances and
finishes, are frequently perfect.
These plans at the side of the preliminary value estimate should enable the developer to prepare
the preliminary assessment. by the point a selection has been made to put up a detailed planning
utility for the proposed scheme, the initial plans might be in a lot more element. There could be a
full set of plans displaying the format, elevations, and section of the building, together with a
detailed specification. The developer calls for increasing actuality over the value estimates to
enhance the first-class of the economic appraisal. the quantity surveyor ought to be capable of
making a detailed estimate of the building value at this stage to allow negotiations to commence
with constructing contractors.

Care in this initial work can keep treasured time and avoid useless fees at later tiers of the
improvement process (Hadnum, 2014). The layout and costing ranges include all participants of
the professional crew and continues in the course of the construction of the scheme. The
developer has to make certain that at each appropriate stage the design and price estimates are
complete to avoid delays to the manner. In most instances, the final product is very distinctive to
the preliminary design concept and undergoes many layout modifications before the very last
drawings are completed. The developer has to make sure, wherein possible, substantial, and
doubtlessly luxurious, design modifications are minimized while the dedication level is reached.
Conclusion
In conclusion, the website in Bristol is considered an exceptional preference because of the
subsequent: low land quotes as compared to different cities and locations inside the United
Kingdom. The town of Bristol is a modern metropolis with updated social services and centres.
There are well street networks linking diverse estates and home locations in the city of Bristol,
especially the harbour side and essential highways. improvement at Ashton Park will be
incorporated into the encircling landscape by preserving a widespread inexperienced corridor
connecting the Avon Gorge and Bristol, Town Centre with the wider North Somerset
countryside, retaining the continuity and dating slopes and ridge of Bedminster Down, the
Yanley Ridge, and the geographical region beyond, protecting the putting of the vital historical
landscape at Ashton court; protective the setting of Long Ashton, and shielding the green
backdrop furnished by way of Dundry Hill with development commonly to be saved under the
80m contour on this region. The proposals also don't forget present proposals at Barrow hospital
and the capability relocation of Bristol city soccer club to an adjoining web page.

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