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Site History
Site History
Clifton, one of Bristol’s oldest and most affluent areas, began developing in the early 18th century, driven by the area’s proximity to hot springs and the demand for quality residential properties. During this time, Georgian townhouses and terraces were constructed for Bristol’s wealthier residents.
As the area continued to grow, the completion of Brunel’s Clifton Suspension Bridge in 1864 boosted Clifton’s status, reinforcing its appeal. By the late 19th century, Princess Victoria Street housed both residences and businesses, contributing to Clifton’s lively village atmosphere. In the 20th century, the area retained its residential charm, though parts of it shifted towards commercial use. Today, the area blends Georgian and Regency architecture with modern living, offering a mix of residential properties, shops, cafes, and other amenities, and remains a highly desired location due to its rich architectural heritage and prime setting.
Site development timeline
Planning context
Planning context
Applications are being prepared for Full Planning permission and Listed Building Consent for the renovation and provision of additional accommodation at 29-33 Princess Victoria Street. The proposed scheme has been prepared in accordance with the relevant policies set out in the Development Plan, which comprises the Bristol Core Strategy [Bristol Development Framework Core Strategy, June 2011] and the Development Management Policies [Site Allocations and Development Management Policies, July 2014]. Of particular relevance here is to make efficient use of an existing site in a sustainable location, whilst also delivering high quality accommodation. The adopted Development Plan is supportive of the provision of student accommodation, subject to detailed considerations and the proposal has been prepared in accordance with the principles set out in adopted policy as well as draft guidance and the Local Plan Review, which is still emerging.
The location of the site within the Clifton and Hotwells Conservation Area, the Grade II listing of the building itself and proximity to the Grade 1 Listed Royal York Crescent to the rear, are key policy considerations. The proposals pay special regard to the impact on any designated heritage assets and their setting, and seek to preserve their special historic interest or enhance it where possible.
Constraints and opportunities
Constraints and opportunities
Following a redevelopment in 1972, only the frontages of 29-31 Princess Victoria Street remain. The building extends far back from the main road in an ‘H’ shape, allowing natural light to reach the lower levels. Any changes must carefully balance modern improvements with the preservation of its historic character.
A key consideration is the lift overrun, which stands out on the skyline and reaches the same height as the proposed mansard roof extension. This presents an opportunity for material enhancements that will better integrate it within the surrounding architectural context.
The area is defined by a palette of limestone ashlar, red brick, and varied roofscapes featuring natural slate, clay double-Roman tiles, and standing seam finishes. These materials will guide the design of the proposed extension and external refurbishment to ensure a cohesive relationship with the surrounding conservation area.
Additionally, the introduction of landscaping and a 'living wall' will improve biodiversity and enhance the site’s environmental value while complementing its historic setting.
Constraints & opportunities plan
Key
Contextual design influences
Contextual design influences
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