Revised proposals for the redevelopment of Freestone Island

Key changes to the scheme

Height, Scale & Massing

• The tallest element adjacent to the railway line has been reduced in height from 16 storeys to 10 residential storeys and relocated to the west side to enhance the conservation approach along Kingsland Road.

• Further reduction in massing towards the locally listed Kingsland House by reducing block C height from 9 to 8 levels and from 6 to 5 levels.

• The space between Block C and Kingsland House has been increased to achieve a minimum 1:1.5 width/height ratio.

• The revised scheme improves the daylight /sunlight impact on Dings Park.  The proposals will have no shadowing impact on the park at any time of the year after 2:00pm with only marginal shadowing in the winter until 1:30pm  There will be no shadowing of the park in the summer months after 08:00am

Public realm and amenity

The revised proposals include extensive new public realm, totalling 1552 sqm, in the form of formal green space and new permeable connections between the site and the wider townscape.

There is currently no amenity space on site and Bristol City Council has identified this as an area which is severely lacking in open space provision. These revised proposals offer 155% increase in formal green space and 345% increase in amenity space against the Urban Living SPD.

Summary of public realm changes

• Enhancing the new east-west route (called Freestone Walk) by reducing blocks A & C to increase the street width.

• Increasing the public realm at Ground level and Level 1 at the north-west corner of the site adjacent to the Dings Tunnel.

• Improving the adjacent street-scape, including widening the existing pedestrian footpath and undertaking improvement works to both the Dings pedestrian tunnel and Kingsland Road tunnel.

• Existing pavement to be increased to give more space for passers-by.

Commercial workspace

• Unite Students have agreed to offer a 25% discount against market rent to support smaller businesses.

• One of the proposed commercial spaces (Class E/F1) will be relocated to Freestone Passage to activate the frontage of the pedestrian north-south route on Dings Lane, close to the adjacent Watkins Jones commercial space.

Revised sketches

Summary of public benefits

• The provision of 500 student rooms contributing towards housing supply. Applying the accepted conversion of 2.5:1 (bedrooms:dwellings), this equates to a contribution towards housing supply of 200 dwellings. Noting the fact that the Council are unable to demonstrate a five year housing land supply, this benefit is considered to carry significant weight;

• The regeneration of a sustainable brownfield site contributing towards the wider regeneration aims of the area;

• The provision of extensive new public realm in the form of formal green space and new permeable connections between the site and the wider townscape. Given it has been identified by BCC that this is an area which is severely lacking in open space provision, the provision of new public open space is considered to carry significant weight; and

• Improvement works to Kingsland Road, Kingsland Road vehicular tunnel and Dings Lane pedestrian tunnel as detailed within the Transport Statement and DAS.

These proposals will also:

• Make a positive contribution to the local economy, offering construction and other employment opportunities.

• Promote sustainable modes of transport, reducing the number of vehicle movements compared with its previous use.

• Create a safer local environment othrough on site management and increased natural surveillance.