Plans for 10-storey Bristol student block would create ‘dangerous and forbidding’ side streets’

Plans have been unveiled to demolish offices and build a 10-storey block for 282 students in Redcliffe. But Bristol Civic Society has criticised the proposals as overdevelopment of the existing three-storey property and says adjacent side streets would become “dangerous and forbidding places that could encourage antisocial behaviour”.

A planning application for the site at 63 St Thomas Street has been submitted to the city council by a consortium comprising Boultbee Brooks, Aurum Real Estate and Oakwood Real Estate. The new building would be in a C-shape with two 10-storey blocks and one of nine-storeys.

The applicants say the site has been vacant since last July and, despite being on the market since December 2023, no interest has been received because the 1950s former warehouse is of a low quality compared to modern offices. The ground floor would include flexible community space while all storeys would have student beds.

There would also be a courtyard, two roof terraces, student common rooms, lounges, a gym and cinema, along with 142 bicycle spaces. But the Civic Society said it had a number of concerns.

The organisation said: “We would need to be convinced by more evidence that this building cannot be saved as there is undoubtedly a strong argument for its retention and reuse given concerns regarding climate change. Yet again this scheme proposes to add further to the student accommodation numbers and this cannot be helping the growing need for general housing within the city.

“Would it be possible to include a proportion of affordable housing within this scale of development? We realise the city is changing and wish to help in its creation, however, to do this we need to see better designs coming forward.

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“We are disappointed that the proposals show an overdevelopment of the site. The internal courtyard is very tight and thus the overlooking between accommodation may well cause an issue.

“The ground floor plan shows an active frontage to St Thomas Street which is commended, especially the community use envisaged. However, the side street and rear of the proposals show no active uses and thus these streets will be of poor quality and create dangerous and forbidding places that could encourage antisocial behaviour.

“We urge that the client and architects look again at the site and reappraise their proposals.” In their application, planning agents said: “The site is a highly sustainable and accessible brownfield site.

“The massing of the proposal has been carefully designed to reflect and respond to both the historic and emerging contexts of St Thomas Street and the wider Redcliffe area. The proposed planting and trees in the courtyard and rooftop terrace aim to enhance the green infrastructure, soften the urban grain and provide privacy for residents.

“Following [pre-application consultation] feedback, the height of the eastern block has been reduced by one storey ensuring the proposed building remains below the height of the neighbouring EQ building, located opposite on Canynge Street. The courtyard has been widened to enhance the quality of the courtyard and improve natural daylight within the courtyard and the units facing the courtyard.

“The width of the proposed courtyard surpasses that of many residential and purpose-built student accommodation developments across Bristol. There is also a generous provision of high-quality communal areas.”

They said the site was in between the new University of Bristol Enterprise Campus and its existing campus.