Our Views

 3.  Population density of Redcatch Quarter is too high – too many people in this small a space is called ‘hyperdensity’.

• The developers plan to build 817 flats on 2.1 hectares, equating to a density of 428 dwellings per hectare (DPH).
• This proposal also allows them to build more – up to 850.

• This goes against Bristol City Council’s own Planning Policy Guidance.  The Urban Living SPD recommends 120 DPH is suitable for an Inner Urban area such as Knowle.

• This is 356% more dense than Council policy guidelines and 611% more dense than the existing neighbourhood.

• “Hyperdensity’ should be resisted, and that there should be a presumption against ‘hyperdense’ developments over 350 homes per hectare, which should be confined to exceptional locations and subject to exceptional justification.” 

Ref: The Superdensity Report’ – an authority on the topic of hyperdensity and referenced in BCC’s own Urban Living SPD. Find both documents in the ‘Useful Info’ section of this website.

4.  10 and 12 storey tower blocks are too high for the area. They will have a significant negative impact on the local environment. 

·       There will be significant loss of light, privacy and casting of shadows over Redcatch Park and cricket pitch and in many nearby roads – notably on the main Wells Rd, Broadwalk Rd, Ryde Road, Redcatch Rd and Hengrove Rd. 

·         They are out of keeping with the mainly 2 storeys residential Victorian and 1930s properties all around. 

·         “Apartment blocks of between five and eight storeys, including family apartments and duplexes, create successful homes and neighbourhoods at surprisingly high densities” Ref: Superdensity Report quoted in Bristol Urban Living SPD. 

·         Evidence identifies that buildings over 6 storeys are much less energy efficient, both to build (embodied carbon) and to run (operational carbon).

Ref: High Density, Low Rise, Zero Carbon, Andy McIntosh, London Festival of Architecture,2021. http://2021.londonfestivalofarchitecture.org/blog-post/high-density-low-rise-zero-carbon/

5.  Only 7% of the new development is affordable housing when Bristol City Council’s own Affordable Housing policy calls for 30%

·         Of the 817+ proposed units, 42.5% will be Build-to-Rent units that are rented in perpetuity, often at higher rent rates.

·         The developer’s want to sell/rent these units at prices 15% higher than Knowle’s current market prices saying “there is an argument that £475 per sq ft is too ambitious at this stage but we are optimistic that the scheme can set a new benchmark for the Knowle area”.

·         Inflating local rent and house prices will worsen the housing crisis.

6.  There are insufficient parking spaces for residents and visitors – spaces need to be increased to avoid the inevitable parking problems that ensue

• The 210 resident car parking spaces is just 0.25 car parking space per dwelling. That is just 23% of the Bristol City Parking Standard that seeks a maximum 922 car parking spaces for Redcatch Quarter residents. There are 98 paying spaces for shoppers, visitors etc.

• This is one of the lowest resident car parking space ratios of a new development within a few miles of Broadwalk in recent years. This includes the Paint Works in Bristol that has car parking ratios of 1.1 and 0.8 per dwelling. A parking space ratio of 0.8 for Redcatch Quarter would mean over 600 car parking spaces are needed (not the 210 proposed).

• Just 98 paying public car parking spaces are proposed for shoppers, visitors, staff etc. This is 41% of the maximum total he Bristol standard sets. This is too low considering that Broadwalk serves South Bristol communities that aren’t on direct bus routes to Knowle. The proposals will increase the amount of post-5pm custom with increased food/beverage provision at the same time as cuts to south Bristol’s bus services. This mean that customers will have no choice other than to drive if they wish to visit in the evening.

• The developers identify 11 comparable sites nationally. The car parking ratio of these is 0.732 car space/dwelling – meaning over 600 car parking spaces for the 850 homes here.

• The developers quote that 56.8% of Knowle residents travel to work by car and 77.7 % own 1 or more vehicles. The developers do not estimate how many cars are likely to be owned by the new residents of Redcatch Quarter but this data suggests 600+ additional vehicles.

• The Council ask developers to justify much lower parking rations than their policy. The developers say their significantly reduced car parking ratio of 0.247 car parking spaces/dwelling (and 210 spaces) is due to their expectations of the likely number of trips to be made (persons and cars) at various times in the day. We do not accept this rational especially in the light of facts stated by the developers above and Bristol’s own standards. 

• A local RPZ (Residents Parking Zone) is proposed to help with the parking problems that will ensue. It is unlikely to go forward without additional significant public support once the flats are built.   Currently the Mayor is opposed to all RPZs and only one has been allowed in the last 6 years after a huge public campaign once homes were built. It is also the case that RPZs can often push the problem elsewhere and reduce street car parking for local facilities with little or no car parking space of their own.

7.   Local Health, Education and Care facilities are already at breaking point

• Waiting times at Priory surgery are already at an all-time high.

• My Dentist has closed its NHS list with no plans to reopen it.

• People fear that adding 2000+ new residents to their books will break these health services.

• Although school and nursery spaces are currently keeping pace with demand, this may be very different in the future.  

KNPG feel strongly that the Knowle community should play a vital role in deciding what is best for the future of Knowle.

Look at our ‘Have Your Say’ section of this web site to learn more about how to make your comments and where.

It is important that people across Knowle respond to the developers plans to ensure the whole community’s voice is heard – including yours.