Land Use/ City Context & Natural Environment

Industrial Areas Green spaces Existing WorkhubCentres

Local Centres

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Tobacco Factory

North Street & Bedminster

Paynes Shipyard

Paynes Shipyard Queen Square

Bristol CastleClifton Bridge

Temple Meads

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Site Context

Site Photographs

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CORONATION ROAD

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CLIFT HOUSE ROADWALTER STREET

CUMBERLAND ROAD

AVON CRESCENT

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Introduction & Brief

Crest Nicholson is delighted to be able to share their emerging designs for the redevelopment of Paynes Shipyard with the community and local stakeholders.

Engagement at this stage before a scheme has been fixed will allow for feedback to shape the design of the project.

Crest Nicholson has significant experience in delivering sensitive urban redevelopment projects within Bristol and will harness this experience to assist in respecting local context and amenity.

Crest Nicholson has been building new homes for 50 years and has a long and established track record in the Bristol area, with projects including significant harbour-side regeneration schemes such as Paintworks and Canons Marsh.

Welcome

PaynesShipyard

Local Planning Policy

• Levels dropping away towards the north of the site down to the banks of the New Cut.

• Densely packed trees to the west and east of the site along the river.

• Key views from Coronation Road through to Spike Island and Clifton Suspension Bridge.

• There will be a requirement to include an 8m easement alongside the river.

• An existing sewer which runs through the site.• The setting of the development in the context

of the adjacent tannery and other local industrial uses.

• Majority of the site lies within flood zone.

Site Constraints

KeyFrontageNoise from Tannery & RoadOdour from TanneryExisting access

Main access roadExisting Brick Wall

KeySite Boundary

Existing Trees

Existing buildingsListed buildingsSurrounding buildingsConservation Area Boundary Line

Sewer Easement

River Easement

The site is within the City Docks Conservation Area where it falls within the Cumberland Basin Character area.

It is currently allocated as an employment site although it sits within the Western Harbour growth area within the Emerging Local Plan.

In policy terms, challenges for the development of the site will include:

• Sensitivity around the historic context.• Quality of design to contribute to the character of the local area.• Minimising the risks or enhancing the natural ecology of the area, including the banks of

the River Avon.• Minimising carbon emissions.• Retaining some employment on the site.• Developing at the right density including the delivery of affordable housing.

Historic Value & Conservation

18021885-6 1828

CITY DOCKS

CLIFTON

PARK STREET AND BRANDON HILL

BOWER ASHTON

COLLEGE GREEN

CITY AND QUEEN

SQUARE

REDCLIFFE

BEDMINSTER

Pre-Victorian Victorian Early 20th Century Late 20th Century

PaynesShipyard

Brick piers and rainwater pipe positions help break up the elevation.

Large restored windows showcase the industrial

nature.

Large brick piers and recessed brick detailing

provides depth and shadowing.

Horizontal architectural design features break up the height with the top floor being slightly set back adding perspective.

Strong corner helps ground the building.

Step out helps break up a large elevation and add perspective.

Leading linear lines running horizontally help break up the large use of a singular material.

Change to Facade at street Level

Study work has been undertaken to highlight the materiality around Clift House Road, Coronation Road as well as outside of the immediate area to capture wider influences around the city.

The broken-down colour palettes will allow the development scheme to be evolved in a way to enhance and underpin already the already rich local character.

KEY

Listed Building

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CORONATION ROAD

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Industrial units along Clift House Rd

Bonded Warehouses

Ambrose Road / Argyle Place

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Victorian Housing along Coronation Rd

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Listed House on Coronation Rd

Proposed Site

Bonded Warehouses

Chalcroft House

Little Cross House

Tobacco Factory Theatres Winterstoke, Whitemead & Southbow House

Ashton Gate Stadium

Existing Mass & Scale

Reviewing Existing Architectural Language

Tobacco Factory Theatres

Robinson Building

Bonded Warehouse

Existing Character & Materials

Old Brewery A scheme recently submitted for approval within the immediate context of the Paynes Shipyard site. The scheme proposes a mixture of residential and commercial spaces with varying heights up to 9 floors, adjacent to existing residential accommodation.Images provided by Nash Partnership.

Paynes Shipyard Site

McArthurs YardA recently approved mixed use scheme in close proximity to the site, located on nearby Spike Island. The proposals employ a variety external facing materials and block heights vary between 5-7 levels. Images provided by Nash Partnership.

Developing the most appropriate massing for the development requires considering the existing developments within the local areas as well as those that are proposed. The mass of the proposed development is either similar or smaller than existing development. There are also significant developments coming forward at both McArthurs Yard and the Old Brewery.

Paynes Shipyard Site

PaynesShipyard

Site Opportunities & Development

• By retaining and widening the existing view through from Coronation Road it creates a division within the site.

• The architecture within the local conservation area will also add a palette of materials and styles to draw reference from.

• Maximising potential apartment views along the river in all directions.

• Increased access through existing brick wall to increase permeability.

• Potential to create a semi-private green space along the river to allow residents to utilise the existing views.

• Views into the site from various points along Coronation Road will help create visual markers on various sections of the proposed internal elevations.

Key

* Proposed feature building edges

* Semi private Green SpacesKey viewsPedestrian movement within the siteExtension of green link along river to link areaPotential link to wider development

KeySite BoundaryExisting view to Clifton Bridge widened Existing buildingsIndicative building edges - Areas for further studyPotential courtyard spaces with enhanced landscapingIncreased access through retained brick wall

Masterplan Opportunities & Development

Developing Scheme

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KeySite BoundaryExisting view to Clifton Bridge widened Existing buildingsIndicative building edges - Areas for further studyPotential courtyard spaces with enhanced landscapingIncreased access through retained brick wall

Key

* Proposed feature building edges

* Semi private Green Spaceskey viewsPedestrian movement within the siteExtension of green link along river to link areaPotential link to wider development

Proposed Site Section A - A

The developed scheme looks to bring forward 179 residential units comprising 1 and 2 bedroom apartments, along with a number of live / work houses to ensure active employment is maintained on site. The scheme will also deliver a good proportion of affordable units to encourage a sustainable community.

The current layout has been developed to make use of the opportunities outlined above. Including:

• Enhancing primary access into site, maximising views.

• Increased pedestrian engagement from the street through existing boundary wall.

• Creating a buffer zone to adjacent industrial units.• Respects adjacent SNCI area along the river• Maximises views along the river and across

Bristol.• Develops an active frontage along Coronation

Road to improve the street scene.• Creates semi-public space for potential residents’

use, with key views retained.• Design responds to and respects form and scale

of bonded warehouses.

We believe that the proposed development has the potential to act as a catalyst for future development within the area. With this, we looked into how we could develop the surrounding area in order to offer a potential legacy plan.

The image illustrates the potential to create a route through the site and surrounding area through providing inviting event spaces and positioning green areas that act as rest bites between structures. Moreover, we believe that this could also highlight existing listed buildings and highlight the depth of history within the area.

PaynesShipyard

View 3 from Coronation Road

View 4 from Spike Island

View 2 from Spike Island

View 1 from Spike Island

Existing view from Coronation Road

Existing view from Spike Island

Existing view from Spike Island

Existing view from Spike Island

Emerging plans respond to the local context providing a sensitively designed residential-led development of 179 homes and live/work units, retaining the boundary wall whilst opening up views across to Spike Island and Clifton Suspension Bridge.

The proposed form of development seeks to create an architectural rhythm along the river’s edge and includes the potential use of gallery spaces on the western façade.

The increased permeability of the site for the community, including a walkway through the site along the boundary wall, will create a welcoming space to the community and those passing by.

The development of Paynes Shipyard has been shaped to create a catalyst for wider development of the Western Harbour growth area along Coronation Road without prejudicing future development proposals.

Proposed Massing Visuals

PaynesShipyard

Community and local stakeholder involvement is a vitally important part of the development process and enables proposals to evolve shaped by local knowledge and engagement.

Comments will be collated and considered by the design team and can be provided in a number of ways:

• Discuss the proposals with a member of our team.• Complete a questionnaire today and place it in the ballot box.• Post back a completed questionnaire in a pre-paid envelope as provided.• Complete a form online via – www.PaynesShipyard.co.uk

If you have any issues viewing material or have further questions you can contact our community consultants via:T. 07568 129 175E. Enquiries@PaynesShipyard.co.uk

treatment of mass at site entrance creating access & views through buildinginterventions within retained boundary wall framing glimpsed views from internal spaces

creating a sense of arrival

Client Ref: StatusDrawing Ref: Drawing No:

Client

DAVID JARVIS ASSOCIATES LIMITED1 Tennyson Street, Swindon, Wiltshire, SN1 5DTt: 01793 612173e: mail@davidjarvis.bizw: www.davidjarvis.biz

Project

Drawing Title

Scale

OS data ©Crown copyright and database rights 2018 Ordnance Survey 0100031673. ©Local Government Information House Limited copyright and database rights (2018)

©D

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Sheet Size Date

CREST NICHOLSON

DRAFT

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A3

S0-P12606-5-1

PAYNE’S SHIPYARD

CORONATION ROAD SKETCH CONCEPTS

07/01/2019NTS

DRS-0005

CORONATION ROAD

SECTIONS OF EXISTING WALL

METAL SCREENSTREES IN PLANTERS OVER SERVICE EASEMENT

RAISED PLANTERS TO HELP SOFTEN THE STREETSCAPE AND PROVIDE INFORMAL SEATING

CHANGES IN SURFACE COLOUR TO DELINEATE ACCESS POINTS

Proposed Landscaping Strategy

Landscaping & Public Realm

What’s Next

Sketch Studies

PaynesShipyard

Semi-private landscaped courtyard at podium level, with extensive planting throughout as a shared amenity space for residents. Raised planters could provide seating areas, with some lawn or wider paved spaces to give open space.

Site access and main boulevard along slipway; podium-level footways to either side with tree and shrub planting, while the roadway drops down to lower ground level parking below.

Courtyard space providing sense of arrival to commercial units, mainly hard landscaped with some tree planting to provide shade and climbers or living wall to soften the site boundary. Contrasting pavers in geometric formations help to break up the space.