The changing face of Bristol - Evolving Cities - Avison Young

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The changing face of Bristol - Evolving Cities - Avison Young
Evolving Cities

            The changing
            face of Bristol

gva.co.uk                     Photograph: Simon Mason
The changing face of Bristol - Evolving Cities - Avison Young
Evolving cities
The UK’s cities are           The Changing Face of Bristol is
                              one of our series of reports looking
undergoing a renaissance.     at how the UK’s key cities are
Large scale place making      evolving and the transformational
schemes are dramatically      change that is occurring, either in
                              terms of the scale of regeneration
improving how they are
                              activity or a shift in perception.
perceived, making them
                              For each city, we identify the key
more desirable places to      locations where such change has
live and work, and better     occurred over the last 10 years,
able to attract new people    and the major developments that
and businesses.               continue to deliver it. We then explore
                              the key large scale regeneration
                              opportunities going forward.

Bristol today
The nature of change          Accordingly it didn’t experience          Bristol is seen as a shining example    Bristol has a population of almost        These assets have also helped foster    The completion of the Broadmead
                              the same level of urban decay and         of culture-led regeneration, with       500,000 people and this is projected      its digital and creative economies,     shopping centre in 2008 represented
in Bristol’s property         need for dramatic transformation.         schemes like the £27.5 million M Shed   to grow at an above the UK                with one of the highest rates of        a massive regeneration of the
landscape is somewhat         Having said this, in the late 1970’s      Museum that opened on Princes           average rate over the next 5 years.       business start-ups in the UK and        central retail area and this was
unique in this series of      the demise of Bristol’s shipbuilding,     Wharf in 2011 an excellent example,     It contributes approximately £12.6        the highest number of patents per       further improved the same year
                              docks and related industry did            acting as a catalyst for further        billion to the UK economy and has         100,000 people of any Core City. Its    with the opening of Cabot Circus.
reports. It did not suffer
                              leave parts of the city redundant         investment in the area, including the   a higher relative contribution than       creative strength has also received     These developments attracted a
socially and economically     and in need of rejuvenation and           redevelopment of Wapping Wharf.         the UK average per hour worked.           recognition and the development         range of high profile retailers to
from Britain’s industrial     Bristol in need of a new identity.
                                                                        Bristol has been one of the UK’s most   The service sector dominates
                                                                                                                                                          of the Temple Quarter enterprise        the city, including Harvey Nichols
decline in the same way                                                                                                                                   zone will boost office space and        and House of Fraser and helped
                              A combination of public and private       prosperous cities for some time,        employment but there is also a strong
                                                                                                                                                          infrastructure for businesses           strengthen Bristol’s position as a
as the other cities we have   investment, an effectively delivered      supported by evolving regeneration      presence in hi-tech manufacturing
                                                                                                                                                          and underpin further growth.            leading regional retail centre.
looked at.                    City Centre Strategy and a range of       and development. It is identified       and media with Bristol being classified
                              initiatives to improve infrastructure,    internationally as a progressive,       as one of the UK’s ‘Science Cities’.      Commercial developments such as
                              commerce and the retail and               pioneering, diverse and talented        Its leading universities have helped      Temple Quay have established Bristol
                              cultural offer have seen Bristol          city. In an increasingly competitive    drive this along with the development     as the prime office location for the
                              become a great success story.             and globalised world, an ambitious      of Bristol and Bath Science Park,         region, attracting leading businesses
                                                                        future programme of investment          establishing the location as a centre     including IBM, Canada Life, HSBC,
                                                                        and development should ensure it        for research and innovation.              Burges Salmon and Osborne Clarke.
                                                                        retains its competitive edge and
                                                                        appeal in the years to come.
The changing face of Bristol - Evolving Cities - Avison Young
Changing places
An ambitious pipeline of     The acuteness of the housing                 The city will also benefit from
                             affordability challenge in Bristol has       investment in digital infrastructure
projects over the next ten   received a lot of attention and there        and will be the next ‘gig-city’ providing
years will help provide      is currently a shortfall of housing          ultra-fast internet speeds which will
a platform for Bristol’s     delivery and available land. This will       support and attract businesses.
                             require a strategic policy-led approach
continued success but                                                     There is a new political dynamic
                             to deliver more units and prevent the
the city faces a number      situation worsening and becoming an
                                                                          with the appointment of the first
                                                                          Metro Mayor, Tim Bowles, for the
of challenges that these     inhibitor of growth.
                                                                          combined authorities of Bristol,
schemes and further          Bristol’s infrastructure is set to improve   South Gloucestershire and Bath
developments will need to    over the next ten years which is             & North East Somerset, working
address to avoid growth      important in facilitating further growth     towards a more joined up regional
                             and has historically been seen as a          strategy and greater autonomy
being constrained.           challenge for the city. Rail journey times   with the Government.
                             to Cardiff and London will be cut with
                                                                          This report identifies the schemes
                             the electrification of the Great Western
                                                                          from the last 10 years that have been
                             Railway and the new MetroBus
                                                                          most significant in delivering Bristol to
                             network will improve connectivity
                                                                          its current standing. It also examines
                             around the wider Bristol area.
                                                                          the schemes that will be delivered
                             Ongoing investment in Bristol Airport        in the next 10 years that will enable
                             is improving national and international      further growth and success.
                             connections and the city and wider
                             region will benefit from these in
                             the future.

                                                                                                                      Broadmead, Cabot Circus |   © Hammersons
The changing face of Bristol - Evolving Cities - Avison Young
2007 – 2027

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1. Cabot Circus                         2. Broadmead                     3. Temple Quarter Enterprise Zone

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4. The University of Bristol Campus     5. Temple Circus                 6. Wapping Wharf                                                                                                                                                                                         M4
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10. Cribbs Patchway New Neighbourhood   11. Horizon 38                   12. Hengrove Park, South Bristol

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13. Central Park, Severnside

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                                                                                                                                                            River Avon
The changing face of Bristol - Evolving Cities - Avison Young
1. Cabot Circus
Cabot Circus was one of         The project completed in 2008 and          In total the scheme delivered 1,045,000
                                consisted of two parts; the main           sq ft of retail space, 270,000 sq ft of
the biggest regeneration        Cabot Circus element and the smaller       offices, 260 residential units, 2,616
projects in the South           Quakers Friars. It represents the          car parking spaces and public realm
West and Bristol’s largest      first stage of the wider Broadmead         and connectivity improvements.
                                regeneration, the second stage of          The retail offering consists of 2
city centre regeneration
                                which is addressed later in this report.   department stores, 15 large stores
programme since the                                                        and 131 shop units with House of
                                Cabot Circus was a £250 million
Second World War,               project developed by Hammersons
                                                                           Fraser and Harvey Nichols as anchors.
transforming the city centre.                                              An 18 storey tower is home to the
                                and Land Securities, with Chapman
                                                                           residential units and this forms a key
                                Taylor as architects and became the
                                                                           part of the Quakers Friary element.
                                first retail-led development in the
                                UK to achieve BREEAM Excellent. It         The scheme occupies 11.8 acres and
                                also won the BCSC Supreme Gold             attracts around 18 million visitors per
                                for the best “In Town Retail Scheme        year. It has been hugely successful
                                of more than 300,000 square feet”          and has paved the way for the wider
                                and the MAPIC Retail Award for Best        regeneration of Broadmead.
                                Shopping Centre of the Year 2008. It
                                has a striking design and boasts the
                                largest UK constructed glass roof.

                                                                                                                     © Hammersons
The changing face of Bristol - Evolving Cities - Avison Young
2. Broadmead
This section addresses     The scheme is being proposed               Horsefair and Penn Street will be
                           by Bristol Alliance Partnership            redesigned to make the environment
the plans for the future   (Hammerson and AXA Real Estate)            more friendly for pedestrians and
redevelopment of           who also developed Cabot Circus            connectivity to Cabot Circus will
Broadmead, representing    and will build on the £250 million         be improved. The Podium, one
                           that was invested in that scheme.          of the area’s most recognisable
the second phase of
                                                                      landmarks will be retained as a
the area’s regeneration    The next stage of Broadmead’s
                                                                      feature in the redeveloped centre.
                           regeneration consists of two
following the work         main individual developments:              The development is expected to
undertaken at Cabot                                                   create around 3,300 jobs and will
                           Callowhill Court: an outline application
Circus.                    has been lodged for the demolition
                                                                      dramatically rejuvenate Bristol’s
                                                                      already high quality retail offering.
                           of Callowhill Court’s existing buildings
                                                                      The expectation is that construction
                           and structures and its comprehensive
                                                                      would start in 2019, subject to
                           mixed-use redevelopment,
                                                                      securing vacant possession
                           along with adjoining land.
                                                                      of the existing premises.
                           Broadmead/The Horsefair: this will see
                           the redevelopment of the Broadmead
                           and Horsefair shopping areas. Outline
                           planning was submitted in December
                           2016 and all matters are currently
                           reserved, other than vehicular access.
                           The scheme will deliver approximately
                           1,103,100 sq ft of mixed use retail,
                           commercial, leisure and hospitality
                           space (Use Class A1, A2, A3, A4, A5,
                           C1, D2). There will also be 150 Use
                           Class C3 residential units, additional
                           car parking, improved access,
                           landscaping and public realm works.

                                                                                                              © Hammersons
The changing face of Bristol - Evolving Cities - Avison Young
3. Temple Quarter Enterprise Zone
This section covers the         The scheme covers circa 70               –– Corporate Finance / Professional
                                hectares (173 acres) of land                services: Beachcroft, Bond Pearce,
wider Temple Quarter            surrounding Bristol Temple Meads            Burges Salmon, Capita, Create
Enterprise Zone site. It is     railway station. It features a range        Group, Deloitte, Ernst & Young,
located in the heart of         of development opportunities                Grant Thornton, Halcrow, KPMG,
                                including over 2.6 million sq ft of         Orange and Osborne Clarke
Bristol and is a regeneration
                                new commercial, residential and          –– Civil Service cluster: DCLG, HMRC,
opportunity that will           ancillary leisure and retail space.         HCA, Traffic Commissioner for South
shape a new city quarter.       The zone comprises a mixture                and West of England, VOSA, DEFRA,
It will play a key part in      of ownerships, public and                   Department for Transport, Highways
growing Bristol’s economy       private, with different uses and            Agency, and Planning Inspectorate

and providing new homes         development sites throughout the         Funding for further infrastructure
                                area. The key partners include:          projects will come from a variety
leisure and infrastructure.
                                –– Bristol City Council                  of both public and private
Temple Meads Station                                                     sources, with the key partners
                                –– Homes and Communities Agency
sits at the centre of the                                                playing a significant role.
                                –– Network Rail
Enterprise Zone and will                                                 In the next 10 years there will be
                                –– West of England Local
be a transport hub for the                                               many developments coming
                                   Enterprise Partnership
quarter and the wider city.     –– University of Bristol
                                                                         forward in the identified zone
                                                                         but the key projects include;
The Enterprise Zone             It is already host to a range of         –– Arena – a new 12,000
was declared open by            high profile occupiers across               seat multi use arena.
the Chancellor of the           multiple sectors. These include:
                                                                         –– Bristol University – new business
Exchequer in 2012 with          –– Creative & technology: Artswork          campus and student village.
the aim of creating 17,000         Media, BBC Studios and                –– Temple Meads Station
                                   Post Production, Big Blu, BT,            redevelopment
jobs by 2037, with a focus         Documentary Image, Domain
                                                                         –– Paintworks – an innovative
on four sectors, hi-tech;          Associates, Element78, Epic
                                                                            mixed use development
creative and digital, low          Photography, Existem Ltd,
                                                                         –– Engine Shed II – A new innovation
                                   Fujitsu, Gravity Ltd, Hope Music
carbon and professional            Group, Ignition, Open, Peloton           centre with a focus on incubating
services.                          Design, Positive, ScaryCat               new businesses, building on the
                                   Studio, Signal Network, the              success of the original Engine Shed.   © Grimshaw
This is the most important         white balance and Wrap3               The degree of change in this
scheme that will change         –– Financial services: Bank of Ireland   area is enormous for the urban
the face of the city and           Financial Services, Canada Life,      landscape, transport infrastructure
provide an extension to            DAS Legal, HSBC, NFU Mutual,          and cultural and leisure offerings.
                                   Royal Bank of Scotland and Target     The redevelopment of key sites will
the city centre.                                                         provide a transformational change
                                                                         to a key gateway into the city.
The changing face of Bristol - Evolving Cities - Avison Young
4. The University of Bristol Campus
The University of Bristol    The strategic objectives being:             The campus will initially cater for 3,500
                                                                         students, the majority of whom will
is building a new £300m      –– A new business school
                                                                         be postgraduates, and approximately
                                of 12,500sqm GIA
campus that will bring                                                   800 members of staff will be based
                             –– A new digital innovation
huge benefits to Bristol        hub of 23,000sqm GIA
                                                                         there. Construction is expected to
                                                                         start in Summer 2019 once planning
and give a huge boost        –– Provision for academic expansion         permission has been secured.
the regeneration of the      –– Up to 1,500 student rooms
                                                                         There has been much activity in
Temple Quarter Enterprise    –– Ancillary space                          the area by speculators and also the
Zone. An outline planning    –– Cattle Market site total                 University themselves. We anticipate
application has been            approx 60,000sqm GIA                     there will be demand from residential
submitted on the former                                                  developers for a new high density
                             –– Arena Island site total
                                                                         residential development as a result of
Post Office sorting office      approx 20,000sqm GIA
                                                                         the limited development opportunities
site adjoining Temple        They are proposing to build a               in the city centre and the improved
Meads Station, which         campus that’s fundamental to                connectivity and general activity
                             re-imagining of business education          created from the University’s proposals.
will deliver a significant   collocated with world-class science
buzzing improvement to       and engineering R&D focused on
                                                                         The University’s proposals will also
                                                                         now help assist in bringing forward
one Bristol’s key gateways   digital innovation at scale with the
                                                                         the redevelopment of Temple Meads
                             aim to produce the skills pipeline
into the city.               to support the digital economy.
                                                                         Station to create new capacity
                                                                         and improved linkages through
                             This will no doubt bring about              the station to the new campus.
                             new demand for housing, student
                             accommodation and business space
                             for supporting businesses. In addition
                             it will link up well with very successful
                             Engine Shed innovation centre and
                                                                                                                     © The University of Bristol
                             the high tech start businesses that
                             are emerging from this area.
The changing face of Bristol - Evolving Cities - Avison Young
5. Temple Circus
This project is part of the    The proposals for the site seek to         The refurbishment and extension of
                               deliver approximately 430,000 sq ft        the listed George & Railway Hotel
wider regeneration of the      of commercial space and 21,500 sq ft       will host the new Engine Shed II,
Bristol Temple Quarter         of retail space. The scheme is being       following the success of the University
Enterprise Zone. It will be    brought forward by Bristol City            of Bristol-run Engine Shed enterprise
                               Council and Skanska. The proposals         hub. The Engine Shed houses the
the highest profile site to
                               are the subject of a hybrid planning       University’s Bristol SETsquared
come forward in the Zone       application described as follows:          Centre, which was named as the best
and its redevelopment          1. Full Planning and Listed Building
                                                                          university business incubator in the
will transform a key                                                      world in 2015 and supports a record
                                  Consent for the refurbishment, part
                                                                          number of businesses. The creation
brownfield site which acts        demolition, extension and change
                                                                          of Engine Shed II will offer more space
as a gateway to the city. It      of use of the former Grade II listed
                                                                          to support new business growth.
                                  George & Railway Hotel, demolition
will kick-start the delivery      of The Grosvenor, to provide            The regeneration of the Bristol Temple
of new high quality space         60,600 sq ft (GEA) of creative office   Quarter will dramatically change
in the Zone and is a key          space (B1) with ancillary café/         the area. The vision set out in the
                                  restaurant uses at ground floor         Bristol Temple Quarter Enterprise
part of the City Council’s        level (A3/A4), and cycle parking;       Zone Spatial Framework is for a
strategy.                                                                 thriving new city quarter which over
                               2. Outline consent for the
                                                                          the next 25 years will provide 17,000
                                  redevelopment of the remainder
                                                                          jobs, house an additional 4,000
                                  of the site to provide up to
                                                                          people, see the construction of a
                                  652,300 sq ft of new office
                                                                          new events arena and a significantly
                                  accommodation (B1), including
                                                                          improved railway station.
                                  up to 231,500 sq ft of retail
                                  uses (A1- A5), public realm and         There are highway improvement
                                  landscaping works as well as            works currently underway as part
                                  site servicing and car parking.         of the delivery of the Metrobus
                                                                          which will both enable and benefit
                                                                          the scheme by reducing traffic
                                                                          and congestion, providing a new
                                                                          and enhanced public transport
                                                                          gateway within close proximity to
                                                                          the site and enhance pedestrian
                                                                          movement through the site.                © Skanska
The changing face of Bristol - Evolving Cities - Avison Young
6. Wapping Wharf
Wapping Wharf is an           So far this has seen 194 apartments       New pedestrian and cycle connections
                              delivered across multiple tenures. They   have been created, connecting
on-going regeneration         were designed by award winning Bristol    Wapping Wharf to the wider city,
scheme that forms a key       architects, Alec French Architects and    the Floating Harbour and the
part of Bristol’s historic    retained historic design features to      MShed museum (which was also
                              create a high calibre development.        regenerated as part of the project).
docklands along the
                              The result has been a high profile
Floating Harbour. The         product that has generated a lot of
                                                                        The second phase of Wapping
                                                                        Wharf, which will commence shortly,
first phase has been          attention and is acting as a catalyst
                                                                        will complete the regeneration of
completed, having been        for the wider regeneration of the area.
                                                                        the famous Floating Harbour and
kick-started by an award of   The initial development at Wapping        represents one of the most significant
£12 million from the Homes    Wharf has also seen the arrival of        new schemes in the city. It will see the
                              the first phase of CARGO, Bristol’s       retention and restoration of several
& Communities Agency          first retail yard made of converted       key listed buildings and will incorporate
(HCA), under the Get          shipping containers. The units            the Old City Gaol gates to enhance
Britain Building Initiative   have been occupied by a range             the City Docks Conservation Area.
                              of independent retailers which,
in 2013. The project is a     combined with the unusual nature of
                                                                        In total the scheme will provide
joint venture between         the accommodation, has given the
                                                                        approximately 600 new homes
                                                                        and some office space along
Umberslade and Muse           location a very distinctive character.
                                                                        with public realm and connectivity
Developments.                 Sovereign Housing assisted in             improvements. The Metrobus route
                              the delivery of the final phase           will run adjacent to the site, connecting
                              with the acquisition of 55                it to both the south and north of
                              apartments for their PRS fund.            the city. The project will also see
                                                                        the creation of Cargo 2 which, similar
                                                                        to the original Cargo, will consist of
                                                                        converted shipping containers with
                                                                        a focus on independent occupiers.
7. Finzels Reach
Finzels Reach is a key city     Plans for the site were initially         The gross development value is
                                approved in 2006 but work stalled         in the region of £250 million and
centre regeneration project     following the recession. It is now        is broken down into a number of
that is transforming a site     being brought forward by Palmer           key individual elements which are
previously occupied by          Capital and Cubex Land and work           either underway or completed:
                                is well underway. This will deliver a
the Courage Brewery and                                                   –– Bridgewater House (B1) –
                                truly mixed-use scheme that will
sugar refineries. In total it   bring new life to a section of the city
                                                                             built and occupied
covers 4.7 acres on Bristol’s   that was quiet and under-utilised.        –– Aurora (B1) – under construction.
                                                                             Completion expected Autumn 2017
waterside, consisting of        The completed scheme will
                                                                          –– Premier Inn Hotel – under
most of the south bank of       comprise of approximately:
                                                                             construction. Due for
Bristol Floating Harbour        –– 437 residential units                     completion July 2017
between Bristol Bridge          –– 240,000 sq ft of office space          –– Hawkins Lane and George’s
and St Philip’s Bridge.         –– 30,000 sq ft of retail space              Wharf (C3, PRS scheme, 194
                                                                             units) – under construction
                                –– Micro-brewery
                                                                          –– Finzels Bridge – a pedestrian and
                                –– 168 bed Premier Inn hotel
                                                                             cycle bridge linking the scheme
                                There will be extensive improvements         to Castle Park across the Floating
                                to connectivity and public realm,            Harbour, under construction
                                including 4 new pedestrianised            –– Castle Wharf (C3) – built
                                streets and a landmark 91 metre              and occupied, 88 units
                                bridge which is now open and
                                                                          –– Malt House (C3) – built
                                will unlock the location.
                                                                             and occupied, 55 units
                                A strong emphasis on sustainability       –– Hop Store (C3) – built and occupied,
                                is a core principle of the scheme,           55 units 100% affordable
                                with the provision of electric car
                                                                          –– Finzels and Cask (C3) – under
                                charging points, extensive bicycle
                                                                             construction, 38 units
                                spaces and a focus on energy
                                saving initiatives. There will be a       Hawkins Lane and George’s Wharf
                                focus on achieving top tier BREEAM        represent Bristol’s largest Build to Rent
                                ratings for the office buildings.         deal and are being forward funded by
                                                                          Grainger who will acquire and operate
                                                                          the scheme upon completion.                 © Cubex
8. Bristol and Bath Science Park
Bristol and Bath Science       The Universities of Bath, Bristol and        There is a 25,000 sq ft Innovation
                               West of England are key stakeholders         Centre dedicated to incubating early-
Park is one of the UK’s most   in the science park, enabling a world        stage companies and accelerating
important science and          class environment for collaboration          their growth. This includes business
technology assets. It is an    between academia and business. It            advice and support, funding
                               is home to the National Composites           opportunities, mentoring and access
on-going development,
                               Centre which is one of the Advanced          to collaborative opportunities.
following decades of           Manufacturing Catapult Centres
                                                                            More established companies are
planning and private and       and a world class research facility.
                                                                            catered for by the 25,000 sq ft Grow
public sector collaboration.   Ultimately the park will cover 59 acres      on Centre, which offers world class
                               and employ around 6,000 people,              facilities and flexibility designed for
                               following continued expansion over           growing companies with adapting
                               the next 15 years. The first phase of        needs. It hosts a thriving, innovative
                               the park, covering approximately             community and is home to high-profile
                               29 acres, opened in 2011 and by 2014         occupiers at the forefront of their fields.
                               had become the fastest growing
                                                                            There are a range of larger bespoke
                               high-tech high cluster outside London.
                                                                            plots available for bigger occupiers,
                               The park is located on the A4174 Avon        ranging from 0.5 acres to 9 acres.
                               ring road at Emerson’s Green, Bristol. It    They benefit from top specification
                               is close to Bristol’s major rail stations,   digital infrastructure and roads
                               the M4 and M5 motorways and is               and utilities being in place.
                               easily accessible from Bristol and
                                                                            Sustainable development has been a
                               Heathrow airports. As the park expands
                                                                            key feature of Bristol and Bath Science
                               it will benefit from improved public
                                                                            Park and it has achieved BREEAM
                               transport, including a new Metro Bus
                                                                            and CEEQUAL Excellent ratings. It
                               stop. South Gloucestershire Council
                                                                            has high quality communal green
                               are currently in the process of seeking
                                                                            space, electric cars and bikes for use by
                               to purchase BBSP from the HCA.
                                                                            tenants and an excellent reputation as
                               The park offers a range of                   a highly skilled, exciting community.
                               accommodation and facilities to
                               cater to a variety of occupier needs.
                               This includes small and large offices,
                               serviced and non-serviced-semi-                                                            © Bristol and Bath Science Park
                               industrial workspace, laboratories and
                               conference facilities as well as band
                               width and excellent communications.
9. Redcliff Quarter
Redcliff Quarter is an          The site has been vacant for                 The second phase is more
                                over 25 years and consisted                  extensive and will provide:
ongoing regeneration            of derelict industrial units, in a
project that will transform     strategically significant area.
                                                                             –– The first Radisson Red hotel
                                                                                in Bristol with a 185 bed hotel,
a historic trading quarter      The completed regeneration will deliver         creating an estimated 90 jobs
in the heart of the city. The   a major mixed-use development                –– A roof-top restaurant will have
project comprises two key       that will revitalise the area. It will be       panoramic views over the city.
                                anchored by a 185 bed 4-star Radisson
schemes on a 2.5 acre site      Red hotel which represents a new
                                                                             –– Ground floor and mezzanine
in the heart of the Redcliff    urban-lifestyle concept for the brand.
                                                                                level restaurants and cafés will
                                                                                enhance the Quarter’s character,
conservation area, between      The regeneration will be geared to a
                                                                                creating up to 250 jobs.
St Thomas Street, Redcliff      ’18-hour city’ offering and in total there
                                will be 600,000 sq ft of new space.          –– A new European style food hall
Street and Three Queens         An ’18-hour city’ refers to a city that         championing Bristol and South
Lane.                           offers a more affordable location for           West products and producers.
                                living, doing business and investing         –– 15,000 sq ft of new office
                                than a primary market (London).                 accommodation.
                                New public realm, open spaces,               –– 317 new homes.
                                courtyards and rooftop gardens               –– A central tower that is set to mark
                                will deliver a high quality urban               a change in the city’s approach
                                environment and there will be improved          to density and the skyline to
                                pedestrian connectivity. A landmark             become an iconic beacon for
                                22-storey residential development               inner city regeneration.
                                will make the location stand-out and
                                embraces the area’s glass making             The second phase it is due to start in
                                heritage. It also marks a departure          mid-2017 with completion targeted
                                from Bristol’s reluctance to grant           for the end of 2018. It will completely
                                planning consents on tall buildings.         rejuvenate the area and establish it as
                                                                             a desirable place to live, work and visit.
                                The project is being delivered
                                by Change Real Estate, Cannon
                                Family Office and ICG Longbrow,
                                with a total investment of around
                                £180 million. Construction on Phase
                                1, known as Samson Place, has
                                                                                                                          © Lyons Sleeman-Hoare Architects
                                already commenced and will deliver
                                128 residential units and retail units
                                across a 0.8 acre section of the site
                                and will retain some existing historic
                                facades in its design. The residential
                                units of the first phase have been
                                acquired by Fabrica (A2 Dominion)
                                as part of their PRS portfolio.
10. Cribbs Patchway
    New Neighbourhood
Cribbs Patchway New           It includes the former Filton Airfield      –– 150,000 sq ft new retail floorspace
                              and adjacent fields, the Cribbs                and reconfiguration of an Asda
Neighbourhood (CPNN) is       Causeway commercial area of the                site, creating 200 new jobs.
located in the west of the    Mall regional shopping centre, leisure      –– The overall development of
North Bristol Fringe and      complex and various trading estates.           the area is also likely to change
                              It is located adjacent to other major
is one of the largest areas                                                  Patchway Trading Estate with
                              development sites including Horizon            a new investment strategy.
of development activity       38, adjoining Rolls Royce site, Airbus
                                                                          –– Merlin Road development of a
in the region.                Campus and further residential
                                                                             permanent ice rink and other
                              development at Charlton Hayes.
                                                                             leisure and commercial uses,
                              This project comprises a number of             creating around 250 jobs.
                              major schemes that will transform this      –– £70 million investment in the
                              edge of Bristol into a new community           Airbus plant site for a new office
                              and an attractive destination for              campus (falls outside of the
                              both jobs and leisure activities.              CPNN area but is adjacent).
                              The key schemes are:                        In addition, other nearby
                              –– Extension to the Mall Shopping           schemes at the eastern edge
                                 Centre comprising approximately          of the north fringe include:
                                 £300 million investment in an            –– Frenchay Hospital redevelopment
                                 additional 379,500 sq ft of retail and      to provide 490 dwellings, a nursery
                                 leisure floorspace and new public           and other community facilities.
                                 realm and transport enhancements,
                                                                          –– Land east of Coldharbour
                                 creating 3,000 new jobs.
                                                                             Lane will be developed and
                              –– YTL are proposing a high quality high       deliver 694 dwellings and
                                 density mixed use development on            extra care for 290 people,
                                 143.73 hectares of land comprising:
                                                                          –– An extension at the University of
                                 residential development for up to
                                                                             West England comprising 140 acres
                                 2,675 dwellings and apartments, 40 x
                                                                             of academic and admin space,
                                 Live Work Units, 24ha of stand-alone
                                                                             mixed use commercial development
                                 employment land, 120 Bed Hotel,
                                                                             and public transport hub at the
                                 Rail Station, Education provision to
                                                                             University West of England
                                 include a Secondary School (8.31ha),
                                 2 no. Primary Schools (total 5ha) and    –– Harry Stoke development will
                                 2 no. Children’s Nurseries, Community       deliver 1,200 new homes and a         © YTL
                                 Centre incorporating Library,               further neighbourhood to the
                                 Built Sports facilities and Doctors         east comprising 1,600 homes
                                 surgery, Dental Surgery, 70 Bed             and other community uses.
                                 Extra Care Facility, Shops/Financial
                                 Services/Food and Drink facilities,
                                 Retail, Business Offices together
                                 with; supporting infrastructure
                                 and facilities. Infrastructure is
                                 expected to begin construction
                                 in the Spring 2018 and residential
                                 phase 1 start in Autumn 2018.
11. Horizon 38
Horizon 38 is a landmark        The £120 million development will also    North Bristol has seen some dramatic
                                include a 25 acre frontage to the A38,    changes over recent years and this is
65 acre site in Filton, North   with 200,000 sq ft of proposed offices,   a hugely important scheme, at a site
Bristol and is opposite         car dealerships, trade counters, self-    that had been dormant since 2008.
the Cribbs Causeway             storage and a major business hotel.       It will create a vast number of jobs
                                                                          and further establish the area as a
residential development.        The Horizon 38 site was acquired
                                                                          key employment centre in Bristol.
The developers secured          by developers St Francis Group and
                                ISEC in 2015, and working with BP         This is a major commercial
detailed planning consent       Pension Fund they will deliver this       development for the north fringe
for up to 1.2 million sq ft     project, representing probably the        of Bristol which, as an employment
of commercial space, in         largest speculative scheme the            area focussing on industrial and
addition to warehousing         city has seen. It will provide much       warehousing, will complement
                                needed good quality space at a            the residential (2,600 houses) and
and industrial space.           time when demand is outstripping          retail developments at Cribbs
                                supply and there is a particular          Causeway on the other side of
                                shortage of stock in North Bristol.       the former Filton airfield.
                                Construction is now well underway,
                                following extensive groundworks, site
                                preparation and the implementation
                                of the main highway access. Delivery
                                will be phased, with a number of
                                buildings now complete and several
                                high profile occupier deals already
                                concluded, including Urban Village
                                Hotels and Selco builder’s merchants.

                                                                                                                  © ISEC
12. Hengrove Park, South Bristol
Proposals for Hengrove       It is intended that the former airfield   recent years to the area, notably the
                             land will be redeveloped to a high        Lakeshore development by Urban
Park are being progressed    quality providing improved public         Splash and Filwood Park Green
by Bristol City Council to   amenity and accessibility across          Business Park, together with the
deliver a new residential    the site, whilst also delivering          imminent start to the adjoining high
                             much needed affordable housing            quality residential scheme by Barratt
led community of
                             alongside private housing. An             Homes. In addition, the completion of
approximately 1,500 –        outline planning application is           the South Bristol Link Road, provides
1,800 new dwellings on       expected to be submitted in 2018.         for significant improvements to the
25 hectares (62 acres).                                                road connections for the area.
                             An early phase of development
                             of this, in addition to the above         There are also sizeable proposals
                             has been brought forward by the           for the redevelopment of the former
                             Council, with Kier Living as the          Somerfield HQ office building, known
                             development partner, whom have            as Park View, located off Whitchurch
                             a planning application submitted          Lane has permitted development
                             for 261 dwellings that is expected        rights for conversion to residential
                             to secure approval in Spring 2018.        apartments for 380 units. A screening
                                                                       opinion has recently been submitted
                             The proposals for Hengrove Park
                                                                       for an increased density of 629 units.
                             follow a number of successful public
                             and private sector developments in

                                                                                                                © Bristol City Council
13. Central Park, Severnside
Bordering the river Severn      Take up has been unprecedented in         Existing logistics occupiers include
                                recent years and it has now become a      Tesco, The Range, Lidl, DHL,
and the M49 motorway ,          landmark in the national logistics map.   Royal Mail, Farmfoods & Next.
close to the second Severn
                                Severnside is one of the largest new      Fully funded and commencing
crossing , is a consented 650   employment opportunities in the           in 2018, Highways England will
acre (263 HA) distribution      Uk with original built distribution       be constructing a new motorway
and industrial development.     space at over 2.2 million sqft and a      junction on the adjacent M49 which
                                further new 3.5 million sqft acquired     will come straight into Central Park
                                by occupiers in the last 5 yrs. alone.    and Westgate. Severnside is an
                                The principal developers have been        Enterprise area and the support of
                                Severnside land (Central Park),           the local LEP has been a fundamental
                                Hitchens / Redrow and ICI Estates.        driver in delivering the project.
                                There is potential for a further
                                10 million sqft to be delivered with
                                huge employment and investment
                                opportunities for the wider region

                                                                                                                 © Severnside Land
If you’d like to talk to one of
our team to discuss property
services or any market leading
research, please get in touch.

Gordon Isgrove
Regional Senior Director - Bristol
0117 988 5304
gordon.isgrove@gva.co.uk

Jo Davis
National Head of Planning, Development and Regeneration
0117 988 5224
jo.davis@gva.co.uk

Richard Kidd
Senior Director, Offices
0117 988 5244
richard.kidd@gva.co.uk

Richard Howell
Senior Director, Investment
0117 988 5210
richard.howell@gva.co.uk

Joshua Rose-Nokes
Senior Researcher
020 7911 2740
joshua.rose-nokes@gva.co.uk

GVA Bristol
St Catherine’s Court, Berkeley Place, Bristol BS8 1BQ

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