stokes croft action plan

Gateway Enhancement Project

14 July 2005

Action Plan

Final Report

February 2006

Stokes Croft Gateway Enhancement Project

Project No: 98731May 2005

Newminster House27-29 Baldwin StreetBristol BS1 1LTTelephone: 0117 917 0800 Email : [email protected]

Prepared by: Approved by:

____________________________________________ ____________________________________________Martina Juvara Michael WrigleyStatus: Final Report Issue no: 5 Date: 17 February 2006

(C) Copyright Colin Buchanan and Partners Limited. All rights reserved.This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by Colin Buchanan and Partners Limited, no other party may copy, reproduce, distribute, make use of, or rely on the contents of the report. No liability is accepted by Colin Buchanan and Partners Limited for any use of this report, other than for the purposes for which it was originally prepared and provided.Opinions and information provided in this report are on the basis of Colin Buchanan and Partners Limited using due skill, care and diligence in the preparation of the same and no explicit warranty is provided as to their accuracy. It should be noted and is expressly stated that no independent verication of any of the documents or information supplied to Colin Buchanan and Partners Limited has been made

1 Introduction 1 2 Overview of the area 2 3 Guiding principles 28 4 Key actions and responsibilities 29 5 List of actions 37

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Colin Buchanan | Lowestof and Great Yarmouth URC

Colin Buchanan | STOKES CROFT - Gateway Enhancement Project

Map 1.1 - Stokes Croft study areaMortuary

WHITSON

STREET

STREET

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Study area

Colin Buchanan | STOKES CROFT - Gateway Enhancement Project 1

1 Introduction 1.1 OverviewColin Buchanan and Atis Real have been appointed by St Pauls Unlimited Community Partnership (SPUCP) and Bristol City Council (BCC) to prepare an Action Plan for the enhancement of Stokes Croft, a gateway to the city and a historic shopping area serving the St Pauls, Kingsdown and St James Barton areas.

The study is sponsored by the regional development agency SWRDA and is in working partnership with the Stokes Croft Action Group, the Dove Street Action Group and the Kingsdown Council Tenants Association.

This Action Plan is to be included in the St Pauls Supplementary Planning Document (SPD), due to be completed by Autumn 2005 and adopted, following public consultation, in September 2006. Once adopted, the SPD and thus this Action Plan will become Bristol City Council policy.

1.2 The Area

Stokes Croft is a 600m long historic street lined by shops and buildings ranging from the 18th century to recent years. It is part of the A38 and is a main access route into central Bristol from Gloucester and Cheltenham and a link to the popular shopping area of Gloucester Road and to Broadmead. Its southern junction (North Road) is with the St James Barton Roundabout and the main road network serving the city centre.

The street has a dual role: it is the shopping street for the nearby communities and it is a main transport corridor for the city. This second role has dominated in recent decades, with a number of highway schemes, which placed trafc movement requirements above the needs of other users. These include the construction of St James Barton Roundabout and associated junction improvements in the 1950s, which caused the redevelopment of most of the existing fabric in the southern section

of the study area, and more recently with the introduction of the Showcase Bus Routes.

The local functions of the street, on the other hand, have not evolved and modernised in the same way: many buildings are derelict, and a staggering 22% of the total number of properties have a vacant ground oor (see Section 2.2). Important programmes, like the Townscape Heritage Initiative, have however made very signicant contributions by promoting the restoration of many of the very attractive properties and by highlighting the many listed buildings and the Conservation Area status of the street.

At the same time SPUCP and other local action groups have started an awareness campaign, aiming to encourage the local resident and business communities to take pride and foster positive change in the area. In conjunction with BCC Neighbourhood Renewal Programme, SPUCP has promoted a number of initiatives aimed at improving the neighbourhood as a whole.

This Action Plan builds on the previous work, and provides focus for future action in the study area.

1.3 Acknowledgement

A great number of people, primarily from the local communities and the Council, have contributed to the preparation of this Action Plan. Many of their aspirations and ideas have been of great value and form the basis for the preparation of this document.

A separate report, Stokes Croft Stakeholder and Community Involvement, provides a summary of the activities associated with the preparation of the Action Plan and a collection of all the comments received.

Colin Buchanan | STOKES CROFT - Gateway Enhancement Project2


2 Overview of the area 2.1 Socio-economic profile

The following socio-economic prole is based on available small scale Super Output Areas (Lower level, SOAs) and ward level data for the census year 2001.

For the purpose of this analysis we merged six SOAs, part of Bristols three inner city wards of Cabot, Cotham and Ashley, into the combined Stokes Croft SOAs. The combined SOAs area roughly corresponds to the walking catchment of the street and is indicated by a red line boundary on Map 2.1.

Multiple Indices of Deprivation 2004

The Multiple Indices of Deprivation 2004 covers seven aspects of deprivation: Map 2.1 illustrates the ranking of the various SOAs in Stokes Croft Area within Bristol. These data indicate that people living in the areas to the south, closer to the centre of the city, are generally less well off than the people in the areas to the north.

St. Pauls and St James Barton as well as Lower Montpelier show strong deprivation in respect of employment, health and disability and crime. St James Barton and Lower Montpelier show further evidence of living environment deprivation.

Population and household composition 2001

Population growth is a major driver for change. Bristols population increased by 7% between 1991 and 2001, with population in the region of 400.000. Population growth gures for Ashley, Cotham and Cabot for the same period show increases of between 16 to 28%. This

could indicate that living in Ashley, Cotham and in Cabot is popular, or that there is increasing overcrowding. The increase is, however, not yet reected in higher rental levels in the area. A large proportion of Stokes Croft residents (64%) are falling into the age group of the 16 to 44. The gure for Bristol as a whole is signicantly lower (46%).

Lower Montpelier and St. Pauls are the most ethnically diverse areas of the city, and have a higher proportion of residents under 16.

Tenure & Ownership

A very high proportion of the 4650 households in the combined SOA area (62 %) live in rented property. Only 38% of the households live in owner occupied accommodation (Bristol average is 64% owner-occupied).

There is great disparity in landlord type: in the Cromwell Road SOA, Kingsdown Parade SOA and Cotham Brow SOA the vast majority of households are renting from private landlord or a letting agency. Other areas have a high proportion of households rented from the Council or Registered Social Landlords:

- St Pauls - 59% of total households- St James Barton 41.6%- Lower Montpelier 30.3%

7.7% of residents (119 people) in St James Barton live in communal establishments, such as hostels.

Economic Activity

In 2001 about 5150 residents in the combined SOAs were economically active, which represents approximately 3% of the total economic active population of Bristol (186,878).


Map 2.1 - Ward and SOA map - Multiple deprivation Source: Bristol City Council, Ward Prole 2004

2 Overview of the area


Key issues for the Stokes Croft combined SOAs area (Census 2001) are:

- the economic activity rate is 65%, slightly lower than the rate for Bristol as a whole (67%). Kingsdown Parade has the lowest rate (59%).

- there is an above average proportion of full time students (21%, compared to 11% in Bristol);

- the unemployment rate is 9%: considerably higher than the Bristol average of 5%. In particular, the St. Pauls and St James Barton areas have a much higher level of unemployment (14,5% and 13,5 % respectively). Around 30% of these are considered long term unemployed.

- the proportion of self employed is 11% in the Stokes Croft combined SOAs area and is slightly higher than the Bristol average.

National Statistics data show that this is an area of contrasts: it has a higher than average proportion of residents in senior managerial and professional occupations, (16%) and full-time students (21%); at the same time it is also affected by high unemployment, a higher proportion of employees in lower skilled jobs (26% in St Pauls) and a high proportion of people who never worked: 8.4% in St Pauls (4% in Stokes Croft combined SOAs area and 2% in Bristol). This is probably a result of the attractiveness of the area, in terms of character and location, combined with a very high proportion of social housing.

Travel to work pattern

The 2001 Census report that around 60% of all households have at least one car or van available which is lower than the Bristol average and possibly related to the inner city location and the high proportion of students. Approximately 34% of economically active people, including students, travel to work on foot. The same amount uses a car or van and 8% work from home. The usage of bicycles as mode of main transport is (with a proportion of 8%) higher than the Bristol average.

STOKES CROFT GATEWAY Household composition profile 2001, 4653 hh SOA/ 333,500 hh in Bristol

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

SC SOA's

BRISTOL

Single HH Pensioner

Single HH - Non-pensioner

One family - All pensioners

One family - Married couple households: Nochildren

One family - Married couple households:With dependent children

One family - Married couple households: Allchildren non-dependent

One family - Cohabiting couple households:No children

One family - Cohabiting couple households:With dependent children

One family - Cohabiting couple households:All children non-depende

One family - Lone parent households: Withdependent children

One family - Lone parent households: Allchildren non-dependent

Other housholds - With dependent children

Other households - All student

Other households - All pensioner

Other

STOKES CROFT GATEWAY Household composition profile 2001, 4653 hh SOA/ 333,500 hh in Bristol

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

SC SOA's

BRISTOL

Single HH Pensioner

Single HH - Non-pensioner

One family - All pensioners

One family - Married couple households: Nochildren

One family - Married couple households:With dependent children

One family - Married couple households: Allchildren non-dependent

One family - Cohabiting couple households:No children

One family - Cohabiting couple households:With dependent children

One family - Cohabiting couple households:All children non-depende

One family - Lone parent households: Withdependent children

One family - Lone parent households: Allchildren non-dependent

Other housholds - With dependent children

Other households - All student

Other households - All pensioner

Other

STOKES CROFT GATEWAY Population growth 1991 - 2001 (census data)

7%

28%

16%

26%

0%

5%

10%

15%

20%

25%

30%

Bristol Ashley Cabot Cotham

Graph 2.1 - Population growth by ward 1991-2001Source: 2001 Census

Graph 2.2 - Household composition 2001Source: 2001 Census


STOKES CROFT GATEWAY Tenure, 2001 Census, SOAs

13%

24%

1%

15%13%

29%

5%

Owner occupied: Ownsoutright

Owner occupied: Ownswith a mortgage or loan

Owner occupied: Sharedownership (12)

Rented from: Council (localauthority)

Rented from: HousingAssociation/RegisteredSocial Landlord (13)Rented from: Privatelandlord or letting agency

Rented from: Other (14)

STOKES CROFT GATEWAY Tenure, 2001 Census, SOAs

13%

24%

1%

15%13%

29%

5%

Owner occupied: Ownsoutright

Owner occupied: Ownswith a mortgage or loan

Owner occupied: Sharedownership (12)

Rented from: Council (localauthority)

Rented from: HousingAssociation/RegisteredSocial Landlord (13)Rented from: Privatelandlord or letting agency

Rented from: Other (14)

STOKES CROFT GATEWAY Residents by occupation 2001, SOA

3%

13%

20%

8%5%3%

7%

5%

21%

9%

2%

4%

Large employers and highermanagerial occupationsHigher professionaloccupationsLower managerial andprofessional occupationsIntermediate occupations

Small employers and ownaccount workersLower supervisory andtechnical occupationsSemi-routine occupations

Routine occupations

Never worked

Long-term unemployed

Full-time students

Not classifiable for otherreasonsSTOKES CROFT GATEWAY

Residents by occupation 2001, SOA

3%

13%

20%

8%5%3%

7%

5%

21%

9%

2%

4%



Routine occupations

Never worked


Full-time students

Not classifiable for otherreasons

STOKES CROFT GATEWAY Residents by occupation 2001, SOA

3%

13%

20%

8%5%3%

7%

5%

21%

9%

2%

4%



Routine occupations

Never worked


Full-time students

Not classifiable for otherreasons

2.2 Property market

The property market in Stokes Croft is relatively depressed when compared with most parts of the city. However, there are signs of improvement within certain sectors and regeneration initiatives can stimulate further growth in both rental and capital terms. Capital growth is partially stimulated by rental growth and in turn rental growth is stimulated by demand.

Market demand and outlook

Demand is suppressed in this area and Stokes Croft has some of the lowest value property in Bristol, which is surprising as it has a BS1 postcode and has very close proximity to the Broadmead shopping centre. The most likely reasons are:

- the negative reputation of the area and of St Pauls;

- the visual appearance of the area; - the poor state of repair of available

properties;- the difculty to contact the landlords (either

absent or providing poor management of the letting);

- the security issues, both in terms of theft and physical assault;

- the difcult parking and servicing arrangements for the shops.

Stokes Croft abuts a largely residential area, which has a high percentage of small affordable/ subsidised housing. This means that the local disposable income is low, when compared to the rest of the city and hence any retailers within the area will either provide low cost goods for the local market or will need to rely on visitors from a wider area.

Graph 2.3 - Tenure in combined SOAs area -2001Source: 2001 Census

Graph 2.4 - Residents by occupation in combined SOAs area -2001Source: 2001 Census


Signs of inward investment and mainstream development are now occurring. Tesco is opening an express store at the junction of Marlborough Street and Charles Street, towards the south of the study area, other investment projects are also occurring in and around Kings Square. On Stokes Croft itself, there are two key sites that are being considered for redevelopment: Finance House (also known as Hamilton House) and the former Dover Court garage at the corner of Bath Buildings. Initiatives are now well progressed in terms of potential CPO or a cooperative development with the owners of Westmoreland House to bring forward its redevelopment/ refurbishment.

The approach to Stokes Croft from the city centre is dominated by the gateway created by Redrows 5102 scheme, a residential conversion of a former ofce block, which proved to be successful as it largely targeted rst and second time buyers seeking studio ats, and small ats. Other relatively recent buildings in close proximity offer ofce accommodation and have experienced difculties in attracting tenants despite favourable terms being offered: e.g. South Plaza, Barton House and York House. This is because other areas in Bristol are now favoured by large ofce occupiers. Local demand for small ofce space and workshop units, however, remains unfullled (according to local enterprise agencies, such as BEST and BRAVE), as most available ofce accommodation is for large occupiers. This is conrmed by the West of England Workspace Strategy.

To the rear of these buildings, upon entering the gateway, the area is dominated by retail units at ground oor, with secondary/ tertiary ofces or ats above. Regardless of use, many of the ground oor and upper oors are vacant (see Map 2.2). For some, there is the opportunity for re-letting/ selling as seen, while others would require substantial refurbishment before being

t for use. Some units that currently sit empty and derelict are being compulsory purchased by the Council in an effort to regenerate the area in and around Stokes Croft.

Most inward investment schemes being considered are for redevelopment/ refurbishment for predominantly residential uses. These are likely to generate some gentrication of the area which, if appropriately planned, could help rebalance the high level of affordable/ subsidised housing in the area and create higher disposable incomes and increased sales within the shops.

The shop units are occupied by independent and niche retailers. The unit size, fragmented ownership and difcult parking and servicing reduce the attractiveness of the area to mainstream retailers. Many of the retail units have 100% site coverage and no form of rear access or service access or anywhere to store refuse. This gravely impacts on the street as the refuse is often stored externally. The forthcoming development of the Broadmead Extension, within walking distance, is likely to saturate the market for conventional comparison shopping. However, Stokes Croft benets from a high level of passing trafc (primarily cars and buses and a degree of pedestrian movement towards the centre of the city) and has the potential to develop into a destination shopping area, offering unusual goods, crafts, speciality foods, restaurants. There is limited leisure offer in the area, and there is potential for growth.

The upper oors in Stokes Croft are often underused and there is the potential to facilitate conversions. Many of the buildings, however, have physical constraints, difcult access and sensitive work is often required. On most occasions, the best use of the upper oors is for small residential ats and active promotion and facilitation will be required.


Property values

Retail rents in the area range from between from about 8.00 and 15.00 per sq ft (this is lower than other fringe areas: in Nelson Street for examples rents range from 15-40 and in Gloucester Road from 15-30). The low rents are both a cause and a result of the poor upkeep of the properties, as the area is not attractive enough to undertake expensive refurbishments. Capital values are in the order of 80 - 150 per sq ft and are clearly affected by the condition of the premises. The many buildings in Stokes Croft in need of works of upgrade or refurbishment (Map 2.3) have obviously suppressed rental and capital values. Normally long void periods are incurred in the area and generally any tenants that are secured tend to be small or recent businesses, which only tend to sign leases for up to three years or so.

Residential property values in and around Stokes Croft are difcult to assess, as the area is dominated by social housing and has primarily small dwelling units. House prices appear to be on average 65% of those in Clifton Village, 77% of those in Redcliffe and 87% of those in Bedminster. According to the St Pauls Housing Needs Study, local house prices, however affordable, are still too expensive for local rst time buyers, who would require some assistance to enter the property market. Affordable housing for sale, larger family units and choice of housing types would all be required to rebalance the local housing provision.

A few industrial units exist in the study area near Backelds and Kings Square. Other industry that exists is generally small, such car repair workshops. These uses, which contribute to the local economy and vitality, generally attract

Surveyed land uses (May 2005)

Ground Floor

The land uses along Stokes Croft have been appraised following a detailed survey of the existing uses within the study area. The work has shown that some 47% of the ground oor units were within retail use. The predominant retail use was shops (A1) that comprised 25% of the total number of units. Restaurants / cafes (A3) accounted for 8% of total units, bars (A4) were 5% and take-away were 3%. Nightclubs and other leisure uses accounted for 3% of the total number of units. Overall, however, restaurants, cafes, bars and clubs represent 34% of the occupied units at the time of the survey (i.e. excluding units that are vacant).

There were few business related uses within the study area that were not retail related (B1, 2.5% and B2, 3.1%).

Housing comprised a large proportion of the ground oor uses with 22% of the units within the study area being within residential use. This comprised a higher proportion than expected, although there are a number of units in Jamaica Street, in other side roads and within the north of the study area that raise the overall proportion of housing (predominantly ats) within the study area.

Uses such as public buildings and medical/ health services accounted for a small proportion of the total number of units within the area (0.6%).

Vacant ground oor units accounted for 22% of the total number of units within the study area. Therefore there are as many vacant properties as there are open shops (A1). Several of the vacant units are also derelict.


Map 2.2 - Ground oor occupation


Above Ground Floor

A large proportion of the units within the study area had residential ats above. This accounted for some 56% of the units within the study area. Storage comprised 20% of the units and business (B1) 11% of the units.

Vacant above ground units accounted for a lower, but still signicant, proportion with 12% of units lying vacant. This is compared to 22% of ground oor units being vacant within the area.

Building state of repair

In general, most buildings within the study area are of good to moderate quality. A particular concentration of poor quality buildings is, however, located on the eastern side of Stokes Croft between City Road and Ashley Road. This includes the Carriageworks and Westmoreland House. This also accompanied by a concentration of either vacant properties or take-away units.

Retail offer analysis

We analysed Stokes Croft using the methodology of the well publicised Clone Town Britain report (NEF, 2005). The survey indicates that Stokes Croft is to be classied as a Home Town, with a score of 51.5 out of 60, because of the independent shops and good spread of shops types. This is obviously very important and something the area should strengthen.

A further analysis of the retail offer, however, paints a less exciting picture: only about 10% of the active units can be described as destination shops, and these are mainly restaurants and cafes (see Map 2.7). The pedestrian footfall, at around 300 people/ hour, is not high enough to sustain shops (target 400 people/ hour according to Space Syntax), but sufcient for a restaurant (target 200 people/ hour).

The details of the walkover survey (carried out in May 2005) are provided in the Street Survey report.

low capital values and small, workshop-type businesses.

This area is not a location favoured by large ofce occupiers. This is conrmed by the many empty ofce buildings in the area. As with the other users in the area those lettings that do occur are on poor length leases and to enterprises of poor nancial strength. Rentals in the order of 7 - 8 per sq ft are the best achievable. This situation could be managed by seeking to expand the offer towards start-up businesses and serviced ofce accommodation.

As residential land use values greatly exceed the values and demand of all other uses, there is great pressure to change in favour of residential development. Whilst a broader residential offer would be benecial to the area (and often necessary to generate enough values to bring properties and sites back into use), the loss of variety and of mix of land use is not welcomed, with employment uses protected by Local Plan Policies EC4 and EC6 and through the St Pauls SPD.


Map 2.3 - Building state of repair


The main priorities for the area, which are the basis for the Action Plan, are identied to address the following:

- to promote the exible use of traditional buildings;

- to preserve and enhance the historic character of the area, retaining and restoring traditional buildings and features;

- to target available resources for the regeneration of the major derelict sites/ buildings on the prominent Stokes Croft frontage;

- to retain and promote active ground oor use;- to promote more intensive use of properties,

particularly upper oors of shops, for residential and business uses;

- to encourage mixed use development with a residential content;

- to improve the pedestrian environment and strengthen pedestrian and cycle links with the core of the city centre;

- to review parking regimes with a view to improving customer access and servicing arrangements.

Homes

In Stokes Croft itself, residential uses are supported on the upper oors of existing buildings (policies CC1 and H8), to retain the retail / active frontages along the street whilst also promoting mixed use development opportunities. This maximises street activity and supports local services and facilities.

Residential units should be accessible and habitable by all members of the community wherever practicable (Policy H5). In Stokes Croft this requirement will often need to be assessed within the constraints and preservation of historic buildings and will be evaluated on a case by case basis with the Conservation and Access Ofcers of Bristol City Council.

2.3 Planning review

The Stokes Croft Action Plan feeds directly into the St Pauls Supplementary Planning Document (SPD). This document will supplement the policies contained within the Adopted Bristol Local Plan (1997), which is the main planning policy document for Bristol. The SPD will also form part of the emerging Local Development Framework (LDF)that will guide future development in Bristol over the coming years.

The Bristol City Centre Draft Strategy and Action Plan 2005 - 2010 (published in Autumn 2005) promotes Stokes Croft and its neighbourhood as an area of enhanced mix of uses, refurbished business premises, an attractive living environment (with emphasis on additional private sector residential) and of improved links with the city centre and Broadmead. It also recognises the heritage value of the neighbourhood and supports repair, enhancements and restorations.

The Adopted Bristol Local Plan will continue to be the main policy document to consider development proposals. The emerging Local Development Framework will grow in importance as it reaches the point of adoption.

Policy CC1 of the Adopted Bristol Local Plan identies the following for Stokes Croft:

Retention of retail/ active frontages with residential and/ or business uses on upper oors and backland sites. Refurbishment of historic frontages. Regeneration of key site at Westmoreland house (104/106 Stokes Croft/Ashley Road) for a mix of business and housing with an option of ground oor retail/ active use


In terms of affordable housing, Planning Advice Note 12 by Bristol City Council provides guidance in terms of the amount, type and tenure of affordable housing. The St Pauls Housing Study (2005) also provides further detail in relation to need, demand and supply of housing within the wider area.

Stokes Croft currently has a large proportion of hostels, residential accommodation centres and support agencies. Planning Advice Note 19 identies a maximum concentration of 40 bedspaces within a 400m distance of a new hostel and Stokes Croft is identied as an area where there is an existing high concentration. This would prevent further location of such types of accommodation within the area, but does not sanction relocation of existing provision or prevent additional support agencies to locate in the area. Relocation of services is an aspiration that is promoted by the Action Plan (Action 1.4) but that will have to be achieved through more strategic and proactive planning and (for existing facilities) through facilitation and on a good will basis.

In summary, above ground floor, residential uses are supported, although if any external works are undertaken this needs to take account of the wider Conservation Area.

Actions 1.4, 3.1, 3.2, 3.7, 6.1, 6.3, 10.1 will implement these Local Plan priorities

Jobs, Businesses and Services

Non-retail uses are permitted provided they dont seriously undermine the retail function of the area (Policy S5). Residential, business and industry will, however, be permitted only above ground oor level (Policy S5).

Within the dened primary and secondary shopping frontages retail uses and uses of general public interest are permitted (Policy S6). Primary shopping frontages (between Thomas Street and Nine Tree Hill on the western side) are primarily promoted for retail uses. Other uses are permitted that would not seriously undermine the retail function of the area (Policy S5). Within the secondary shopping frontages (encompassing the majority of the frontages on Stokes Croft within the study area) it is considered that there is opportunity for a broad range of other uses of benet to local communities, such as ofces and other community-related facilities (Policy S6).

Employment is protected by policy EC4 and EC6 and through the St Pauls SPD.

In summary, active uses, such as shops and businesses are encouraged at ground floor level. The majority use along Stokes Croft should continue to be shopping based at ground floor level.

Actions 3.1, 3.2, 3.7, 6.1, 6.3 will implement these Local Plan priorities

Getting About

Issues such as accessibility, trafc generation, parking / servicing / loading facilities, cyclist / pedestrian facilities, trafc calming / transport improvements will all need to be addressed (Policy M1).

In addition, design issues including accessibility, linkages and permeability will all require appropriate consideration in proposals coming forward (Policy B3). Highway safety, trafc conicts, surface treatments/ street furniture and surveillance should also be taken into account (Policy B4).


In summary, walking, cycling and use of public transport is supported. Short-stay parking to allow people to park and shop within the area is also supported.


Places and Spaces

Conservation Areas and Listed Buildings

Stokes Croft is one of three priority Conservation Areas in Bristol. In recent years, improvements have continued to take place through the grant aided conservation programme: the Townscape Heritage Initiative (which is jointly partnered by the Heritage Lottery Fund, the City Council and SWRDA) has aimed to focus conservation and regeneration work. This programme is currently coming to an end and will require a further award of funding to continue in future years. Details of the properties that beneted from the scheme are provided in the separate Street Survey report.

The Adopted Local Plan identies a number of policies aimed at preserving Listed Buildings and preserving / enhancing Conservation Areas (Policies B14 21). These policies promote the regeneration and upgrade of properties that maintain and/or enhance the character and appearance of the surrounding area. This applies to refurbishment of existing buildings, and proposals for new buildings within the area. The Conservation Area Status and fact that a number of the buildings within the area are Listed requires careful consideration and the close involvement of Planning and Conservation Ofcers at Bristol City Council.

In summary, positive forms of enhancement and regeneration within the area are supported. This, of course, needs to consider the impact upon the wider Conservation Area. Early discussions with Conservations Area Officers at Bristol City Council are recommended.


Streetscape and Design

North Road (southern end of Stokes Croft ) has been identied in the Proposed Alterations to the Local Plan as a priority for major environmental improvements. Improvements within the area are identied to need to provide convenient access to the Broadmead Expansion area (Policy CC8). Design issues are considered important (Policy B1) and the local context should be protected and where possible enhanced (Policy B2). In addition, the layout and form (townscape, connections, height, scale and massing) should all be taken into account (Policy B5), together with building exteriors/ materials (Policy B6) and landscape (Policy B7).

In summary, improvements to the area are supported. Schemes should be carefully designed and early discussions with Planning Officers at Bristol City Council are recommended.

Actions 2.2, 2.3, 3.6, 3.7, 6.3, 7.1, 8.1, 8.2, 8.3 will implement these Local Plan priorities


Frontages and Advertising

Refurbishment of existing frontages is fully supported in planning terms (Policy CC1). The Townscape Heritage Initiative created a much needed catalyst for refurbishment and streetscape improvements along Stokes Croft. Given the importance of shop fronts / active frontages any proposals that harm the appearance of the area will not be permitted (Policy B10).

Illuminated signs will be permitted where they adopt a scale, design and siting appropriate to the character and detail of the building (Policy B11). Advertising hoardings are permitted where they dont have an unacceptable visual or amenity impact (Policy B12).

There will be scope for additional detailed policies to be included within the St Pauls SPD to control hoardings that create an unacceptable impact on Stokes Croft.

In summary, improvements to frontages can dramatically enhance the area and new schemes should be discussed with Planning Officers at Bristol City Council as soon as possible.



Map 2.4 - Conservation Areas and Listed Buildings


The Stokes Croft corridor is a mixed priority route; a trafc link between the city centre and North Bristol, but also a place for people to shop, and socialise on the street. The corridor must therefore deal with the competing needs of pedestrians, cyclists, public transport, servicing/ parking and through trafc. Mixed priority routes are the most difcult streets to treat.

The Governments Road Safety Strategy identied urban mixed priority routes as among the least safe of all local roads. Recognising the difculties of dealing with these roads, the Department for Transport (DfT) has partnered with ten local authorities to undertake demonstration projects on Mixed Priority Routes around the country.

Policy

Four Avon authorities, including Bristol City Council, are currently preparing the Local Transport Plan (LTP) for the period 2006 to 2011. The Joint LTP encourages quality of public spaces and better streetscape. It states that:

Shortcomings in the design and maintenance of public spaces, public transport infrastructure and walking and cycling facilities affect the publics perception of personal security. Quality of design and safety is a key aspect of liveability, particularly in disadvantaged communities.

A study on the viability of a road user charging scheme has been completed. An inner city cordon with electronic tag/transponder technology was recommended by the study. The cordon would be adjacent to the study area. This type of demand management is mentioned in the Joint LTP and is scheduled to be implemented in the medium to long term.

Existing transport conditions

Stokes Croft is part of the A38 which is a major radial route into Bristol city centre. It is also a principal bus corridor and an advisory cycle route.

The corridor is predominantly a single carriageway with one lane in each direction widening to two lanes on the approach to the signalised junctions in order to provide turning lanes into the side roads. At the southern end, near the St James Barton roundabout, North Road widens to four southbound lanes and two northbound lanes with a central reservation separating opposing vehicles; this width appears unnecessary. The major road junctions are operated under trafc signal control. Arley Hill, Nine Tree Hill, Thomas Street and Hillgrove Street which all connect with Stokes Croft from the west are restricted to one-way operation either towards or away from the corridor.

Stokes Croft provides access to Cheltenham Road/Gloucester Road to the north which forms a continuation of the A38 and links with the M5 motorway at Junction 16 before continuing north towards Gloucester. Junction 3 of the M32 motorway can be reached from Stokes Croft via City Road and Ashley Road (B4051). Jamaica Street provides a link between Stokes Croft and Marlborough Street avoiding the St James Barton roundabout. All of these links are poorly signed. As a result most trafc ows into St James Barton Roundabout.

Existing two-way trafc ows on the corridor amount to 1,500 2,100 vehicles/ hour during the weekday AM and PM peak periods depending on the location on Stokes Croft. Southbound trafc ows are substantially higher than northbound ows during the AM peak and vice versa during the PM peak although during the afternoon the difference in ows is not as marked. The ows amount to between 15,000 and 18,600 vehicles using the Stokes Croft

2.4 Transport overview

Mixed Priority Routes, says the DfT, fulfil an important function as traffic distributors but also cut through local communities and shopping areas. Conditions for pedestrians are often poor and casualties tend to be scattered along the length of the route.


corridor over a 12 hour period (7am to 7pm). These are similar to ows experienced on the A4 Hotwells Road, and the A420 Church Road, which are radial routes into the city from the west and east respectively.

Public Transport

Stokes Croft forms part of the rst Showcase bus route to be implemented in Bristol. The Showcase corridor comprising the A38 north and south of the city centre, was launched at the end of 2003. The improvements included sections of bus lane, red surfacing, provision of bus boarders and telematics at some bus stops. Along with these improvements, some trafc signals were modernised; cycle lanes provided in some locations and parking controls tightened. New super low oor double decker buses were provided on routes 76 and 77 which utilise the showcase bus route.

Bus services connect the area with the Centre, Lockleaze and Ashton Vale, the University of the West of England, Cribbs Causeway and Withywood/Hartcliffe, Southmead/Henbury and Hartcliffe (showcase bus routes). More details of bus services is provided in the Key Issue report.

The showcase bus route has been successful in improving the quality and reliability of these services. Patronage has increased by 12% with other users of the route also beneting from the improvements, for example, cycling has increased by 13%. However, we understand there is some local concern that improved bus routes have exacerbated the lack of parking and loading spaces available for the shops and businesses in the area.

Cycling

Cycling is permitted in the short sections of bus lane on Stokes Croft. In addition, there are partial and discontinuous on street cycle lanes. Advanced cycle stop boxes are located on most of the approaches to the signalised junctions. Although it is an advisory route for cyclists, many of the facilities are substandard and not connected, leaving the cyclist and motorist to compete for road space along some sections of the corridor.

Walking

Stokes Croft is less than ve minutes walk from Broadmead and the adjacent shopping streets. Bristol Royal Inrmary is also within 5 minutes walk of the street.

Footways of varying widths are provided on both sides of Stokes Croft and also on the adjacent side streets. There are pinch points where the footway narrows so that it is difcult for two people to pass each other, for example on the north eastern corner of the Stokes Croft/Ashley Road junction, at the north eastern corner of the City Road junction, and north of Hillgrove Street. The footway paving is broken and uneven in places. The street is lit by tall highway style street light columns which are located at the back of footways. Litter is a further hindrance to walking.

Formal opportunities to cross the road and adjacent side streets are limited to the 6 controlled crossings across Stokes Croft, over a length of approximately 700m (see Map 2.5). This is not considered sufcient for a retail street.

Crossings are restricted to one arm of the Stokes Croft junctions with City Road and Jamaica Street. There is also no formal


crossing of the Bath Buildings approach to Stokes Croft. Furthermore, the state of the dropped kerbs and the level difference between the footway and the road make crossing difcult with wheelchairs and prams.

Recent pedestrian crossing counts, commissioned by Bristol City Council, indicate that a large number of people cross Stokes Croft without using the controlled crossings, presumably because they are located some distance apart, and some require a side road to be crossed rst in order to access the formal crossing.

Parking and Servicing

On street parking is provided in various places along Stokes Croft and on adjacent side streets. Pay and Display parking for up to 2 hours is provided on some of the side streets, while the majority of street parking on Stokes Croft permits a stay of between 30 minutes and 1 hour for free. No loading is permitted during the morning and evening peak hours (7-10am and 4-6.30pm). This has led to a signicant amount of illegal parking and loading occurring along the route. On street parking provision is concentrated towards the southern end of Stokes Croft with very little provision north of City Road.

Taxi parking during the evening and night is provided in two 3 vehicle bays on the eastern side of Stokes Croft between City Road and Moon Street.

Accidents

There were 97 personal injury accidents in the last 5 year period (January 2000 to December 2004). This includes 22 pedestrians, 34 cyclists and 14 motorcyclists. One of the accidents

was fatal, 15 involved serious injuries and the remainder involved minor injuries. The accidents occurred along the length of Stokes Croft with clusters generally at the four signal junctions.

This accident record is considered to be a signicant problem which needs to be addressed; in particular the high proportion of accidents involving pedestrians and cyclists. Nearly three quarters of the accidents involving pedestrians occurred during darkness and the majority occurred between the junctions. Accidents involving cyclists are clustered at the Arley Hill/Bath Buildings junction (7 accidents involving cyclists) and the City Road junction (8 accidents involving cyclists).

Planned Improvements

The expansion and regeneration of Broadmead in the city centre is an important project for Bristol City. Stokes Croft has the potential to benet from this regeneration, particularly if attractive pedestrian links are provided between the two sites. The Broadmead expansion involves the realignment of Bond Street further east, with an at grade crossing of Newfoundland Street near Pritchard Street. Therefore, a pedestrian route from Pritchard Street through the St Pauls area to Stokes Croft could be sought.

The Joint LTP includes two forms of demand management. The extension of parking controls in the short to medium term, and possible road user charging schemes for the medium to longer term. Both of these could have a positive effect on Stokes Croft by removing some of the trafc which currently uses the corridor as a through route.


Map 2.5 - Transport facilities


2.5 Urban quality audit

Historical development

The following section is based on the historical research of Mary Wright (a local resident with a keen interest in the area) and on historical maps.

Stokes Croft was originally an agricultural holding owned by St James Priory, and subsequently sold and farmed by leaseholders. The rst mention of properties being built occurs in the St James parish records for 1678. After the 1727 Act of Parliament granting Bristol the powers to erect turnpike gates, Stokes Croft, the northern route to and from the city, was one of the early turnpiked roads and by 1775 there were 79 rated properties in Stokes Croft.

The street was laid out as a tree lined suburban residential suburb for the professional and rich trading classes, and many of the original Georgian properties are listed and survive today, although some of the frontages have been changed into shops in the Victorian period.

The Full Moon pub, 63-67 Stokes Croft, 93-95 Stokes Croft (currently The Big Issue), and 117-119 Stokes Croft (the former Swan Hotel, now The Croft pub) are but a few of the buildings of that period.

The 1810 map of Bristol shows how Stokes Croft started to be densely urbanised at the same time as Clifton, and earlier than much of the north-east of the city. The formal mid-Georgian developments of Portland Square, Brunswick Square and King Square are laid out at either side of the then denser part of Stokes Croft and are the focus of attractive residential mansions.

By the 1850 the street and its surroundings were almost entirely built up and the street started to change character and develop a commercial role. In the Victorian period, Stokes Croft was a major tram route and the street ourished as a working and shopping area. Many ground oors were

converted into shops and major businesses developed, such as Perrys carriage and harness factory (rst opened in 1804), which later occupied the purpose built Carriagework designed by Goodwin and completed in 1862 (104 Stokes Croft). Other notable buildings are the National Provincial Bank (84 Stokes Croft, now a pub), and the Tuckett buildings, at the corner of Ashley Road.

At the beginning of the 20th century, Stokes Croft and the surrounding neighbourhoods are fully urbanised and redevelopment of some sites is starting to take place. An interesting example is that of the art deco 77 Stokes Croft, originally a department store and currently a building merchant shop.

Fig 2.1 - 94-95 Stokes Croft, Georgian

Fig 2.2 - 77 Stokes Croft, 1930s


Dramatic change occurred after the war, partially because of the bombings and partially as a result of highway improvements. The St James Barton Roundabout was constructed, and with it most of the buildings surrounding the junction. Other buildings on the street, such as Finance House, built in 1970, were planned with a generous set back in expectation of further road widenings. The Dove Street ats were also planned in this period.

Further change is due to occur in the next decade, as Broadmead builds its expansion on largely underused land just to the south of St. Pauls, re-routing the ring road and providing a large scale shopping and leisure complex to complement the existing. The impacts of this development are likely to result in increases in the levels of economic activity and trafc in this sector of the city.

Built environment

Stokes Croft is a 700m long gently curving road entirely enclosed by continuous terraces of buildings of various periods. Most buildings have been built directly at the back of the pavement and have direct and active frontage on the street (street level activity is, however, limited by the high percentage of vacant ground oors). Many of the Stokes Croft buildings have architectural or townscape merit and provide visual interest either on their own (such as many of the listed buildings or articulate frontages) or as part of the continuous street scene. It is only in the southern part of the street, that the townscape is eroded by a number of developments of little merit and the massive 51*02, which provides a very strong, if out of scale, conclusion to the street.

There are a number of landmarks that support legibility and reinforce uniqueness: the Polish and Baptist Churches and Westmorland House/ the Carriageworks. Many other buildings of note

Fig 2.3 - 1-9 Stokes Croft, 1950s

Fig 2.4 - 80 Stokes Croft, Finance House, 1970s

Fig 2.5 - Poor public realm in Stokes Croft


Map 2.6 - Building development


are also present: the Magic Box pub, the Tuckett Buildings at Ashley Road, the Full Moon pub.

The street has mainly a ne grain, with most properties of small scale, and well proportioned to the street: 3-4 stories high and 1-2 units wide. These are mainly the Georgian and early Victorian buildings that give the street its historical character. There is only a small number of medium grain developments, dating from the later Victorian period (the Carriageworks building) to the post war (Finance House). These are well embedded in the street scene and do not alter the rich visual experience of Stokes Croft.

Overall, the built environment is coherent, rich in visual interest, varied and adaptable to a mix of ne to medium scale uses.

Public realm

The public realm in Stokes Croft is dominated by the highway requirements, the shops and their use of the pavement, either for displaying goods or for servicing and waste. There is very little in terms of amenity: there are few trees, no waiting or sitting areas, no public art or attractive lighting.

The footways are generally fairly narrow for a shopping street (2-3m wide) and are paved with tarmac or standard concrete ags. The continuous active frontages provide the street with interest and purpose, with only a few areas where exposed gables and highways create spaces that are decidedly unattractive and void of meaningful use (later referred to as the gap sites). Dirty footways, litter and waste accumulating in the street are a problem, as there is a high number of shop, business and residential units which often do not have storage space for waste. This results in the need for additional cleansing and potentially special arrangements for waste.

Linkages and local destinations

Stokes Croft provides an excellent pedestrian link to the city centre, to St Pauls and Kingsdown. Within a short walk, via Stokes Croft, it is possible to access jobs, shops, community facilities, schools and green areas.

The accessibility theoretically provided by the urban fabric, however, is in practice limited by a number of factors, such as a limited number of pedestrian crossings and the need to use underpassess and bridges to reach Broadmead. The reputation and reality of street crime, particularly at night are also a constraint to movement.

Vitality

Stokes Croft has long stretches of active frontages and many shop units. It has, however, a fairly low level of vitality. This is because very few shops are able to attract visitors from areas outside the immediate walking catchment. Out of the 68 active ground oor units, only four restaurants and seven pubs/ evening venues appeared to have wider appeal. Only eight shops could be dened as destination shops, while the vast majority of the others have only limited appeal.

There are also a number of cultural and creative activities in the Stokes Croft area (such as Kuumba, the Jamaica Street Studios and various creative professionals ofces), which could contribute to the vitality of the street if they were better integrated and had more presence on the street.


Map 2.7 - Townscape quality


Map 2.7 - Vitality


The following principles summarise the aspirations of the local communities and of stakeholders, as expressed during workshops and consultation events. They are also consistent with Bristol City Council policy. They are the principles that illustrate what Stokes Croft should be in the future. Thus, they have guided the setting of priorities and the identication of the actions described in the following sections.

A busy and vibrant shopping and entertainment area

Stokes Croft is and should remain a retail high street. At present it serves St Pauls and parts of Kingsdown. In the future, it should attract visitors from a wider area, including the city centre, Broadmead, Kingsdown and Montpelier. It should have a range of shops for the local communities but also destination places: bars, restaurants, evening clubs, specialist shops and workshops for the Bristol creative communities.

A place of independent trade

What makes Stokes Croft special is the presence of independent traders: many of which have unique goods to sell and many are also local residents and proud of being part of the local community. Stokes Croft is not a clone high street and has the potential to add to the range of shops available in Broadmead and in other parts of Bristol city centre. Moreover, independent trade is more adaptable to the physical characteristics of the shop units, many of which are part of period buildings and have limitations in terms of access and storage. The large format buildings should be retained to offer unique opportunities for independent large shops and anchor stores.

3 Guiding Principles

A unique and historic environment preserved and enhanced for the future

Stokes Croft has a very attractive historic environment, with buildings of different periods and of different types. These qualities are tarnished by the aggressive road environment and by a general state of disrepair and, in some instances, dereliction. Regeneration should aim to enhance the historic qualities and the unique appeal of the area and complement the period developments with high quality contemporary architectural designs that will become landmarks in the future.

An attractive place to live

Many people live on Stokes Croft, and more could be accommodated in the upper oors of the shop units and in the redeveloped vacant sites. It is close to the city centre, to the expanding Broadmead, Temple Quay and the Royal Inrmary, making it possible to reach many workplaces on foot. To be very attractive as a residential location, Stokes Croft should be safer and should offer variety of accommodation and innovative dwelling types, to complement the high proportion of social housing in the area.

A mixed community that caters for everyone

The area is very mixed in terms of ethnicity, religion, qualications, career prole and household composition. Locally, there is, however, a high proportion of social housing and not very wealthy families. It is important that this social richness is not lost by gentrication and a short-sighted approach to change and development. It is essential, now and in the future, that as the area improves, homes, shops and community facilities for residents of different backgrounds are retained and expanded and as part of the future character of Stokes Croft.


A great number of actions will be needed to achieve the priorities. In many cases it will be a number of concurrent small actions that will bring results. A range of actions, grouped under each of the priorities they aim to address, is provided in Section 6, accompanied by an outline indication of costs and of responsibility for taking the action. Likely sources of funding are also indicated where possible.

In this section, however, recommendations for early or essential action are provided, with a cross reference to the long list of Section 6. These recommendations are grouped according to the enabling factor (for example S106 - now S 46/47- monies) or the promoting organisation.

4.1 Delivery

The priorities and associated actions identied in this Plan will be promoted and monitored by the External Environment Task Group at SPUCP as part of the St Pauls SPD and Neighbourhood Plan. The appointment of a person who is directly responsible for the Stokes Croft area on behalf of the External Environment Task Group will greatly facilitate the delivery of the plan. It is recommended that the role is undertaken through the appointment of an Enterprise Manager dedicated to Stokes Croft and funded through early developer contributions (Action 5.2).

The successful delivery of the Plan will also require the direct involvement of key stakeholders such as representatives from Bristol City Council, the Police, community groups and associated interests. Their efforts would be coordinated by the Enterprise Manager.

4.2 Priorities for spending developer contributions monies

Private sector funds will be essential to the implementation of the Plan. It will be very important that they should be directed at the following actions (in approximate order of priority):

1 Funding of the appointment of an Enterprise Manager dedicated to Stokes Croft for ve years Action 5.2. The Enterprise Manager will then have fundamental responsibilities for the delivery of the Plan and the improvement of properties and retail in Stokes Croft (see Section 5.9).

2 Provision of short stay off street car parking for shoppers, if possible Action 2.5

3 Implementation of early highway improvements, including crossings, cycle lanes, footway widening and additional on street parking; supplementary funds from the Local Transport Plan and road safety budgets are likely to be required Actions 2.3 and 9.2

4 Design and implementation of enhanced pedestrian spaces at key nodes, including public art Action 2.3

At later stages it will be desirable that developers also contribute to:

5 Streetscape improvements associated with the long term transport proposals Action 9.2.

4 Key actions and areas of responsibility

3 Guiding Principles


Developer contributions

Supplementary Planning Document No.4 (SPD4) - Achieving Positive Planning through the use of Planning Obligations (October 2005) provides guidance in relation to the type, level and delivery of contributions.

Planning obligations are the mechanism by which measures are secured to guarantee that developments are compatible with their surroundings, thus enhancing the quality of both the development and the wider area . They are meant to ensure that the development makes a positive contribution to sustainability providing social, economic and environmental benets to the community as a whole.

In the Stokes Croft area there should be an emphasis placed upon supporting the local economy, localised improvements to the public realm and to highway safety, particularly during the rst phase of the Action Plan. Signicant highway and public realm improvements may require contributions from the private investors at a later stage. The use of public art, particularly in the form of kiosks, furniture and display boards, and artistic representation of the history and symbolism of the area will be encouraged.

Contributions related to other planning priority areas will be sought by the Council. This will include affordable housing and other obligations justied by the detail of proposals coming forward.

In addition, Supplementary Planning Document 6 (SPD6) Economic Contributions from New Development (October 2005), provides a framework to enable a wider distribution of economic benets coming from new development. Bristol City Council wishes to encourage developers, contractors and subcontractors to participate in voluntary agreements, Local Labour Agreements and consider other economic contributions that can positively address social exclusion. Where Section 106 contributions are involved this will be covered by SPD4.

Initiatives that developers could support in Stokes Croft include the following:

- use local labour in construction through Local Labour Agreements

- apprenticeships for local people- local supply initiatives (local business

directories for example)- exible business premises and incubator

units- retail space for independents and essential

goods and services (business start-up for example)

- business support - retail and business area improvements

(street wardens for example)- community endowment fund (locally

focused initiatives)- company sponsorship schemes

Stokes Croft is, at present, an area of high risk for developers. The appropriate balance between the need for contributions towards improvements and economic support and the aspiration to facilitate development (Priority 6) will need to be carefully assessed.


4.3 Priorities for Bristol City Council planning department

1 Integrate the Action Plan with the St Pauls SPD and commit to implementation of the priorities and actions through the adoption of the St Pauls SPD.

2 Clarify, at an early stage, priorities for developments and associated contributions Action 6.1

3 Employ developers contributions for local improvements Action 6.2

4 Compulsory purchase key sites that remain undeveloped or derelict for a long period - Action 3.7

5 Continue the offer of grants for restoration and refurbishment Action 3.1

6 Provide advice and assistance to property owners and leaseholders for bringing upper oors back into use for business, creative activity or residential Action 3.2

7 Design, and promote the redevelopment of St James Barton Roundabout underpasses and pit, to include a restaurant, improved public realm and signage; supplementary funds maybe sought from the Local Transport Plan and contributions from surrounding developments Action 2.1

4.4 Priorities for SPUCP/ External Environment Task Group and Neighbourhood Renewal

1 Organise the launch of the Stokes Croft Action Plan and a promotional conference aimed at attracting potential businesses and investors; Action 3.1

2 Appoint a person to promote and drive the implementation of the Action Plan, once adopted. It is recommended that the role is given to the Enterprise Manager - Action 3.2

3 Appoint and fund a St Pauls Environment Ofcer, who could promote and oversee street maintenance and waste management - Action 3.4

4 Campaign for more effective policing and for the deployment of PCSOs (Police Safety Community Ofcers) in the area Action 1.1

5 Through the Arts and Culture Task Group, prepare a programme of events and art installations, identifying, when possible, appropriate fund sources. Liaise with the Enterprise Manager for publicity and co-ordination Actions 5.1 and 5.3


4.5 Priorities for Broadmead Board Limited and Broadmead BID

1 Support and promote the redevelopment of St James Barton Roundabout underpasses and pit, jointly with the Council Action 2.1

2 Make sure that the signage within Broadmead signpost to Stokes Crofts independent retail and leisure offer - Action 2.2

3 Include Stokes Croft restaurants and independent / destinations shops in the Broadmead shopping directory - Action 5.3

3 Seek opportunities to support the promotion of creative arts in Stokes Croft - Actions 5.1 and 5.2

4.6 Priorities for Bristol City Council transport operations and highway department1 Incorporate aspirations for better pedestrian

environment in Stokes Croft and highway proposals in the updates to the Local Transport Plan - Action 9.1

2 Review, promote and provide funds to complement developer contributions monies for the implementation of phase 1 highway improvements Action 9.2

3 Develop and implement the longer term highway proposals - Action 9.3

4.7 Priorities for a Bristol City Council environmental task force

1 Establish a team of key environmental ofcers from BCC (Waste Services and Street Scene Department, Clean and Green Team, Neighbourhood and Housing Services, planning and licensing enforcement teams, Drugs Strategy Action Team, etc.) to draw up a plan of co-ordinated enforcement or improvement of services. A locally appointed St Pauls Environment Ofcer (Action 3.4) or other person from BCC endorsed by the St Pauls Environmental Task Group could initiate the process, ensure liaison, co-ordination and prompt enforcement.

2 Review current maintenance practices, street washing and litter bin collection; improve standards as appropriate for a high street Action 2.7

3 Facilitate the co-ordination and management of trade waste - Action 3.5

4 Investigate options for a more acceptable system of residential waste collection - Action 3.5

5 Review of off-licences in and around the street and enforcement of existing regulations/ restrictions Action 1.2

6 Review and supplement Legible City and highway signage Action 2.2

7 Monitor the impact and management of local support agencies and hostels and investigate the potential of restricting or relocating services Actions 1.3 and 1.4

8 Investigate breaches of planning permission and available planning enforcement powers (S215) to remove clutter and waste from private properties Action 3.6


4.8 Priorities for an Enterprise Manager when appointed

It is recommended that an Enterprise Manager be appointed through an existing organisation, and thus benet from established support and experience. The position should be funded for at least ve years through private sector funds (developer contributions). It is expected, however, that fund-raising activities will be required to cover some of the promotional activities.

Key early actions that the Enterprise Manager will have to co-ordinate and manage are:

1 Promote and monitor the implementation of the Action Plan, under SPUCP and the St Pauls External Environment Task Group.

2 Provide free advice for the preparation of robust business and marketing plans for start-up and existing businesses Action 5.2

3 Encourage local traders to enhance their shop layouts and window displays Action 5.2

4 Support investors in nding an appropriate property in Stokes Croft, or help landlords nding tenants for vacant properties - Actions 3.3 and 5.4;

5 Promote, support and facilitate creative events, art installations and temporary use of vacant premises - Actions 7.2 to 7.4;

6 Organise fund-raising, sponsorships, marketing events and publicity - Action 5.3;

7 Encourage initiatives to control disorder - Actions 1.3 and 1.7;

7 Provide initial information on restoration grants and conversions - Actions 3.1 and 3.2;

8 Provide professional liaison to the Stokes Croft Action Group, which unites most local traders but requires greater assistance to develop its full potential.


Map 4.1 - Short term actions - within 2 years

Mortuary

WHITSON

STREET

STREET

DOVESTREET

SOUTH

SOMERSET

STREET

(Probation Hostel

VillaSpring Hill

STMATTHEW

'SAVENUE

SYDENHAMHILL

Sub Sta

1to

12

72

78

17

70

ElSubSta

for Boys)

HouseAshley

38

8

9

27

93

El

CourtHamilton

1to

105

Cherry Court

El Sub Sta

The Coach Ho

8

Priory Cottage

58

Springdown Ho

2

El Sub Sta

16to

18

86a

1to

29

Maple House

3

59

ElSub

Sta

King

Square

House

6

1

Playground

HouseShapland

KINGSQUARE

8 1to

61

57

48

987

6

10

9

54

2

1to

16

27

26

12

25

24

2

6

2

4

5

7

1 to 55

1to

21

1to

50

12

14

15

50to

102

1to

49

1to

18

51to

115

8

10

18

20

55

44

18

22

22a

23

29

30

3382

2

Walk

Haymarket

Hall

CANNON

STREET

Subway

Omnibus and Coach Station

EARL

STREET

MONTAGUEHILL

SOUTH

DIGHTONSTREET

MONTAGUESTREET

Marlborough House

South Plaza

CHARLESSTREET

BARTONSTREET

Works

HouseAlexandra

KINGSQUARE

AVENUE

Works

CourtMontague

PRINCESSROW

Court

Dighton

HouseCarolina

ElSub

Sta

HouseOrchard

DOVESTREET

SpringHill

SPRINGHILL

Works

FreemantleHouse

ElSub

Sta

DOVESTREET

SOUTH

Centre

forthedeaf

KINGSQUARE

Hostel

LOWER

GAYSTREET

Hathaway

House

House

Freemantle

HouseFrancis

Armada

House

ElSubSta

PH

HILLGROVESTREET

NORTH

CottageSomerset

1

5

243031

1617

23

23910

2915

22

1 8

MEADOW

STREET

4

Portla

ndLof

ts

Height

sNorfol

k

MansionsPortland

1 to 1

3

1 to 10

ROUNDA

BOUT

STJAM

ES'BAR

TON

2

1

UPPER

YORK

STREET

33

1

36

34

135

HouseNorfolk

1&3

54

3

1

1to

28

Backfie

ldsCourt

Capital House

Garage

St James House

Car Park

PH

21

Pembroke

Place

18to23

12938

9

99

101

2

22

10

above

1a

HouseFinance

357

25

Cycle

Tk

7159 73 to 77 101 to 105

Cycle

Track

109 8

7

9

ElSub

Sta

HouseCo

unty

2to

12

CouncilOffices

OfficesCouncil

PH

Council

2to8

34

33

WarehouseTheCoach House

StaSubEl

6

32

123

Mews76

12to15

40to48

RonJonesHouse

Spectrum

STREET

STRATTON

32

SM

33 to 47

53

63

6567

9to

19

PRINCE'S

STREET

1to

6

ChestertonHouse

Training

Club

1to

12

Dairycroft

80

84

39

37

1 to 5

HouseHenderson 8

1

STREET

MARLBOROUGH

6

1

12

7

19

14

25

to

stokes croft action plan

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