Bedminster: Key deal struck as developers want to build 221 new homes near Temple Meads

Last month councillors refused plans for developers to cut the number of affordable homes from 66 down to 25, saying this was too few.

Donard Homes said construction costs have gone up so much since they were first given planning permission in 2023 that they now can’t afford to build 66 affordable homes, as part of the 221-home development on the corner of York Road and St Luke’s Road in Bedminster.

They applied to Bristol City Council to change their planning permission, slashing how many would be affordable. But councillors only granted them permission in the first place due to the promise of so many affordable homes, given concerns about a lack of daylight in some flats.

However, in a legal loophole, the original permission meant councillors would have struggled to refuse permission this time around, without Donard successfully appealing to the government’s Planning Inspectorate. After negotiating, now 31 of the flats will be rented as social housing.

Councillors on the development control B committee voted six to three in favour of granting the changes to the permission, on Wednesday, August 27. Labour heralded the six extra homes as a victory, while the Greens said this still wasn’t good enough, given Bristol’s dire housing crisis.

Craig O’Brien, planning director at Savills and representing Donard, said: “Our client has increased its offer of affordable housing to 14 per cent, with 31 affordable homes. When Bristol is the world’s eighth most expensive to build, it’s become incredibly hard to deliver any affordable housing without government grant funding.

“This application does do that. Every apartment has a balcony and there is also private open space and new public realm. The benefits of this proposal are substantial.”

Paul Thornton, head of commercial and development at Donard, added: “Last month you told us that you wanted more affordable housing. We took what you said seriously, and we can provide six further affordable homes. The cost of six more homes is about the cost of an appeal. We would much rather work with you than go to appeal. This is a very difficult scheme financially.”

If councillors refused permission, Donard pledged to appeal the decision with the Planning Inspectorate. The developers said that the cost of appealing would be the same as paying for six flats to become social housing. The decision split the committee down party lines, with Greens saying that the number of affordable homes was still too low.

Green Councillor Paula O’Rourke said: “The parent permission would not have been granted unless it was 30 per cent [affordable housing]. I’m minded not to grant the amendment, and therefore for the parent permission to be built out or a new planning application to come forward.”

But councillors were told the developers wouldn’t be able to build their original plans, with 66 affordable homes, due to changes in fire safety rules. As well as a lack of daylight, concerns with the original scheme were a lack of fire escapes.

However new rules have forced the developers to add extra external walkways, which also formed part of these latest changes. The site was formerly home to Bart Spices, and has been left empty for a few years now. All of the apartments would be for rent, with none for sale.

Voting in favour were Labour Cllrs Lisa Durston, Fabian Breckels and Don Alexander; Liberal Democrat Cllr Caroline Gooch; Green Cllr Mohamed Makawi; and Conservative Cllr Bador Uddin. Voting against were Green Cllrs O’Rourke, Lisa Stone and Guy Poultney.