New 10-storey block at Wapping Wharf faces crunch hearing as future of bougie shops and restaurants addressed

Umberslade Securities Ltd has applied for planning permission to build 245 apartments and 10,500 square metres of retail and commercial space at the two Cargo buildings and adjacent car park. The first of two phases would include a market hall and stepped restaurant terraces.

The decision will be taken by Bristol City Council’s planning committee B on Tuesday, February 24. A report to the planning committee set out the latest updates about the controversial landmark development, including how the businesses there will be given temporary space.

The report said: “Changes to planning policy and circumstances since, including the success of the Cargo meanwhile use, have led the applicant’s team to reconsider the approach to redevelopment of this site.

“This would allow the existing ‘Cargo’ development to be relocated onto the Phase Two land while Phase One is being constructed. When complete, the Cargo tenants would be moved back into the Phase One development, allowing Phase Two to commence.”

The Cargo buildings are home to successful restaurants such as Magari, Root and Gambas. The development plans have caused controversy, with opponents concerned about the disruption on existing businesses as well as the impact on views of the four historic cranes in front of the M Shed. They were first unveiled in 2023, and have been scaled back since then.

Council planning officers however are recommending that the committee approves permission. They said the development would provide for small and independent businesses, a quality public realm and affordable housing, which outweigh the “heritage harms” of the old cranes.

Two other plots in the wider Wapping Wharf site have already been redeveloped, with hundreds of flats built above shops, cafés, a bakery and a pub. This latest development would be built in two phases. The first phase would have three blocks and the second would have two blocks. 50 of the new homes would be affordable. There would be spaces to park 185 cars and 600 bikes.

Writing to the council, one neighbour said: “The proposed buildings, reaching up to 10 storeys, are completely out of scale with the surrounding harbour environment and would dominate the waterfront. This level of height and massing would harm the historic character of the docks and reduce the prominence of key heritage features such as the Grade II listed dock cranes and M Shed, which rely on an open skyline and dockside setting to be properly appreciated.”

This development is the latest example in the ongoing wider row over tall buildings in the city centre. While developers say that building new homes would benefit Bristol, critics believe that these new homes would change some historic views of the city, and so often oppose new plans. One Green councillor recently said the city’s low-rise skyline is why people want to live in Bristol.

On the one hand, Bristol is suffering a severe housing crisis, with a shortage of homes driving up rents and house prices, and the city is now the second most expensive place to live outside London. On the other hand, the old cranes in front of the M Shed museum are considered to be “nationally important” landmarks, and views of them would be affected if the homes are built.

Behind the plans is Umberslade Securities, a family company that has been involved at Wapping Wharf for more than 20 years. They have been gradually redeveloping the site since 2003, and around 1,000 people live in the flats that have already been built. Around 45 independent shops, bars and eateries also call the area home.

In planning documents, architects said: “A vibrant and active ground floor has created a leisure destination within the city, with the temporary shipping containers creating CARGO 1 and CARGO 2 allowing space for small independent businesses to flourish. This has been very much in keeping with the independent Bristol spirit.

“The first phase of the North Plot would bring forward a landmark building which provides a permanent home for CARGO and its hugely popular restaurants in a location which benefits from unparalleled views. The proposals for the North Plot will complete Wapping Wharf’s position as an essential part of the public amenity space around the City Docks that is enjoyed by Bristol residents and visitors.”